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Minutes of the Plan Commission Meeting September 14, 2026 at 5:00 p.m. Village Hall Board Room 1. Call to order: J. Muraski called the meeting to order at 5:00 p.m. 2. Roll call Present: Plan Commission members President John Muraski, Ellery Gulbrand, Mark Semrau, Dan Kussow, Natasha Gwidt, Randy Smith, Mike Soletski Staff: Dave Wiese, Geoff Farr, Ciara Hurrish 3. Pledge of Allegiance: J. Muraski led everyone in the Pledge of Allegiance. 4. Approval of the agenda E. Gulbrand moved to approve the agenda. M. Soletski seconded. The motion carried unanimously. 5. Approval of the Plan Commission meeting minutes from August 10, 2026 D. Kussow moved to approve the Plan Commission meeting minutes of August 10, 2026. R. Smith seconded. The motion carried unanimously. 6. PUBLIC HEARING AT 5:05 P.M. - FOR A FINAL PLANNED DEVELOPMENT AMENDMENT FOR TYCORE BUILT, LLC FOR SINGLE FAMILY LOTS ON VH-12-9, SHAWANO AVENUE D. Wiese explained that the approximately 17,969-square-foot parcel was left out of the original Pamperin Place subdivision plat. Tycore Built is requesting Planned Development District (PDD) zoning to allow the parcel to be combined with land in the Pamperin Place subdivision to create two single-family lots rather than one large corner lot. Wiese noted that the preliminary approval was recommended by the Plan Commission and approved by the Village Board the previous month. J. Muraski opened the public hearing and invited members of the public to speak. Nobody came forward. J. Muraski closed the public hearing. 7. REVIEW AND TAKE ACTION ON THE FINAL PLANNED DEVELOPMENT DISTRICT FOR TYCORE BUILT, LLC VH-12-9 SHAWANO AVENUE N. Gwidt made a motion to approve Parcel No. VH-12-9 from R-1 to Planned Development District (PDD) to support single-family residential development, combining the parcel with future Pamperin Place subdivision lands to create two future lots from existing CSM 7470 and a proposed Pamperin Place outlot. M. Semrau seconded. The motion carried unanimously. 8. PUBLIC HEARING AT 5:10 P.M. – FOR A CONDITIONAL USE APPROVAL FOR KENNETH STORDEUR FOR A 42’ X 60’ ACCESSORY STORAGE BUILDING LOCATED AT 991 PINECREST ROAD, VH-277 D. Wiese explained that the Village adopted an ordinance in 2023 allowing larger accessory buildings on qualifying properties through the conditional use process. The Stordeur property is one of the larger lots in the area, and the proposed 42’ x 60’ accessory building would be located well off Pinecrest Road. Wiese noted that the proposed building materials and colors would be consistent with the principal structure and that the location avoids wetlands, environmentally sensitive areas and steep slopes on the property. J. Muraski opened the public hearing and invited members of the public to speak. Nobody came forward to speak. J. Muraski closed the public hearing. 9. REVIEW AND TAKE ACTION ON CONDITIONAL USE APPROVAL FOR KENNETH STORDEUR FOR A 42’ X 60’ ACCESSORY STORAGE BUILDING LOCATED AT 991 PINECREST ROAD, VH-277 R. Smith asked whether the conditional use would have a time limit. D. Wiese explained that conditional uses run with the property unless the Plan Commission specifically places a time limitation on the approval. D. Kussow made a motion to approve the Conditional use for Kenneth Stordeur for a 42’ x 60’ accessory building located at 991 Pinecrest Road, VH-277, with no time limit. E. Gulbrand seconded. The motion carried unanimously. 10. REVIEW AND TAKE ACTION ON THE FINAL PLAT OF PAMPERIN PLACE D. Wiese reviewed the Final Plat of Pamperin Place and explained that the lot discussed under the previous Tycore Built item is not included in the plat and would instead be addressed through a separate Certified Survey Map. G. Farr noted that Curve C-13 does not meet the Village’s minimum radius requirement and recommended making correction of the curve a condition of approval. N. Gwidt questioned the proposed lot widths, noting that several lots are narrower than the Village’s standard 80-foot minimum. D. Wiese explained that the subdivision was previously approved as a Planned Development District (PDD), which allowed for reduced lot widths due to the unusual configuration of the property, wetlands and other site constraints. He also noted that the developer has been working with the Village on stormwater management and future road connections. Gwidt stated that she did not agree with allowing the reduced lot widths. R. Smith made a motion to approve the Final Plat of Pamperin Place with the following condition: 1. Curve near C-13 is revised to meet current Village code requirements. M. Semrau seconded. The motion carried 6-1 (No: N. Gwidt) 11. REVIEW AND TAKE ACTION ON A PRELIMINARY PLANNED DEVELOPMENT DISTRICT APPROVAL FOR PRIMROSE SENIOR LIVING, 1700 MARLEY STREET, VH-32 D. Wiese explained that the property is currently owned by the Village of Howard and that staff has been working with Primrose Senior Living on the potential development. The proposed preliminary layout includes a main senior living building surrounded by independent living duplex-style units. Wiese said the property is located near the NWTC Public Safety Training Center and existing residential development, and that the project could provide an appropriate transition between those uses. He noted that utility, stormwater, landscaping and other engineering details would be developed further as the project moves through the approval process. Joshua Lane, Robert E. Lee & Associates, representing the applicant, said the development would include independent and assisted living. He said the applicant has begun discussions with Brown County regarding access to Marley Street and would work with the Village on stormwater management and other site details. G. Farr recommended that driveway access be subject to approval by both Brown County and the Village of Howard to ensure appropriate access and preserve future roadway capacity. R. Smith disclosed that he is employed by NWTC and works at the adjacent Public Safety Training Center. He stated that he would abstain from voting on the item and encouraged the applicant to coordinate with NWTC regarding the proposed development and potential shared access. D. Kussow asked whether the proposed duplexes could later be converted to another residential use. D. Wiese explained that the preliminary PDD approval is based on the development as presented and that substantial changes would require additional Village review and approval. Kevin Espeland, Director of Construction for Primrose, said the proposed layout is typical of Primrose developments. He explained that the main building would include independent and assisted living, while the surrounding villas would provide independent living. Residents could move into higher levels of care as their needs change. N. Gwidt asked why Primrose was interested in locating in Howard and raised questions about future growth along Marley Street. The Primrose representative said the Green Bay-area market analysis showed demand for the development. Wiese added that Primrose had evaluated several locations before focusing on the Marley Street property. Gwidt also encouraged the applicant to account for the potential future expansion of Marley Street when preparing the final site plan. The Primrose representative said the facility would provide transportation for residents. N. Gwidt made a motion to approve the preliminary planned development district for Primrose Senior Living, 1700 Marley St. VH-32 with the conditions: 1. Driveway approval from the Brown County Highway Department and the Village of Howard. 2. Landscaping and lighting plans submitted for final approval. 3. Preliminary Utility plans and stormwater plans are submitted to the Engineering Department. M. Soletski seconded. The motion carried 6-0-1 (Abstained: R. Smith) 12. REVIEW AND TAKE ACTION ON A SITE PLAN FOR DAVE TENOR CONSTRUCTION, 1575 BROOKFIELD AVENUE, VH-123-4 D. Wiese reviewed the site plan for a proposed 50’ x 75’ pre-engineered metal storage building. He said the project is below the threshold requiring stormwater management improvements and noted that staff recommends screening any outdoor storage. Wiese said the proposed building includes architectural features on the street-facing side to improve its appearance from Brookfield Avenue. Kyle Rueter, A.C.E. Building Service, representing the applicant, said the building would be used for storage and would include alternating exterior colors, canopies over the walk doors, masonry wainscoting on the side facing the road and downward-directed exterior lighting. He also explained that an existing lean-to would be removed as part of the project. D. Kussow made a motion to approve the site plan for Tenor Construction, 1575 Brookfield Avenue, VH-123-4 with the condition: 1. Outdoor storage is screened by fencing as required by the I-1 General Industrial zoning district regulations. R. Smith seconded. The motion carried unanimously. 13. FUTURE AGENDA ITEMS J. Muraski said the zoning subcommittee will bring recommendations back to the Plan Commission regarding possible amendments to the R-1 and R-2 zoning districts. The proposed changes would retain 80 feet as the standard lot width while allowing up to 30% of lots to have reduced widths, with a minimum width of 60 feet, without requiring a Planned Development District. D. Wiese said amendments to the R-1 and R-2 zoning districts would require a public hearing. The Commission discussed providing developers and the Home Builders Association an opportunity to review and provide feedback on the proposed changes before final action. 14. ADJOURN THE MEETING E. Gulbrand moved to adjourn. D. Kussow seconded. The motion carried unanimously, and the meeting adjourned at 5:55 p.m. Ciara Hurrish Public Information Officer/Deputy Clerk