Plan Commission Agenda & Packet (PDF)

City of Plymouth Plan Commission Memb ers: Please notify us if you are unable to attend the meeting. Chairm an; Mayor Don Pohlman Memb ers: Ron Nicolaus (Vice Chairman) Angie Matzdorf Jane Meyer Jeremy Schellin John Wyatt Justin Schmitz The Cit y of Plymouth Plan Commission will have a meeting on Thursday, March 5, 2026 at 6:00 PM in Room 305, City Hall, 128 Smith St, Plymouth, Wisconsin. The agenda wil l be as follows: 1.) Call to Order & Roll Call 2.) Approval of Minutes from February 5, 2026 3.) Sit e Plan Seeking Approval; 1500 Douglas Drive, Plymouth Intergenerational Coalition LTD, for the construction of a 720 square foot detached garage. Schultz (enclosure) 4.) Ci ty of Plymouth Certified Survey Map Recommendation; West Stafford Street parking lot. Kapur Engineering/Johnston (enclosure) 5.) Com prehensive Plan Amendment Resolution; from Commercial to Residential; parcel number 59271827944, encompassing ~5.88 acres of land. Parish Engineering (enclosure) 6.) Pr operty 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) 7.) Pr operty 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 Traditional Family District. Sheboygan County Economic Development Corporation (enclosure) 8.) Pos sible motion; to move April Plan Commission meeting to Thursday, April 9, 2026 at 6 pm. 9.) Com munication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) 10.) Adj ournment Page 1 of 27 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 2 of 27 City of Plymouth Plan Commission UNOFFICIAL MINUTES Mayor Pohlman called the meeting to order at 6:00 PM on February 5, 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, Assistant City Administrator/Community Development Director Jack Johnston, 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 January 15, 2026. Motion was made by Nicolaus/Schmitz to approve the minutes. Upon the call of the roll, all voted aye. Motion carried. 3.) Recommendation of Extraterritorial Certified Survey Map; W5996 Sumac Road (Parcel numbers 59016222311 and 59016222351 – located on Sumac Road in the Town of Plymouth. Prange (enclosure) Randy Prange and Denise Prange were present for this item. Assistant City Administrator Johnston explained that the Prange’s currently have their home at W5996 Sumac Rd in the Town of Plymouth. The property’s configuration is on two different tax parcels, a portion of the home actually encroaching on the lot line of the two parcels. The CSM corrects this issue and creates a succinct parcel that does not have the encroachment issues. The new parcel is approximately 5.94 acres in size (including Sumac Road R-O-W). This CSM was reviewed and approved by the Town of Plymouth at their meeting on January 13, 2026. Motion was made by Nicolaus/Wyatt to recommend the Common Council approve the extraterritorial certified survey map for W5996 Sumac Road (Parcel numbers 59016222311 and 59016222351) as presented. Upon the call of the roll, all voted aye. Motion carried. 4.) Public Hearing and Possible Action: Existing Non-Conforming Structure Addition Seeking Approval; 207 S. River Blvd; Errol Jones, seeking approval for a lateral addition to an existing non-conforming structure as allowed per PMC 13-1-82(b)(2). Jones (enclosure) Mayor Pohlman opened the public hearing at 6:05 pm. Assistant City Administrator Johnston explained that last year the Plan Commission approved an ordinance change to allow certain lateral and vertical additions to existing non-conforming structures with the City. Previously, the municipal code was very restrictive in this area. The Plan Commission spent several meetings fine tuning the ordinance change to give property owners some relief in this area. The application before the Plan Commission at this time is for an addition to a detached garage at a multi-family residential property located at 207 S. River Blvd. The garage is considered non-conforming due to property line setbacks. In this case, the garage is only 10’ at its closest point to the neighboring lot line and code requires it to be 25’ for rear yards. The proposed addition is 15’ off the neighboring lot line which conforms to the ordinance for garages over 600 square feet. Page 3 of 27 Property owner Errol Jones was present for the meeting and explained if approved he would undertake the project in the spring. With no additional comments from the public, Mayor Pohlman closed the public hearing. Assistant City Administrator Johnston referred to the staff report, noting that any motion to approve the addition to the non-conforming structure should be made noting the following are true/present: • The proposed addition is appropriate in relation to the physical character of the site and the usage of adjoining land areas. • The layout of the proposed addition 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 the traffic pattern generated by the proposed construction are developed in a manner consistent with the safety of residents and the community, and the construction or use minimizes any traffic hazard created thereby. • The proposed water supply, drainage facilities and sanitation and waste disposal will be adequate. • The landscape and appearance of the proposed addition is consistent with the surrounding properties. The plan commission may require that those portions of all front, rear and side yards not used for off-street parking to 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 or purposes of this section. Motion was made by Nicolaus/Wyatt to approve the existing non-conforming structure addition for the garage at 207 S. River Blvd as presented to the Plan Commission, noting the standards for approval were true/present. Upon the call of the roll, all voted aye. Motion carried. 5.) Preliminary Plat Seeking Approval; Consideration of a preliminary plat of subdivision on along STH 67 on the City’s southwest side (parcel 59271829210) to be known as Heritage Grove. Neumann Developments, Inc. (enclosure) Neumann Developments, Inc. has submitted the formal preliminary plat for the Heritage Grove residential subdivision on the City’s southwest side along STH 67. The subdivision is within existing City limits and will be directly south of the existing Greystone subdivision. Low density residential and Town of Plymouth parcels are located to the east of the subdivision. Across STH 67 is agricultural land that was recently annexed from the Town into the City. The developers plan to build out the subdivision in four phases (phasing plan is attached). The proposed preliminary plat is very similar to the concept plan that the Plan Commission has already seen. The developer is still proposing 119 single-family residential lots, but the road geometry has slightly changed due to the land’s topography. In short, the cul -de-sac has moved more southwest from the original concept plan. The development includes 3.67 acres of land that will be dedicated to the City for parkland, along with five stormwater management ponds and eight total out -lots. The proposed mul ti-family is shown on the preliminary plat, but is not being undertaken by Neumann and not up for approval at this time. Page 4 of 27 Assistant City Administrator Johnston explained that the development is planned in four phases and the developer is planning to bring forward final engineering and a phase 1 final plat later this year prior to construction on the first phase. Bryan Lindgren and Ryan Fritsch were present online for the meeting and thanked the Commission for their time on this item. He noted that Neumann is excited to be in Plymouth and hopes to break ground later this spring or summer. Commissioner Wyatt asked if the construction of the first phase would produce any traffic issues at the intersection along STH 67 and CTH E prior to phase 2 being built out and connecting to Greystone to the north. Assistant Administrator Johnston explained that some more queueing at that intersection was possible until the second phase was built. A lot of that potential depends on how quick home sales are and how quickly the first phase is built out before they begin phase 2. Motion made by Nicolaus/Schmitz to approve the preliminary plat for a residential subdivision along STH 67 on the City’s southwest side (parcel 59271829210) to be known as Heritage Grove. Upon call of the roll, all voted aye. Motion carried. 6.) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) City Administrator Blakeslee noted TID 9 and 10 were to be at the Common Council later in February for consideration and back at the Joint Review Board on February 26 th for final City approvals. 7.) Adjournment Motion made by Nicolaus/Schmitz to adjourn the meeting at 6:13 pm. Upon the call of the roll, all voted aye. Motion carried. Page 5 of 27 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: February 24, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Site Plan Seeking Approval; 1500 Douglas Drive, Plymouth Intergenerational Coalition LTD, for the construction of a 720 square foot detached garage. Schultz (enclosure) ZONING CONSISTENCY MATRIX Required Provided Zoning B-2 B-2 (no change) Maximum Lot Coverage of All Buildings None n/a Minimum Lot Width at Building Line None n/a Minimum Front Yard Setback None n/a Minimum Side Yard Setback Principal Building Accessory Building None n/a Minimum Rear Yard Setback None n/a Maximum Height Any Structures Principal: 45’ Accessory: 25’ ~14’ (from top of roof) Background: 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. City Zoning/Comprehensive Plan: The property is within the B- 2 Business General zoning district. No rezone petitions are being proposed and the current use and proposed accessory garage is harmonious with the City’s Comprehensive Plan. Modified Building Plans: Minor modifications to the submitted buildings plans are proposed. Those changes included the following: Page 6 of 27 • Wall height increasing from 9’ to 10’ • Two single garage doors being replaced in favor of a double garage door. Staff discussed these changes with the building inspector and they are not requiring revised plans to be submitted for review as these changes are minor in nature. The final building permit would reflect the changes from the submitted building plans. Shoreland Zoning/Wetlands/Floodplain: The property is not within City shoreland zoning mor an identified or suspected wetland. A stormwater management pond is located on the northeast corner of the property. FEMA flood plain mapping also indicates the property is outside an identified floodplain. 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. Section 13-1-173 reaffirms this stating that no building or zoning permit shall be issued for any construction within any B-2 district unless site and construction plans for such construction shall be first approved by the Plan Commission. When considering acting on a site plan application, the Plan Commission should consider the following: a. The appropriateness of the site plan and buildings in relation to the physical character of the site and the usage of adjoining land areas. b. The layout of the site with regard to entrances and exits to public streets; the arrangement and improvement of interior roadways; the location, adequacy and improvement of areas for parking and for loading and unloading; and shall, in this connection, sat isfy itself that the traffic pattern generated by the proposed construction or use shall be developed in a manner consistent with the safety of residents and the community, and the applicant shall so design the construction or use as to minimize any traffic hazard created thereby. c. The adequacy of the proposed water supply, drainage facilities and sanitation and waste disposal. d. The landscape and appearance of the completed site. The plan commission may require that those portions of all front, rear and side yards not used for off-street parking shall be attractively planted with trees, shrubs, plants or grass lawns, and that the site be effectively screened so as not to impair the value of adjacent properties nor impair the intent of purposes of this section. Staff Recommendation: Staff recommends the Plan Commission approve the detached garage for Generations. Copies Mailed/Emailed To: I. Kendall Schultz: kschultz@generationsic.org Attachments: I. GIS Map/Project Location II. Building Plan Materials Page 7 of 27 Garage Location 30’ 24’ Page 8 of 27 Page 9 of 27 Page 10 of 27 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Te lephone: (920) 893-3739 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: February 24, 2026 TO: Plan Commission FR OM: Jack Johnston, Assistant City Administrator/Community Development Director RE: C ity of Plymouth Certified Survey Map Recommendation; West Stafford Street parking lot. Kapur Engineering (enclosure) Backgr ound: 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. Ci ty Zoning/Comprehensive Plan: The parking lot is zoned CB Central Business as are most properties in downtown Plymouth. City code allows “public parking lots owned by the City of Plymouth” in the CB district as a permitted use. This CSM and future parking lot plan are also harmonious with the City’s Comprehensive Plan that encourages the City to ensure its neighborhood and districts are “i nterconnected, accessible, and meet the needs of residents and businesses.” Resi dent Communication Efforts: City staff has already provided a mailer to property owners along the south side of Mill Street alerting them of the incoming construction. To provide relief for residents that rely on parking in the West Stafford Street parking lot, the City will be opening the East Stafford Street parking lot with more overnight parking spots, as well as the City Hall lot and the parking ramp during the duration of the 2026 construction period. Staff is also meeting with property owners at their request for any questions they may have during the project. Engi neer Review Staff had their typical third- party reviewer Jay Panetti from Gremmer review the CSM for conformance with City code and state statutes. Mr. Panetti’s review comments are included in the packet for the Plan Commission to review. One comment indicates that Sheboygan County review and approval may be needed for this CSM due to the CSM crossing the exterior boundary of multiple recorded plats. Staff consulted with Tyler Betry at the Sheboygan County Planning & Conservation Department who confirmed that County review is not required for this CSM. Page 11 of 27 The rest of the comments are minor enough in nature that staff is comfortable with presenting the CSM to the Plan Commission at this time and will make the necessary co rrections and receive final sign off from Gremmer prior to Council consideration. Staff Recommendation: Staff recommends the Plan Commission recommend that the Common Council approve the West Stafford Street parking lot CSM, contingent on the engineering comments from Gremmer being addressed. Copies Mailed/Emailed To: I. Aaron Groh: agroh@kapurinc.com II. Erik Gustafson: egustafson@kapurinc.com Attachments: I. West Stafford Street Parking Lot Design II. Certified Survey Map III. Gremmer Review Letter Page 12 of 27 West Stafford Street Parking Lot Page 13 of 27 Page 14 of 27 Page 15 of 27 Page 16 of 27 The Chapter/Section numbers listed below refer to Wis. Stats. Chapter 236.34 and the City of Plymouth Code of Ordinances, Title 14 – Subdivision Regulations. Ch ./Sec. Comment 236.34 (1)(dm) A certified survey map that crosses the exterior boundary of a recorded plat or assessor’s plat shall apply to the reconfiguration of not more than 4 parcels, or such greater maximum number specified by an ordinance enacted or resolution adopted under par. (ar) 1., by a single owner, or if no additional parcels are created. Subject to (2m), such a certified survey map must be approved in the same manner as a final plat of a subdivision must be approved under 236.10, must be monumented in accordance with s. 236.15 (1), and shall contain owners’ and mortgagees’ certificates that are in substantially the same form as required under s. 236.21 (2) (a). This CSM crosses the exterior boundary of multiple recorded plats, requiring the County’s approval, as well as monumenting the exterior boundary in the same manner as a subdivision plat. I recommend that the City and/or Kapur follow up with Sheboygan County to see if this will be required. 14- 1-42 (c) (6) Name and address of the owner. On Sheet 1, list the City of Plymouth as owner and include their address. Page 17 of 27 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Tele phone: (920) 893-3739 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: TO: FROM: RE: February 26, 2026 Plan Commission Jack Johnston, Assistant City Administrator/Community Development Dir ector Comprehensive Plan Amendment Resolution; from Commercial to Residential; parcel number 59271827944, encompassing ~5.88 acres of land. Parish Engineering (enclosure) P roperty 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 R esidential District. Parish Engineering (enclosure) Background: In December of 2025, the Plan Commission reviewed a concept plan for a six building, 12- unit owner-occupied condominium plan along the east side of Pleasant View Road next to the existing Pleasant View Townhomes development. Followi ng 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. This is what the Plan Commission will be considering at this meeting. Zoning/Com prehensive Plan: The subject property has Planned Unit Development (PUD) zoning from when the Townhomes property to the east was originally approved in 2012. The PUD zoning district is intended to “provide for greater flexibility in design” than what is traditionally allowed in regular City zoning districts, typically in regards to density, setbacks, etc. At t he time, The Townhomes development was going to be constructed in phases, with phase 1 consisting of the two existing buildings (24 living units in total), and phase 2 adding an additional 2 buildings. Phase 1 was built but, phase 2 has not come to fruition and the developers are now looking at this alternative for the land. Staff has discussed the current PUD zoning and has recommended the applicants seek a rezone out of PUD and into one of the residential zoning districts that accommodate two-family (duplex) developments. The applicants are moving forward with a rezone petition into R -3 Two-Family Residential District that allows duplex developments as a permitted use. Further , the City’s Comprehensive Plan designates this area as “commercial” on the future land use map, so if the applicant is seeking a rezone out of PUD and into a residential zoning district, Page 18 of 27 a comprehensive plan amendment application has also been submitted to redesignate this land as “residential” on the existing and future land use maps for the City’s Comprehensive Plan. Concept Site Design: At the December meeting, the applicant provided a rough site plan proposal. Since then, the applicant has engaged Parish Engineering to design the site. Parish has provided a more refined concept site plan included in the packet materials for the Plan Commission to see. However, please recall that this meeting only concerns the zoning applications for the rezone and Comprehensive Plan at this time. The concept site plan should be viewed as an exhibit only for the sake this meeting. Roadways/Access: The concept plan shows the site would be served by the existing driveway off of Pleasant View Road. Plymouth Fire Department has reviewed the concept plan for the new housing units and is comfortable with access for emergency vehicles. Residential Parking: Code requires at least 2 parking stalls per unit in both R-3. The applicant has indicated that each unit will have a two-car garage so this code requirement is being satisfied. Wetlands/Stormwater Management: When the phase 1 townhome development was built about ten years ago, a stormwater management pond was installed on the north side of the parcel where these new two- family condos are being proposed. The pond was designed to accommodate both phase 1 (already built) and the formerly proposed phase 2 (an additional 24 rental units across two buildings). As such, the existing stormwater pond should be able to serve the new proposal. The applicant will be responsible to provide an updated verification memo to the City that the existing stormwater pond is functioning as designed and can accommodate both the current development and this proposal. This will then be reviewed by the City Engineer and the City’s consulting engineer to ensure its accurateness. Duplex Amenities/Design: In December, the applicant provided some details on the proposed two-family residences in their submitted materials: • The current conceptual plan is to construct six two family building units under one condominium association. The units will be 1200 – 1350 square feet on the first floor with options for added living space on the lower level with walk out access where poss ible. If walk out access is not possible code compliant egress units will be installed. Each unit will have a two-stall garage, two bedrooms, two bathrooms, a kitchen, a living room, and first floor laundry. Exterior finishes will be asphalt shingles, aluminum soffit, vinyl siding, fiberglass entry doors and insulated overhead doors. Interior finishes will be painted cabinetry, trim, and doors, LVP and LVT flooring and carpet. Once completed, the association will take over all lawn maintenance and snow removal for the entire project. Our goal is to make these units quality, yet affordable for the homeowner to purchase. After discussing this with the applicant, this is still the general idea for the homes. Next Steps/Condo Plat: If the Comprehensive Plan and rezoning petitions are both approved by the Common Council, staff will continue to work with the developer on the next steps. If the applicant would like these condos to be owner-occupied and not rentals, it is likely there a condominium plat will be the next application the Plan Commission will review to officially divide the real estate. The applicant must adhere to code requirement in both R -3 that require 12,000 square feet minimum lot sizes for each two-family residential building. Based on the current acreage of the existing parcel, the proposed six buildings are well within that range. Page 19 of 27 Staff Recommendation: Staff recommends the Plan Commission approve the following items: • Resolution to recommend the Common Council approve Comprehensive Plan amendment as presented to change the land use from commercial to residential. o Common Council would then consider an ordinance to officially amend the Comprehensive Plan at a later meeting. Staff recommends that the Plan Commission give a positive recommendation to the Common Council on the following (no resolution required): • Rezone application for ~5.88 acres of land from PUD Planned Unit Development to R-3 Two-Family Residential District. Copies Mailed/Emailed To: I. Kacey Calvey: k.calvey@maidenbsc.com II. Kevin Parish: kparish@parishse.com Attachments: I. Applicant Materials II. Comprehensive Plan Resolution Action Date Status Plan Commission Meeting; Rezone Request 12/4/2025 Rec. Proceed Public Notice for Rezone; mailer to property owners within 100’ 2/12/2026 Mailed Public Notice to Town of Plymouth 2/12/2026 Mailed Public Notice for Comp. Plan to newspaper 2/27/2026 Published Plan Commission Meeting; Rezone and Comp Plan Recommendation 3/5/2026 This meeting Public Notice for Rezone to newspaper 3/13, 3/20 To be published Common Council Meeting: Rezone and Comp Plan Public Hearing & Ordinance 3/31/2026 Upcoming Plan Commission Site Plan Review/Condo Plat - Upcoming Page 20 of 27 This map is intended for advisory purposes only. This information has been obtained from sources believed to be reliable based on plats, surveys, and deeds. In areas where discrepancies occur between equivalent legal records, the discrepancy is allowed to remain until such time as i tis addressed. Sheboygan County distributes this data on an 'as is' basis; no warranties are implied. Date Printed: 12/8/2025 ArcGIS W eb Map 0 0.01 0.02 mi F Page 21 of 27 2/4/2026 C1.00 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com CONCEPT PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ CONCEPT PLAN KJP KJP KJP Page 22 of 27 CITY OF PLYMOUTH PLAN COMMISSION RESOLUTION NO. OF 2026 RECOMMENDING THE ADOPTION OF AN AMENDMENT TO THE COMPREHENSIVE PLAN EXISTING LAND USE MAP AND FUTURE LAND USE PLAN MAP BY CHANGING THE DESIGNATION OF A PARTICULAR PROPERTY FROM COMMERCIAL TO RESIDENTIAL WHEREAS, on October 25, 2022, the Common Council adopted the City of Plymouth Comprehensive Plan to promote public health, safety, and welfare of the City by effectively guiding long- range growth and development within the City and its statutory extra -territorial planning jurisdiction; and WHEREAS, the Comprehensive Plan may be used as the basis for, among other things, updating the zoning ordinance, accomplishing extra -territorial zoning, and as a guide for approving or disapproving actions affecting growth and development within the jurisdiction of the City of Plymouth; and WHEREAS, the Plan Commission has received an application from Kacey Calvey to amend the Comprehensive Plan for approximately 5.88 acres of real property lying east of Pleasant View Road and being Parcel No. 59271- 827944, (the “Property”); and WHEREAS, the Comprehensive Plan currently provides for an intended use of this area as Commercial and the developer requests an amendment to Residential; and WHEREAS, the City of Plymouth Plan Commission has reviewed the proposed amendment to the Comprehensive Plan at a regular monthly meeting and believes the amendment will promote the orderly and logical development of land within the City of Plymouth; and WHEREAS, after a public hearing to be held on , 2026, the Common Council will decide whether to adopt by ordinance the proposed amendment to the Comprehensive Plan; and (The remainder of this page intentionally blank.) Page 23 of 27 NOW, THEREFORE, BE IT RESOLVED , that the City of Plymouth Plan Commission hereby recommends the adoption of an amendment to the City of Plymouth Comprehensive Plan Existing Land Use Map and Future Land Use Plan Map pursuant to Wis. Stat. §§ 62.23 and 66.1001 to change the designation of the Property from Commercial to Residential. Adopted this day of March, 2026 Donald O. Pohlman, Chairperson City of Plymouth Plan Commission ATTEST: Jack Johnston Plan Commission Secretary Page 24 of 27 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: February 26, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director Tim Blakeslee, City Administrator/Utilities Manager RE: 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 Traditional Family District. 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. 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. 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. 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 Page 25 of 27 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 has finalized a development agreement to build at least 90 single-family homes (with the current proposal at 102), with construction required to begin by June 30, 2026. A revised development agreement with an updated timeline will come before the Common Council in Spring 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. Staff Recommendation: Staff recommends that the Plan Commission recommend approval of the rezone petition for the southern lot as proposed from R-4 to R-5. The Common Council will then have a public hearing at their March 10th meeting for the rezone and consider the rezone ordinance. Copies Mailed/Emailed To: I. TJ Crowns: tcrowns@sheboygancountyedc.com II. Dave Biebel: dbiebel5@gmail.com Attachments: I. Rezone Exhibit Action Date Status Public Notice for Rezone; property owners within 100’ 2/10/26 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 This meeting Common Council Meeting: Rezone Public Hearing and ordinance 3/10/2026 Upcoming Plan Commission Preliminary Plat - Upcoming Plan Commission Final Plat - Upcoming Common Council Final Plat - Upcoming Page 26 of 27 Page 27 of 27