Draft for review. Not published. Not for sharing.

SHEVEGAS Reimagine Sheboygan What’s real today
Menu

The marina

The marina: what the plan really says

Plain-language lines from public documents. Each one shows where it came from. Where the documents do not say, the line says Unresolved.

This is what the documents say. It is not a proposal, and it takes no side on the plan. Checked October 4, 2026.

The Harbor Centre Marina boardwalk across the water in 2016: a row of docked white boats in front of colorful waterfront buildings. No people in the photo.
The Harbor Centre Marina boardwalk. 2016 photo. Photo: Michael Brunette

Each line names the source file and the line number in it, then the document and page it came from, with a link to the document where one exists.

What exists now. What’s an idea.

Exists today, from documents

  • The city owns the buildings and real property at 821 Broughton Drive, including the marina and upland facilities, and has operated the marina directly since January 1, 2024.

    Source: RESULT-lakefront-fact-base-2026-10-03.md, lines 162, 193

An idea, kept apart

Mike’s vision for the Basin is a proposal on its own page. Nothing on this page is part of it.

Mike’s vision for the Basin (a proposal)

Aerial map of Sheboygan showing existing conditions only: the Basin marina behind its breakwater, the Sheboygan River, Lake Michigan, Broughton Drive and named parks and streets.
Where it is: the real place, existing conditions only. USGS aerial imagery, street and building data. No proposal layers.

1. What the Common Council has approved

  • On August 17, 2026 the Common Council adopted the Waterfront and Marina Master Plan and Schematic Design (Resolution 78-26-27), 10 to 0. Staff may continue final design and prepare bidding documents.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 5; RESULT-lakefront-fact-base-2026-10-03.md, line 26 · In the document: Council minutes and packet, August 17, 2026 (packet p.79) · primary document

  • The resolution itself states no dollar amount, no phasing and no funding source.

    Source: RESULT-lakefront-fact-base-2026-10-03.md, line 38 · In the document: Packet of August 17, 2026, pp. 77-78 · primary document

  • On November 17, 2025 the Council approved Resolution 109-25-26: design and engineering by Edgewater Resources, not to exceed $3,290,000, paid from the TID 21 buildings fund.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 4; RESULT-lakefront-fact-base-2026-10-03.md, line 25 · In the document: Council packet · primary document

  • Community meeting 1 was held December 18, 2025 and meeting 2 on July 21, 2026. Meetings 3 and 4 are listed as “TBD.”

    Source: RESULT-lakefront-fact-base-2026-10-03.md, line 41 · In the document: Packet of August 17, 2026, slide “Waterfront Community Meetings” · primary document

  • Unresolved A cost estimate for the schematic design adopted on August 17, 2026 was not found.

    Source: RESULT-lakefront-fact-base-2026-10-03.md, line 42

2. The money lines in the budget documents

  • The 2026 Adopted Budget capital plan lists “Marina Revitalization & Repurpose” (TID 21): $5,000,000 in 2026 and $12,000,000 in 2027, $17,000,000 in all.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 6 · In the document: 2026 Adopted Budget, PDF p.28

  • The TID 21 plan (February 13, 2024) lists a “Marina Project” at $17,500,000, Phase II, and says it is “not meant to be a budget nor an appropriation.”

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 6 · In the document: TID 21 Project Plan, pp. 34-35 · primary document

  • A September 21, 2026 amendment says “No changes to Project Costs.” Mike to confirm #4

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 6 · In the document: Packet with the amendment · primary document

  • The design firm’s fee was set against a Phase 1 construction budget of $26,900,000 (proposal dated November 2025).

    Source: RESULT-lakefront-fact-base-2026-10-03.md, line 71 · In the document: Edgewater proposal, November 2025

  • Sources differ, unresolved The budget lists $17,000,000 and the TID 21 plan lists $17,500,000 for the marina. No document reviewed says how these fit together with the $26,900,000 Phase 1 construction budget.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 6; RESULT-lakefront-fact-base-2026-10-03.md, line 223

  • Unresolved No construction contract, bond resolution or 2027 to 2031 capital plan line for the marina was found. The 2027 preliminary budget had not been opened. The council packet for October 5 has no marina resolution.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 8 · primary document

3. The existing building and what the plan says about it

  • The building affected is the Marina Administration Building at 821 Broughton Drive: 11,000 square feet, two stories, built in 1993.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 9 · In the document: Packet of August 17, 2026, p.142 · primary document

  • A consultant slide says renovating it would mean replacing the exterior walls, rebuilding the structure and mitigating mold.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 9 · In the document: Packet of August 17, 2026, p.142 · primary document

  • The Master Plan report says the city “may be better served by a new building” (p.9) and that “A promenade will replace the former marina building” (p.30). It lists a new 8,000 sq ft administration building at $4,800,000 (p.48).

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 10 · In the document: Master Plan report, pp. 9, 30, 48 · primary document

  • The Edgewater scope of work includes “Demolition of existing structures, including the main harbor building and fuel dock building.”

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 11 · In the document: Council packet, scope p.5 · primary document

  • In October 2025 the Board of Marina, Parks and Forestry (the “Marina Board”) recommended the Edgewater contract 7 to 0, subject to a review of “retaining and repurposing the current marina administration building for cost savings,” and to including a restaurant/event building only with private funding. An amendment adding a demolition option was not seconded. Mike to confirm #5

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 12; RESULT-lakefront-fact-base-2026-10-03.md, line 75 · In the document: Marina Board packet · primary document

  • The Master Plan report places a new restaurant/event building at “the Point”: 12,000 sq ft, $8,400,000, in Phase 3 (pp. 31 and 48).

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 13 · In the document: Master Plan report, pp. 31, 48 · primary document

  • Sources differ, unresolved The Master Plan report lists an 8,000 sq ft administration building and a 12,000 sq ft restaurant/event building. The schematic plan in the August 17, 2026 packet lists an 8,200 sq ft operations/admin building and a 29,900 sq ft commercial building. The research notes do not say which version the Master Plan page numbers belong to.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, lines 10, 13; RESULT-lakefront-fact-base-2026-10-03.md, lines 139, 141 · In the document: Packet of August 17, 2026, p.175 · primary document

  • Unresolved Neither a cost comparison of renovating versus replacing the administration building nor the 2016 inspection report cited on p.9 of the Master Plan report was found.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 14

4. Harbor work and the federal part

  • The Army Corps of Engineers (USACE) fact sheet for Sheboygan Harbor, October 2025, says design of the north breakwater repair began in fiscal year 2025 (FY25) and construction is set for FY27, with an FY25 appropriation of $3,800K.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 17 · In the document: USACE Sheboygan Harbor fact sheet, October 2025 · primary document

  • The same fact sheet lists a maintenance dredging requirement of $1,420K, appropriations of $0 in FY24 and FY25, an FY26 request of $0, and a backlog of 852K cubic yards.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 17 · In the document: USACE Sheboygan Harbor fact sheet, October 2025 · primary document

  • The Master Plan report says the city “does not have legal authority to fix the breakwater” (p.9). The August 17 packet says docks and dredging are phased around the Army Corps repairs (p.138).

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 18 · In the document: Master Plan report p.9; packet of August 17, 2026, p.138 · primary document

  • Unresolved The Coast Guard’s role, and any federal funding line for Sheboygan in fiscal years 2026 and 2027, were not verified.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 19

  • The Master Plan report (p.48) separates plain construction from harbor work. Plain construction: buildings, parking ($353,325) and pathways. Harbor work: docks $2,715,750; wave attenuator $933,750; floating buildings $2,338,000; pilings $1,200,000; dredging $375,000.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 22 · In the document: Master Plan report, p.48 · primary document

  • A Master Plan web document says the joint state DNR and Army Corps permit application takes 3 to 6 months, and that a state submerged-land grant does not remove the Army Corps or dredging permits (p.4).

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 23 · In the document: Master Plan web document, p.4 · primary document

5. Slips, use and operations

  • Sources differ, unresolved The documents do not agree on how many slips there are.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 26; RESULT-lakefront-fact-base-2026-10-03.md, line 154

  • The Master Plan report says 260 slips (p.9) and also gives 194 plus 40 transient (p.26).

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 26 · In the document: Master Plan report, pp. 9, 26 · primary document

  • The August 17 packet says 248 existing slips and about 320 planned (p.154).

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 26; RESULT-lakefront-fact-base-2026-10-03.md, line 154 · In the document: Packet of August 17, 2026, p.154 · primary document

  • The Marina Board’s occupancy report divides by 230 slips.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 27 · In the document: Marina Board packet · primary document

  • A Master Plan web document lists Phase 1 as “approximately 60%” (p.1). What that percentage measures is Unresolved.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 26 · In the document: Master Plan web document, p.1 · primary document

  • The Marina Board packet (November 4, 2025) reports occupancy of 136 of 230 slips (59.10%). For 2025 through November 1 it reports combined Riverfront and Harbor Centre revenue of $667,204.83 and expenses of $502,930.17. The report does not show debt service or capital repairs. Mike to confirm #6

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 27; RESULT-lakefront-fact-base-2026-10-03.md, line 159 · In the document: Marina Board packet, November 4, 2025 · primary document

  • Sources differ, unresolved The Marina Board report shows 2025 expenses of $502,930.17 through November 1 for both marinas combined. The 2026 draft budget lists $749,208 as the original 2025 expense for the Marina/Boat fund. The documents do not show whether these cover the same costs or the same period. Mike to confirm #6

    Source: RESULT-lakefront-fact-base-2026-10-03.md, lines 159, 160 · In the document: Marina Board packet, November 4, 2025; budget document BUD-0915

  • The 2026 marina rates are unchanged.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 29 · In the document: Marina Board packet · primary document

  • Unresolved The basis for setting marina rates, and the result of the “financial feasibility check” that the design firm said would follow schematic design, were not found.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 29; RESULT-lakefront-fact-base-2026-10-03.md, line 78

  • Unresolved A chart in the Master Plan report (p.8) shows -$5,901,419 for 2023. What that number measures, debt or a cumulative operating total, is Unresolved. Mike to confirm #7

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 28 · In the document: Master Plan report, p.8 · primary document

  • Unresolved No police or public-safety space was found in the Master Plan report, the design scope or the slide text. Image-only slides were not checked. Mike to confirm #8

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 30

6. What is coming up

  • Wednesday, October 14, 2026, 6:00 pm: the Committee of the Whole reviews and refers the 2027 budget and the 2027 to 2031 capital plan, with a public hearing on the budget. Monday, November 2, 2026: the Common Council adopts the 2027 budget and capital plan.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, lines 33, 53; RESULT-lakefront-fact-base-2026-10-03.md, lines 211, 212 · In the document: Council packet (Resolution 40-26-27) and the meeting portal · primary document

  • The Plan Commission is listed for October 13 at 4:00 PM and the Common Council for October 19 at 6:00 pm.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 34 · In the document: Plan Commission agenda; council packet · primary document

  • Unresolved Agendas for those meetings were not posted, so whether the marina is on them is not known.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 35

  • Sources differ, unresolved One set of research notes found no date for the next Marina Board meeting. The lakefront fact base lists Tuesday, November 3, 2026 for the next Board of Marina, Parks and Forestry meeting, from the August 4, 2026 minutes.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 35; RESULT-lakefront-fact-base-2026-10-03.md, line 213

  • Meeting agendas, packets and minutes are on the city’s meeting portal.

    Source: RESULT-civic-marina-challenge-2026-10-04.md, line 35 · In the document: City meeting portal · primary document

What a resident could ask

Neutral questions. They assume nothing about the answer.

  • Is there a cost comparison of renovating the administration building versus replacing it, and where can I read it?
  • Do any grant or TID rules require new buildings?
  • Would any option change the permits or the order of work?
  • How do the $17,000,000 budget line, the $17,500,000 TID 21 figure and the $26,900,000 Phase 1 budget fit together?
  • Which slip count should we plan around?
  • How are marina rates set?
  • What does the -$5,901,419 chart figure measure?
  • How will dock and dredging work be timed around the Army Corps breakwater repair?
  • When is the next Marina Board meeting, and where is the agenda?
  • Where and when can I speak at the October 14 public hearing?

Source files

RESULT-civic-marina-challenge-2026-10-04.md

RESULT-lakefront-fact-base-2026-10-03.md

Open the lakefront facts
Mike to confirm (remove before publishing)
  1. Mike to confirm #1. Checked October 4, 2026. The budget meetings on October 14 and November 2 can change what is current. Re-check before anything is shown to anyone.
  2. Mike to confirm #2. Left out on purpose: the largest total-cost figure from 2024 news coverage, every press-only figure, every bridge figure (they conflict across sources and the marina brief has none), and every secondhand or opinion line.
  3. Mike to confirm #3. Left out on purpose: the fact base notes that the Council’s contract resolution does not carry the two Marina Board conditions. It is documented, but it could read as blame. Add it if you want it.
  4. Mike to confirm #4. The September 21, 2026 amendment line: the brief quotes “No changes to Project Costs” but does not name the plan it amends. Confirm before this goes anywhere.
  5. Mike to confirm #5. The Marina Board line names the board and the count (7 to 0) and no individuals. The fact base calls the meeting date “inferred,” so the page says only “October 2025.”
  6. Mike to confirm #6. Revenue, expenses and occupancy are 2025 figures through November 1 and combine Riverfront and Harbor Centre. They are documented; cut them if they feel too close to a verdict.
  7. Mike to confirm #7. The -$5,901,419 chart figure is documented on p.8 of the Master Plan report, but what it measures is unverified. Earlier decisions held back marina debt figures. Keep or cut?
  8. Mike to confirm #8. The “no police or public-safety space found” line is in the brief as unverified. It is neutral, but it could invite guesses. Keep or cut?
  9. Mike to confirm #9. Every line is traceable to the marina brief or the lakefront fact base. Anything not there is shown as Unresolved.
  10. Mike to confirm #10. Hero photo: your own September 2016 photo of the Harbor Centre Marina boardwalk, cropped to remove the foreground signs, with the caption you gave. No person is in the frame. Business names on buildings and boats across the water are still in the picture at full size. Keep it, or pick another?