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Developer proposes smaller duplexes and condos for Rainbow Lake site; HOA and utility issues flagged
Summary
Hillcrest Builders presented a concept to convert remaining Rainbow Lake multifamily pads into largely duplex condominiums and some single‑unit condos, reducing the project from 248 proposed units to about 101; commissioners raised concerns about homeowners association agreements, a partially built foundation, stormwater, and private utilities.
Hillcrest Builders told the West Bend Plan Commission on May 6 that it wants to redevelop the remaining parcels in the Rainbow Lake condominium project with duplex condominium units and a small number of single‑unit condos, reducing the full development from 248 units as originally approved to about 101 units under the proposed plan.
Paul Apfelbach, director of development at Hillcrest, said the company has owned the property five years and is proposing duplex condos in place of large 16‑ and 32‑unit buildings. He told the commission the existing homeowners association and the current site owner, identified in the meeting as Bob Patch, have long delayed completion; Hillcrest said the association supports the proposal but certain legal documents — including amendments to the condominium declaration — must be negotiated before redevelopment proceeds.
Staff and commissioners raised technical and administrative issues. Planning staff noted that utilities and roads in the development are private and currently maintained by the existing homeowners association; the commission was told the association manages private sewer, water and roads. Commissioners asked whether the change in unit count affects the private lift station’s capacity; staff and the developer said the proposed plan would reduce total units and should not exceed lift station capacity, but commissioners said the association’s operational requirements and pump performance under lower loads need review.
Commissioners also discussed stormwater management and grading, the placement of certain proposed units that lack a clearly defined front and rear yard, and the legal complexity of adding new units into or adjacent to the existing condominium regime. Staff and the developer acknowledged that private‑association documents — which are legal contracts between owners — must be drafted so the existing association is not left with disproportionate maintenance obligations. The developer said it is prepared to negotiate agreements and to assume responsibility for developer obligations; residents’ association leaders were not present (Janet O’Brien, the association president, was out of town), but staff reported prior productive meetings with the association.
Commissioners generally expressed support for exploring the redevelopment, urged careful attention to grading, landscaping and circulation so that unit livability is preserved, and asked staff to return this item for further review at a future meeting. No final votes were taken; staff said the developers will submit revised site plans, grading and stormwater plans and draft association agreements for subsequent review.
