[{"_1":2,"_99":-5,"_100":-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],{"_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",6249137,"mediaKeyId","3207737-a9d68f3129308d42e08fe78175fe24f0","parentId",3207737,"title","Developer proposes duplex and condominium plan for Rainbow Lake; commission asks staff for follow-up","audioSeconds",1981,"startMs",1893000,"endMs",3874000,"viewUrl","/Search/View?dp=1&key=3207737-a9d68f3129308d42e08fe78175fe24f0&start=1893&end=3874","thumbnailUrl","https://assets.pipeline.soar.com/3207737-a9d68f3129308d42e08fe78175fe24f0/thumbnail_1893000.jpg","articleUrl","/articles/6249137/West-Bend-City/Washington-County/Wisconsin/Developer-proposes-duplex-and-condominium-plan-for-Rainbow-Lake-commission-asks-staff-for-follow-up","mediaUrl","https://secure.pipeline.soar.com/6249137-ddc4e22c380a9f65fce49dd67205a408/orig.mp4?Expires=1771166978&Signature=e3~E7RH~Fkq7de63tG~-7xO0rAHk3Lu9kGqs0kcCrsT9gNKpuVqbjf7BOJTgCfFsUFWQFIebx6lM0sWmOPNUxghfoIEE-PpMbfvzW4kfk0EvQpfWS1GCFrzFmamFiKQQjNl8~O13wo3JRZP9l6RKDeIZDGUVI2USdxX4BvmA-BHCOGTxvZJgPsA70gAYWiDdSKuPNbutduJQvW4zWbAHz3HaSg9-a631RnzlLxazsA4ZutANbB~Dun25INfJ9PtxwZkUo84EAG5RdKWmBSAgk78A7gzg9~AlTGXGnAlCMNpPSy4AVtDQbVqDF5VbRPvIqEDHVWhF0QFDJF3hYl899A__&Key-Pair-Id=KUT5TJCACFTXG","author","West Bend City, WI ","date","2025-05-07T12:16:51Z","article","On May 6, 2025, Hillcrest Builders presented a concept plan to the West Bend Plan Commission to redevelop the remaining undeveloped pads at Rainbow Lake. The developer proposed replacing the originally approved multifamily buildings with a mix of two-family (duplex) buildings and single-family condominium units, adding 41 new units in the undeveloped area and resulting in an overall total of 101 units for the project rather than the 248 units approved in 2004.

Paul Apfelbach, director of development for Hillcrest Builders, said the company has owned the property for five years and has worked with the existing homeowners association to try to facilitate completion. \"We've owned this property now for 5 years, and the first time I'm here tonight is because we have worked patiently with the homeowners association that's there and the actual the former landowner, a guy by name of Bob Patch,\" he said. Apfelbach told the commission Hillcrest is not asking the city to incur costs or waive rights and that the developer plans to negotiate legal agreements so the existing association is not left bearing additional maintenance burdens.

Staff and commissioners raised technical and organizational issues: stormwater management and impervious-area calculations; existing private utilities and a lift station that has experienced an overflow in the past; and legal and contractual arrangements between the existing homeowners association and new units. Commissioners noted the current private roads, utilities and stormwater facilities are maintained by the existing HOA and that any new phase must address long-term maintenance and cost-sharing through enforceable documents.

From a design perspective commissioners flagged units sited in the middle of an island/cul-de-sac where building orientation may leave living rooms exposed to traffic. Staff recommended changes to landscaping and building placement to provide clearer front/back orientation for those units. The commission also noted the development inventory: three constructed four-unit buildings on the north lot and three constructed 16-unit buildings on the south lot (about 60 existing units), plus the developer’s proposed 41 new units, which together would yield 101 units in total — a net reduction of 147 units from the originally approved 248.

No formal zoning or land-use action was taken at the meeting. Staff asked the commission to review the concept and provide direction; commissioners asked staff and the developer to return with refined site, grading and stormwater plans and draft HOA/declaration language as applicable. Staff and the developer agreed to continue discussions and bring a more detailed package back to the commission at a future meeting (staff suggested June for further discussion).

Next steps: the developer will continue design work and legal coordination with the homeowners association; staff will analyze stormwater, utility capacity and HOA agreement options and return to the commission for additional consideration.","mediaType","Video","parentTitle","Plan Commission - May 6, 2025","oneSentenceSummary","On May 6, Hillcrest Builders presented a concept to replace unbuilt multifamily portions of the Rainbow Lake development with duplexes and condominium-style single-family units, proposing 41 new units and bringing the project total to 101 units versus the 248 originally approved in 2004.","taxTitle","West Bend City, Washington County, Wisconsin","taxId",5138,"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},6249141,"Plan Commission backs public hearing for Stratford Road redevelopment by Lush Homes",1207,704000,1911000,"/Search/View?dp=1&key=3207737-a9d68f3129308d42e08fe78175fe24f0&start=704&end=1911","https://assets.pipeline.soar.com/3207737-a9d68f3129308d42e08fe78175fe24f0/thumbnail_704000.jpg","/articles/6249141/West-Bend-City/Washington-County/Wisconsin/Plan-Commission-backs-public-hearing-for-Stratford-Road-redevelopment-by-Lush-Homes","https://secure.pipeline.soar.com/6249141-3a8bef514a2acc5cf9084f3e6b9ed32a/orig.mp4?Expires=1771166978&Signature=IhduImZi-mDYe~GpQ09aPoR2ms6dP~ovyP3mvmfu0XSc-o9E-nyNHgFvhCo2vXr1dU~rNckkRG1jPWynXTSv-xbzmoeUiu5pgiJbh9VFzHkWQiDko8EWdnNKpjbeo5v53kD6eOFTn7t3PrSTJph9YEfZzflTamszdj69P4f53iMeXekSRT6yhUrPPgH20uuL0C~idXmw4D~aQv7Jt63BR0c4VUhR52kzNmjRvGuSQk~s62RKSXuI0CZ0c4kuex0dtA-~SRRP0F6Rtfi99~Ja16YRCzqGcyVv4Fp6nYInEggT5UAfnbCm9ulzD8rzIrjdNskQJOHQSZEjL3ZWhiBlxQ__&Key-Pair-Id=KUT5TJCACFTXG","On May 6, 2025, the Plan Commission of the City of West Bend recommended that staff schedule a public hearing to consider a land-use change from industrial to two-family residential (and corresponding rezoning) for three combined lots on Stratford Road, with the hearing target set for July to meet statutory notice timelines.

City planning staff explained the parcel is currently served by sanitary sewer but lacks a municipal water extension; water would have to be installed along Stratford Road to serve redevelopment. Staff also noted existing shallow storm sewers bisect parcels and likely will require realignment to create buildable pads.

Arjun Lang, who identified himself as the founder of Lush Homes and who presented under the name RJ, described Lush Homes’ construction approach and business model. He said the company \"build our houses entirely out of 3 quarter inch plywood that snap together without, nails and glue that put them together,\" and described CNC precision, reduced on-site cutting, and energy-efficiency features.

The developer told the commission the team would seek to include three lots in the public hearing (two originally proposed plus a third), pending engineering results; commissioners agreed that publishing the hearing with the three lots was appropriate. Commissioners asked technical questions about basements, shared driveways, and maintenance agreements; staff and the developer said access would be governed by recorded easements and a homeowners association that would address ownership and maintenance of private driveways, utilities and snow removal.

After discussion, a commissioner moved to recommend staff schedule a public hearing on the Stratford Road land-use and rezoning requests including the third lot; the motion was seconded and approved by voice vote. Staff said the hearing would likely be scheduled for July because of the 30-day public-notice timing.

Next steps: staff will prepare the public-notice packet and hearing materials, and the developer will continue engineering work on water, sewer and storm-sewer alignments to present more detailed plans at the public hearing.","On May 6, 2025, the Plan Commission of the City of West Bend recommended that staff schedule a public hearing to consider a land-use change from industrial to two-family residential and corresponding rezoning for three lots on Stratford Road, with the hearing targeted for July.",{"_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},6249145,"West Bend Plan Commission approves rezoning in Creekside subdivision to single-family residential",607,145000,752000,"/Search/View?dp=1&key=3207737-a9d68f3129308d42e08fe78175fe24f0&start=145&end=752","https://assets.pipeline.soar.com/3207737-a9d68f3129308d42e08fe78175fe24f0/thumbnail_145000.jpg","/articles/6249145/West-Bend-City/Washington-County/Wisconsin/West-Bend-Plan-Commission-approves-rezoning-in-Creekside-subdivision-to-single-family-residential","https://secure.pipeline.soar.com/6249145-8a5254898bb4015dc45f873f4b07c49d/orig.mp4?Expires=1771166978&Signature=m6snOL4p~rnLOWb16k-iCRMt2FxlLLxeW7AdfpcBpVj2AKvRQgGe1ZooeQSYs9R6g-3qfdVwSqTFaVSmwb4U8f2v98nwB6~7L0RaeOQGZpX5nEmDl5iVgMbOgYest1JxfzIGH8y1WurZPn9iCmtJeMPxcIOJxeJsZLmjWDQSJLvYVJNXpsjha561njzGj6AV-Mo21UvD~ngGALSTGlrIEfGfd1aWlruEoo9xLYeC4aEtSExVd506QcIeyXRvWMgNSzX8sOVA-zE0yQ9f0TwNjnlRMy5NafZ~wx5EwAWSUV6jexLU-12eXoXCwyj~~n7Bc2C2PZ4D1opz2iKSCrQogw__&Key-Pair-Id=KUT5TJCACFTXG","On May 6, 2025, the Plan Commission of the City of West Bend approved a land-use change and a zoning amendment moving roughly 9.8–10.1 acres in the Creekside subdivision from two-family residential (RD2) to single-family residential (RS4), and forwarded the matter to the Common Council for final action.

The change, introduced by city planning staff to align the parcel with the surrounding single-family development, was the subject of two consecutive public hearings before the commission. Jim (city planning staff) told the commission that the developer had found lot dimensions that made two-family buildings impractical and requested rezoning to a lower-density RS4 classification to fit the remainder of Creekside.

Developer representative Joe, who said he was representing the project, described the application as \"a pretty straightforward rezoning request.\" Resident Jerome Zeiger raised questions about lot sizes and the absence of on-site park space, saying it \"might be nice if the developer could find space for a small park.\" Planning staff responded that the subdivision was designed without a park because neighborhood park amenities (including Dock Honoring Park) serve the area.

Staff explained a small numeric difference between the land-use area and the zoning area: the land-use amendment covered about 9.8 acres while the zoning map change covered about 10.1 acres because the zoning boundary as proposed included half of the right-of-way for proposed streets.

After the hearings the commission voted by voice vote to approve the land-use amendment and then approved the zoning change from RD2 to RS4. Commissioners recorded an \"aye\" on the voice votes and the chair stated the motions carried; the commission then recommended Common Council adoption of the land-use resolution and the zoning ordinance amendment.

The commission did not adopt conditions beyond the standard submittal requirements; staff will prepare the referral materials for the Common Council. The commission’s approval is advisory: the Common Council has final authority on land-use plan amendments and zoning changes.

Next steps: staff will transmit the commission’s recommendation and the draft resolution and ordinance to the Common Council for consideration and final action.","On May 6, 2025, the West Bend Plan Commission approved a land-use plan amendment and a zoning change to reclassify about 9.8–10.1 acres in the Creekside subdivision from two-family (RD2) to single-family (RS4), and recommended final action to the Common Council following public hearings and a single public comment.","actionData","errors"]

Article not found

Developer proposes duplex and condominium plan for Rainbow Lake; commission asks staff for follow-up

Plan Commission backs public hearing for Stratford Road redevelopment by Lush Homes

West Bend Plan Commission approves rezoning in Creekside subdivision to single-family residential