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, April 9, 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 March 5, 2026 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) 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) 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) 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) 7 .) Preliminary Plat Seeking Approval; Consideration of an amended preliminary plat for a 102-lot residential subdivision along Pleasant View Road (parcel 59271821084 & 59271821085) to be known as Scholar’s Ridge. Sheboygan County Economic Development Corporation (enclosure) 8 .) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) 9 .) Adjournment 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 inf ormation 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 City of Plymouth Plan Commission UNOFFICIAL MINUTES Mayor Pohlman called the meeting to order at 6:00 PM on March 5, 2026. The following members were present: Jane Meyer, Jeremy Schellin, Jeremy Schmitz, Ron Nicolaus, John Wyatt, and Angie Matzdorf. Also present: 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 February 5, 2026. Motion was made by Wyatt /Schellin to approve the minutes. Upon the call of the roll, all voted aye. Motion carried. 3.) Site Plan Seeking Approval; 1500 Douglas Drive, Plymouth Intergenerational Coalition LTD, for the construction of a 720 square foot detached garage. Schultz (enclosure) Kendall Schultz, on behalf of Generations, has submitted an application to construct a 24’ by 30’ storage garage on the north side of the existing parking lot at Generations located at 1500 Douglas Drive. The garage will be used to store some lawn and snow removal equipment, as well as vehicles owned by Generations. B-2 zoning does not have setbacks, so the placement of the garage is conforming. The garage will not impede the flow of traffic in the parking lot. PMC 13-1-173 requires that Plan Commission review and approve a site plan for any new building or zoning permit in the B - 2 district prior to issuing a building permit. Mr. Schultz was present for the meeting explaining that the garage would be used to store lawn care equipment as well as vehicles that Generations owns. Plymouth High School students would be assisting in the construction of the garage. Motion was made by Nicolaus /Schmitz to approve the site plan review application for the 720 square foot detach garage at 1500 Douglas Drive. Upon the call of the roll, all voted aye. Motion carried. 4.) City of Plymouth Certified Survey Map Recommendation; West Stafford Street parking lot. Kapur Engineering/Johnston (enclosure) In 2025, the City purchased a portion of numerous properties that make up the existing West Stafford Street parking lot in order to rebuild it and create a new, cohesive city -owned parking lot that will serve the future Henry Christopher Hotel, businesses, nearby residents, and customers along Mill Street. The new parking lot will add approximately 50 new parking spaces downtown and is engineered to be safer and have better overall traffic flow. Preliminary work is expected to begin April 1 with electric work (weather dependent) with lot reconstruction taking place over the summer. The final asphalt layer is expected in 2027. At this time, the City’s consulting engineers from Kapur have prepared a new one- lot CSM to delineate the new City-owned parking lot and create a new parcel for it. Commissioner Schellin asked about alternate parking options for residents during the construction and the general expectation of when the parking lot project would be Page 3 of 36 completed. Assistant City Administrator Johnston explained the bulk of the project would be completed in the summer of 2026, with the final asphalt layer being put down in 2027 after heavy equipment for the adjacent hotel project is off -site. The East Stafford Street parking lot parking restrictions are going to be relaxed. Additionally, the hotel contractors will be finding alternative parking once summer comes to alleviate some stress in that area. Motion was made by Schmitz/Nicolaus to recommend approval of the certified survey map for the West Stafford Street parking lot, with reviewing engineers comments addressed. Upon the call of the roll, all voted aye. Motion carried. 5.) Comprehensive Plan Amendment Resolution; from Commercial to Residential; parcel number 59271827944, encompassing ~5.88 acres of land. Parish Engineering (enclosure) In December of 2025, the Plan Commission reviewed a concept plan for a six building, 12- unit owner-occupied condominium plan along the east side of Pleasant View Road next to the existing Pleasant View Townhomes development. Following positive feedback from the Plan Commission at that meeting, the applicants have engaged with Parish Engineering to plan the site and are beginning to seek City zoning approvals as the site is fully planned and engineered. The first step in the zoning approval process is a comprehensive plan amendment and re-zone for the property. Assistant City Administrator Johnston explained items #5 and #6 are part of the same project. This item dealt with only the comp plan amendment. Kacey Calvey was present for the meeting and thanked the Plan Commission for their time. He explained that they are excited for this project. They are in the process of working through site plan engineering and would like to get some more information on the existing stormwater pond to ensure their development can be served by it and provide that information to the City. Assistant City Administrator Johnston offered to coordinate a meeting between their team and the City Engineer. Motion by Nicolaus/Wyatt to approve the Comprehensive Plan Resolution; changing parcel number 59271827944 from commercial to residential on the existing and future land use map. The formal ordinance would then be considered by the Common Council at a future meeting. Upon the call of the roll, all voted aye. Motion carried. 6.) Property Seeking Rezoning Recommendation; A petition to rezone ~5.88 acres of land on tax parcel 59271827944 from PUD Planned Unit Development to R-3 Two- Family Residential District. Parish Engineering (enclosure) This item continues from item #5. Assistant City Administrator Johnston explained that a positive motion on this item would recommend the Common Council approve a rezone from PUD to R-3 two-family residential. Motion by Nicolaus/Schellin to recommend the Common Council approve a rezoning petition for parcel number 59271827944 from PUD Planned Unit Development to R -3 Two-Family Residential District. Upon the call of the roll, all voted aye. Motion carried. 7.) Property Seeking Rezoning Recommendation; A petition to rezone ~6.875 acres of land on tax parcel 59271821085 from R-4 Multi-Family Residential District to R-5 Page 4 of 36 Traditional Family District. 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. Presently, SCEDC has informed staff that the multi -family development is no longer being considered. As a result, SCEDC is now proposing to rezone the southern lot from R-4 Multi- Family Residential to R- 5 Traditional Neighborhood in order to match the lot to the north. They have since redesigned the preliminary plat from 94 homes to 102 homes given that the southern lot is now available. That is expected to be reviewed as early as the April Plan Commission meeting. Dave Biebel and Matthew Boekenhauer were present for the meeting to answer any questions of the Plan Commission. Mayor Pohlman asked for verification that a rezone for this property would then match the base zoning for the larger SCEDC piece to the north. Assistant City Administrator Johnston verified this. Motion by Nicolaus/Schellin to recommend the Common Council approve a rezoning petition for parcel number 59271821085 from R-4 Multi-Family Residential District to R-5 Traditional Family District. Upon the call of the roll, all voted aye. Motion carried. 8.) Possible motion; to move April Plan Commission meeting to Thursday, April 9, 2026 at 6 pm. Motion by Schellin/Nicolaus to move the April Plan Commission meeting to Thursday, April 9, 2026 at 6 pm. Upon call of the roll, all voted aye. Motion carried. 9.) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) Assistant City Administrator Johnston reported that both TID 9 and TID 10 had approved JRB approval and had been sent to the DOR for review and approval. 10.) Adjournment Motion by Nicolaus/Schmitz to adjourn the meeting at 6:19 pm. Motion carried via a roll call vote. Meeting adjourned. Page 5 of 36 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: March 30, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: 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) Background: 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. Land Division Proposal: The CSM divides the existing property in two. Lot 1 would be 1.09 acres in size and include the existing home and two outbuildings. It should be noted that one of the existing outbuildings (a two car garage) encroaches on the neighbors lot line to the south. However, this lot line is not new or altered as a part of this CSM. Lot 2 would be 0.89 acres in total with frontage along CTH PP. There is a small outbuilding on the property already. As no soil tests have been submitted to Sheboygan County to show a POWTS system is suitable for the property, the lot would not be allowed to install such system until those tests are submitted to the County. If any potential future homeowner for this land would like City sewer and water for this property, the City would require the property to be annexed into the City of Plymouth as a condition of that approval. Further, any future driveway off of CTH PP would require approval of Sheboygan County. Sheboygan County Approval: The Town of Plymouth approved this CSM on March 10, 2026. It 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: This land is within a small pocket of the Town of Plymouth along the north side of CTH PP surrounded mostly by City of Plymouth properties. However, staff does not believe this land division is adverse to the City’s goals for growth and does recommend approval of the CSM. Page 6 of 36 Final approval of the CSM is scheduled to be held at the Common Council meeting at a later date. Copies Mailed/Emailed To: I. Stephani Brunner: stephanicasarez@gmail.com Attachments: I. Certified Survey Map II. Sheboygan County Letter Page 7 of 36 Page 8 of 36 Page 9 of 36 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 March 13, 2026 STEPHANI J BRUNNER 1014 SHORT CUT RD PLYMOUTH WI 53073-4112 RE: Certified Survey Map, Brunner property, Section 27, Town of Plymouth Dear Ms. Brunner, Sheboygan County's Planning & Conservation Department (Department) serves as an "approving authority" in the land division process within unincorporated areas of Sheboygan County. On March 3, 2026, a certified survey map (CSM) of the above -named property was submitted to this Department for preliminary review for compliance with the Sheboygan County Subdivision Ordinance (Ordinance). Once a CSM is submitted to our Department we have 30 days to review and approve, approve conditionally, or deny the land division. Please be advised that approval or conditional approval from the County does not imply approval by the town government in which the parcel is located. Please work closely with the town to ensure compliance with all local ordinances that apply to the 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 10 of 36 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: March 30, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: 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) Background: 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. Further, 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. As 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. Sheboygan County Approval: The Town of Plymouth has already approved this CSM, but it also requires Sheboygan County review. The applicant is working through approval of the CSM through Sheboygan County as well at this time. 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: The property is not located near adjacent City lands or roadways and is not expected to impact the City’s growth potential. As such, staff recommends the Plan Commission recommend approval the extraterritorial CSM for the property as presented. Final approval of the CSM is scheduled to be held at the Common Council meeting at a later date. Copies Mailed/Emailed To: I. Kayce Voelker: kvoelker@vhcars.com Page 11 of 36 Attachments: I. Certified Survey Map II. Sheboygan County Letter Page 12 of 36 This instrument was drafted by Benjamin J. Reenders. ENGINEERS SURVEYORS DRAFTERS www.cedarcreekcivil.com Page 13 of 36 SURVEYOR’S CERTIFICATE I, Benjamin J. Reenders, Professional Land Surveyor, hereby certify: That I have re-surveyed, divided and mapped Tract 1 of C.S.M. V.2, P.345, Lots 1, 2, and Outlot 1 of C.S.M. V.30 P.307-309, and Outlot 2 of C.S.M. V.32, P.261-263 located in the Southeast 1/4 of the Northeast 1/4 of Section 24, T15N, R21E, Town of Plymouth, Sheboygan County, Wisconsin bounded and described as follows: Commencing at the East 1/4 corner of said Section 24; thence N0°21'18"W 207.77 feet along the East line of the Northeast 1/4 to the POINT OF BEGINNING of this description; thence S89°38'25”W 24.76 feet; thence S41°47'54”W 212.62 feet along the Westerly right-of-way line of Willow Road; thence S86°43'00”W 462.48 feet along the Northerly right-of-way line of State Highway 23; thence Westerly 188.94 feet along said North right-of-way on a 68905.22 foot radius curve to the right, the chord of which bears S86°26'45”W 188.94 feet; thence S88°49'52”W 224.15 along said North right-of-way line; thence S86°10'52”W 13.34 feet along said North right-of-way line; thence N0°21'18”W 533.67 feet along the West line of Outlot 2, C.S.M. V.32, P.261-263; thence N89°41'22”E 1055.42 feet along the North line of said Outlot 2; thence S0°21'18”E 337.06 feet along the East line of the Northeast 1/4 of Section 24 to the point of beginning. This parcel contains 526,810 square feet or 12.094 acres. That such map is a correct representation of the exterior boundaries of the land surveyed and the division thereof. That I have fully complied with provisions of Section 236.34 of the Wisconsin Statutes and the subdivision regulation of the Town of Plymouth in surveying, dividing and mapping the same. ___________________________________ Dated this _______day of ____________. 2026 Benjamin J. Reenders PLS S-3114 This instrument was drafted by Benjamin J. Reenders. ENGINEERS SURVEYORS DRAFTERS www.cedarcreekcivil.com Page 14 of 36 This instrument was drafted by Benjamin J. Reenders. ENGINEERS SURVEYORS DRAFTERS www.cedarcreekcivil.com TOWN OF PLYMOUTH APPROVAL CERTIFICATE Resolved that the Certified Survey Map in the Town of Plymouth is hereby approved by the town board of the Town of Plymouth. on this ___________ day of __________________, 2026. _________________________________ _________________________________ Town Chairman Town Clerk CORPORATE OWNERS CERTIFICATE Van Horn Properties of Plymouth, LLC does hereby certify that we have caused the lands described herein to be surveyed, divided, mapped, and dedicated as represented on this map. We also certify that this map is required to be submitted to the Town of Plymouth, City of Plymouth (extraterritorial), and the Sheboygan County Planning Department for approval. _________________________________ Dated ___________________, 2026 Member CITY OF PLYMOUTH (EXTRATERRITORIAL) APPROVAL CERTIFICATE Resolved that the Certified Survey Map in the Town of Plymouth is hereby approved by the City of Plymouth. on this ___________ day of __________________, 2026. _________________________________ _________________________________ Title Title CORPORATE OWNERS CERTIFICATE Van Horn Automotive Group Holdings, LLC, does hereby certify that we have caused the lands described herein to be surveyed, divided, mapped, and dedicated as represented on this map. We also certify that this map is required to be submitted to the Town of Plymouth, City of Plymouth (extraterritorial), and the Sheboygan County Planning Department for approval. _________________________________ Dated ___________________, 2026 Member CORPORATE OWNERS CERTIFICATE N5916 Willow Road, LLC does hereby certify that we have caused the lands described herein to be surveyed, divided, mapped, and dedicated as represented on this map. We also certify that this map is required to be submitted to the Town of Plymouth, City of Plymouth (extraterritorial), and the Sheboygan County Planning Department for approval. _________________________________ Dated ___________________, 2026 Member COUNTY OF SHEBOYGAN PLANNING DEPARTMENT CERTIFICATE Resolved that the Certified Survey Map in the Town of Plymouth is hereby approved by the Sheboygan County Planning Department. on this ___________ day of __________________, 2026. _________________________________ Title Page 15 of 36 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 February 16, 2026 VANHORN PROPERTIES OF PLYMOUTH LLC PO BOX 298 PLYMOUTH WI 53073-0298 RE: Certified Survey Map, Van Horn property, Section 24, Town of Plymouth Greetings, Sheboygan County's Planning & Conservation Department (Department) serves as an "approving authority" in the land division process within unincorporated areas of Sheboygan County. On February 3, 2026, a certified survey map (CSM) of the above -named property was submitted to this Department for preliminary review for compliance with the Sheboygan County Subdivision Ordinance (Ordinance). Once a CSM is submitted to our Department we have 30 days to review and approve, approve conditionally, or deny the land division. Please be advised that approval or conditional approval from the County does not imply approval by the town government in which the parcel is located. Please work closely with the town to ensure compliance with all local ordinances that apply to the proposed land division. The Department cannot approve a land division without the necessary town approvals and signatures. Additionally, the Department has certain requirements that need to be met before the CSM is officially signed and approved. These requirements are listed below. Prior to County approval, the Department must receive: 1. An updated original version of the certified survey map with all required signatures. Minor changes to the current CSM are needed by your surveyor. He was made aware of these changes on February 16, 2026. 2. An abandonment permit needs to be filed for former septic system location on Lot 1. Please contact Kathryn Fabian in our office to start this process at 920-459-3060. 3. A check for $275 made payable to the “Sheboygan County Treasurer” to cover the review fee. At this time , I am Conditionally Approving the map. Once the above requirements are met please schedule a time with our office so we can sign off on the CSM. If you have any further questions, please feel free to contact me at 920-459-3060. Sincerely, Tyler Betry Deputy Director / County Conservationist Page 16 of 36 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 2, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Recommendation of Extraterritorial Certified Survey Map; W5790 Emerald Lane (parcel #59016225160) – located on Emerald Lane in the Town of Plymouth; for a 3-lot CSM. Wolf (enclosure) Background: 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. The 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. Potential Town Right-of-Way Vacation The parcel is currently bound on the southern property boundary by Emerald Lane which includes 66’ of Town of Plymouth right-of-way (R-O-W). However, this section of Emerald Lane was never built, but appears to have been dedicated to the Town at some point in the past regardless of this. Staff has spoken with the Town of Plymouth as well as Mr. Wolf regarding this. The plan in concept at this point is to vacate this section of the Emerald Lane (R-O-W) and turn it over to Mr. Wolf so he could create a private shared driveway for the three lots. This is a legal process that the Town of Plymouth will be required to facilitate. Emergency Vehicle Access: Regardless of the road vacation process occurring or remaining Town right-of-way, Mr. Wolf and future property owners will be required to main tain adequate access for emergency vehicles. Interim Fire Chief M ike Birschbach has communicated to City staff that a 20’ wide access is required to adequately service the fu ture homes for public safety purposes. Mr. Wolf has explained that his plan is to cut back and widen the existing access, as well as create a two-way access driveway for the three lots should the Town right-of-way be vacated. Town of Plymouth/Sheboygan County Approval: The Town of Plymouth will be considering this CSM at their meeting on April 14. It also requires Sheboygan County review and approval as well. Staff has included a conditional approval letter of the CSM from Sheboygan County. Page 17 of 36 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 extraterritorial CSM, contingent on the following: • T he installation of at a minimum 20’ wide access for public safety vehicles. • Approval of the CSM from the Town of Plymouth Copies Mailed/Emailed To: I. Bart Wolf: bwolf28@yahoo.com Attachments: I. Certified Survey Map II. Sheboygan County Letter III. Current Access Photo Page 18 of 36 Page 19 of 36 Page 20 of 36 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 March 18, 2026 W5790 Emerald Ln LLC W5790 Emerald Lane Plymouth, WI 53073 RE: Certified Survey Map, W5790 Emerald Ln LLC property, Section 16, Town of Plymouth Greeting, Sheboygan County's Planning & Conservation Department (Department) serves as an "approving authority" in the land division process within unincorporated areas of Sheboygan County. On March 11, 2026, a certified survey map (CSM) of the above -named property was submitted to this Department for preliminary review for compliance with the Sheboygan County Subdivision Ordinance (Ordinance). Once a CSM is submitted to our Department we have 30 days to review and approve, approve conditionally, or deny the land division. Please be advised that approval or conditional approval from the County does not imply approval by the town government in which the parcel is located. Please work closely with the town to ensure compliance with all local ordinances that apply to the proposed land division. The Department cannot approve a land division without the necessary town approvals and signatures. Additionally, the Department has certain requirements that need to be met before the CSM is officially signed and approved. These requirements are listed below. Prior to County approval, the Department must receive: 1. An updated original version of the certified survey map with all required signatures. Minor changes to the current CSM are needed by your surveyor. He was made aware of these changes on March 18, 2026. 2. The original copy of all soil tests completed on Lots 1 & 3. Please note that the County’s approval of the CSM does not guarantee buildability without complete, accurate soil tests for the site. Department staff has already notified your surveyor of this requirement. 3. A check for $275 made payable to the “Sheboygan County Treasurer” to cover the review fee. At this time , I am Conditionally Approving the map. Once the above requirements are met please schedule a time with our office so we can sign off on the CSM. If you have any further questions, please feel free to contact me at 920-459-3060. Sincerely, Tyler Betry Deputy Director / County Conservationist Page 21 of 36 Page 22 of 36 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 1, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: 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) ZONING CONSISTENCY MATRIX Required Provided Zoning R-4 R-4 (no change) Acreage Variable Based on Dwelling Units 4.21 acres Maximum Lot Coverage of All Buildings 50% ~15% (estimated – need to confirm) Minimum Lot Width at Building Line 125’ ~260’ Minimum Front Yard Setback 30’ ~40’ Minimum Side Yard Setback Principal Building Accessory Building 15’ 3’ ~30’ apartments ~15’ dumpster enclosures Minimum Rear Yard Setback 40’ (if adjacent to R-2 district) ~150’ Maximum Height Any Structures Principal: 45’ Accessory: 20’ Not Known Maximum Number of Dwelling Units 43 dwelling units (based on parcel acreage) 36 dwelling units shown Background: 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. Comprehensive 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. Page 23 of 36 Further, 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 4.21 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. Vacancy-to-Vitality Program: The applicant is participation in Wisconsin’s “Vacancy -to-Vitality” program, 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), ensuring the development provides attainable housing options at middle-income levels. Apartment Details: The concepts for the apartments are still in development, but the general proposal is a mix of one and two -bedroom options . S taff has had initial discussions with Mr. Stroebel and he has communicated to staff the smallest apartments would be approximately 732 - 820 square feet for one-bedroom floor plans and 1,030 - 1,138 square feet for two- bedroom floor plans. Municipal code requires a minimum of 600 square feet for each dwelling unit. 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 garage spaces, 12 detached garage spaces, and 30 surface parking spaces. Dumpster Enclosures: Enclosures are planned as stained wood structures, each designed to accommodate three -yard recycling and trash dumpsters. T he applicant will provide images of the proposed dumpster design during the formal application process. Landscaping Plan: Staff has communicated to the applicant a landscaping plan will need to be supplied to the City should the project go forward with a formal site plan review. In the past, the Plan Commission has given staff the authority to approve the landscaping plan as a part of an approval of the general site plan. City code requires the landscaping plan to meet these requirements: • Tree 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. Further, 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.” Lighting Plan: The applicant has indicated that no pole lighting is proposed for this development. Currently, external illumination is proposed to come off the buildings to provide light to the property and the parking lot. A lighting plan will be submitted with the full site plan review application and be reviewed by the City’s building inspector for adherence to international building code (IBC) requirements. Page 24 of 36 Stormwater Management/Drainage Plan: The concept plan shows a stormwater management pond on the southern end of the property. The applicant has engaged with raSmith to design the pond and the associated drainage plan. Initial discussions with raSmith indicate that the property naturally drains north to south and that they will design the property as such. 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 with the City of Plymouth to ensure they maintain the pond. Utilities Infrastructure: The current concept 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. 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. Plymouth Fire Department Review: The concept site plan was provided to Interim Fire Chief Michael Birschbach. He has requested two fire hydrants to be placed on the west side of the proposed driveway to service buildings in the event of a fire. Further, an extension of the southwestern point was also requested. Th e applicant plans to incorporate these updates in a final submittal. The applicant has also supplied the City a turn radius map showing that emergency vehicles can traverse the parking lot area as it is designed now. All buildings will also be fully sprinkled. Next Steps: Pending positive feedback from the Plan Commission, the applicant has communicated to staff that they are planning to present a more formal site plan review application at an upcoming Plan Commission meeting. Since no rezone or comprehensive plan amendments are required for this project to move forward, the site plan review would be the next step in the process. Staff Recommendation: Staff recommends the Plan Commission discuss the project with the applicant and ask questions of the applicant in regards to the future plans for the site. Copies Mailed/Emailed To: I. Trevor Stroebel: trevorstroebel@gmail.com II. Troy Hartjes: Troy.Hartjes@raSmith.com Attachments: I. Applicant Materials Page 25 of 36 Conceptual Narrative Included is a site plan for the conceptual review of a proposed development on an approximately 4.39-acre site at 1111 Reed Street. The proposed development consists of three separate 12-unit apartment buildings, totaling 36 units. The proposal 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 is currently occupied by a long-vacant commercial building and represents an opportunity to bring a more productive and appropriate use to the site. According to the City’s zoning map, the property is zoned R-4. The proposed project is designed to comply with the standards of the R-4 zoning district and is not seeking any increased density. The proposed 36 units are seven fewer than the maximum allowable for the site. The site plan was intentionally designed to maintain a lower density development pattern with significant open space to complement surrounding residential uses and maintain neighborhood compatibility. The apartment buildings will feature a craftsman-style design with a mix of materials, textures, and colors. Exterior finishes will include composite siding, masonry accents, and standing seam metal roof elements. Representative images of a similar project designed and engineered by the same team engaged on this development are included on the following page. Units will have private townhouse-style entrances, modern interior finishes, and private balconies or patios. Floor plans will consist of a balanced mix of one- and two-bedroom units designed to meet the needs of Plymouth’s workforce and residents seeking quality rental housing options. Ten of the twelve units per building will have direct garage access, with additional detached garages and surface stalls available for residents and guests. The project is seeking participation in Wisconsin’s “Vacancy-to-Vitality” program, 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), ensuring the development provides attainable housing options at middle-income levels. This project was designed to reflect the goals and desires stated in Plymouth’s Comprehensive Plan. It provides needed middle-income housing inventory on a long- underutilized site. We thank you for your review and look forward to your feedback as we seek to advance this project. Page 26 of 36 Representative Design Characteristics – Cedar Place Apartments, Cedarburg, WI Please Note: The building photos are provided for reference to illustrate representative design characteristics. The planned 12-unit buildings will be smaller than the buildings shown below. Page 27 of 36 PRELIMINARY SITE PLAN SCALE: 1" = 40'-0"NORTH RETENTION POND PROPOSED SANITARY EASEMENT BUILDING #1 - 12 UNIT 2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM 6 - 2 BEDROOM (10) GARAGES BUILDING #2 - 12 UNIT 2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM 6 - 2 BEDROOM (10) GARAGES BUILDING #3 - 12 UNIT 2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM 6 - 2 BEDROOM (10) GARAGES (4) GARAGES (4) GARAGES (4) GARAGES 30'-0" BLDG. SETBACK 15'-0" BLDG. SETBACK 15'-0" BLDG. SETBACK 40'-0"BLDG. SETBACK 79,200 S.F. IMPERVIOUS / 190,255 S.F. SITE = 42% TOTAL 100% - 42% = 58% OPEN SPACE PROVIDED Page 28 of 36 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 2, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director Tim Blakeslee, City Administrator/Utilities Manager RE: Preliminary Plat Seeking Approval; Consideration of an amended preliminary plat for a 102-lot residential subdivision along Pleasant View Road (parcel 59271821084 & 59271821085) to be known as Scholar’s Ridge. Sheboygan County Economic Development Corporation (enclosure) Background: 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 th e 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. Preliminary Plat vs Final Plat: Land divisions that create 5 or more new lots are considered major land divisions and are subject the preliminary and final plat process as dictated by Title 14, Chapter 1, Article D of the Plymouth Municipal Code. Land divisions of less than 5 lots can be accomplished through a certified survey map (CSM) and are held to different, less rigorous standards. As this plan calls for the eventual division into 102 residential lots, along with R -O-W dedication and out -lots, the preliminary plat process is the appropriate first step in this subdivision gaining approval. The preliminary plat is the first step in the approval of a major land division. PMC 14-1-32(b) notes that the preliminary plat approval process is to be considered “an expression of approval or conditional approval of the layout submitted as a guide to the preparation of the final plat, which will be subject to further consideration by the plan commission and common council at the time of its submission.” As such, final engineering documents, roadways designs, etc. are not required for the preliminary plat approval. Page 29 of 36 Comprehensive Plan/Zoning/Setbacks: The City’s future land use map within the 2022 Comprehensive Plan identifies this area to be residential. As such, no comprehensive plan amendment would be required for this project. The developer is proposing R-5 Traditional Neighborhood District for the subdivision. This district encourages smaller lot sizes (6000 square feet up to 0.75 acres) with greater flexibility in terms of building setbacks. Once completed, the development will be similar in feel to the Vintage neighborhood directly to the southeast of the property across Pleasant View Road. City staff conducted a review of all 102 proposed lots to ensure they are conforming to the R -5 district in regards to size, lot frontage, etc. Changes from Previously Approved Preliminary Plat: SCEDC has worked with their selected home builder as well as engineer to revise and improve the overall site plan compared to what was approved last spring. The incorporation of the southern lot helps improve the overall layout and grading. The revised plan provides several key benefits: 1. Increased lot count: Adds 8 additional home sites, bringing the total from 94 to 102. 2. Reduced exposed basements: Significantly decreases the number of exposed basements, though lots 76–82 will remain exposed due to existing terrain. 3. Enhanced pond views: Reroutes the eastern road away from the retention pond, allowing lots to back directly onto the pond for improved aesthetics and value. 4. Improved lot appeal: Introduces cul-de-sacs that enhance visual interest and create more desirable home sites. 5. Better grading and lot depth: Shifting the roads and incorporating the southern parcel improves lot sizes and grading balance, particularly for the northern and western lots with steeper slopes. At the time of plat submittal, SCEDC was planning to propose a pedestrian path between lots 22 and 23 to serve as a more direct access to the high school for foot traffic . After s ome more research and discussion with the school district, it was determined this pathway connection was not feasible. As such, the refined preliminary plat and final plat for this project will not include the pathway. Process Differences from Heritage Grove; Public Improvements: Unlike the Heritage Grove (Neumann) subdivision, SCEDC is not planning to undertake this project in phases at this point. All public improvements (roadways, sidewalks, utilities, etc.) will be installed together . Conversely, Heritage Grove will be presenting a phase 1 final plat and necessary engineering plans prior to putting shovels in the ground for that specific phase 1 and then come back after that phase is constructed for subsequent final plat approvals prior to beginning the next phase. Staff has had some discussions in concept with SCEDC on a phase 1 final plat option later this year so they may begin selling a few lots and building some homes prior to all the rest of the public improvements being installed. Depending on the status of the ongoing public improvement installation at that time, the City may consider this. The public improvements will have to be constructed in that phased area to a point that staff is comfortable with homes being built and residents moving in, especially duri ng the winter months for ingress and egress. This may also require a developer’s agreement amendment to be approved by the Common Council. Municipal code gives the City discretion on when public improvements are installed. Staff is comfortable with SCEDC installing public improvements prior to final plat approval as long as the associated engineering review has been conducted and approved by relevant City staff and/or consultants (Kapur). SCEDC is working on the engineering documents and utility plans for this project that can be reviewed and administratively approved by the Department of Public Works, Plymouth Fire Department, etc. without coming back to Plan Commission for review if the Plan Commission is comfortable with this approach. Page 30 of 36 Roadways/Right-of-Way Dedication: The plan calls for the dedication of ~ 6.126 acres of land for public right -of-way for roads and sidewalks. City code requires 60’ R-O- W which are shown on the preliminary plat for all future roadways. Final roadway designs will be required to be submitted and approved by the Department of Public Works prior to construction. Those roadway designs and construction will be for the developer to complete. Both initial roadway designs and final construction will be reviewed by the City prior to considering accepting them as public improvements and must be design and built to City standard. The developer should work with the Department of Public Works to understand those requirements. Traffic: Intersections between the new road in the subdivision and Pleasant View Road will be controlled by a one-way stop sign, allowing traffic on Pleasant View to continue uninterrupted. Through project increment generation, estimated at $26 million, this project will contribute to traffic improvements outlined in the TID #7 project plan. These include signal upgrades at Pleasant View/Eastern (signal timing study, control upgrades), Highland/Eastern (signal timing study, cabinet and traffic loop replacements, lighting, and electrical), and Eastern/Carr (signal installation). Staff will continue to monitor traffic conditions to determine if any intermediate adjustments are necessary before the TID #7 projects are completed. Given the improvements this project will help support and because Pleasant View Road and Eastern Avenue is already a signalized intersection, Staff is not requiring a full Traffic Impact Analysis as part of this project. Stormwater/Erosion Control: Final stormwater/erosion control plans will have to be also have to be submitted , reviewed, and approved by City staff prior to beginning construction. The initial preliminary plat shows an out-lot on the northeastern corner of the development that may be used to house stormwater. Shoreland Zoning/Wetlands/Floodplain: The area is not within City shoreland or floodplain areas. Two small wetland areas are shown on the plat after a completed wetland delineation. One wetland is located on the majority of proposed lot 41. The other area is located between lot 47 and 56 and going through future road right -of- way. SCEDC has communicated that it appears that the culvert from the Briarwood development to the south has resulted in some water backing up onto the southern portion of the project site. As such, they are in the process of petitioning to the WDNR that this is an artificially created wetland area. Regardless SCEDC has communicated to staff that they are prepared to get all necessary permits as well as mitigate if required. Developers Agreement Amendment/TID #7 This property is included in TID #7, created on September 24, 2024. TID #7 is a Mixed-Use District comprising approximately 246.47 acres in the eastern part of the City. As a mixed- use TID, no more than 35% of the district can consist of newly platted residential properties. This parcel was designated as a site for newly platted residential development in the TID #7 project plan. Therefore, residential development is permitted at this site without requiring an amendment to the TID project plan. The development is expected to generate $26 million in new assessed valuation. The Common Council directed the use of $2.0 million from the Housing Increment Fund (totaling about $2.5 million) instead of a typical pay -go TID funding model to support the project. This approach allowed the SCEDC to apply for and receive a Wisconsin Housing and Economic Development Authority (WHEDA) loan through the state at a 1% interest rate. WHEDA does not allow funding from an active TID but permits funding from the Housing Increment Fund. The City and the SCEDC initially finalized and approved a development agreement in 2025 to build at least 90 single-family homes (with the current proposal at 102), with construction required Page 31 of 36 to begin by June 30, 2026. A revised development agreement with an updated timeline was approved by the Common Council at their meeting on March 31, 2026. The project was slightly slowed while waiting for clarification if a State Assembly repair bill was required for the WHEDA Loan. Final determination is that the repair bill is not required and the project can proceed. Public Works/Plymouth Fire Department Review: DPW Director Austin has reviewed the preliminary plat and confirms R-O-W dedications meeting City standard at 60’ wide. Interim Fire Chief Mike Birschbach has also reviewed the plat and has no concerns. If the preliminary plat is approved at this meeting, staff will work with the SCEDC to review and approve the numerous engineering plans related to this project. This will include final hydrant locations for the Fire Department. Engineer Review: The City’s consulting engineer Kapur has reviewed the preliminary plat and included a review letter with corrections to be made. The corrections are administrative in nature. Staff is comfortable with the Plan Commission approving the preliminary plat contingent on these corrections being made. Their review letter is included as an attachment to this report. Final Plat/Next Steps As noted above, the developer will be required to submit the following documents as required by City code prior to commencing with constructing the public improv ements, after review and approval by the relevant City departments: • Erosion control plans. • Final street plans. • Final storm sewer plans. • Final sanitary sewer plans. • Final water plans. • Final grading plans. • Drainage flows. • Groundwater presence. • Public land dedications. • All easements. • Any changes from the preliminary plat. City staff may also request other relevant plans/documents for review along with the final plat material. Once City staff has reviewed and approved the subsequent engineering plans, the developer may begin with the public improvements. City Code does not require the Common Council to consider and approve the preliminary plat. After the public improvements have been installed, they will come back for final plat. Final plat approval will have to go through both the Plan Commission and Common Council for approval. Department of Administration Approval: The Wisconsin Department of Administration (DOA) will also be a reviewing body of the preliminary and final plat. The developer will have to work with the DOA to also obtain their approvals. Staff Recommendation: Staff recommends the Plan Commission consider approval of the preliminary plat contingent on engineering comments being addressed. If approved, staff will work with the developer on necessary engineering documents to be submitted. Those materials can be reviewed and approved administratively so the developer can begin to install the public improvements. Final plat approval will first be reviewed and Page 32 of 36 recommended for approval by the Plan Commission will eventual final action by the Plymouth Common Council. Copies Mailed/Emailed To: I. TJ Crowns: tcrowns@sheboygancountyedc.com II. Dave Biebel: dbiebel5@gmail.com Attachments: I. Preliminary Plat Map II. Kapur Review Letter Action Date Status Public Notice for Rezone; property owners within 100’ 2/10 Mailed Public Notice for Rezone; newspaper 2/20, 2/27 Published Plan Commission Meeting; Rezone Request for Lot 2 from R-4 to R-5; 3/5/2026 Rec. Approval Common Council Meeting: Rezone Public Hearing and Ordinance 3/10/2026 Approved Plan Commission Preliminary Plat 4/9/2026 This meeting Plan Commission Final Plat - Upcoming Common Council Final Plat - Upcoming Page 33 of 36 Page 34 of 36 Jack Johnston March 25, 2026 Plan Commission Secretary – Zoning Administrator City of Plymouth 128 Smith Street Plymouth, WI 53073 RE: Pleasant View Road Preliminary Plat Review, City of Plymouth Jack, We have reviewed the above noted preliminary plat, per Title 14 – Subdivision Regulations, Article E. – Technical Requirements for Plats and Certified Survey Maps, of the City of Plymouth Municipal Code, and have compiled the following comments: Sec. 14-1-40 – Technical requirements for preliminary plats. 1. Indicate the title under which the proposed subdivision is to be recorded. [14-1-40(a)(1) 2. Indicate the total acreage encompassed by the proposed subdivision. [14-1-40(b)(1) 3. Indicate any wooded area within the proposed subdivision. (Aerial photos indicate a wooded area in the northeast corner of the proposed subdivision.) [14-1-40(b)(2) 4. Indicat e type, width and elevation of any existing street pavements within the exterior boundaries of the plat or immediately adjacent thereto, together with any legally established centerline eleva tions. [14-1-40(b)(5)] 5. Indicate t he size of any existing sanitary or storm sewers, culverts and drain pipes, the location of manholes, catch basins, hydrants, and the size of any existing water and gas mains within the exteri or boundaries of the plat or immediately adjacent thereto. [14-1-40(b)(6)] 6. Indicate existing zoning on the proposed subdivision. [14-1-40(b)(8)] 7. At leas t two permanent benchmarks shall be located in the immediate vicinity of the plat; the locati on of the benchmarks shall be indicated on the plat, together with their elevations and the monumentation of the benchmarks clearly and completely described. [14-1-40(b)(9)] Page 35 of 36 8. Indicate the high-water elevation of all wetlands within the exterior boundaries of the plat or located within 100 feet therefrom. [14-1-40(b)(10)] 9. Indicate the water elevation of all wetlands within the exterior boundaries of the plat or located within 100 feet therefrom and the date of the survey. [14-1-40(b)(11)] 10. Indicate floodland and shoreland boundaries and the contour line lying a vertical distance of two feet above the elevation of the 100-year recurrence interval flood or, where such data is not available, two feet above the elevation of the maximum flood of record within the exterior boundaries of the plat or within 100 feet therefrom. [14-1-40(b)(12)] 11. Indicate the name of all proposed streets within the proposed subdivision. [14-1-40(b)(14)] If you have any questions or concerns, please call or reply. Regards, KAPUR & ASSOCIATES, INC. Erik A. Gustafson, P.L.S. Project Surveyor Page 36 of 36