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Germantown board begins discussion on a multifamily housing threshold; no vote
Summary
The Village Board held a discussion-only session on whether to adopt a policy limiting multifamily housing, reviewed staff data showing a roughly 75% single-family to 25% multifamily housing mix, and directed further study and Plan Commission work.
The Village of Germantown Village Board held an extended discussion on whether to adopt a policy to limit the amount of multifamily housing in the village. No formal vote was taken; staff and trustees agreed to send further analysis and recommendations to the Plan Commission for work on specifics and any recommended text for the village’s 02/1950 plan or an ordinance.
Planning staff presented a comparison of Germantown with surrounding and comparable communities, showing Germantown’s housing stock at about 75 percent single-family and 25 percent multifamily. Planning staff noted the list of comparables can be expanded and that definitions matter: whether the village is limiting multifamily units generally, multifamily rental units, or some other subset (for instance, large apartment buildings versus small multi-unit ownership structures such as duplexes or condominiums).
President Soderbergh framed the discussion as an attempt "to take the emotions out of the argument" he heard during the election and pointed out a trade-off: "If we say no to multifamily and we wanna keep it at 25%, that means that we couldn't even do phase 2 of the Village Center project." Planning staff added that some municipalities in the region have adopted thresholds (the presentation cited Wauwatosa and Oconomowoc as examples) and stressed that arbitrary percentage limits can produce unintended consequences, including housing shortages, socioeconomic segregation, or missed economic opportunities that higher-density housing can support.
Trustees engaged the topic from multiple perspectives. Trustee Jan Miller and others urged clear definitions for multifamily, ownership versus rental, and whether small multi-unit ownership (duplexes/condos) should count as single-family or multifamily. Trustee Kaminski and Trustee Baum recommended using market research — including the Tracy Cross housing analysis referenced by trustees — and hearing from developers and realtors about the kinds of housing products that would be viable in Germantown. Trustee Rick Miller supported a percentage-based policy in principle but said he was not ready to name a specific percentage.
Staff also presented demographic context. Planning staff showed the village’s median age has risen to about 42.3 years and said that trend — along with slower population growth and out-migration of younger residents — is part of why the village is examining housing mix. Trustees noted the need to weigh school-district enrollment impacts, traffic and infrastructure capacity, community character, and economic development goals when shaping any policy.
Outcome and next steps: The board asked staff and the Plan Commission to continue work on definitions and options, to bring back additional comparative communities and market information (including the Tracy Cross report and developer input), and to return with a draft policy or plan amendment for the Plan Commission to recommend to the Village Board. No ordinance or binding limit was adopted at the meeting.
