City Hall  
City of Racine  
730 Washington Ave.  
Racine, WI 53403  
www.cityofracine.org  
Meeting Minutes - Draft  
Planning Heritage and Design Commission  
Monday, March 16, 2026  
4:30 PM  
City Hall, Room 205  
Call To Order  
Mayor Mason called the meeting to order at 4:38 p.m.  
Mayor Mason, not listed in the attendance, was also present at the meeting.  
Kohlmann, Peete, and Chambers attended the meeting virtually.  
4 - Hefel, Kohlman, Chambers and Peete  
PRESENT:  
Approval of Minutes for the February 16, 2026 Meeting.  
A motion was made by Peete, seconded by Hefel, to approve the minutes of  
the February 16, 2026, meeting. The motion PASSED by a Voice Vote.  
4:30 P.M. PUBLIC HEARING  
0224-26  
Subject: Consideration of a request from Scott Dooley, representing  
Manic Dose LLC, for a conditional use permit to operate a car storage  
and sales facility at 3701 Durand Avenue, as allowed by Sec. 114-468 of  
the Municipal Code.  
Attachments:  
Review and Recommendation  
Public Hearing Notice  
Plans  
Steven Madsen, Planning Manager, explained the request for a conditional use permit  
to operate a car storage and sales facility at 3701 Durand Avenue. Madsen showed the  
aerial, zoning and land use designations for the property and surrounding area and  
photos of the site and surrounding area. The property is zoned B2 Community  
Shopping District, with B2, R2 Single Family Residence District, R4 General  
Residence District, and B3 General Commercial District (across the street)  
surrounding. The land use designation for the property is Medium Intensity.  
Madsen showed the site plan as submitted by the applicant indicating the areas on the  
property (northeast part of the property) where cars were proposed to be stored and the  
cars requiring servicing would be stored behind Elmwood Plaza, near Auto Excellence.  
Madsen reviewed the application summary for the request. He stated the hours of  
operation are proposed to be Monday – Friday 9:00 a.m. – 8:00 p.m., and Saturday  
9:00 a.m. – 5:00 p.m. He explained that no automotive repair or maintenance will occur  
on the site and no changes are being proposed to the site or the building.  
Madsen explained the possible actions of the Commission and reviewed the findings of  
fact as they relate to the request. He stated that for this specific use, the large number  
of cars could make the lot look more like a salvage or wholesale area which could  
potentially be detrimental to the neighborhood, especially the residential properties  
surrounding the site. Madsen stated that based on the findings of fact, staff is  
recommending denial of the request.  
Chambers asked for clarification where the parking was proposed on the site.  
Madsen explained that the parking would be adjacent to the residential properties to  
the south.  
Alder Peete stated he agreed with the recommendation and that he thinks that the  
parking of the vehicles would be excessive.  
Mayor Mason opened the public hearing at 4:46 p.m.  
Scott Dooley, the application, spoke regarding the request. He mentioned that he sent  
an email update of the site plan and that he is not looking to use everything as  
indicated on the site plan, that he is looking to use 10-40 parking spots. He explained  
that the extra parking spots are needed because of the high volume of their business.  
He stated that where the Commission wanted to approve this, they would paint parking  
spots and add a small fence.  
Catherine Larrabee, 3162 Wheelock Drive, spoke against the request. She stated she  
does not want a storage facility and expressed concerns about the property turning into  
a salvage facility. She expressed that she was very opposed to the request. She  
explained that she did not like the cars were green tagged and were sold under the  
notion that it was being sponsored by the city of Racine. She stated that the owner of  
the shopping center could do better with keeping up with the property.  
Public Hearing closed at 4:54 p.m.  
A motion was made by Hefel, seconded by Peete, to deny the request based  
on the findings of fact. The motion PASSED by a Voice Vote.  
END OF PUBLIC HEARING  
0225-26  
Subject: Consideration of a request from Roy Peterson, representing  
RM Hospitality Group, LLC, dba Harborspot, for a minor amendment to  
the Gaslight Pointe Mixed Use Planned Development to allow for a roof  
extension to support a patio enclosure on the east side of the building at  
207 Gaslight Circle, as allowed by Sec. 114-177 of the Municipal Code.  
Attachments:  
Review and Recommendation  
Plans  
Michelle Cook explained the request. She stated that this is a minor amendment to the  
Planned Development on the property to allow the construction of a roof extension to  
support a patio enclosure on the east side of the building at 207 Gaslight Circle. She  
explained that the design of the patio will come at a later date. Cook showed the aerial  
photo, the zoning and the land use map for the property and surrounding area. Cook  
stated that the property is zoned B4 and surrounded by R5 and Lake Michigan. The  
land use designation calls for the area to be Downtown.  
Cook showed photos of the property and surrounding area, noting where the roof  
extension will occur.  
Cook showed the proposed site plan and stated that they are looking to extend the roof  
to support enclosing the patio and explained the summary of the applications and the  
possible actions of the commission.  
Cook reviewed the required findings of fact for the approval of conditional use permit  
amendments and stated staff is recommending approval of the request subject to  
conditions a. – i.  
Mason asked if there were different renderings available for the request.  
Cook stated that the Commission will receive a different rendering during the design  
review.  
In response to Mason, Cook explained that this would be something that would be  
done all at once, however, staff wanted to put through the minor amendment today and  
the design will come back for approval. The minor amendment would allow them to  
have the enclosure.  
Hintz explained that at this time the Commission is deciding whether the use of an  
outdoor patio would be appropriate for this location.  
Chambers explained that he thinks it would be a worthy addition to the property and for  
the community, however, he expressed concern and the energy inefficiency of the  
proposed.  
Chambers and Kohlmann expressed concern about the energy efficiency of the  
proposed patio.  
A motion was made by Peete, seconded by Hefel, to approve the request for a  
minor amendment subject to conditions a. -i. The motion PASSED by a Voice  
Vote.  
0226-26  
Subject: Consideration of a request from Roy Peterson, representing  
RM Hospitality Group, LLC, dba Harborspot, for design review and  
approval of exterior modifications and signage at 207 Gaslight Circle.  
Attachments:  
Recommendation  
Plans  
Cook explained the request and stated that staff was looking for some direction from  
the PHDC regarding the paint colors.  
She explained that the applicant is looking to paint the building cyberspace with a  
tricorn black trim. Cook showed the rendering of the proposed paint colors and  
signage. She stated that the roofs that are not peaked will be black and those that  
have a peak will be copper roofing.  
In response to Mason, Cook stated that there is already an existing sign panel on the  
building so the applicant is requesting to change out the current sign to the  
“Harborspot”. She explained that the condition will be that the sign not be internally  
illuminated.  
Chambers stated he liked the color choice – the copper roofing with the dark trim.  
Kohlmann felt the grey looked faded in the rendering.  
Peete explained that he would like to see a different color combination.  
Commission suggested that the applicant work with his architect for another color  
scheme.  
Brief discussion ensued.  
A motion was made by Hefel, seconded by Kohlmann, to approve the sign with  
the condition that it not be internally illuminated and to defer the remainder of  
the request. The motion PASSED by a Voice Vote.  
0227-26  
Subject: Consideration of a request from Brewer Contracting Inc. for  
design review and approval of a walkout deck on the east side of the  
property at 223 Gaslight Circle.  
Attachments:  
Recommendation  
Plans  
Madsen reviewed the request and the materials to be used on the decking. He stated  
that the deck is proposed to be outside of the dining area of the hotel. He stated that  
the deck 16’ x 28’ and will include an ADA compliant ramp.  
Madsen stated that staff is recommending approval of the request, subject to  
conditions a. – d. Madsen reviewed the conditions of the approval.  
Kohlmann asked if there would be ADA access to the sidewalk.  
Madsen stated that it stated in their written description. In response to Mason, Madsen  
stated we can add it to the list of conditions.  
Kohlmann asked if the trash cans and benchers were on City property and if the Fire  
Department sprinkler connection and if it would be obstructed by the deck.  
Madsen explained staff will double check if the deck will interfere with the Fire  
Department sprinkler connection.  
Chambers asked for clarification on what was being approved.  
Madsen stated that currently there are a couple of concrete steps that lead to the  
walkway and the applicant is proposing to add a deck.  
In response to Kohlmann, Madsen stated that we will verify with the Building Division  
regarding the fire exit.  
Discussion ensued regarding adding plantings, landscaping, and seating to the  
rendering.  
Mason reviewed the concern of the Commission regarding the deck – ADA Compliant,  
ensure that the fire access is not obstructed, color scheme of the rendering, enhance  
plantings, and the sidewalk connection (added later by Kohlmann).  
Kohlmann stated that he would like for the request to come back to the Commission.  
Commission discussed the use of AI renderings and the possibility of creating a policy  
for the use of AI renderings.  
Hefel asked if the Commission could approve the walkout deck, due to the cost of  
architectural renderings.  
Madsen stated that this item was only for design review.  
A motion was made by Kohlmann, seconded by Peete, to defer the request  
and communicate to the applicant that they ensure ADA compliance, that the  
fire access not be impeded, that the color scheme be confirmed, that they  
enhance plantings, that they clarify how it connects to the sidewalk and that  
they have a rendering that accurately reflects the proposal. The motion  
PASSED by a Voice Vote.  
0228-26  
Subject: Consideration of a request from Sarah Goeke for design  
review and approval of exterior modifications and signage at 819 N.  
Memorial Drive.  
Attachments:  
Recommendation  
Plans  
Cook reviewed the request for exterior changes to the property. She stated this is the  
former Walgreens property and said that Dollar Tree will be taking over that space.  
She stated that they will be adding signage, painting a green stripe along the building,  
replacing the panel for the pole sign and adding a green panel to the pole sign.  
Cook further explained the applicant summary. She stated that the applicant is  
requesting to have a door on the west side of the building that staff is not  
recommending approval of. Cook explained the possible actions of the commission  
and stated that staff is recommending approval subject to conditions a. – f. Cook  
reviewed the conditions of approval.  
In response to Kohlmann, Cook stated that there is not an existing garage door, and  
staff is recommending that one does not be installed.  
Madsen stated that it is recommended not to let them add it because it is facing a  
major street.  
Kohlmann asked that the green panel on the sign pole be removed and stated that if  
the fencing is owned by the property owner, that it should be removed or replaced.  
Kohlmann what was going to happen to the drive-thru.  
Madsen explained that they are not taking down the canopy, but the drive-thru will be  
closed.  
In response to Kohlmann, Madsen stated the concern about the dumpster and  
garbage can be referred to the Neighborhood Enhancement Division (NED).  
A motion was made by Peete, seconded by Kohlmann, to approve the request  
subject to conditions, with the added condition that the green panel be  
removed. The motion PASSED by a Voice Vote.  
0229-26  
Subject: Consideration of a request from Badger Plaza, LLC for a 2-lot  
Certified Survey Map for 4003 Durand Avenue, as prepared by John P.  
Konopacki of Chaput Land Surveys.  
Attachments:  
Recommendation  
CSM  
Cook explained the request for a certified survey map for the Badger Plaza at 4003  
Durand Avenue. She stated that the request is for a 2-lot survey to divide the former  
bank property from the Badger Plaza site. Cook explained the current and proposed lot  
configuration and stated there is currently not a development proposed for the property,  
they are just looking to be able to sell the property.  
Cook stated staff is recommending approval subject to conditions a. – g. Cook  
reviewed the conditions of approval and explained that condition “f”. is not applicable  
and should be removed from the conditions of approval.  
In response to Kohlmann, Cook stated that access would still be available for the  
property, it is just 50/30 feet on the specified streets that would be restricted.  
A motion was made by Kohlmann, seconded, by Chambers, to approve the  
request subject to conditions a. -g. The motion PASSED by a Voice Vote.  
Adjournment  
There being no further business, the meeting adjourned.