[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6289551,"mediaKeyId","2532316-296fcbd976166d0a84aa5e060942a69b","parentId",2532316,"title","Plan Commission hears public concerns and splits on zoning-code amendments tied to 2023 Act 16","audioSeconds",3597,"startMs",1241000,"endMs",4838000,"viewUrl","/Search/View?dp=1&key=2532316-296fcbd976166d0a84aa5e060942a69b&start=1241&end=4838","thumbnailUrl","https://assets.pipeline.soar.com/2532316-296fcbd976166d0a84aa5e060942a69b/thumbnail_1241000.jpg","articleUrl","/articles/6289551/Germantown/Washington-County/Wisconsin/Plan-Commission-hears-public-concerns-and-splits-on-zoning-code-amendments-tied-to-2023-Act-16","mediaUrl","https://secure.pipeline.soar.com/6289551-ef7b93bc2e929ead7f37abea23e0ecff/orig.mp4?Expires=1771149817&Signature=kdb0FWC5hyhlYzZtTRFo34vg3cVX5weTnBjIuP~BrWf52OulJnpAWQettoD0hgWgyiCx5cMCbqgvUMpeIUxVqCxJ8tl~kE81diWwmEWmcKqhT~Yp5Krv-DgTcW~VqFo5UWPxQtQJBJgkDvgRJktgpUKMFdtsr1vuz9qOQgrAspnjX0CpCjYuwgRNOsgJr38G9Kh6bqETTRtymha~7Ptghsnb-jgrds3w9~MA~BGqyabcXN1YWmZ3KA2mM7sxXFc3PjKAXZMu0iQrSVOGUuHehkbrEu8r7qHeaaCEK9~HSBiNRyEwwfMbAQ3DVo4sUeHnl0eKeh8-3t0n-rBNbFtdaw__&Key-Pair-Id=KUT5TJCACFTXG","author","Village of Germantown, WI","date","2025-03-06T00:16:03Z","article","The Germantown Plan Commission on March 10 held a public hearing on five proposed text amendments to Section 17 of the Village of Germantown Municipal Code intended to bring the code into conformity with 2023 Wisconsin Act 16.

Jeff Retzlaff, community development director, summarized the package and said the changes are “necessary to maintain consistency between our zoning code and Wisconsin statutes.” Retzlaff said the revisions implement provisions in 2023 Act 16 — including language now codified in Wisconsin statute section 66.10015 — and that the village attorney provided a written opinion on specifics included in commissioners’ packets.

Retzlaff outlined five changes in the draft ordinance. He described them as: removing a prior code provision that required a three‑quarters favorable vote of the full village board to increase maximum density in a planned development district; removing the village’s “protest petition” provision that previously could trigger a super‑majority requirement; creating a certiorari appeal route to circuit court for denial of conditional use permits consistent with the new code sections; clarifying that most zoning amendments will require a simple majority of a quorum except for down‑zoning (which would still require a two‑thirds vote); and recreating an appeal process to the circuit court for decisions of the Board of Zoning Appeals. “This change requires that all zoning amendments be approved by a simple majority vote of the governing body and therefore eliminates any authority for local municipalities to require a super majority vote for zoning changes,” Retzlaff said, reading from the village attorney’s written opinion.

More than a dozen residents spoke during the public hearing. Common concerns included the timing of the change, the loss of the super‑majority protection in cases where a valid protest petition is filed, potential impacts on school capacity and municipal finances, and a perception that the changes facilitate development proposals now pending in the village. Written comments submitted before the meeting asked the commission to retain the protest‑petition provision and to delay action until elected representation is fully seated.

Commenters included Tammy Schneider and Scott Schrader, who urged preserving the three‑quarters requirement; Sarah Larson, who asked the commission to table the draft and noted packet materials were released less than one business day before the meeting; and Melanie Smythe, who said she believes Act 16 favors developers and asked that the commission delay its action. Russ (last name on file), who identified himself as president of the school board, told the commission that preliminary district analyses indicate multifamily development could create substantial near‑term enrollment swings that would affect staffing and the district budget; he said the district’s facilities study will be presented March 17 and an enrollment study will follow in April.

After public comment the commission considered a motion to forward the draft ordinance to the Village Board with a positive recommendation. During debate commissioners asked whether the Plan Commission vote changes the village board’s authority (it does not; the Plan Commission makes a recommendation for board action), and whether the village must update its code at all (staff and the village attorney argued the code should be cleaned up to avoid inconsistency and litigation risk under the new state statute). The commission also voted to separately request that the Village Board consider a resolution to state legislators expressing opposition to the statutory change; the commission’s motion to draft that resolution passed.

When the final recommendation vote was taken the result was a 3‑3 tie on the motion to recommend adoption of the amendments; a tie caused the motion to fail on the Plan Commission floor and the body recorded a negative recommendation to the Village Board. No zoning amendments were enacted by the Plan Commission on March 10; the package will proceed to the Village Board for its decision. Separately, the Plan Commission approved a motion directing staff to prepare the resolution to the state legislature expressing local opposition to Act 16’s limits on municipal authority.

Commissioners repeatedly emphasized that the Plan Commission’s action is a recommendation to the Village Board and not final zoning law. Retzlaff and the village attorney advised that leaving inconsistent language on the books risks confusing residents and encouraging appeals or litigation. Several commissioners asked for more time or to wait until full representation is seated on the Village Board before the board acts; others argued that the village should align its code with state statute to avoid legal exposure.

No new ordinance language was adopted by the Plan Commission on March 10; the Village Board will receive the record, staff materials and the commission’s recommendation for its consideration at a future meeting.","mediaType","Video","parentTitle","Plan Commission 3/10/25","oneSentenceSummary","The Germantown Plan Commission on March 10 held a public hearing and split 3‑3 on a package of five zoning‑code changes prompted by 2023 Wisconsin Act 16, leaving the commission with a negative recommendation to send to the Village Board.","taxTitle","Germantown, Washington County, Wisconsin","taxId",69247,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289540,"Village discusses land‑exchange proposal with Blackstone Golf Course owner; Park & Rec questions and public raise costs and timing concerns",630,9089000,9719000,"/Search/View?dp=1&key=2532316-296fcbd976166d0a84aa5e060942a69b&start=9089&end=9719","https://assets.pipeline.soar.com/2532316-296fcbd976166d0a84aa5e060942a69b/thumbnail_9089000.jpg","/articles/6289540/Germantown/Washington-County/Wisconsin/Village-discusses-landexchange-proposal-with-Blackstone-Golf-Course-owner-Park-Rec-questions-and-public-raise-costs-and-timing-concerns","https://secure.pipeline.soar.com/6289540-833fba4b9228146599a25b9ae4b1d536/orig.mp4?Expires=1771149817&Signature=k82cJHbc8YiL4ztBDGHND5-jjnIjAt51EuE52hEYoAndF9RNwyT0R5-1aoU5n7cXg-B9AXkkrQgQ0w3cYRXLq7UkJpF7JWlDY7Z8JO2vtNcQcFI4DPIxeRU5E3JoPuvqbuX94Ccn2AtQ5grY7soeVytbg~HT~zlA2kIyuNfqjBQNbWA4rSMOoExkxDEb4ryEqZl3iFXK~krvqK5dt~L5AqivdmQ2XwmGhZ0P2BDpJVtCidKkO8f6ZSo2HiJaZG5Sn8uaShOEIMZdh63KpQ~vrc1QIaW8w5Rs-xl0M3aUJjdYKuhiLv~YLw43N-sqE6qHjKvgvyrb4dUOwWhMn-xp0A__&Key-Pair-Id=KUT5TJCACFTXG","Village staff and the administrator presented a land‑exchange proposal from the Highmark Group, owner of Blackstone Golf Course, at the March 10 Plan Commission meeting so commissioners could ask questions and give feedback before any negotiation.

Administrator Craiglow described the concept: Highmark proposed transferring most of the golf course to the Village and keeping a southeast corner parcel for separate residential development; in exchange the developer would receive village parcels along Main Street that include the former recycling/yard‑waste site and a portion of Hauptstrasse Park that currently contains pickleball courts and a skateboard area. Craiglow said the village board asked staff to consult both Park & Rec and the Plan Commission before pursuing negotiations.

Staff and Park & Rec discussed potential recreational uses for the floodplain and wetland areas, noting that parks can be compatible with floodplain conditions. Trustee Baum presented a conceptual, pro‑bono sketch showing higher‑ground areas that could support shelters, playgrounds or picnic areas, while lower, floodplain areas could accommodate trails, a disc‑golf course or river access for kayaking and fishing. Park & Rec members asked that any negotiation include replacement of the pickleball courts and skate amenities and that the village seek compensation or developer contribution to cover those costs.

Several residents and commissioners raised process and cost questions. Commissioners asked for appraisal comparisons rather than an initial “sticker‑price” exchange; staff said the proposal was an opening offer and that appraisals and negotiations would be next steps if the board desires to proceed. Questions included whether wetlands and state permits would affect developability, how impact fees and TID tools might be used, and whether two concurrent redevelopment projects in the village could compete for tenants or financing.

Plan Commission members observed that the proposal is at an early stage. Trustee Baum urged first answering whether the board wants to pursue a trade before getting into valuation and replacement‑cost detail. Park & Rec asked staff to include estimates for master planning and replacement amenities in any negotiation, and staff said those cost items would be part of future discussions if the Village Board directs staff to proceed.

No zoning or land‑use decision was made. Administrator Craiglow and staff will relay Plan Commission feedback to the Village Board; any further steps (appraisals, negotiations, master planning for park amenities, or developer submissions) would require separate village‑board direction and additional public review.","Village leaders and the owner of Blackstone Golf Course discussed a proposed land exchange on March 10 that would transfer most of the golf course to the village in exchange for village parcels on Main Street; commissioners and Park & Rec raised questions about wetlands, replacement costs and valuation.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289545,"Consultants lay out village‑center mixed‑use plan; TID creation and zoning work set for late March",2036,4869000,6905000,"/Search/View?dp=1&key=2532316-296fcbd976166d0a84aa5e060942a69b&start=4869&end=6905","https://assets.pipeline.soar.com/2532316-296fcbd976166d0a84aa5e060942a69b/thumbnail_4869000.jpg","/articles/6289545/Germantown/Washington-County/Wisconsin/Consultants-lay-out-villagecenter-mixeduse-plan-TID-creation-and-zoning-work-set-for-late-March","https://secure.pipeline.soar.com/6289545-33477b5eca556d3f9a0441c1519eeea8/orig.mp4?Expires=1771149817&Signature=d7iZk5iTRqBhQ8OSQLtw5dhYeabOMjjE1EYbrNi-8BtCLqN4rZ5nUTuA4CnXld-ZeBBC2qSxXWDvLIL4XOe5wD2U4H2WGmHehXGLeUUEUmQctMCDZh1mT9KZlLLsfEjmwJIPhD2~bX5hNwfaGeuAg2LwRKHLTVgWuMdjwjz4PPJpz56miz-~wsvtn~3p-09vghayginaxHmFwAAiEJfJPqdSDVvnsTkyVE~0KGgLRe2V3tNkZqbHaE1I3JCkRRJGc~Zv9vUgnGMb5W493pBRzFCDDDpxUcMBuC8yb9UMnPRzRB9HcaSSk1DTb3VOuuv9~hytZi5dqSSnmWrU58ZMXA__&Key-Pair-Id=KUT5TJCACFTXG","Consultants working with the Village of Germantown presented detailed concept plans and a timeline for a mixed‑use Village Center redevelopment centered on the Mequon and Pilgrim Road intersection during the Plan Commission’s March 10 meeting.

Bailey Copeland (Copeland Associates) and Eric Maine (Rinca) described the plan as a phased, catalytic redevelopment on roughly 25+ acres that would start with multifamily housing to create the population base for later retail and restaurant uses. They cited a market study that reported very low area vacancy rates (Germantown 2.5%, Mequon 1.1%, Menomonee Falls 4.6%, Cedarburg 2.3%) and a projected need for more than 1,000 multifamily units in the region over five years. Copeland said the village has controlled three properties in the opportunity area and the project team is pursuing a proposed Tax Incremental District (TID 10) to assist financing.

The consultants showed renderings of a pedestrian‑oriented market street, staged parking and underground parking for multifamily buildings, and a “market plots” public gathering area that can close for events. Eric Maine described an urban design strategy with lower‑rise buildings along Mequon and Pilgrim and taller residential buildings (up to five stories) set deeper into the site to limit street impact. Sam Schultz (Von Briesen & Roper) summarized draft zoning approaches: a new Village Center zoning district supported by a site‑specific plan‑development overlay that would set form‑based standards for building placement, transparency, entrances, and parking credits for shared lots.

Retzlaff emphasized the process and schedule: a joint review board meeting and Planning Commission public hearing on the proposed TID tentatively set for March 31, a Village Board TID action April 21, and a zoning district draft back before the Planning Commission March 31 with further hearings and adoption steps into April. The team also reported an RFQ process that drew 14 qualified developer responses; the next step would be an RFP once zoning and project scope are clear.

Several commissioners and speakers pressed for additional information on school impacts, traffic and timing. Russ, who identified himself as school board president, said the district is finishing a facilities study (presentation scheduled March 17) and an enrollment study to be completed in April and asked that the village consider those results before approvals. Other residents asked for more detailed traffic analysis and for the village to be clear about parking and the mix of retail versus residential.

No formal action or zoning adoption occurred; the presentation was informational and staff said more detailed zoning text and the TID project plan will be presented for public hearing and recommendation at future meetings.","Consultants presented a draft mixed‑use master plan for the Mequon‑Pilgrim village center, emphasizing phased multifamily followed by commercial, a proposed TID boundary and next steps including zoning district drafting and a March 31 review. No commission action was requested; public commenters raised school and traffic concerns.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289556,"Plan Commission approves sign package for Green Bay Packaging facility",187,1056000,1243000,"/Search/View?dp=1&key=2532316-296fcbd976166d0a84aa5e060942a69b&start=1056&end=1243","https://assets.pipeline.soar.com/2532316-296fcbd976166d0a84aa5e060942a69b/thumbnail_1056000.jpg","/articles/6289556/Germantown/Washington-County/Wisconsin/Plan-Commission-approves-sign-package-for-Green-Bay-Packaging-facility","https://secure.pipeline.soar.com/6289556-f66995fef7de9f91731f3d4dcdd38e60/orig.mp4?Expires=1771149817&Signature=aEPPd0MyRkj3HTxe~mLEXVEPBtlOvBdzyPsl7jBXjs5iPeR34B-ziWBJfdwBshPK8BKiUFMVmJrYO1kyrnRab~GOEaHHCndySauJa-jKWnNdEQAIMsp7WUwbd70ZfHyPBIel~149tQ~fTwyC56e1E6RAbMXZFIXMVLmNF4GgmumlRSJZQnt9E-4hyMYt2CcAvdklM~D5q69uEZ8baEgEs2J5Z-narp7fxXIpocIY1ZDeESAyyAgBUkYjQWAVJYSbku1rQsN8noZH2KdT4D-9L2ZoMcudpyxcTO8a8-X53anwvX5UElrs1mfjHIa5kAIPei~ssse-6Pc~K3wKBbPeKg__&Key-Pair-Id=KUT5TJCACFTXG","The Germantown Plan Commission voted to approve a sign package for Green Bay Packaging’s new Holy Hill Road facility during its March 10 meeting.

Associate planner Jordan Yanke told the commission the primary wall sign would face I‑41 and that the package also included wayfinding and dock signage. “The signs do comply with village code for square footage, measurements and compliance with those stipulations,” Yanke said, and staff recommended approval with the condition that an electrical permit be secured before installation.

Commissioners moved to approve the package and the motion carried without opposition. The commission’s approval applies only to sign design and code compliance; installation will require the usual permitting steps, including the electrical permit Yanke described.

The packet included renderings of the proposed channel‑letter wall sign and a key map locating all directional and dock signs on the site plan. The facility sits on the site approved in 2024 and fronts I‑41 on the western side of the property.

The commission’s action is a ministerial, site‑specific approval and does not change the underlying zoning or building permits for the Green Bay Packaging property. Installation, inspection and final sign permits must be completed by the applicant before signage may be placed on the building.","The Germantown Plan Commission approved a sign package for the new Green Bay Packaging facility on Holy Hill Road, including a primary channel-letter wall sign facing I‑41 and multiple wayfinding signs. Approval was conditioned on obtaining an electrical permit before installation.","actionData","errors"]

Article not found

Plan Commission hears public concerns and splits on zoning-code amendments tied to 2023 Act 16

Village discusses land‑exchange proposal with Blackstone Golf Course owner; Park & Rec questions and public raise costs and timing concerns

Consultants lay out village‑center mixed‑use plan; TID creation and zoning work set for late March

Plan Commission approves sign package for Green Bay Packaging facility