20260608 Plan Commission Packet

Original Post Date: June 3, 2026 Village of Somers 7511 12th Street Somers, WI 53171 Vi llage Plan Commission Meeting Agenda Monday, June 8, 2026 5:30 P.M. 1. Ca ll to order 2. Pl edge of Allegiance 3. Appr ove Minutes of January 12, 2026 and April 13, 2026 Meetings 4. Cor respondence: none 5. Citiz en Comments 6. Com prehensive Plan Amendment: Co nsider adoption of Resolution 2026-001: David W Rasmussen & Scott B Rasmussen, 2004 3rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests an amendment to the land use plan map for the Village of Somers (Map 80) as adopted in the Multi-Jurisdictional Comprehensive Plan for Kenosha County: 2035 from Suburban-Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved to Medium -Density Residential, Suburban- Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved, on Tax Parcel # 83-4- 223-062- 0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers . (For information use only, the property is located on the south side of Highway 195 at 1911 1 st Street). 7. Rezo ne: Reco mmendation on Request by: David W Rasmussen & Scott B Rasmussen, 2004 3rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests approval of a rezoning from A-2 General Agricultural Dist. & C-2 Upland Resource Conservancy Dist. to R -4.5 Urban Single -Family Residential Dist., R -2 Suburban Single -Family Residential Dist., R-8 Urban Two-Family Residential Dist., C-2 Upland Resource Conservancy Dist. & C-1 Lowland Resource Conservancy Dist., on Tax Parcel # 83 -4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1 st Street). 1/81 Original Post Date: June 3, 2026 8. Preliminary Plat (land division): Recommendation on Request by: : David W Rasmussen & Scott B Rasmussen, 2004 3rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests approval of a preliminary plat (dated February 24, 2026 and prepared by John P. Konopacki of Pinnacle Engineering Group), on Tax Parcel # 83-4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1 st Street). 9. Plan Commission Conceptual Approval: Recommendation on Request by: RPF Somers Outlots LLC, 1949 St Johns Ave., Ste 202, Highland Park, IL 60035 (Owner), William A. Morris, 5313 87th Pl., Pleasant Prairie, WI 53158 (Agent), requesting a conceptual review of an assisted living facility on Tax Parcel #s 82-4-222- 104-0332 & 82-4-222-104-0333, located in the NW 1/4 of Section 19, T2N, R22E, Village of Somers. Said conceptual approval is subject to formal approvals by the Village Board of a land use plan amendment, rezoning, and site plan, building fenestration and stormwater management plan approvals. (for information only, this property is located on one of the Hawthorn Apartments outlots on the two parcels fronting Green Bay Road, just north of the Veterinarian Clinic). 10. Adjourn I hereby certify that as the designee of the chief elected official of the Village of Somers, I posted this notice of the June 8, 2026 Village Plan Commission Meeting Agenda in 1 public place & on the Village website. Dated this Third day of June, 2026 Wendy Burnette, Clerk-Treasurer Requests from person with disabilities who need assistance to participate in this meeting should be made to the Clerk’s Office at 262-859-2822 with as much notice as possible. Notice is hereby given that members of the Plan Commission members participate telephonically. Notice is hereby given that members of the Village Board may be in attendance for the sole purpose of gathering information. A quorum may be present. However, no Board action will be taken. 2/81 Village of Somers Proceeding from the Village Plan Commission Meeting April 13, 2026 1. Call to Order Chairman Stoner called the meeting to order at 5:30 p.m. Present: • Chairman George Stoner • Commissioner Vinnie Chambers • Commissioner Don Boxx • Commissioner Michael DeLuca • Commissioner Kent Mayes Absent: • Administrator Jim Hurley • Commissioner Jerry Romanowski • Commission Troy Steege • Alternate Patrick Juliana Staff present in person: Assistant Administrator Kevin Poirier, Deputy Clerk Treasurer Eugenia Lara, and Chief Andersen Village Trustees: Jackie Nelson, Karl Ostby, Joe Smith, Scott Fredrick and Ben Harbach Doug Snyder Village Engineer Kenosha County Planners: Andy Buehler Others: Gregg Sinnen 2. Pledge of Allegiance Chairman Stoner led everyone in the Pledge of Allegiance. 3. Approve Minutes of March 9, 2026 Meeting Commissioner Donald Boxx moved to approve to the minutes. Seconded by Commissioner Michael DeLuca. 3/81 Motion carried. 5-0 vote. 4. Correspondence None 5. Citizen Comments Multiple residents spoke during the citizen comment period, primarily expressing concerns about two proposed developments. Staff reminded attendees of the three-minute limit per speaker and that speakers could only comment once during this period. • Margaret A. Earl -1901 2 nd Pl from Country Meadows spoke against the proposed townhouse development, citing concerns about traffic congestion with only one entrance/exit point, stormwater management issues, and the development's failure to follow the comprehensive plan. She emphasized the increased volume of delivery vehicles compared to when the comprehensive plan was written and warned of potential flooding problems based on her experience with similar developments. • Sherry Westhoff- 1360 88 th Ave expressed concerns about a development backing up to her property on Highway 13, noting the area was becoming less peaceful with increased development and dump truck traffic. • Toni Kuehl – 2015 2 nd Pl representing the Country Meadows Association Board of Directors, echoed concerns about surface water management and inadequate access for the 35 adjacent units her association represents. • Donna Poulsen – 136 13 th Ave questioned how emergency services would handle increased population given the recent referendum failure and expressed concern about the single entrance/exit point. • Brian Sorensen – 1919 8 th Pl asked about traffic studies and requested to see the data, particularly regarding the roundabout and future traffic projections. • Jim Poulsen – 240 13th Ave appreciated that recent plans showed preservation of trees on the eastern property line but requested consideration of a second entrance/exit. He also expressed concerns about potential trespassing on his adjacent wooded property. • Scott Arneberg – 250 13 th Ave a Kenosha firefighter, emphasized preserving the rural character of the community and stressed that emergency services are already understaffed for current residents, making additional housing problematic. • Ted Terletzky – 9015 12 th St spoke about flooding issues behind the MasterCraft development, noting continuous flooding since Charmed Estates was built. He criticized the lack of retention ponds in current plans and questioned why developers are moving dirt before final approval. • Patti Tetzlaff 9001 12 th St emphasized that no new building should occur until fire, police, and public works services are adequately staffed, noting the referendum 4/81 failure left these issues unresolved. 6. Rezone: Public Hearing and Action on Request by: Mastercraft Builders LLC, 5008 Green Bay Rd, Kenosha, WI 53144 (Owner), Nancy Washburn, Land Development Administration, LLC, 7450 County Line Rd, Mount Pleasant, WI 53403 (Agent), requesting a rezoning from A-2 General Agricultural Dist. to R-4.5 Urban Single-Family Residential Dist., C-1 Lowland Resource Conservancy Dist. and PUD Planned Unit Development Overlay Dist. on Tax Parcel # 82-4-222- 171-0043, located in the NE 1/4 of Section 17, T2N, R22E, Village of Somers. (For information use only, the property is located on the south side of Highway E approximately in the 9100 block). President Stoner opened the public hearing for the MasterCraft LLC rezoning request from A-2 General Agricultural District to R-4.5 Urban Single Family Residential District, C-1 Lowland Resource Conservancy District, and PUD Plan Unit Development Overlay District. No one spoke during the public hearing, so it was closed. Village Engineer Doug Snyder explained the development would include a stormwater pond designed to discharge at pre-development rates according to village ordinances. Water service would extend from the new 12th Street, and sewer would be extended throughout the development. He noted the current filling was permitted and using material from the water main installation. However, Snyder expressed reservations about moving forward with the preliminary plat, stating the developer was opposed to village standards for curb and gutter, and more design work was needed to ensure the proposal would fit the intended parcel. Plan Commissioner Donald Boxx expressed similar concerns about ensuring engineering resources were comfortable with the development before proceeding. Nancy Washburn, representing MasterCraft, clarified that the rezoning was a separate issue from the preliminary plat. She explained they were re-hearing the rezoning due to improper village notices, though it had been previously approved. She mentioned an important meeting scheduled for the next morning to discuss engineering standards. President Stoner explained that access points are controlled by state and county authorities, not the village, with both Highway KR and Highway E limited to single access points despite village efforts to obtain multiple access points. Motion: Commissioner Boxx moved to table the rezoning until engineering questions were resolved. Commissioner DeLuca seconded. The motion passed unanimously. 7. Land Division (Preliminary Plat): Discussion and Action on Request by: Mastercraft Builders LLC, 5008 Green Bay Rd, Kenosha, 5/81 WI (Owner), Nancy Washburn, Land Development Administration, LLC, 7450 County Line Rd, Mount Pleasant, WI 53403 (Agent), requesting Preliminary Plat review of Bella Terra Subdivision on Tax Parcel #82-4-222-171-0043, located in the NE 1/4 of Section 17, T2N, R22E, Village of Somers. This item was tabled along with the rezoning as they were related matters requiring resolution of engineering standards. 8. Comp Plan Amendment: Public Hearing and Action on Request by: David W Rasmussen & Scott B Rasmussen, 2004 3 rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests an amendment to the land use plan map for the Village of Somers (Map 80) as adopted in the Multi-Jurisdictional Comprehensive Plan for Kenosha County: 2035 from Suburban-Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved to Medium-Density Residential, Suburban-Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved, on Tax Parcel # 83-4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1st Street). Original Post Date: April 2, 2026, Amended April 7, 2026 President Stoner opened the public hearing for the David W. Rasmussen and Scott B. Rasmussen comprehensive plan amendment request. No one spoke during the public hearing, so it was closed. Commissioner Boxx provided extensive background on the request, noting that seven neighbors had spoken against it at the March 9 meeting. He explained the comprehensive planning process, which involved Rueckert Milke consulting firm working with the Plan Commission through public meetings from 2007-2010 to develop 16 neighborhood plans. Boxx expressed concern about the amendment's proposal to add multifamily residential development to an area planned for low-to-medium density single-family residential at one unit per acre. He noted the plan already identified two small multifamily areas and questioned adding more when 45 percent would become multifamily units. He also addressed procedural concerns, citing Wisconsin statute 66.1001 and SEWRPC requirements for comprehensive plan amendments, questioning whether the Plan Commission's advisory role was binding. He noted SEWRPC's 2010 population projection of 22,471 residents by 2025 was significantly higher than the actual 2025 population of 8,711. President Stoner expressed frustration with the commission's approach to development, arguing that stopping all development would harm the village financially and chase away developers. He emphasized the high quality of the village's development standards and noted that homes in current developments were selling for $550,000 to $900,000, with acre lots potentially reaching $1 million. Commissioner DeLuca suggested another joint meeting between the board and commission to discuss these issues. Motion: Commissioner Boxx moved to deny the comprehensive plan amendment. Michael DeLuca Seconded the motion. After discussion, the motion passed 3-2 vote. 6/81 9. Rezone: Public Hearing and Action on Request by: David W Rasmussen & Scott B Rasmussen, 2004 3 rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests approval of a rezoning from A-2 General Agricultural Dist. & C-2 Upland Resource Conservancy Dist. to R-4.5 Urban Single-Family Residential Dist., R-2 Suburban Single-Family Residential Dist., R-8 Urban Two-Family Residential Dist., C-2 Upland Resource Conservancy Dist. & C-1 Lowland Resource Conservancy Dist., on Tax Parcel # 83-4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1st Street). Motioned by Commissioner Michael DeLuca to deny the rezone. Seconded by Commissioner Donald Boxx 3-2 vote. 10. Preliminary Plat (land division): Discussion and Action on Request by: David W Rasmussen & Scott B Rasmussen, 2004 3rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests approval of a preliminary plat (dated February 24, 2026 and prepared by John P. Konopacki of Pinnacle Engineering Group), on Tax Parcel # 83-4- 223-062- 0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1st Street). Motioned by Commissioner Don Boxx to deny the rezone. Seconded by Commissioner Michael DeLuca 3-2 vote. 11. Adjourn The meeting and was adjourned at 6:24pm by Commissioner Michael DeLuca Seconded by Commissioner Don Boxx 5-0 vote. Drafted 04.13. 2026. These minutes are not official until approved by the Plan Commission. Submitted by Assistant to the Deputy Clerk Treasurer Eugenia Lara 7/81 Village of Somers Proceeding from the Village Plan Commission Meeting January 12, 2026 1. Call to Order Chairman Stoner called the meeting to order at 5:30 p.m. Present: • Chairman George Stoner • Commissioner Vinnie Chambers • Commissioner Donald Boxx • Commissioner Gregg Thompson • Commissioner Troy Steege • Alternate Pat Juliana Absent: • Commissioner Jerry Romanowski • Commissioner Michael Deluca Staff present in person: Administrator Jim Hurley, Deputy Clerk Treasurer Eugenia Lara, and Chief Andersen Village Trustees: Jackie Nelson 2. Pledge of Allegiance Chairman Stoner led everyone in the Pledge of Allegiance. 3. Approve Minutes of December 9, 2025 Meeting Commissioner Boxx moved to approve minutes of December 9, 2025 meeting. Seconded by Commissioner Juliana Motion carried. 6-0 vote. 4. Correspondence None 5. Citizen Comments None 8/81 6. Rezone with PUD: Public Hearing and Action on Request by: ENGENDREN LLC, 9625 55TH ST., Kenosha, WI 53144 (Owner); requesting a rezoning approval for a PUD Planned Unit Development Overlay Dist. amendment to allow a reduced side yard setback of 9.2 feet from the southwest corner of existing building, on Tax Parcel #82-4-221-131-0503, located in the NE ¼ Section 13, T2 N, R21 E, Village of Somers. (For information use only, the property is located at the southwest corner of Highway E and the West Frontage Road). Commissioner Donald Boxx moved to action on request by: ENGENDREN LLC, 9625 55TH ST., Kenosha, WI 53144 (Owner); requesting a rezoning approval for a PUD Planned Unit Development Overlay Dist. amendment to allow a reduced side yard setback of 9.2 feet from the southwest corner of existing building, on Tax Parcel #82-4-221-131-0503, located in the NE ¼ Section 13, T2 N, R21 E, Village of Somers. (For information use only, the property is located at the southwest corner of Highway E and the West Frontage Road). Seconded by: Commissioner Juliana Motion carried 6-0 vote. 7. Rezone: Public Hearing and Action on Request by: Frederick Family Revocable Trust, 9322 11TH AVE., Pleasant Prairie, WI 53158 (Owner), Chris Helle, Truck Country of Wisconsin, 501 Bell Street, Dubuque, IA 52001 (Agent), requests a rezoning from A-1 Agricultural Preservation Dist. to B-3 Highway Business Dist. & C-1 Lowland Resource Conservancy Dist., on current Tax Parcel # 45-4-221-241-0102, located in the NE 1/4 of Section 24, T2N, R21E, Town of Paris (parcel to be annexed into Village of Somers). (For information use only, the property is located on the West Frontage Road, just south of Point Ready Mix). Commissioner Boxx moved to action on request by: Frederick Family Revocable Trust, 9322 11TH AVE., Pleasant Prairie, WI 53158 (Owner), Chris Helle, Truck Country of Wisconsin, 501 Bell Street, Dubuque, IA 52001 (Agent), requests a rezoning from A-1 Agricultural Preservation Dist. to B-3 Highway Business Dist. & C-1 Lowland Resource Conservancy Dist., on current Tax Parcel # 45-4-221-241- 0102, located in the NE 1/4 of Section 24, T2N, R21E, Town of Paris (parcel to be annexed into Village of Somers). (For information use only, the property is located on the West Frontage Road, just south of Point Ready Mix). Seconded by: Commissioner Juliana Motion carried 6-0 vote 8. Conditional Use Permit: Public Hearing and Action on Request by: Frederick Family Revocable Trust, 9322 11TH AVE., Pleasant Prairie, WI 53158 (Owner), Chris Helle, Truck Country of Wisconsin, 501 9/81 Bell Street, Dubuque, IA 52001 (Agent), requests a Conditional Use Permit for large size vehicle or equipment sales involving extensive outdoor display and storage in the B-3 Highway Business Dist. on current Tax Parcel # 45-4-221-241-0102, located in the NE 1/4 of Section 24, T2N, R21E, Town of Paris (parcel to be annexed into Village of Somers). (For information use only, the property is located on the West Frontage Road, just south of Point Ready Mix). Commissioner Boxx moved to action on request by: Frederick Family Revocable Trust, 9322 11TH AVE., Pleasant Prairie, WI 53158 (Owner), Chris Helle, Truck Country of Wisconsin, 501 Bell Street, Dubuque, IA 52001 (Agent), requests a Conditional Use Permit for large size vehicle or equipment sales involving extensive outdoor display and storage in the B-3 Highway Business Dist. on current Tax Parcel # 45-4-221-241-0102, located in the NE 1/4 of Section 24, T2N, R21E, Town of Paris (parcel to be annexed into Village of Somers). (For information use only, the property is located on the West Frontage Road, just south of Point Ready Mix). Seconded by: Commissioner Juliana Motion carried 6-0 vote. 9. Site Plan Review& Exterior Fenestration: Discussion and Action Request by: Frederick Family Revocable Trust, 9322 11TH AVE., Pleasant Prairie, WI 53158 (Owner), Chris Helle, Truck Country of Wisconsin, 501 Bell Street, Dubuque, IA 52001 (Agent), requests approval of site plan and exterior fenestration on current Tax Parcel # 45-4-221-241-0102, located in the NE 1/4 of Section 24, T2N, R21E, Town of Paris (parcel to be annexed into Village of Somers). (For information use only, the property is located on the West Frontage Road, just south of Point Ready Mix). Commissioner Boxx moved to action discussion request by: Frederick Family Revocable Trust, 9322 11TH AVE., Pleasant Prairie, WI 53158 (Owner), Chris Helle, Truck Country of Wisconsin, 501 Bell Street, Dubuque, IA 52001 (Agent), requests approval of site plan and exterior fenestration on current Tax Parcel # 45-4-221-241- 0102, located in the NE 1/4 of Section 24, T2N, R21E, Town of Paris (parcel to be annexed into Village of Somers). (For information use only, the property is located on the West Frontage Road, just south of Point Ready Mix). Owner Christopher Helle noted that there will be a customer waiting area and showers only for employees. Commissioner Steege asked question regarding exterior fenestration. Commissioner Chambers like what was shown. Commissioner Thompsen as what was the start and completion of the project. Commissioner Boxx asked how many shifts and noise level. 10/81 Chris Helle noted that it would be standard repairs and doors would be closed. Seconded by: Commissioner Juliana Motion carried 6-0 vote. 10. Preliminary Plat (land division): Discussion and Action on Request by: Home Path Financial Limited Partnership, 19435 W Capitol Dr #102, Brookfield, WI 53045 (Owner), Ken Frank, Home Path Financial, 5116 N 126th St., Butler, WI 53007 (Agent), requesting approval of a preliminary plat (dated November 18th, 2025 and prepared by James D. Baker of Manhard Consulting) on Tax Parcel # 82-4-222-201-0100, located in the NE 1/4 of Section 20, T2N, R22E, Village of Somers. (For information use only, the property is located at the southwest corner of Highway H and 18th Street). Greg Thompsen moved to action on request by: Home Path Financial Limited Partnership, 19435 W Capitol Dr #102, Brookfield, WI 53045 (Owner), Ken Frank, Home Path Financial, 5116 N 126th St., Butler, WI 53007 (Agent), requesting approval of a preliminary plat (dated November 18th, 2025 and prepared by James D. Baker of Manhard Consulting) on Tax Parcel # 82-4-222-201-0100, located in the NE 1/4 of Section 20, T2N, R22E, Village of Somers. (For information use only, the property is located at the southwest corner of Highway H and 18th Street). Seconded by: Commissioner Juliana Motion carried 5-1 vote. Commissioner Boxx did not wish to vote. 11. Discussion and Action on: Proposed Duplex Condominium Homes Standards. Those standards were reviewed by the Village Board at the January 6 Work Session. Trustees request Plan Commissioners comments and recommendation on the standard to be presented to the Jan. 20 Village Work Session. Commissioner Boxx moved to action on proposed Duplex Condominium Homes standards. Those Standards were reviewed by the Village Board at the January 6 Work Session. Trustees request Plan Commissioners comments and recommendation on the standard to be presented to the January 20 Village Work Session. Commissioner Steege mentioned the signage on what were the standards of the Village. Trustee Nelson enforced compliance. Would like to have a form made out with boxes and what exceptions to upcoming developments so there is a system in place for all to not what they would like on developments. 11/81 12. Adjourn: 6:32 p.m. Commissioner Boxx moved to adjourn. Seconded by Commissioner Thompsen. Motion carried 6-0 vote. Drafted 1/14/ 2026. These minutes are not official until approved by the Plan Commission. Submitted by Deputy/Clerk Treasurer Eugenia Lara. 12/81 VILLAGE OF SOMERS VILLAGE PLAN COMMISSION ITEM MEMORANDUM WORK SESSION: June 8, 2026 TO: Village Plan Commission PREPARED BY: Jim Hurley, Administrator Jackie Nelson, Village Trustee AGENDA ITEM: #6 Comprehensive Plan Amendment: Consider adoption of Resolution 2026-001: David W Rasmussen & Scott B Rasmussen, 2004 3rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests an amendment to the land use plan map for the Village of Somers (Map 80) as adopted in the Multi-Jurisdictional Comprehensive Plan for Kenosha County: 2035 from Suburban- Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved to Medium-Density Residential, Suburban-Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved, on Tax Parcel # 83-4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1st Street). #7 Rezone: Recommendation on Request by: David W Rasmussen & Scott B Rasmussen, 2004 3rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests approval of a rezoning from A-2 General Agricultural Dist. & C-2 Upland Resource Conservancy Dist. to R- 4.5 Urban Single-Family Residential Dist., R-2 Suburban Single- Family Residential Dist., R-8 Urban Two-Family Residential Dist., C-2 Upland Resource Conservancy Dist. & C-1 Lowland Resource Conservancy Dist., on Tax Parcel # 83-4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1st Street). #8 Preliminary Plat (land division): Recommendation on Request by: David W Rasmussen & Scott B Rasmussen, 2004 3rd Street, Kenosha, WI 53140 (Owner), Raymond C. Leffler, 8338 Corporate Drive, Mt. Pleasant, WI 53406 (Agent); requests approval of a 13/81 preliminary plat (dated February 24, 2026 and prepared by John P. Konopacki of Pinnacle Engineering Group), on Tax Parcel # 83-4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. (For information use only, the property is located on the south side of Highway 195 at 1911 1st Street). BACKGROUND: The proposed plan is summarized in the memo from Luke Godshall, Senior Land Use Planner. The Petitioner is proposing to allow for a 41-lot single-family residential subdivision development on 43.24 acres. The proposal includes future plans for condominium duplexes, or side-by-sides. The specific requests are reviewed in the attached memo from Senior Land Use Planner Luke Godshall. A concept plan was reviewed by the Village Plan Commission in December 2025, and a public hearing on April 13, 2026. The Village Plan Commission voted 3-2 to negatively recommend the project. In review of the meeting, the objection was due to non- conformance with Village’s Comprehensive Plan. The 2008 Country Club Neighborhood Plan designates the area as Low to Medium Density Residential due to access constraints caused by the Pike River (the Kenosha County Bike Trail and Union Pacific Railroad are further east), and the River’s environmental significance. The Plan recommends one unit per acre density for this type of land use. UPDATES: At the May 19 Village Work Session, the Developer requested reconsideration of the application. After discussion, the Village Board unanimously agreed that the Plan Commission should reconsider the requested Comprehensive Plan amendment for the reasons set forth below: • Five neighboring subdivisions, including Whispering Meadows, Golf Glen, Shannon Farms, Avalon Estates, and Covelli Heights, are all located within one mile of the proposed development. Lots within these subdivisions are all less than one acre in size. The majority of lots are one-half acre or smaller, with the adjacent Whispering Meadows subdivision consisting primarily of approximately 0.35-acre lots. • The current proposal includes a range of lot sizes from 12,150 – 19,000 square feet, which provides a variety of options for prospective buyers. Current market trends show higher demand for quality homes on lots less than one acre. • The Developer estimates the value of the proposed detached single-family homes will be $600,000 or greater. The existence of five nearby subdivisions developed with lot sizes substantially smaller than one acre demonstrates that the local housing market readily supports smaller lot configurations without adversely affecting neighborhood character, stability, or property values. • The average 2025 assessed value among sampled homes within the five subdivisions is approximately $511,779, below the proposed single-family proposed home. 14/81 • Water and sewer infrastructure are available to the subdivision. • The 2008 Country Club Neighborhood Plan is eighteen years old and should be reevaluated based on current population estimates and infrastructure capacity. • State statute does allow for Plans to be amended under certain conditions, such as infrastructure expansion, changes in market trends, and development patterns. The Village Board agreed that the proposal is compatible with the surrounding neighborhoods, and these factors support reconsideration by the Plan Commission. The Developer requested two access points to the proposed subdivision, but only one was allowed on S.T.H 195 (KR) by the DOT. Even if the Village were to receive a proposal for a development with larger lots, the DOT still will not allow a second access point. ATTACHMENTS: Project Narrative Memo from Luke Godshall, Senior Land Use Planner Rezone Application Comprehensive Plan Amendment Application Preliminary Plat Application Site Plan Stormwater Memo 4.23.2026 SEWRPC Letter Proposed Resolution 2026-001 15/81 16/81 17/81 Shelly Billingsley, Director Department of Public Works & Development Services Andy M. Buehler, Director Division of Planning & Development 19600 75th Street, Suite 185-3 • Bristol, WI 53104-9772 • 262-857-1895 www.kenoshacounty.org TO: Village of Somers Plan Commission FROM: Luke Godshall, Senior Land Use Planner APPLN DATE: 02-27-26 RPT DATE: 04-07-26 MTG DATE: 04-13-26 RE: Bose Farms Land Use Plan Amendment, Rezone & Preliminary Plat PROJECT/SITE INFO: 1. Petitioner/Agent: Nancy Washburn, Land Development Administration, LLC 2. Property Owner: David W & Scott B Rasmussen 3. Location/Address: 1911 1ST ST 4. Tax key Number(s): 83-4-223-062-0200 5. Area: 43.24 acres 6. Existing Zoning: A-2 General Agricultural Dist., C-2 Upland Resource Conservancy Dist. 7. Proposed Zoning: R-4.5 Urban Single -Family Residential Dist., R-2 Suburban Single -Family Residential Dist., R-8 Urban Two-Family Residential Dist., C-1 Lowland Resource Conservancy Dist., C-2 Upland Resource Conservancy Dist. 8. Existing Land Use: Suburban-Density Residential , Primary Environmental Corridor, Nonfarmed Wetland, Other Conservancy Land to be Preserved 9. Proposed Land Use: Medium-Density Residential, Suburban -Density Residential, Primary Environmental Corridor, Nonfarmed Wetland, Other Conservancy Land to be Preserved PROJECT OVERVIEW: The Petitioner is proposing to amend the land use and zoning designations on the subject parcel to allow for a proposed 41-Lot single-family residential subdivision development to be known as Bose Farms. Additionally, three of the Outlots shown on the preliminary plat (Outlots 1, 4 and 5) are intended for future development of condominium duplexes. A concept of this development was brought before the Plan Commission in December 2025 PLANNER COMMENTS: The submitted rezoning application proposes R-4.5 zoning for most Lots of the subdivision, with the exception of Lots 10 and 11 which are proposed to be zoned R-2. These Lots are shown to meet R -2 zoning minimum standards for lot area (40,000 square feet), frontage (150 feet or at least 75 feet on a cul -de-sac or curve provided there is at least 150 feet of width at the required building setback line) and setbacks (30’ from Village roads, 15’ side and 25’ rear) . The proposed R-2 zoning for Lots 10 and 11 of the preliminary plat is consistent with the existing land use plan category of ‘Suburban -Density Residential’ and therefore no amendment to the land use plan is required for this area of the plat. The majority of the Lots in the subdivision are proposed to be zoned R-4.5 and are shown to meet minimum R- 4.5 zoning standards for lot area (at least 12,000 square feet) and minimum setback requirements (65’ from CTH E, 30’ from Village roads, 10’ side and 25’ rear). The proposed R -4.5 zoning for these Lots will require 18/81 RPT 2026-04-07 - Rasmussen Rezone & Preliminary Plat - 2 - approval of the petitioner’s submitted application for land use plan amendment from ‘Suburban-Density Residential’ to ‘Medium-Density Residential’. Outlots 1, 4, and 5 at the northern end of the preliminary plat are proposed to be rezoned to R -8 Urban Two- Family Residential District , as the petitioner intends to build 2 -unit condominium buildings on these Outlots with a future condominium plat . The proposed R -8 zoning for these Outlots will require approval of the petitioner’s submitted application for land use plan amendment from ‘Suburban -Density Residential’ to ‘Medium-Density Residential’. The submitted preliminary plat dated February 24 , 2026 and prepared by John P. Konopacki of Pinnacle Engineering Group, generally conforms to the requirements found in the Village of Somers Land Division and Platting Control ordinance (Chapter 18). Several items that will need to be added to and revised on the preliminary plat have been indicated in the staff recommendation below. These items, and any other items determined by the Plan Commission and Board, will need to be incorporated into a revised plat for eventual Final Plat approval. The plat is shown to be accessed from STH 195 (1 st Street) on the eastern side of the development tract via a new public road entrance (“Road A”) with several other roads forming the internal subdivision street network. The connection to STH 195 falls under the jurisdiction of Wisconsin Dept. of Transportation (WisDOT) and therefore the petitioner will need to obtain any necessary permits and approvals through WisDOT. All road rights-of-way within the development are shown to be 66’ in width to conform with Village standards. The two cul-de-sacs proposed are shown to have a radius of 75’. “Road C” is shown to stub off at the eastern boundary of the plat allowing for future extension into the land to the east. Per Village code, “ temporary termination of streets intended to be extended at a later date shall be constructed with a temporary cul-de-sac in accordance with the standards set forth above or by construction of a temporary "T" 25 feet wide extending to each adjacent right-of-way.” The plat should be revised to comply with this section of Village code. The Kenosha County Land Information Office has reviewed the street layout and indicates the streets shown on the preliminary plat shall be named as follows: • Road A – 18th Ave. • Road B – 1st Pl. (east-west portion) / 20th Ct. (north-south portion) • Road C – 2nd St. • Road D – 2nd Cir. • Road E – 2nd Pl. A draft copy of restrictive covenants was not submitted by the petitioner. A copy of such restrictive covenants shall be submitted for Village review prior to submittal of a final plat, to ensure that any contemplated restrictions are no less restrictive than Village of Somers ordinance regulations. STAFF RECOMMENDATION: Should the Plan Commission choose to recommend approval of th e proposed rezoning and preliminary plat , staff would recommend the following: 19/81 RPT 2026-04-07 - Rasmussen Rezone & Preliminary Plat - 3 - 1. Subject to addressing and incorporating any necessary preliminary plat review comments/conditions from external entities, including but not limited to the Wisconsin Department of Administration-Plat Review, Southeastern Wisconsin Regional Planning Commission (SEWRPC), Wisconsin Department of Natural Resources (DNR), and local utility companies. 2. Subject to subdivision restrictive covenants any by -laws being submitted for review and approval by the Village of Somers prior to final plat submittal. 3. The following items shall be added to the face of the preliminary plat: a. Per Section 18.20(B)(18) of the Village ordinance, add conceptual sanitary sewer, water main and storm sewer layout. b. Per Section 18.27(C)(2) of the Village ordinance, add a temporary cul -de-sac or temporary "T" to the east end of “Road C”. c. On Lot 10, show that there is at least 150’ of width at a tangent to the building setback line (as shown for Lot 11). d. On Sheet 1, indicate owners of adjacent unplatted parcels 83-4-223-062-0220 and 83-4-223-062- 0250. e. Indicate the Ordinary High Water Mark of the unnamed stream running through the western and southern portion of the plat. f. Add a note that reads: “ Any land below the ordinary high water mark of a lake or navigable stream is subject to the public trust in navigable waters that is established under article IX, section 1, of the state constitution”. g. If applicable, identify all proposed phases of the proposed subdivision on the preliminary plat. h. If applicable, locate and identify any proposed development sign easements on the preliminary plat. 4. The following items shall be revised on the face of the preliminary plat: a. Change title of plat on all sheets to “Bose Farms”. b. On Sheet 1, remove the statement ‘(ALSO KNOWN AS COUNTY TRUNK “KR”)’. c. Revise the street names on the preliminary plat as follows: • Road A – 18th Ave. • Road B – 1st Pl. (east-west portion) / 20th Ct. (north-south portion) • Road C – 2nd St. • Road D – 2nd Cir. • Road E – 2nd Pl. d. The floodplain boundary shown on the preliminary plat does not appear to match the boundary as indicated on FEMA’s National Flood Hazard Layer (NFHL). Revise floodplain boundary to match FEMA’s layer. e. Revise ‘shoreland zoning’ line to match as shown on Kenosha County Interactive Mapping, and label as ‘Shoreland Boundary’. f. Revise legend item for ‘300’ shoreland setback’ to read as ‘Shoreland Boundary’. 5. Subject to receiving approval for a stormwater management plan from the Village engineer. 20/81 21/81 22/81 23/81 24/81 25/81 26/81 27/81 28/81 29/81 VILLAGE OF SOMERS PLAN COMMISSION RESOLUTION NO. 2026-001 RESOLUTION APPROVING AN AMENDMENT TO THE MULTI-JURISDICTIONAL COMPREHENSIVE PLAN FOR KENOSHA COUNTY AS IT PERTAINS TO THE VILLAGE OF SOMERS WHEREAS, the Village of Somers, pursuant to § 62.23, and § 61.35, of Wisconsin Statutes, created the Village Plan Commission to function in accordance with the provisions of § 62.23, Wisconsin Statutes; and WHEREAS, the Town Board adopted the Multi-Jurisdictional Comprehensive Plan for Kenosha County: 2035 as the Town Comprehensive Plan on March 9, 2010, following extensive public participation. Per § 18.38(A) of the Town Code, the Plan was adopted by the Village of Somers; and WHEREAS, David W Rasmussen & Scott B Rasmussen, owners, has submitted a petition to the Plan Commission consistent with the application procedures for comprehensive plan amendments established by the Village; and WHEREAS, the petitioner requests an amendment to the land use plan map for the Village of Somers (Map 80) as adopted in the Multi-Jurisdictional Comprehensive Plan for Kenosha County: 2035 from Suburban-Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved to Medium-Density Residential, Suburban-Density Residential, PEC, Nonfarmed Wetland, Other Conservancy Land to be Preserved, on Tax Parcel # 83-4- 223-062-0200, located in the NW ¼ of Section 6, T2N, R23E, Village of Somers. WHEREAS, the Plan Commission finds that the comprehensive plan, with the proposed amendment, contains all the required elements specified in § 66.1001(2) of the Wisconsin Statutes and the comprehensive plan, with the proposed amendment, is internally consistent; and WHEREAS, the Village has duly noticed and held a public hearing on the proposed amendment, following the procedures in § 66.1001(4)(d) of the Wisconsin Statutes and the public participation plan for comprehensive plan amendments adopted by the Village Board. NOW, THEREFORE, BE IT RESOLVED that pursuant to § 66.1001(4)(b) of the Wisconsin Statutes, the Village of Somers Plan Commission hereby approves the amendment to the Multi-Jurisdictional Comprehensive Plan for Kenosha County as it pertains to the Village of Somers. BE IT FURTHER RESOLVED that the Plan Commission does hereby recommend that the Village Board enact an ordinance to adopt the comprehensive plan amendment. 30/81 Dated at Somers, Wisconsin, this_______day of June, 2026. VILLAGE OF SOMERS By:__________________________________ George Stoner, Village Plan Commission Chairperson Attest:______________________________________ Wendy Burnette, Clerk/Treasurer 31/81 32/81 33/81 34/81 35/81 36/81 37/81 38/81 39/81 40/81 41/81 42/81 43/81 44/81 45/81 46/81 47/81 48/81 49/81 50/81 51/81 52/81 53/81 F MB MB G F F WETLANDS PER KENOSHA COUNTY GIS WETLANDS PER KENOSHA COUNTY GIS S S S S S S S S S W LOT 38 LOT 39 LOT 40 LOT 41 LOT 37 LOT 36 LOT 1LOT 2 LOT 31 LOT 30 LOT 29 LOT 28 LOT 27 LOT 32 LOT 33 LOT 34 LOT 35 LOT 3 LOT 4 LOT 23 LOT 24 LOT 25 LOT 26 ROAD B ROAD B ROAD A EXISTING 30' SANITARY SEWER EASEMENT PROPOSED RIGHT OF WAY ROAD C 14.5' 2.5' 16.0'16.0' 2.5' 14.5' 66.0' R100.0' R35.0' R35.0' R35.0' R35.0' 66.0' 14.5' 2.5'16.0'16.0' 2.5'14.5' R100.0' R100.0' CTH KR/1ST STREET 22ND STREET 25.0' 65.0' 30.0' 65.0' 25.0' 30.0' 30.0' 30.0' 25.0'25.0' 30.0' 30.0' 10.0'10.0' 30.0' 10.0' 10.0' 10.0' 30.0' 25.0' © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\SITE PLAN.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 SITE PLAN- NORTH 1 1" = 50' SITE PLAN- NORTH RASMUSSEN ESTATES 1" = 50' 0100' GRAPHICAL SCALE (FEET) NORTH POND SITE DATA - NUMBER OF CONDO BUILDINGS: 16 (32 UNITS) - NUMBER OF LOTS: 41 LOTS - LENGTH OF ROADWAY: 3,945 LF ZONING: CONDO (OUTLOT 1, 4 & 5): R-8 ZONING - MIN HIGHWAY SETBACK: 65 FEET - MIN FRONT SETBACK: 30 FEET - MIN SIDE YARD: 10 FEET - MIN REAR YARD: 25 FEET - MIN LOT FRONTAGE: 100 FEET - MIN LOT AREA: 20,000 SQ FT SINGLE FAMILY (LOTS 1-41) - MIN HIGHWAY SETBACK: 65 FEET - MIN FRONT SETBACK: 30 FEET - MIN SIDE YARD: 15 FEET - MIN REAR YARD: 25 FEET - MIN LOT FRONTAGE: 150 FEET - MIN LOT AREA: 40,000 SQ FT SITE DATA TABLE 54/81 WETLANDS PER KENOSHA COUNTY GIS WETLANDS PER KENOSHA COUNTY GIS MATCH LINE 2 CONCRETE S S S S S S LOT 4 LOT 5 LOT 6LOT 7LOT 8LOT 9 LOT 14 LOT 15 LOT 16 LOT 17 LOT 18LOT 13 LOT 12 LOT 19 LOT 20 LOT 21 LOT 22 LOT 23 LOT 24 LOT 25 LOT 26 LOT 10 LOT 11 EXISTING SANITARY SEWER EASEMENT ROAD C 66.0' 14.5' 2.5'16.0' 2.5'14.5' R35.0' R35.0' R200.0' R100.0' EXISTING 15' ACCESS AND UTILITY EASEMENT ROAD A 10.0' 10.0' 30.0' 25.0' 10.0' 16.0' 30.0' 25.0' 10.0' 10.0' 30.0' 30.0' 58.0' 2.5' 14.5' 30.0' 58.0' 2.5' 14.5' 30.0' 15.0' 15.0' © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\SITE PLAN.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 SITE PLAN- SOUTH 2 1" = 50' SITE PLAN- SOUTH RASMUSSEN ESTATES 1" = 50' 0100' GRAPHICAL SCALE (FEET) NORTH POND POND SITE DATA - NUMBER OF CONDO BUILDINGS: 16 (32 UNITS) - NUMBER OF LOTS: 41 LOTS - LENGTH OF ROADWAY: 3,945 LF ZONING: CONDO (OUTLOT 1, 4 & 5): R-8 ZONING - MIN HIGHWAY SETBACK: 65 FEET - MIN FRONT SETBACK: 30 FEET - MIN SIDE YARD: 10 FEET - MIN REAR YARD: 25 FEET - MIN LOT FRONTAGE: 100 FEET - MIN LOT AREA: 20,000 SQ FT SINGLE FAMILY (LOTS 1-41) - MIN HIGHWAY SETBACK: 65 FEET - MIN FRONT SETBACK: 30 FEET - MIN SIDE YARD: 15 FEET - MIN REAR YARD: 25 FEET - MIN LOT FRONTAGE: 150 FEET - MIN LOT AREA: 40,000 SQ FT SITE DATA TABLE 55/81 626 623 623 623 624 625 625 625 626 627 626 627 628 629 627 625 627 626 625 624 622 623 623 623 620 615 612 615 615614 620 624 624 623 622 621 620 619 618 620 622 622 F MB MB G F F WETLANDS PER KENOSHA COUNTY GIS WETLANDS PER KENOSHA COUNTY GIS 10+00 11+00 12+0013+0014+0015+0016+0017+0018+00 19+00 20+00 10+00.0010+33.00 11+81.00 17+96.26 18+26.9418+57.63 19+68.85 10+50 11+5012+5013+5014+5015+5016+5017+50 18+50 19+50 30+00 31+00 32+00 33+00 34+00 35+00 36+00 37+0038+0039+00 40+00 41+00 42+00 43+00 44+00 45+00 46+00 47+00 47+72 30+00.00 35+54.12 36+32.63 37+11.1338+92.13 39+70.71 40+49.28 46+04.21 47+72.21 30+50 31+50 32+50 33+50 34+50 35+50 36+50 37+5038+50 39+50 40+50 41+50 42+50 43+50 44+50 45+50 46+50 47+50 53+00 53+77 53+77.12 52+50 53+50 S S S S S S S S S W 624 625 626 627 628 624 625 626 627 627 626 625 624 623 622 622 622 623 624 626625 625 624 623 624 623 624 622 623 624 625 626 627 629 628 626 624 623 625 623 624 625 626 627 628 629 628 626 629 627 628627626 627625 626 624 627621618 625 623 621 620 621 622 623 621 621 619 619 608610 613 618 617 620 LOT 38 LOT 39 LOT 40 LOT 41 LOT 37 LOT 36 LOT 1LOT 2 LOT 31 LOT 30 LOT 29 LOT 28 LOT 27 LOT 32 LOT 33 LOT 34 LOT 35 LOT 3 LOT 4 LOT 23 LOT 24 LOT 25 LOT 26 ROAD B ROAD B ROAD A ROAD C CTH KR/1ST STREET 22ND STREET © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\GRADING PLAN.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 GRADING PLAN- NORTH 3 1" = 50' GRADING PLAN- NORTH RASMUSSEN ESTATES LEGEND STORM SEWER MANHOLE STORM SEWER INLET / CATCH BASIN (ROUND CASTING) STORM SEWER INLET / CATCH BASIN (RECTANGULAR CASTING) FLARED END SECTION / END APRON EXISTING 1' CONTOUR INTERVAL EXISTING 5' CONTOUR INTERVAL PROPOSED 1' CONTOUR INTERVAL PROPOSED 5' CONTOUR INTERVAL SURFACE FLOW DIRECTION INDICATOR 750.00 OVERFLOW RELIEF ROUTING GRASSPAVEMENT SPOT ELEVATION CLEANOUT 101 100 101 100 1" = 50' 0100' GRAPHICAL SCALE (FEET) NORTH POND 56/81 622 623 615 615 620 605 605 605 608 608 620 615 612 615 623 622 621 620 619 618 620 615 620 610 611 612 613 615 617 619 620 621 622 621 620 619 618617 616 615 620 615 622 621 621 WETLANDS PER KENOSHA COUNTY GIS WETLANDS PER KENOSHA COUNTY GIS MATCH LINE 2 CONCRETE 19+00 20+00 21+0022+0023+0024+00 25+00 26+00 27+00 27+96 18+26.9418+57.63 19+68.85 20+30.2220+91.59 24+92.03 27+96.03 18+50 19+50 20+5021+5022+5023+5024+50 25+50 26+50 27+50 50+00 51+00 52+00 53+00 53+77 50+00.00 51+12.50 51+38.00 51+63.50 53+77.12 50+50 51+50 52+50 53+50 S S S S S S 621618 623 621 620 621 621 621 619 619 619 619 608610 612 608 612 613 618 617 617 616 613 613 616 618 617 612612 606 603 613 610 610 607 614 618 618 620 623 621 623 606 603 606 606 607 612606 623 621 617 612 607 612607603 608 610 614 619 622 623 624 622 623 623 623 622 621 620 619 618618 620 624 625 624 623 622 LOT 4 LOT 5 LOT 6LOT 7LOT 8LOT 9 LOT 14 LOT 15 LOT 16 LOT 17 LOT 18LOT 13 LOT 12 LOT 19 LOT 20 LOT 21 LOT 22 LOT 23 LOT 24 LOT 25 LOT 26 LOT 10 LOT 11 ROAD C ROAD A TREE REMOVAL TO BE LIMITED TO AMOUNT NEEDED TO CONSTRUCT ROADWAY AND MATCH IN GRADING EXISTING TREES TO REMAIN. PROPOSED GRADING TO BE FEATHERED IN BEFORE TREES. © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\GRADING PLAN.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 GRADING PLAN- SOUTH 4 1" = 50' GRADING PLAN- SOUTH RASMUSSEN ESTATES LEGEND STORM SEWER MANHOLE STORM SEWER INLET / CATCH BASIN (ROUND CASTING) STORM SEWER INLET / CATCH BASIN (RECTANGULAR CASTING) FLARED END SECTION / END APRON EXISTING 1' CONTOUR INTERVAL EXISTING 5' CONTOUR INTERVAL PROPOSED 1' CONTOUR INTERVAL PROPOSED 5' CONTOUR INTERVAL SURFACE FLOW DIRECTION INDICATOR 750.00 OVERFLOW RELIEF ROUTING GRASSPAVEMENT SPOT ELEVATION CLEANOUT 101 100 101 100 1" = 50' 0100' GRAPHICAL SCALE (FEET) NORTH POND POND 57/81 F MB MB G F F WETLANDS PER KENOSHA COUNTY GIS WOOD FENCE WETLANDS PER KENOSHA COUNTY GIS S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W LOT 38 LOT 39 LOT 40 LOT 41 LOT 37 LOT 36 LOT 1LOT 2 LOT 31 LOT 30 LOT 29 LOT 28 LOT 27 LOT 32 LOT 33 LOT 34 LOT 35 LOT 3 LOT 4 LOT 23 LOT 24 LOT 25 LOT 26 ROAD B ROAD B ROAD A EXISTING 30' SANITARY SEWER EASEMENT ROAD C CTH KR/1ST STREET 22ND STREET PROPOSED WATER MAIN EXTENSION FOR DEVELOPMENT. WATER MAIN TO BE CONNECTED TO EXISTING MAIN PRIOR TO METER TO ALLOW DEVELOPMENT TO BE SERVICED BY SOMERS WATER. PROPOSED WATER MAIN PROPOSED SANITARY SEWER PROPOSED STORM SEWER PROPOSED SANITARY SEWER PROPOSED WATER MAINPROPOSED STORM SEWER CONNECT TO EXISTING 12" WATER MAIN WITH 12"X12" TEE AND 12" GATE VALVE PROPOSED WATER MAIN TO CROSS OVER EXISTING SANITARY. PROVIDE 18 INCHES OF CLEARANCE BETWEEN UTILITIES. 12" GATE VALVE & PLUG PROPOSED WATER MAIN TO BE INSTALLED A MINIMUM OF 8.0' OFF THE OVERHEAD WIRES © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\UTILITY PLAN.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 UTILITY PLAN- NORTH 5 1" = 50' UTILITY PLAN- NORTH RASMUSSEN ESTATES LEGEND SANITARY SEWER MANHOLE STORM SEWER INLET / CATCH BASIN (ROUND CASTING) STORM SEWER INLET / CATCH BASIN (RECTANGULAR CASTING) FLARED END SECTION / END APRON CLEANOUT VALVE BOX FIRE HYDRANT PROPOSED COMBINED SEWER STORM SEWER MANHOLE PROPOSED DRAIN TILE PROPOSED ELECTRIC PROPOSED FIBER OPTIC|FO| PROPOSED FIRE PROTECTION PROPOSED GAS |G| PROPOSED SANITARY SEWER PROPOSED SANITARY FORCEMAIN PROPOSED INLET DRAIN TILE (DRAIN TILE DONUT, SEE DETAIL) PROPOSED STORM SEWER PROPOSED TELEPHONE|T| PROPOSED WATERMAINW LIGHT POLE ELECTRIC TRANSFORMER UTILITY CROSSING# 1" = 50' 0100' GRAPHICAL SCALE (FEET) NORTH POND SEWER SERVICE DIVIDING LINE BETWEEN RACINE WASTEWATER AND KENOSHA UTILITY 58/81 MATCH LINE 2 CONCRETE S S S S S S W W W W W W W W W W W W W W W W W LOT 4 LOT 5 LOT 6LOT 7LOT 8LOT 9 LOT 14 LOT 15 LOT 16 LOT 17 LOT 18LOT 13 LOT 12 LOT 19 LOT 20 LOT 21 LOT 22 LOT 23 LOT 24 LOT 25 LOT 26 LOT 10 LOT 11 EXISTING SANITARY SEWER EASEMENT ROAD C EXISTING 15' ACCESS AND UTILITY EASEMENT ROAD A PROPOSED SANITARY SEWER PROPOSED WATER MAIN PROPOSED STORM SEWER PROPOSED STORM SEWER PROPOSED WATER MAIN © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\UTILITY PLAN.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 UTILITY PLAN- SOUTH 6 1" = 50' UTILITY PLAN- SOUTH RASMUSSEN ESTATES LEGEND SANITARY SEWER MANHOLE STORM SEWER INLET / CATCH BASIN (ROUND CASTING) STORM SEWER INLET / CATCH BASIN (RECTANGULAR CASTING) FLARED END SECTION / END APRON CLEANOUT VALVE BOX FIRE HYDRANT PROPOSED COMBINED SEWER STORM SEWER MANHOLE PROPOSED DRAIN TILE PROPOSED ELECTRIC PROPOSED FIBER OPTIC|FO| PROPOSED FIRE PROTECTION PROPOSED GAS |G| PROPOSED SANITARY SEWER PROPOSED SANITARY FORCEMAIN PROPOSED INLET DRAIN TILE (DRAIN TILE DONUT, SEE DETAIL) PROPOSED STORM SEWER PROPOSED TELEPHONE|T| PROPOSED WATERMAINW LIGHT POLE ELECTRIC TRANSFORMER UTILITY CROSSING# 1" = 50' 0100' GRAPHICAL SCALE (FEET) NORTH POND POND SEWER SERVICE DIVIDING LINE BETWEEN RACINE WASTEWATER AND KENOSHA UTILITY 59/81 615 620 625 630 635 11+00 (622.71) 622.71 12+00 (622.72) 622.72 13+00 (622.85) 622.85 14+00 (622.76) 622.76 15+00 (622.81) 622.81 16+00 (622.76) 622.76 17+00 (622.77) 622.77 18+00 (622.79) 622.79 19+00 (622.44) 622.44 20+00 (622.17) 622.17 21+00 (622.11) 622.11 22+00 (621.66) 621.66 -2.00% -0.60% -0.60% +0.60% +0.70% -0.60% PVI STA = 10+12.50 PVI ELEV = 625.12 PVI STA = 13+02.15 PVI ELEV = 624.20 PVI STA = 16+83.15 PVI ELEV = 621.91 PVI STA = 19+27.85 PVI ELEV = 620.44 PROPOSED CENTERLINE GRADE EXISTING CENTERLINE GRADE 615 620 625 630 635 23+00 (621.18) 621.18 24+00 (620.83) 620.83 25+00 (621.17) 621.17 26+00 (621.27) 621.27 27+00 (621.63) 621.63 -0.60% PVI STA = 24+92.03 PVI ELEV = 623.83 PVI STA = 27+96 PVI ELEV = 622.00 PROPOSED CENTERLINE GRADE EXISTING CENTERLINE GRADE 615 620 625 630 635 615 620 625 630 635 © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\ROADWAY PROFILES.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 ROADWAY PROFILE- RD A 7 1" = 40' ROADWAY PROFILE- RD A RASMUSSEN ESTATES 1" = 40' 080' GRAPHICAL SCALE (FEET) NORTH 60/81 615 620 625 630 635 31+00 (622.94) 622.94 32+00 (623.13) 623.13 33+00 (623.16) 623.16 34+00 (623.47) 623.47 35+00 (624.89) 624.89 36+00 (625.70) 625.70 37+00 (626.11) 626.11 38+00 (625.55) 625.55 39+00 (624.59) 624.59 40+00 (624.79) 624.79 41+00 (624.78) 624.78 42+00 (623.54) 623.54 -0.72% -2.00% +0.60% PVI STA = 30+00 PVI ELEV = 624.21 PVI STA = 37+00 PVI ELEV = 627.89 EXISTING CENTERLINE GRADE PROPOSED CENTERLINE GRADE 615 620 625 630 635 615 620 625 630 635 42+00 (623.54) 623.54 43+00 (623.32) 623.32 44+00 (623.10) 623.10 45+00 (622.90) 622.90 46+00 (622.79) 622.79 47+00 (622.34) 622.34 +2.00% -2.00% +1.20% PVI STA = 45+85 PVI ELEV = 621.55 PVI STA = 47+72 PVI ELEV = 623.30 EXISTING CENTERLINE GRADE PROPOSED CENTERLINE GRADE 615 620 625 630 635 © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\ROADWAY PROFILES.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 ROADWAY PROFILES- RD B 8 1" = 40' ROADWAY PROFILES- RD B RASMUSSEN ESTATES 1" = 40' 080' GRAPHICAL SCALE (FEET) NORTH 61/81 610 615 620 625 630 610 615 620 625 630 51+00 (622.22) 622.22 52+00 (622.34) 622.34 53+00 (622.26) 622.26 +0.60% +2.00% PVI STA = 50+00 PVI ELEV = 618.02 PVI STA = 53+60 PVI ELEV = 620.18 PVI STA = 53+77.12 PVI ELEV = 620.52 EXISTING CENTERLINE GRADE PROPOSED CENTERLINE GRADE © COPYRIGHT 2025 REVISIONSSHEET PEG JOB No. PEG PM PLAN DATE SCALE PINNACLE ENGINEERING GROUP PINNACLE ENGINEERING GROUP www.pinnacle-engr.com WISCONSIN OFFICE: 20725 WATERTOWN ROAD, SUITE 100 BROOKFIELD, WI 53186 (262) 754-8888 ENGINEERING I NATURAL RESOURCES I SURVEYING PLAN I DESIGN I DELIVER CHICAGO I MILWAUKEE : NATIONWIDE w w w . p i n n a c l e - e n g r . c o m Z:\PROJECTS\2025\6686.00-WI\CAD\SHEETS\PRELIM\ROADWAY PROFILES.DWG OF SOMERS, WISCONSIN 6686.00 AEK 02/27/26 9 ROADWAY PROFILES- RD C 9 1" = 40' ROADWAY PROFILES- RD C RASMUSSEN ESTATES 1" = 40' 080' GRAPHICAL SCALE (FEET) NORTH 33.0' 2.0% 1.0' 8" BASE COARSE 6" TOPSOIL, SEED, FERTILIZER AND MULCH 30" ROLL BACK CURB 33.0' 1.75" ASPHALT SURFACE COARSE (4 LT 58-28 S) 4.0% 2.0% 2.5' 16.0'14.5' 4.0% 66' RIGHT OF WAY COMPACTED SUBGRADE 10" - 1 1/4" AGGREGATE BASE COURSE 3.5" ASPHALT BINDER COURSE (3 LT 58-28 S) 66' RIGHT OF WAY 62/81 63/81 64/81 65/81 66/81 67/81 68/81 69/81 70/81 71/81 72/81 73/81 April 23, 2026 Ms. Wendy Burnette Clerk/Treasurer Village & Town of Somers P.O. Box 1607 Somers, WI 53171 RE: Preliminary Plat, Rasmussen Estates NW ¼ Section 6, T 2 N, R 23 E, Village & Town of Somers SEWRPC No. CA-114-14 Dear Ms. Burnette: This is to acknowledge receipt of your letter of March 10, 2026, concerning the above-captioned matter and to advise of the following Commission staff findings and recommendations relative thereto: 1. The proposed plat is to be developed with centralized sanitary sewer service and is located within a planned sewer service area as delineated in SEWRPC Community Assistance Planning Report (CAPR) No. 106, Sanitary Sewer Service Areas for the City of Kenosha and Environs and CAPR No. 147, Sanitary Sewer Service Area for the City of Racine and Environs. 2. The subject plat abuts upon CTH KR, which is identified in the transportation element of VISION 2050 as a four-lane arterial highway along the development site. The right-of-way shown on the plat is adequate for this arterial facility. 3. The subject plat contains land delineated by the Commission as a primary environmental corridor (PEC) which consists of wetlands, woodlands, floodplains, steep slopes, and wildlife habitat. Commission adopted plans recommend that these areas be preserved in essentially natural open uses to the greatest extent practicable as determined by county and local plans. The PEC is contained in Parcel 10, 11, Outlot 2, and Outlot 3. As shown on the plat, building envelopes for Parcel 10 and 11 are located outside of the PEC. It is recommended that deed restrictions against any disturbance or development of the PEC and wetland areas be placed on the face of the plat. Disturbance of any wetlands on the site including earth moving activities adjacent to wetlands may require permits from the Wisconsin Department of Natural Resources and/or the U.S. Army Corps of Engineers. Commission staff recommends that the developer contact those agencies to determine if any permits are required and to apply for those permits. 74/81 Ms. Wendy Burnette April 23, 2026 Page 2 4. The subject plat is partially located within an identified 1-percent-annual-probability (100-year recurrence interval) flood hazard area as delineated in the Federal Flood Insurance Study (FIS) for Kenosha County. As shown, the floodplain is entirely within the PEC and does not intersect with any structures in the planned development. 5. The subject subdivision is located in the Pike River watershed. Runoff from the subject plat drains to the Lower Pike River. The regional water quality management plan recommends that nonpoint source pollution in this area be reduced. Adequate erosion control is necessary to reduce pollutant runoff from construction sites, and post-construction stormwater management would be needed to meet the nonpoint source pollution reduction requirements of the Village stormwater management ordinance. We would suggest that the subdivider call upon the Village Engineer for technical guidance in the attainment of sound erosion control management practices in connection with the development process, and that the post-construction stormwater management plan for the site comply with the requirements of the Village ordinance. Should you have any questions concerning the foregoing, please do not hesitate to call. Sincerely, Benjamin R. McKay, AICP Deputy Director BRM/FGF #280670 - RASMUSSSEN ESTATES PRELIMINARY PLAT 75/81 Shelly Billingsley, Director Department of Public Works & Development Services Andy M. Buehler, Director Division of Planning & Development 19600 75th Street, Suite 185-3 • Bristol, WI 53104-9772 • 262-857-1895 www.kenoshacounty.org MEMORANDUM TO: Jim Hurley, Village Administrator FROM: Luke Godshall, Senior Land Use Planner DATE: 2026-06-03 RE: The Lakes of Racine Assisted Living Petitioner: William A Morris, Architect Parcel Owner: RPF Somers Outlots LLC Parcel(s): 82-4-222-104-0332 & 82-4-222-104-0333 Address: 1015 & 1071 58th Ave. Area: 3.8 acres Proposed Use: Two (2) 41-room assisted living facilities Existing Land Use Plan: Commercial Proposed Land Use Plan: Governmental and Institutional Current Zoning: B-3 Highway Business District Proposed Zoning: I-1 Institutional District Project Overview: Petitioner is seeking a conceptual review from the plan commission of a proposed assisted living facility situated on two tax parcels along the west side of Green Bay Road, consisting of two (2) buildings each containing 41 rooms. The existing land use plan category designated for the subject parcels is ‘Commercial’ and would need to be amended to the ‘Governmental and Institutional’ land use category to support the proposed use. The parcels would then need to be rezoned from B -3 Highway Business District to I -1 Institutional District., which allows for this type of use as a principal use under the Village of Somers zoning ordinance (hospitals, sanitariums, nursing homes and clinics). Planner Comments: The Petitioner has submitted a conceptual site plan, building floor plan and exterior building rendering. The Petitioner has indicated that each building will be 21, 700 gross square feet. The submitted site plan appears to show that each building could meet the minimum required setbacks of the I-1 zoning district (65’ from highway, 30’ from Village roads, 10’ side yard setback and 25’ rear yard setback). If this project advances past the concept phase, it is expected that a more detailed/accurate survey or site plan will be presented showing proposed setbacks from lot lines and street rights-of-way. 76/81 The conceptual site plan shows each parcel being accessed from 10 th Street, just west of its intersection with STH 31/Green Bay Road. Due to the close proximity to STH 31 an inquiry was sent to WisDOT regarding the location of the proposed access points, and on 6 -3-26 Kevin Koehnke of WisDOT indicated the following: “We would like to see the driveways be about halfway between the west edge of WIS 31 and the east edge of the roadway to the west. The location shown would be difficult for turning vehicles to react to if for some reason the vehicle entering the proposed driveway is unable to make the turn in a free -flow fashion. Most concern would be for delivery trucks entering from WIS 31 and then turning into one of the driveways. We have both the southbound right and northbound left to be concerned about. We wouldn’t want a left turner backed up onto WIS 31 waiting for a vehicle to maneuver into one of these driveways. Please have them revise the site plan by mirroring the parking/driveway location to the west of the buildings or completely revise to have the driveway locations split WIS 31 and the public road to the west.” Parking/paved areas are required to be located at least 20 feet from street rights -of-way. The submitted site plan appears to show parking spaces located at a zero setback from the right-of-way line of STH 31 and therefore will need to be amended on a future site plan. The conceptual site plan appears to show 17 parking spaces for the facility on the northern parcel and 14 parking spaces for the facility on the southern parcel. Village ordinance requires a minimum of 1 parking space for each bed, plus 1 space per 5 outpatients and 1 space for each employee on the largest work shift. The Village ordinance does allow for adjustments to the number of required parking on a case -by-case basis, which would require the petitioner to submit written documentation that the operation requires less parking than the ordinance requires. The conceptual site plan should be updated to show the existing 20 foot public path easement along the west side of each parcel so it can be shown that buildings, landscaping and parking areas can be constructed without encroaching upon the path. This project is located just beyond the reach of the City’s airport overlays and therefore will not require a City of Kenosha Airport Site Plan Review. Necessary Applications/Approvals for this project would include: • Land Use Plan amendment from ‘Commercial’ to ‘Governmental and Institutional’. • Rezoning from B-3 Highway Business District to I-1 Institutional District. • Site Plan & Building Fenestration Review 77/81 78/81 79/81 80/81 81/81