Plan Commission — Minutes

MEETING: AMENDED REGULAR MEETING OF THE PLAN COMMISSION DATE & TIME: Monday, September 14, 2026 at 6:30 PM LOCATION: Germantown Village Hall Board Room N112 W17001 Mequon Road MINUTES I. CALL TO ORDER: This meeting has been given public notice in accordance with Section 19.83 and 19.84, Wis. Stats, in such form that will apprise the general public and news media of subject matter that is intended for consideration and action. Chairman Soderberg called the meeting to order at 6:33pm. II. ROLL CALL: Committee Members Soderberg, Warren, Tarantino, Williams, Henk, Fisher and Ewert were present. Also present were Community Development Director Retzlaff, Associate Planner Yanke and Planning Assistant Deb Remich (via Webex). III. CITIZEN INPUT/PUBLIC APPEARANCE: (Please be advised per 19.84(2) that information and comment will be received from the public. It is the policy of this municipality that public input be limited to a four (4) minute period per person with a time extension granted at the discretion of the Chairperson. Be advised that there may be limited discussion of the information received but no action will be taken under public comments.) Comments that may be injurious to village personnel or other individuals will not be allowed. Residents who spoke included: Lynn Bednarz who lives on Pawnee Court. Gerald Larson who lives on Hawthorne Avenue. Steven Wesolowski who lives on Pheasant Run. Randall Wolff who lives on Mulberry Court. Robert Buth who lives on Lilac Lane. Dale Pruitt who lives on Lilac Lane. Virginia Henkel who lives on Riversbend Circle W. IV. MEETING MINUTES: A. PC Minutes 8-10-26 (ACTION) Motion: Approve as presented Motioned By: Robert Warren Seconded By: Russell Ewert Yes: Bob Soderberg, Robert Warren, Robert Williams, Bridget Henk, Josh Tarantino, Russell Ewert, Brian Fisher Page 2 No: None Abstain: None Motion Passed (Yes 7, No 0, Abstained 0) V. NEW BUSINESS: A. CR Devco, LLC, Agent for Daniel, Douglas & Todd Roskopf, John & Mary Barnes, D&S Weyer No. II LLC, Property Owners; GTNV 282-999 & 281-978 - Applications to (1) Amend the 2050 Future Land Use Plan classification of 40 acres from the "Schoen Laufen-Menomonee River District" to the "Lannon- Mequon Road District"; (2) Create a new Planned Development Zoning District (PDD) to be called "Heyday Germantown"; and (3) Rezone approximately 71 acres from the A-1: Agricultural & A-2: Agricultural Districts into the Heyday Germantown PDD for purposes of developing a 256-unit residential community located on Lilac Lane east of Schoen Laufen Park and west of Division Road. (PUBLIC HEARING & ACTION) ADDITIONAL ATTACHMENTS ADDED Director Retzlaff gave the background and overview of the proposed development, which includes 47 acres of green space, onsite management, a public-use trail with a pavilion and connection to the adjacent park. Of the 256 units proposed, 226 are one- story attached with 4, 6 or 8 units per building, and 30 are two-story town house units with 6 units per building. All roads within the development will be private with access to 3 public road connections, water will part of the public water system, sanitary sewer will contain private laterals and a lift station that will connect to the public sanitary system and there is an onsite stormwater management basin. Retzlaff introduced Ryan Swingruber and Josh Wohlreich from CR Devco, doing business as Heyday Development, who gave an in-depth overview of their project. Staff recommends approval of the proposed 2050 Land Use Plan amendment to reclassify the 40-acre “Roskopf parcel” from the “Schoen Laufen-Menomonee River District” to the “Lannon-Mequon Road Corridor” as proposed. Staff recommends approval of creating a Planned Development District (PDD) based on the underlying Rm-1: Multi-Family Zoning District to be known as the “Heyday Germantown PDD” and rezoning 71.34 acres from the A-1: Agricultural & A-2: Agricultural Districts into the “Heyday Germantown PDD” subject to the following requirements and conditions: 1. The Rm-1: Multi-Family Zoning District regulations shall constitute the underlying conditions and restrictions for the PDD subject to the Developer proposed modifications and Village staff provisions summarized herein. A complete “conditions & restrictions” resolution establishing all use and development allowances, requirements, and restrictions shall be drafted for review and approval by the Village Board concurrent with review and approval of an ordinance creating the Heyday Germantown Planned Development District (PDD); 2. The General Development Plan dated August 25, 2026, and any subsequent revisions necessary because of satisfying Village approvals Page 3 shall constitute the General Development Plan (GDP) required under Section 17.27 of the Zoning Code; 3. Developer shall enter into a Development Agreement with the Village pursuant to Section 18 of the Village Code (Subdivision and Platting), as well as, the preparation of detailed construction plans for improvements including, but not limited to public street and intersection improvements, sanitary sewer, water, storm water management facilities, master grading and erosion control, landscaping & street trees, open space trails, lighting and signage. At a minimum, said agreement shall require the review and approval of said plans by Village staff prior to the commencement of construction activities and establish the timing for installation of said improvements (or as otherwise provided therein). 4. A certified survey map (CSM) is required to combine the two parcels that comprise the Heyday Germantown PDD property (GTNV281-978&282-999). Said CSM shall be submitted for Village approval prior to or concurrent with Site Development & Building Plan approval. Chairman Soderberg opened the public hearing at 7:57pm. Residents who spoke in opposition to the project included: Angela and Victoria Busalacchi who live on Lilac Lane. Lynn Bednarz who lives on Pawnee Court. Gerard Larson who lives on Hawthorne Avenue. Melanie Smythe who lives on Cedar Lane. Judy Rogers who lives on Wagon Trail. Ellen Keller who lives on Lilac Lane. Judi Kind who lives on Virginia Avenue. Joan Schultz who lives on Harrison Circle, read her neighbors Melissa and Dan Mulcahy's comments. Denise and Jerry Hoinacki who live on Lilac Lane. Neil Risler who lives on Harrison Circle. Dennis Dee who lives on Lilac Lane. Amanda Kaiser who lives on Lilac Lane. Charlene Brady who lives on Hawthorne Drive. Jan Miller who lives on Windsong Circle W. Tom Steinbach who lives on Hilltop Drive. Residents who spoke that were not in opposition of the project included: Brian Sparrow who lives on Magnolia Drive. Doug Roskopf who owns the parcel on Lilac Avenue. Chairman Soderberg closed the public hearing at 9:09pm. Residents concerns and applicant/developer responses included: • Blasting: There are no basements, so the degree of blasting is very low; a temporary blasting permit is required under Village ordinance with blasting Page 4 further regulated under Wis. Admin Code with specific requirements for a licensed blaster concerning pre-blast inspections and bonding. • Stormwater pond: It's in the least invasive location which has varied bedrock at 6-10', so less blasting where it resides. They are bound by Village and State ordinances. The pond will improve peak stormwater runoff on the site per the current calculations. It is 8 acres and holds an additional 2.6' of depth above a 500-year storm capacity. • How long do residents stay and retention levels: 80–90% retention, median income of tenants $140,000/annually, 2.7 years is the average stay. • Why not single-family homes? An independent for-sale homebuilder, Tim O'Brien Homes, conducted an evaluation of the property on their own and shared their conclusions with Heyday that they would not build single-family homes on this site due to the many challenges that include blasting, road maintenance and repairs, private lift station, extending River Lane and the price of the land. Heyday stated that the numbers just don't add up. With the proposed plan, whatever blasting is required will be minimal compared to what would be required for a single-family home. The more extensive the blasting, the more expensive it is, so Heyday plans to minimize it as much as possible. • Traffic concerns: included the analysis being done during the summer, not during the school year. They have offered to redo the impact analysis, but their traffic consultant stated that despite the time of year, they take average rates from previous data based on population and zip codes, and they apply those rates for the study. • Walking/running/biking safety: their internal path system would increase safety. Earlier concepts included just an east-west trail, but they heard residents that there wasn't walkability on Virginia and Lilac, so they created connectivity for easier access. They would assist with any connectivity that was requested by the Village. • Lowering rent to encourage occupancy? That has not happened at their facilities in Oak Creek or Sun Prairie. Rents are consistent with the market and demographics and Germantown has even better demographics and market data in terms of the radius of surrounding communities. There is enough demand, population and income for this development. The average rent in Germantown is currently $1200-$1300 for old apartments, which is low, but they are 98% rented. These are high-end rental homes. • Restrictions include how many renters are allowed within a unit, income verification, credit check, and registration are all required. There is a ceiling on how many cars you can have, parking boats or any other recreation vehicles in driveways is not allowed. You have to qualify to live here. • Environmentally sensitive land, how is that affected? They did an environmental assessment that designated no environmental corridor on the property. All it identified was 2.17 acres in the NW corner of the site that calls for a future river trail. They will dedicate that area of the property which is wetland, and they are required by the DNR to stay 50ft from that area. Commissioners were in favor of the development due to: To maintain million-dollar improvements, you need to either do a referendum or you Page 5 have to rely on development. We need to grow in this community. Rental developments have a stigma, but they provide a healthy stock of homes. The percentage of rentals to single-family homes will only increase 2% overall. Traffic reports from TADI include several factors, and they take different seasons and traffic patterns into account. They are not asking for a TID or any money from the Village. They have no intention of trading or selling an asset which they believe will be the best in their portfolio. This is not affordable housing. That's not what they develop, but they are attainable. Renters are saving 33% if you add all costs to purchasing a median home, so these rents are affordable by comparison. This opens up housing stock that is closed now in Germantown. In addition to the proposed private lift station, Heyday is willing to install a separate oversized gravity sanitary sewer from River Lane down to Lilac Lane through the Heyday development that would enable both the Auroa and Heyday private lift stations to be retired at some point in the future. They feel that this is a minor amendment to the 2050 plan. No residents came forward to state what they would like to see developed on this site as an alternative. Need to consider what the Village needs. The paths are going to improve things, along with the stormwater pond, a lot of green space, and if you are going to put another desirable use there which would be commercial or recreational, who wants ball fields with lights shining or commercial parking lots with traffic? There is no alternative that would be acceptable to neighbors. The stormwater pond is a concept this is not the final plan. There have been significant changes to this plan since it was originally brought forward. Bedrock will need to be crushed and that will help with the balance of the site, they have preliminary pricing for blasting and crushing for the site. They have found that this is feasible after receiving those costs. Architecture has improved, but they would like to see some variability as well as the large berm off Lilac Lane needs to be looked at. The berm is 6–8' in height for landscaping to block headlights and the visibility of the units. They also increased the setbacks to accommodate residents' concerns. They will bring forward material boards and other architectural options if this project were to move forward. Deeper garages provide options for families with SUV's and larger vehicles. So they have adjusted the depths by 3'-4' for optionality moving forward. School bus and fire truck turning requirements were studied, but they could do a further study, including turn radiuses for buses and school pickup numbers. There is no public parking on these private streets. The parking is 4 to 1 unit and there are 4-5 spaces of visitor parking as well. The roadways are slightly more narrow than standard village roads. In Heyday's other existing developments, renter turnover is relatively low trending about 70% retainage for renters, so they are lower than the normal transient renter numbers for school students, so this is a more stable rental environment than standard rentals, with higher rents, and they retain renters with fewer school-age children. The tax revenue for the schools and residents is significant, which means that the $500,000 in tax revenue is significant for all residents, so that helps all of us in keeping the tax base lower. A hard no can't be the only answer for all development in the Village, and we need to look at the significance of the tax income that this will generate. Page 6 Property maintenance is provided by Village Green not Heyday directly, they are based out of Minneapolis. There will be language in the Development Agreement that they will maintain the greenspace and a guarantee that it will continue and that no development will happen in that space. Street damage from heavy loads being hauled down a new road in the Village like Division Road, there is normally a reconstruction assessment of the road, then after the project is complete they will provide financial guarantee in the bonding process to make repairs as required to return the road to its original condition. Motion: Approve Amendment to the 2050 Future Land Use Plan as presented Motioned By: Robert Warren Seconded By: Brian Fisher Yes: Bob Soderberg, Robert Warren, Robert Williams, Bridget Henk, Josh Tarantino, Russell Ewert, Brian Fisher No: None Abstain: None Motion Passed (Yes 7, No 0, Abstained 0) Motion: Approve PPD with 4 conditions Motioned By: Brian Fisher Seconded By: Robert Warren Yes: Bob Soderberg, Robert Warren, Robert Williams, Bridget Henk, Josh Tarantino, Russell Ewert, Brian Fisher No: None Abstain: None Motion Passed (Yes 7, No 0, Abstained 0) B. Premier Real Estate Management, LLC, Agent for Victory Place, LLC, Property Owner. Site Plan and Certified Survey Map applications for a 48-unit multifamily residential development (Town Nine Apartments) totaling 7.0 acres located on Fond du Lac Avenue (approximately W140N9889 Fond du Lac Avenue) in the Victory Center Corridor. (ACTION) Associate Planner Yanke went over the background of the proposal. He stated that the site plan includes on-site storm water ponds, a center amenity area with dog park and gazebo/grill area, a cross-access easement at FDL Ave entrance for future access to the south parcel, 5' sidewalk along FDL Ave frontage and 6' asphalt trail through the southern part of the site. Yanke introduced Bob Murray from Premier Real Estate who went over the proposal in more detail. Staff recommends approval of the proposed 1-lot Certified Survey Map (CSM) for the Premier Real Estate/Town Nine property located on Fond du Lac Avenue (approximately W140N9889 Fond du Lac Avenue), subject to the following conditions: 1. All technical issues and corrections identified by the Village Surveyor (see July 20, 2026, memo from Bob Beilfuss, PLC) shall be addressed and reflected in a revised CSM reviewed and approved by Village staff prior to recording. Page 7 2. Prior to recording, the CSM shall be updated/revised to reflect the appropriate Resolution No. adopted by the Village which formally vacates the existing Crimson Road right-of-way through the property. Staff recommends approval of the site development and architectural building plans submitted by Premier Real Estate Management, LLC, for a 48-unit multifamily residential development (Town Nine Apartments) on a 7.0-acre property located on Fond du Lac Avenue (approximately W140N9889 Fond du Lac Avenue), subject to the following conditions: 1. This approval is for the various plan sheets that comprise the site development and building plans as noted below and is subject to compliance with all the conditions and requirements set forth herein and subsequently adopted and/or revised by the Plan Commission. Approval is granted for the following unless superseded by subsequent plan sheets approved by Village Staff pursuant to revisions required herein and/or by the Plan Commission: a. Site/civil engineering plans dated July 13, 2026. b. Landscape plan dated August 18, 2026. c. Photometric lighting plan dated July 9, 2026. d. Architectural building plans and elevations dated July 9, 2026.   If revised plan sheets are necessary, each revised sheet shall contain the date of said revision clearly stamped in the lower right corner.  2. The technical issues and plan revisions identified in the August 26, 2026, memo from Public Works and the Village Engineer shall be addressed in revised plan sheets and/or supplemental documents as necessary prior to commencing construction activities and/or issuance of building permits. 3. State agency (DSPS) approved plans and a $25,000 occupancy bond are required by Inspection Services. The Village of Germantown is an authorized delegated agent of DSPS and may be used as an alternative to provide all commercial plan review and inspection services through SAFEBuilt of WI and the Village of Germantown. 4. The Developer shall install 5-foot wide sidewalk along the west side of Fond du Lac Avenue (STH 145) for the entire property frontage. The Developer shall install 6-foot asphalt trail/path through the site on the southern portion of property connecting Crimson Road segment to the west to Fond du Lac Avenue (STH 145) to the east. Where applicable, construction methods shall be in compliance with the Village of Germantown Development Handbook design standards and constructed asset forth in a Development Agreement. Page 8 5. Public utilities (i.e. sanitary and water) shall be installed in compliance with the Village of Germantown Development Handbook design standards and/or asset forth in a Development Agreement. Final utility profiles, plans, and precise location shall be coordinated with the Public Works Director, Village Engineer, and Water and Wastewater Utility Superintendents. 6. Unless mutually agreed to between the Developer and the Village as set forth in the Development Agreement, the provisions of Village Code Section 11.08 pertaining to garbage and recycling collection for a property containing five (5) or more residential units (“multiple-family dwellings”) shall apply. 7. The approved Certified Survey Map (CSM) creating the subject development site and memorializing the vacation of the existing Crimson Road right-of-way through the parcel shall be recorded at the Washington County Register of Deeds prior to commencing construction activities and/or issuance of building permits. 8. A Development Agreement shall be reviewed by the Public Works and Highways Committee and approved by the Village Board. Maintenance guarantees pertaining to stormwater management facilities, sidewalks & pedestrian paths/trails, and utilities shall be included in the Development Agreement. 9. Documentation shall be submitted to the Village showing proof of an “artificial exemption” for the delineated wetland found on site, as illustrated in the Wisconsin Department of Natural Resources (WisDNR) confirmation letter regarding the Wetland Delineation prepared for the site. Such documentation shall be submitted to the Village prior to commencement of construction and/or issuance of building permits. 10. Specific design and location details for signage must comply with the Village’s Sign Code regulations and be submitted and approved by the Plan Commission, prior to sign installation. 11. The Developer shall provide additional landscape plantings along the west property line to increase screening/buffering between the project site and residential subdivision to the west. A revised landscape plan including the additional plantings showing quantity, type, and placement in relation to the existing tree line, shall be submitted to the Village Forester and Community Development Department for review and approval prior to commencing construction activities and/or issuance of building permits. 12. If the Village observes and/or receives complaints regarding negative impacts associated with and/or created by the property and any related activities, including but not limited to noise and lighting, the Property Owner/Operator shall work with the Village to identify the source of such impact(s), evaluate alternative mitigation measures, and implement a mutually-agreeable solution to mitigating the impact(s). Page 9 Motion: Approve Certified Survey Map Motioned By: Josh Tarantino Seconded By: Robert Warren Yes: Bob Soderberg, Robert Warren, Robert Williams, Bridget Henk, Josh Tarantino, Brian Fisher No: Russell Ewert Abstain: None Motion Passed (Yes 6, No 1, Abstained 0) Motion: Approve Site Plan Motioned By: Bridget Henk Seconded By: Robert Warren Yes: Bob Soderberg, Robert Warren, Robert Williams, Bridget Henk, Josh Tarantino, Brian Fisher No: Russell Ewert Abstain: None Motion Passed (Yes 6, No 1, Abstained 0) C. DAHM NO 74 LLC (d.b.a. Crew Carwash), Property Owner of N96 W17500 County Line Road. Request to extend Village approval of the Site Plan and Conditional Use Permit No. 05-2025 for a 4,500 sqft automated car wash facility. (ACTION) Motion: Move Item C to the top of the agenda as presented Motioned By: Robert Warren Seconded By: Josh Tarantino Yes: Bob Soderberg, Robert Warren, Robert Williams, Bridget Henk, Josh Tarantino, Russell Ewert, Brian Fisher No: None Abstain: None Motion Passed (Yes 7, No 0, Abstained 0) Director Retzlaff went over the 3rd extension request for Crew Carwash. The new deadline for commencing construction will be April 8, 2028; with demolition and tank removal slated for late 2027. Staff recommends approval of the request to extend Site Plan approval plan for an additional 12 months with a new deadline for commencement of construction to April 8, 2028, with the same conditions of approval in the original April 8, 2024, Plan Commission approval. Recommend to the Village Board to APPROVE the request to extend the approval of CUP #05-2026 for an additional 12 months with a new deadline for commencement of construction to April 8, 2028, with the same conditions of approval contained in CUP #05-2026. Krissy Atterholt with Amundsen Davis on East Kilbourn Avenue stated that the delay is for coordination of roll out of 5 other facilities in municipalities across the state so they can open at the same time. Commissioners stated concerns about whether this project Page 10 will ever move forward and did not want to see it sit as an empty site for a long period of time. Motion: Approve CUP extension Motioned By: Robert Warren Seconded By: Josh Tarantino Yes: Bob Soderberg, Robert Warren, Bridget Henk, Josh Tarantino No: Robert Williams, Russell Ewert, Brian Fisher Abstain: None Motion Passed (Yes 4, No 3, Abstained 0) Motion: Approve Site and Building Plan extension Motioned By: Josh Tarantino Seconded By: Bridget Henk Yes: Bob Soderberg, Robert Warren, Bridget Henk, Josh Tarantino, Brian Fisher No: Robert Williams, Russell Ewert Abstain: None Motion Passed (Yes 5, No 2, Abstained 0) VI. COMMUNITY DEVELOPMENT DIRECTOR'S REPORT: Director Retzlaff gave a brief update. A. Status of Village Center District Community Engagement & Holy Hill Gateway District Master Plan Projects B. Status of Approved Residential Development (Sutton Farm and Carillon) VII. NEXT MEETING DATE: VIII. ANNOUNCEMENTS: None IX. ADJOURNMENT: Chairman Soderberg adjourned the meeting at 11:09pm.