Planning commission reviews 72.3‑acre mixed residential concept in TID 18; NextGen units and ownership model debated

The City of West Bend Plan Commission heard a concept plan Jan. 6 for a 72.3‑acre mixed residential development in TID 18 that would require rezoning and a planned unit development (PUD) to allow a mix of single‑family, two‑family, ranch villas and multifamily townhomes.

Developer Scott said the project contemplates about 382 units in total, including 96 single‑family homes (66 market‑rate and 30 as NextGen units), 146 ranch villas and 143 townhome units (figures provided in the presentation). He described five planned parks, a north‑to‑south trail, wetlands crossings and a proposed ownership model emphasizing owner‑occupied units with common‑area maintenance through a homeowners association rather than city park maintenance.

Staff explained the county NextGen program as a developer incentive that includes a per‑unit loan of $20,000 and various fee waivers; NextGen units have price caps that were discussed by staff and the developer. Scott said NextGen units must be owner‑occupied for a set period (five years per the presentation) and that deed restrictions would be used to limit long‑term rentals.

Commissioners debated whether NextGen units should be clustered (which helps demonstration and marketing) or interspersed (which commissioners said would better integrate the neighborhood and protect long‑term property values). "I would highly recommend that they be interspersed for that exact reason," one commissioner said, arguing mixing product types supports neighborhood health.

The commission provided feedback on park layout, home facades and lot sizes; staff flagged that rezoning, PUD documents and a TIA are next steps. No formal vote was taken on this conceptual item; the developer will return with rezoning and PUD applications and the commission's comments were noted for subsequent submittals.