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MINUTES OF THE PLAN COMMISSION MEETING
HELD ON TUESDAY, MARCH 25, 2014 at 5:15 pm
A meeting of the Plan Commission was held on Tuesday, March 25, 2014 at 5:15 pm at the Town of
Sheboygan Town Hall, 1512 No. 40th Street, Sheboygan, Wisconsin 53081, Sheboygan County. The
following were present: Commission Member/Town Chairman Dan Hein, Commission Member/Town Board
members Leslie Rahn, David Griffin President of Sanitary District #3, James Schultz, Cole Northup, Jim
Kloppenburg, Karen Schulze, Atty. Michael Bauer, Town Supervisors John Wagner, Jim Schwinn and Char
Gumm, Town Clerk Cathy Conrad and the attached list of residents.
Notice of the meeting was given to the public at least 24 hours prior to the meeting by forwarding the
complete agenda to the official Town newspaper, The Sheboygan Press, and to all news media who have
requested the same, as well as posting in three (3) different places.
Chairman Hein opened the meeting and introductions were given. The Public Hearings were published in
the legal notices.
Atty. Bauer opened the public hearing regarding the Conditional Use Permit for
Petitioner:
Manhard Consulting Ltd., by Ryan Solum, Agent for Sam’s Club
900 Woodlands Parkway
Vernon Hills, Il 60061
Property Owner:
Menard, Inc.
4777 Menard Drive
Eau Claire, WI 54703
Property Address:
4309 County Road J
Present Zoning:
B2-A (General Business District)
Parcel Size:
approx. 23.58 acres
Parcel Number:
59024343550 & 59024343551
Purpose of Petition: The petitioner requests a conditional use permit for Sam’s Club to remove the existing
Menards Self Storage buildings and build a new 136,000 square foot retail membership warehouse club
with a member’s only gas station on site. Sam’s Club will include several departments such as general
merchandising; apparel; appliances; electronics; office supplies; home furnishings; books; auto supplies;
grocery with deli; produce; bakery; liquor; dry goods departments; and a pharmacy.
The Club may include some or all of a bank or savings and loan; optical clinic; a photography studio and
processing lab; tires and battery department; café; floral department and various other customer service
components; as well as customary uses. The Club intends a small member’s only fueling station served by
a manned kiosk. The fueling station will not provide any services other than dispensing gas-no convenience
store component. Hours of operation are proposed as 24 hours. The Club will hire approximately 150-175
employees. Lighting and signage will also be reviewed.
Approximately 5.5 acres will be devoted to stormwater management and enhanced facilities for
management or treatment of stormwater runoff will be created. Two outparcels of approximately 1.5 acres
each will be available for future development on the east side of the site.
Published in the Sheboygan Press March 11, 2014 and March 18, 2014 and property owners within 200
feet were sent written notice.
civil engineer and architect
Debbie Tomczyk, legal counsel for Sam’s Club was present and gave brief overview. A site plan was
shown of the existing Menards self storage and the intent to repurpose the site for a retail usage. The
property is still owned by Menards and Sam’s will be working with Menards and the tenants regarding the
occupancy. The site located along I-43 and STH 42 will use the existing entrances. They will be using less
square footage than originally proposed by Menards. This is a membership club with a retail experience.
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There are Sam’s Club’s in State of WI and this would be store #13. Customers have to travel over 50 miles
to get to their location and that is the main reason they are trying to move forward. Many customers are
small businesses and buy product. They try to service those businesses and families and hope to get more
members. There is an existing WalMart located nearby. Sam’s Club’s are typically open from 7 am to 8:30
pm but they are asking for the opportunity to be open 24 hours. The plan on adding 150-175 employees and
WalMart and Sam’s pay $12.70 per hour average per employee. Sam’s hopes to be a great retail anchor
and will be able to bring other businesses to the area. They have no plans for the two outparcels of 1.5
acres each. The time frame for construction is dictated by the self- storage unit vacancy and they are
working with that now. Sam’s is asking for conditional use permit due to all types of operations and a fuel
station which is a member’s only station. This will be a manned kiosk for members only, not a store. Sam’s
will be adding significant property value to the site and bringing up values of neighboring properties and this
is a positive. They intend to reuse existing access points and road infrastructure and will accommodate
uses along with utilities.
Ryan Solum, civil engineer for the project was present and reviewed the stormwater management facilities
of 5.5 acres and they have taken the existing stormwater management facilities into account and they will
handle the existing stormwater runoff and will provide an additional area to bring the site up to current
standards. Landscaping will be in excess of the 5% landscaping requirement. Site utilities will be provided
by connecting to existing sewer and water to the store and the outlots. Screening will be provided along the
southeast portion and they will work with property owners to provide adequate screening. Truck access will
be on the west side of the property with a truck turnaround. The parking ratio is 4.0 with 545 spaces; 9 ½’ x
18’ spaces. Lighting will be provided subject to Town approval and light poles to match existing light poles
at 45’ feet that match Wal-Mart’s but would be LED lights for the entire site and they have found this proves
to be the most efficient way to handle lighting. There is no spillover to the existing property lines from the
lights and they will be mfg by company in the State of WI. The survey was shown showing the utilities,
splitting of the parcel and two outlots.
Doug Plummer, architect was present and reviewed the precast design and elevation shot of the vestibule
and that is the reason they do a corner entry so the customers can be best served from the parking lot.
Elevations were shown from all sides, split face stone was shown, eves will be painted and pilasters will be
painted. The architect asked the Town to consider using precast of natural stone and the wear ability is
much better and doesn’t have to be painted but only sealed to get the color difference. Concrete is used
which prevents moisture intrusion and the insulation characteristics are much better.
A urethane sealant is used between precast panels. A small kiosk building will be put on the site near the
pumps and will match the main building. They will use soft earth tone colors throughout the building.
The Sam’s building entire roof has skylights which act in a fashion that lets daylight come through the
skylights and if there is enough sunlight in the building the actual lights almost can go out. LED lights are
used throughout the project. Sam’s Club uses a dehumidification process. The cooler temperatures in the
area and using the best condensers/compressors for the refrigeration allow them to recycle heat coming off
the condensers to provide hot water in the building. They will have a sealed concrete floor in the building.
The roof is a high TPO roof and has high reflectivity and saves energy.
Signage was also proposed with two Sam’s signs, a monument sign and a pylon sign. Sign A is 176 sq. ft.
the monument sign is 551 sq. ft. The sign ordinance allows 500 sq. ft. and in addition there are wall signs
for the building with a total of 5 signs. The 5 signs with height requirement higher than 20’ above the mean
street elevation show the variations from CTH J. A variation to the signs would be to allow the difference of
26-36’ above the mean street elevation. There is one sign that is 2’ above the allowable height due to the
placement of the sign at the entrance.
Hein asked about pre-cast cement rather than block. Sam’s would like to use a pre-cast material.
Schulze asked where the outside storage would be. There is a recycle bin in the back of the building where
the trucks will enter and the outside dumpster area will look like the building.
Public Comment
Jean Balde, 4606 CTH J commented regarding the added traffic and doing a traffic study and she was
against Wal-Mart and this will bring even more traffic to CTH J. She doesn’t welcome them to the area as
Hein stated in the article.
Kerry Herring of Telluride Drive asked where the precast panels are coming from. The panels are made in
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the United States.
Michael Klabecheck, 4029 No. 46th Street commented that his backyard looks directly at the sign and that is
all he can see is lights and signs. Sam’s replied the sign will not be higher than the current Menards sign.
Klabecheck asked about the lights being higher and has concerns that the lights will be shining in his back
yard. Sam’s replied the LED lights are softer and directed down.
Willard Herman, 3734 Enterprise Drive commented that he would like to see proper drainage and he talked
to the engineer and wanted this on record and he asked for a fence around the stormwater retention area.
Clarence Wiegert asked about the outlots. There are no plans for the outlot yet. Also this will add more
traffic to the highway and it is a bear to get out of there. Is the WDOT going to get involved here for another
roundabout? It was explained that CTH J is a County Road and there is no access onto HWY 42 so the
state is not involved.
Dave Billmann, 4018 No. 46th Street said he didn’t want a gas station there as there is one across the street
and residents were afraid of runoff and asked if there was a need. He stated they didn’t want one for WalMart either. The attorney spoke that gas stations are heavily regulated and there will be less runoff after
construction than prior to construction. Billman also stated that traffic is also a concern. It was again
explained that CTH J is a County Road and the WDOT has no jurisdiction. It was explained that this
property was developed as a Menards store and they will be using the existing access points and this
property was originally built for a larger store than what is being proposed. The attorney explained the
signage of the pylon sign is very similar to what they are proposing vs. the existing Menards sign. Also the
lights will be LED and self-contained.
Balde asked what direction the trucks are coming from as she constantly seeing trucks deliver to Wal-Mart.
Also is the same thing going to happen at this store that happened at Wal-Mart where they showed pictures
of berms but it didn’t happen. Hein explained there is a landscaping requirement and the plan will be
approved by the Plan Commission.
Balde stated the Town’s comments don’t mean anything, Wal-Mart runs the show in the Town of
Sheboygan. It was explained that most truck traffic will come off STH 42 and use the west side of the
building. Traffic will be different as the buyers will be more consistent with Menards than with Wal-Mart.
Dave Billmann commented that the nearby big box store does a real good business what is going to stop
Wal-Mart from going out of business. It was explained that one store is a Club Model and one is Straight
Retail Model. Sam’s attorney stated that the Franklin and Kenosha stores also operate and co-locate and
co-exist on same properties (Sam’s Club and Wal-Mart). The Sam’s Club fee is $40 annually.
Klabecheck stated he was told that there is no overnight semi’s parking but he sees 2-3 at 4:30 am every
morning. He stated that he has called the Town Hall and see’s it every day at 4:30 am.
Balde stated that the no truck sign on Vanguard. Town will follow-up.
Ken Horken of Culver’s stated he is in favor of the outside traffic being brought to the community and feels
this is good for the Town. Horken stated he belongs to Costco and travels there to make purchases and
feels others will travel to Sheboygan to make purchases.
Another attendee spoke that he was from Sheboygan Falls, stated he travels to Green Bay and Milwaukee
to shop at Sam’s Club and he is in favor of this development and bringing more business and sales tax to
Sheboygan.
There was no further public comment.
Motion Northup, second Schultz to close the public hearing. Motion carried.
Plan Commission
1)Review/Recommendation - Conditional Use Permit for Sam’s Club, 4309 CTH J-Motion Northup,
second Schulze to recommend to the Town Board approval of the conditional use permit for Sam’s
Club. The fence along the Interstate on the west side of Menards would stay. Hein noted a letter
was received from Dale Wiegert and will be submitted and be part of the record. Motion carried.
2) Review/Recommendation - Sign Permit for Sam’s Club, 4309 CTH J-Schulze asked if the oversized sign
approval would be opening up the sign permit process. Atty. Bauer did not think this would be setting
precedence. Motion Schulze second Schultz to recommend to the Town Board approval of the sign
permit for Sam’s club as presented. Motion carried.
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3. Certified Survey Map- County still reviewing. Motion Northup, second Hoeppner to recommend
approval of the Certified Survey Map for Sam’s Club, as presented with technical modifications and
comments from the County. Motion carried.
3) Correspondence & Communication -There was only one letter from Dale Wiegert which was noticed at
the hearing and which was filed under correspondence & communication.
4) Adjourn - Motion Hoeppner, second Schulze to adjourn the Plan Commission meeting at 6:05 pm.
Motion carried.
The next Plan Commission meeting will be held on Tuesday, April 1, 2014 at 5:15 pm.
TOWN BOARD
1) Review/Recommendation - Conditional Use Permit for Sam’s Club, 4309 CTH J-Motion Gumm,
second Schwinn to approve resolution #03252014, the Resolution to Approve a Conditional Use
Permit for Certain Lands in the Town of Sheboygan (Sam’s Club) listing the conditions #1-16 as
attached. Motion carried.
2) Review/Recommendation - Sign Permit for Sam’s Club, 4309 CTH J-Motion Schwinn, second Wagner
to concur with the Plan Commission and approve the sign permit FOR Sam’s Club, 4309 CTH J as
presented. Motion carried.
3) Review/Recommendation - CSM-Motion Wagner, second Gumm to concur with the Plan
Commission and approve the Certified survey Map for Sam’s Club (Menards property), 4309 CTH J
including modifications and signatures by the Chairman and Clerk. Motion carried.
3) Correspondence & Communication-None.
4) Adjourn-Motion Gumm, second Wagner to adjourn the meeting at 6:15 pm. Motion carried.
Cathy Conrad, Town Clerk