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What’s real today

Site restrictions

Who owns each site, how it is zoned, and what is still unknown.

This is what exists today, from documents. Checked October 3, 2026 (CT). Not a proposal.

Ownership, zoning, flood mapping and other rules that apply to the sites in the vision.

Each line names the source file and the line number in that file. Primary documents are linked where one exists.

  • Zoning rules come from Municipal Code Ch. 105 (compiled April 27, 2023). A rewrite of Chapter 105 was referred 9–0 on March 24, 2026 and is not adopted.

    Source: RESULT-site-restrictions-2026-10-03.md, line 17

  • In SR-5 districts, passive outdoor public recreation is allowed by right; active outdoor public recreation and public services/utilities are special uses.

    Source: RESULT-site-restrictions-2026-10-03.md, line 27

  • The Armory site (516 Broughton, parcel 59281112980) is owned by the City. Its acreage differs by source: 2.69, 2.48, 2.445 and 2.4 acres.

    Source: RESULT-site-restrictions-2026-10-03.md, line 86

  • The Armory site is zoned UR-12, lies in TID 21, and is listed in the 2025 Development Site Atlas as “Negotiable (City Owned).”

    Source: RESULT-site-restrictions-2026-10-03.md, line 87

  • FEMA flood mapping (queried October 3, 2026) shows Zone X (minimal hazard) for the whole Armory parcel.

    Source: RESULT-site-restrictions-2026-10-03.md, line 89

  • Wisconsin DNR case 02-60-586609 (Sheboygan Municipal Armory) was closed on October 5, 2022. DNR lists “continuing obligations apply” for residual soil contamination.

    Source: RESULT-site-restrictions-2026-10-03.md, lines 90, 91, 92 · primary document

  • The 2024 Master Plan Report states: “The City holds a lake bed lease, issued in 1947, for the harbor area and what is now Deland Park.”

    Source: RESULT-site-restrictions-2026-10-03.md, line 111

  • Deland Park (county parcel 59281112960, with the marina and beach) is City-owned and zoned SR-5. FEMA mapping shows AE zones (base flood elevation 582 and 585 ft) and VE coastal wave-action zones (585, 586 ft) on the parcel.

    Source: RESULT-site-restrictions-2026-10-03.md, lines 108, 109, 116

  • Rotary Riverview Park (parcel 59281111070) is owned by the City, 2.7 acres, zoned CC (Central Commercial). The flood-map query for it failed, so its flood status was not checked.

    Source: RESULT-site-restrictions-2026-10-03.md, line 59

  • City parks along Broughton Drive: Deland Park / marina / beach (36.71 acres, county GIS), North Point Park (25.47 acres) and Vollrath Park (16.32 acres), all City-owned.

    Source: RESULT-site-restrictions-2026-10-03.md, lines 60, 61, 62

  • The Master Plan Report says the land lakeward of Broughton Drive “has been reclaimed” from the lake by dredge spoil and fill over about 100 years.

    Source: RESULT-site-restrictions-2026-10-03.md, line 69

  • The former Senior Activity Center site at 428 Wisconsin Ave (parcel 59281112190) is City-owned, 1.21 acres, one-third of a block between N 4th and N 5th St. It is zoned NR-6, lies in TID 21, is listed as “Negotiable (City Owned),” and is in FEMA Zone X.

    Source: RESULT-site-restrictions-2026-10-03.md, lines 124, 125

  • On October 20, 2025 the Council approved demolition and site restoration of the former Senior Center ($97,950). The bid document says the city intends “to offer the site for future development.”

    Source: RESULT-site-restrictions-2026-10-03.md, line 127 · primary document

  • Lakeside parcels (Yacht Club, Deland, North Point, Vollrath, Coast Guard) have FEMA AE/VE zones. The inland sites checked, including the Armory, the former Senior Center and the downtown hotel lot, are Zone X (minimal hazard).

    Source: RESULT-site-restrictions-2026-10-03.md, line 202

  • Wisconsin’s public trust doctrine holds Lake Michigan lakebed in trust for the public, and filled lakebed stays subject to the trust. The city’s documented instruments are the 1947 lake bed lease (harbor and Deland) and the marina lakebed grant; no instrument is documented for the beach north of Deland, North Point, or the Armory.

    Source: RESULT-site-restrictions-2026-10-03.md, line 200

Unresolved

We looked and could not confirm these. They stay open until a document answers them.

  • UnresolvedWhat the continuing obligation actually requires (a cap, a soil-management/barrier requirement, or a groundwater restriction) is not confirmed, because the closure letter could not be retrieved. The Armory’s Public Trust / lakebed status also has no analysis result on file.

    Source: RESULT-site-restrictions-2026-10-03.md, lines 95, 101

  • UnresolvedDeland Park’s acreage differs by source: 36.71 acres (county GIS), 16.13 (city facility page) and “over 15” (Master Plan). Which is correct was not confirmed.

    Source: RESULT-site-restrictions-2026-10-03.md, line 108

  • UnresolvedA draft “Broughton Drive Trail Improvements (Pennsylvania Avenue to Vollrath Park) Project Overview 2026” is dated January 31 / February 16, 2026. The original was not retrieved, so its scope, cost and funding are unconfirmed.

    Source: RESULT-site-restrictions-2026-10-03.md, line 80 · related document

  • UnresolvedWhether the demolition and seeding are finished was not confirmed. Whether any federal park-use deed terms apply to the property is unresolved, because the deed was not found.

    Source: RESULT-site-restrictions-2026-10-03.md, lines 127, 129

Source file

RESULT-site-restrictions-2026-10-03.md

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