Manitowoc Plan Commission Meeting - October 28, 2026

The Manitowoc Plan Commission met on Wednesday, October 28, 2026, at 6:00 PM in Council Chambers and via Zoom. The commission approved prior minutes, held a public hearing on a conditional use permit for outdoor storage, heard updates on the zoning and subdivision code rewrites, and approved two final plats.

Approval of Minutes

• Motion by Commissioner Dan, seconded by Commissioner Steinbrenner, approved the September 23, 2026 Plan Commission minutes as presented.

Public Comments & Testimony

• Pat Tice, a neighboring property owner across the street, telephoned opposition to the Brey CUP but did not attend; he said outdoor storage would not complement the neighborhood and noted the site's history of garbage issues.
• Kirk Bry, applicant and owner of Brey Property Management/360 Storage, testified in support. He said he initially thought the parking lot could be used for neighbor storage, that most users live nearby, and he requested a larger mapped storage area and flexibility on screening.

Public Hearing: PC 16-2026 - Brey Property Management, 601 Reed Avenue (Conditional Use Permit for Outside Storage)

• Staff said the property was rezoned in 2025 from B-1 neighborhood business to B-3 general business for an interior climate-controlled storage use; outdoor storage in B-3 requires a conditional use permit.
• In September 2026, the zoning administrator issued a violation letter for unauthorized outdoor storage, including trailers, boats, campers, snowmobiles, a trampoline, a vending machine, building materials, and debris. Most of the items were cleaned up after the letter.
• The proposed CUP would allow only campers, RVs, boats, and trailers that are maintained, roadworthy, properly licensed/registered, and moveable; no abandoned or junk vehicles; no other outside items; and natural screening along property lines.
• Staff counted about 100 parking-stall equivalents in the three mapped storage areas. The applicant said he would use far fewer, estimating about 14 spaces on the west side, 9 on the east side, and minimal use of the rear lot.
• Staff noted that under 2017 state law, a city cannot simply deny a conditional use permit but can impose and enforce conditions. Staff recommended approval with the mapped areas and conditions, and did not support enlarging the area.
• Commissioners discussed the large scale of the change from B-1 to outdoor storage and the future zoning code, under which the use would become legal non-conforming and could not be expanded. Item M was amended to require maintaining existing screening vegetation to the city planner's satisfaction, rather than all existing trees and shrubs.
• The motion to approve the CUP as presented, with amended item M, carried. Recorded nays included Brock and Dan Horning.

Old Business: PC 3-2024 - Chapter 15 Zoning Code Rewrite (Update)

• Staff reported that the Committee of the Whole review raised no major concerns; the only item mentioned was a state statute provision on possible compensation for plan commissioners.
• Next steps: Plan Commission formal recommendation on November 18, 2026; Common Council public hearing on December 21, 2026; adoption targeted for January 1, 2027.
• The city attorney is drafting language on emergency warming shelters, warming shelters, and transitional housing, and the consultant's legal review is expected in early November. Commissioners requested final draft language early enough to review before the November meeting.

New Business: PC 14-2026 - Chapter 21 Subdivision Code Rewrite (Update)

• Staff described the rewrite as a reorganization and clarification of the existing subdivision code rather than a major substantive change.
• It incorporates the new state statute prohibiting cities from tying subdivision plat approval to utility installation and moves technical specifications into the engineering design manual. The target adoption date is January 1, 2027. No action was taken.

New Business: PC 8-2026 - TLG Holdings LLC, Final Plat for Deerbrook Crossing Subdivision No. 1

• Staff recommended approval for the 16-lot subdivision near Deerbrook Lane and Kellner Street. Prior street vacation and official map amendment were completed; state and county review were completed; fees were paid; only a drainage plan remained outstanding.
• The commission unanimously approved the final plat.

New Business: PC 16-2026 - Row, Row, Row LLC / Radue Homes Inc., Final Plat for The Row at Riverpoint Subdivision

• Staff recommended approval for the 21-lot townhome subdivision at the 1100 and 1200 block of River Point Drive. Streets and utilities are installed, but the plat had not yet been sent to the state.
• Because of substandard soils, the developer needs to install a substantial number of helical piers before frost and requested an early start permit. Since two lots already exist, early work on those lots could begin before final plat approval.
• The commission approved the final plat. Motion by Commissioner Brock, seconded by Commissioner Bill.

Miscellaneous

• The agenda listed a certified survey map for Roger Holschbach in the NE 1/4 of the NE 1/4, Section 13, T18N, R23E, Town of Newton, and a site plan summary for SP 13-2026, 7 Brews, 4441 Calumet Avenue. No county activities were reported. No discussion was held on these items before adjournment.

Key Outcomes

• Approved the September 23, 2026 Plan Commission minutes.
• Approved the Brey Property Management CUP with conditions and amended item M; Brock and Dan Horning voted no.
• Approved the Deerbrook Crossing Subdivision No. 1 final plat unanimously.
• Approved The Row at Riverpoint Subdivision final plat.
• Received updates on the zoning and subdivision code rewrites; formal zoning recommendation is scheduled for November 18, 2026, council public hearing on December 21, 2026, with January 1, 2027 as the targeted adoption date.
• The next Plan Commission meeting is November 18, 2026; the meeting then adjourned.

Note: The printed agenda assigns the same case number, PC 16-2026, to both the Brey public hearing and The Row at Riverpoint final plat item; this summary uses the agenda headings as listed.