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Minutes of the Plan Commission Meeting March 18, 2026 at 5:30 p.m. Village Hall Board Room 1. Call to order: B. McIntyre called the meeting to order at 5:30 p.m. 2. Roll call Present: Plan Commission members President Burt R. McIntyre, Ellery Gulbrand, Mark Semrau, Randy Smith, Dan Kussow, Mike Soletski Excused: Natasha Gwidt Staff: Dave Wiese, Geoff Farr, Ciara Hurrish 3. Pledge of Allegiance: B. McIntyre led everyone in the Pledge of Allegiance. 4. Approval of the agenda M. Soletski moved to approve the agenda. D. Kussow seconded. The motion carried unanimously. 5. Approval of the Plan Commission meeting minutes from Feb. 16, 2026 E. Gulbrand moved to approve the Plan Commission meeting minutes Feb. 16, 2026. R. Smith seconded. The motion carried unanimously. 6. A public hearing at 5:40 p.m. on March 18, 2026 in the Village Hall Board Room, located at 2456 Glendale Ave., for a request for final Planned Development approval for two 20- unit apartment buildings on VH-455-4, located on Riverview Drive D. Wiese stated this item is part of the Lacona Heights development and has been reviewed multiple times by the Plan Commission. He explained the request is for final Planned Development District (PDD) approval for the apartment portion of the development. The property was previously used for composting and stump grinding but has since been cleared and is ready for development. Wiese reviewed prior concerns raised by the Commission, including screening for adjacent residential properties, trail access, riverbank dedication, stormwater management, and hydrant placement. He noted that the developer has addressed most of these items. He also stated that due to the change in elevation on the site, additional screening along neighboring properties may be limited, though landscaping and berming are proposed, and additional measures such as fencing could be considered. Discussion occurred regarding whether air conditioning units would be internal or external. Wiese indicated that detail was not shown on the plans and the applicant would need to confirm. B. McIntyre opened the public hearing and invited members of the public to speak. No one came forward. B. McIntyre closed the public hearing. The Commission agreed to defer action on this item until later in the meeting to allow the applicant an opportunity to respond to outstanding questions. 7. Review and take action on Final Planned Development approval for two 20-unit apartment buildings on VH-455-4, Riverview Drive The Commission returned to this item later in the meeting after previously deferring action. Discussion occurred regarding whether the air conditioning units would be internal or external. The applicant’s representative, Steve Bieda, stated he did not have that information available at the meeting but would follow up with staff. The Commission determined that the outstanding question was not necessary to delay action on the request. M. Soletski made a motion to approve the Final PDD for two 20-unit buildings on VH-455-4, located on Riverview Drive contingent upon: 1. Village-installed off-street trail, 10’ wide asphalt, concrete between lots, 20’ access route 2. 10-foot village-installed asphalt off-street trail along wetland 3. Stormwater management plan 4. 4” master meter in first building plus one interior private fire hydrant 5. Village will move existing hydrant under review across the street and additional hydrant added within the multi-family development 6. Dedicate Duck Creek river bank area to village 7. Garbage and recycling area to be screened with decorative fencing (same materials as buildings) D. Kussow seconded. The motion carried unanimously. 8. A public hearing at 5:45 p.m. on March 18, 2026 in the Village Hall Board Room, located at 2456 Glendale Ave. for amending Village of Howard Sec. 50-750. – Approval Criteria for Planned Development District Zoning D. Wiese stated staff is recommending tabling the item to allow additional analysis related to minimum lot size and density requirements within the Planned Development District zoning code. He noted that due to the length of the agenda and timing constrain ts, staff did not have sufficient time to fully evaluate potential changes. B. McIntyre opened the public hearing and invited members of the public to speak. No one came forward. B. McIntyre closed the public hearing. 9. Review and take action on amending Village of Howard Sec. 50-750. – Approval Criteria for Planned Development District Zoning M. Soletski made a motion to table any action so additional analysis can be done on lot density. E. Gulbrand seconded. The motion carried unanimously. 10. Review and take action on the Preliminary PDD for Pamperin Place D. Wiese stated the request is for a preliminary Planned Development District (PDD) and preliminary plat for Pamperin Place, located along Shawano Avenue across from the Spencer’s Crossing development. The development is proposed as a single-family subdivision. Wiese noted that updated plans were distributed earlier in the day, which revised the road layout to better align with the Village’s official map and connectivity expectations. He explained that the project is an important component for extending sewer, water, and regional stormwater infrastructure in the area, and timely review is necessary to maintain the construction schedule. G. Farr stated the revised plan now conforms to the area development plan, with some additional stormwater and engineering considerations to be addressed. D. Kussow made a motion to approve the Preliminary PDD for Pamperin Place. M. Soletski seconded. The motion carried unanimously. 11. Review and take action on the Preliminary Plat for Pamperin Place Wiese noted that the preliminary plat includes revised road configurations to meet the Village’s official map, along with future considerations for stormwater management, easements, and CBU requirements as identified by Engineering. E. Gulbrand made a motion to approve the preliminary plat with the condition that the road layout is reconfigured to meet the Village’s official map and subject to the engineering conditions discussed by G. Farr. R. Smith seconded. The motion carried unanimously. 12. Review and take action on the revised Glen Acres Preliminary Plat for Scott Sonnabend, VH-PI656 & VH-656-3 D. Wiese stated the Commission has previously taken action on this item, and this request is for a revised preliminary plat. He explained that the lot layout has been adjusted, including the addition of one lot, to address prior concerns regarding minimum lot sizes. Wiese noted that the road pattern remains unchanged. He also stated that a Certified Survey Map was completed, and an outlot is being created to accommodate an existing nearby property with an onsite sanitary system and to allow for future frontage configuration. He added that staff’s remaining conditions include the location of the CBU and stormwater access easements. R. Smith made a motion to approve the Preliminary Plat, contingent upon: 1. CBU owner note needs to be updated to say owners are lots 1-29 now that they added another lot. 2. Condition on adding storm water draining easements as requested by Village. D. Kussow seconded. The motion carried unanimously. 13. Review and take action on the Final Plat of Kropp’s Corners D. Wiese stated the final plat for Kropp’s Corners is being brought forward for approval. He explained the development includes property formerly owned by the Potter family, as well as adjacent property from the Kropp family. The proposed subdivision includes 25 lots, with additional lots previously created through Certified Survey Maps along Shawano Avenue. Wiese noted the plat aligns with the Village’s planned road pattern, including the extension of Brooke Drive. He also explained that existing sanitary sewer easements have been reconfigured to better serve the subdivision by relocating them through the development rather than across neighboring properties. He stated staff is recommending approval with standard conditions, including alignment of the Brooke Drive right-of-way with existing monumentation, provision of a 21-foot-wide right-of-way for the CBU bump-out, and stormwater/drainage easements to be provided as required once final design is completed. Steve Bieda, surveyor from Vierbicher, provided additional explanation regarding minor discrepancies in existing survey monumentation, noting a slight shift of approximately four inches that will be addressed through alignment of the new right-of-way. D. Kussow made a motion to approve the Final Plat of Kropp’s Corners with the condition: 1. Ensure that the new right-of-way for Brooke Drive aligns with the existing right of way. 2. Provide a 21’ wide right-of-way for CBU bumpout. 3. Provide storm water/drainage easements as requested by Engineering department once design is final. R. Smith seconded. The motion carried unanimously. 14. Review and take action on the Hillsdale Heights Final Plat, 2649, 2701 & 2705 Hillsdale Court- VH-461-G, VH-461-A & VH-461-6, Part of Gov’t Lot 13, Section 16, T24N-R20E D. Wiese explained the development includes both residential and future commercial components along Cardinal Lane, with supporting infrastructure such as stormwater facilities and the extension of Hillsdale Court already in place. Wiese noted the preliminary plat has been approved and the request is now for final plat approval. He stated the plat includes smaller lot widths and reduced setbacks, as previously approved under the PDD. He added that staff’s remaining conditions are standard, including CBU placement and stormwater/drainage easements as required once design is finalized. Discussion occurred regarding several lots potentially located within a floodplain. Staff explained that development would be required to meet FEMA regulations, either by elevating structures above the flood elevation or by filling the lots to bring them into compliance. Wiese also noted the development is planned as a one-way roadway with parking on one side due to the narrower lot layout. E. Gulbrand made a motion to approve the Final Plat of Hillsdale Heights with the condition: 1. Storm water/drainage easements as required once design is completed B. McIntyre seconded. The motion carried unanimously. 15. Review and take action on the site plan for Shoreline Credit Union, VH-461-7 Hillsdale Ct and Cardinal Lane D. Wiese stated this item represents the commercial portion of the previously approved development along Cardinal Lane. He explained the proposed site is located at the corner of Hillsdale Court and Cardinal Lane, and Shoreline Credit Union is planning to construct a new office building at this location. Wiese noted the Commission had previously reviewed conceptual layouts, and the current submittal includes detailed site, landscaping, lighting, and building elevation plans. He stated the building design is consistent with the surrounding area and includes a comprehensive landscaping plan. Wiese added that staff met with the applicant to discuss potential improvements to the west elevation, including screening of rooftop mechanical units and incorporating architectural elements to break up the façade. Doug Schwalbe, representative of Keller, Inc., spoke regarding the project and stated they are aware of the requested adjustments to the west elevation and rooftop screening and will follow up with the project team. He indicated these items could be addressed as part of the approval conditions. Commission members expressed general support for the project and noted it would be a positive addition to the area. R. Smith made a motion to approve the site plan contingent upon: 1. Stormwater approval from the Village of Howard Engineering Department 2. Water meter approval from the Village of Howard Public Works Department 3. Driveway permit approval from the Village of Howard Engineering Department 4. Recycling and garbage areas are screened by materials matching the principal structure 5. West and east elevations broken up more and screening of roof top units E. Gulbrand seconded. The motion carried unanimously. 16. Review and take action on the site plan for Wisconsin Swim Academy, VH-470-5, 2920 Riverview Drive D. Wiese stated this property was previously approved with a conditional use permit and is now being presented for final site plan approval. He explained the property has been rezoned to B-1 to create consistency across the site. Wiese noted the Commission has reviewed prior layouts, and the current submittal includes detailed engineering, grading, utility, landscaping, and lighting plans, as well as building elevations. He described the building as primarily masonry with accent materials and stated the site includes adequate parking. Wiese added that one of the primary concerns from neighboring properties to the east was screening of the parking area, which has been addressed through the proposed landscaping plan. Bob Mach, representative from Mach IV Engineering and Surveying, explained the facility will be used for swim training, including local swim clubs and private coaching, similar in concept to other specialized athletic training facilities. D. Kussow made a motion to approve the site plan contingent upon: 1. Stormwater approval from the Village of Howard Engineering Department 2. Water meter approval from the Village of Howard Public Works Department 3. Driveway permit approval from the Village of Howard Engineering Department 4. Recycling and garbage areas are screened by materials matching the principal structure M. Soletski seconded. The motion carried unanimously. 17. Review and take action on the site plan for Century Fence, 1225 Lakeview Drive, VH- 1520 D. Wiese stated the request is for a small addition of approximately 1,200 square feet to the existing building, which will include office space, a conference room, and open office/cubicle areas. He noted the addition will match the existing building materials and aesthetics. Wiese explained the project will improve the site, which currently includes gravel areas used for outdoor storage. He added that while the project is minor, it requires site plan review due to land disturbance. Wiese stated the primary condition identified by staff is the need for a stormwater maintenance agreement to be completed and signed. David O’Brien, a representative from Bayland Buildings, indicated they had no additional comments. Bob Mach, a representative from Mach IV Engineering Surveying, stated the stormwater maintenance agreement will be addressed. E. Gulbrand made a motion to approve the site plan contingent upon: 1. Stormwater Maintenance agreement approval and a signed agreement to/from the Village of Howard Engineering Department R. Smith seconded. The motion carried unanimously. 18. Review and take action on the site plan for Perimeter Solutions, 1520 Brookfield Ave., VH-3175 D. Wiese stated the background information in the staff report summarizes the project. He explained the applicant previously received approval in October 2025 for a 4,400-square-foot building addition. As part of ongoing design and operational considerations, the applicant is now requesting approval for a second driveway access to Brookfield Avenue. Wiese noted the additional access is intended to improve site safety and traffic flow by separating delivery vehicles, specifically those transporting liquid chemicals, from employee and visitor traffic. He stated the request involves minimal land disturbance and is limited to the addition of the second driveway. Mike Kohlbeck, a representative from McMahon Engineers/Architects, confirmed the purpose of the second access is to allow delivery vehicles to enter, unload, and exit the site efficiently while maintaining separation from other traffic. Wiese stated the conditions of approval include stormwater approval from the Village of Howard Engineering Department and a driveway permit from the Village of Howard Engineering/Public Works Department. D. Kussow made a motion to approve the site plan contingent upon: 1. Stormwater approval from the Village of Howard Engineering Department 2. Driveway permit approval from the Village of Howard Engineering Department M. Soletski seconded. The motion carried unanimously. 19. Review and take action on the site plan for AG Excavating, 1336 Russett Court, VH-160-2 D. Wiese stated the request is for a small building addition of approximately 1,000 square feet to the existing facility. He noted the addition will provide needed office space and improve the overall appearance of the site. Wiese added that the project will help enhance the area, which currently includes outdoor storage typical of an excavating operation. He stated there were no significant concerns identified by staff. D. Wiese noted the conditions of approval include stormwater approval and driveway permit approval from the Village of Howard Engineering Department. M. Soletski made a motion to approve the site plan contingent upon: 1. Stormwater approval from the Village of Howard Engineering Department 2. Driveway permit approval from the Village of Howard Engineering Department R. Smith seconded. The motion carried unanimously. 20. Review and take action on the site plan for Dan Tooley, 2425 OConnor Road, VH-160-9 D. Wiese stated the applicant is proposing to construct a new building on the property consisting of six separate units intended for a mix of owner use and rental/storage space. He described the building as a metal-panel structure with color banding and noted it is located within an older industrial area where masonry is not required by covenant, though staff encouraged consideration of upgraded materials and site improvements. Wiese stated staff conditions included stormwater approval, driveway permit approval, paving of gravel areas, and the addition of landscaping elements. Dan Tooley, property owner, stated the building is intended primarily for storage and business use, with one unit for his own business and others for rent. He noted there are no plans for exterior storage or uses such as vehicle repair. Staff clarified that any future tenant uses would be subject to applicable building, fire, and zoning requirements. Discussion occurred regarding building materials and site improvements. The Commission agreed not to require masonry but to maintain other site improvement conditions. B. McIntyre made a motion to approve the site plan contingent upon: 1. Stormwater approval from the Village of Howard Engineering Department 2. Driveway permit approval from the Village of Howard Engineering Department 3. All gravel areas are paved with asphalt 1 year from the date of approval 4. Trees and shrubs are added in the green space areas per the industrial park covenants M. Soletski seconded. The motion carried unanimously. 21. FUTURE AGENDA ITEMS D. Wiese stated the Planned Development District (PDD) approval criteria will be brought back for further review and consideration. 22. PRESIDENT’S REPORT B. McIntyre stated that April 13 will be his final day serving as Village President. He thanked the Plan Commission members, staff, and Village Board for their collaboration and support throughout his 21 years of service. He expressed appreciation for the opportunity to serve and noted it has been a rewarding experience. 23. ADJOURN THE MEETING B. McIntyre moved to adjourn. M. Soletski seconded. The motion carried unanimously, and the meeting adjourned at 6:39 p.m. Ciara Hurrish Public Information Officer/Deputy Clerk