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Ashwaubenon board approves Winding Creek PUD and preliminary plat after resident objections
Summary
After a public hearing with neighbors objecting to multifamily units in an R‑1 neighborhood, the Village Board approved a final planned unit development and the preliminary subdivision plat for the 40‑acre Winding Creek Estates project with staff conditions and added requirements about Lot 24 stewardship.
The Village Board of Ashwaubenon approved a final Planned Unit Development (PUD) and a preliminary subdivision plat for Winding Creek Estates — a mixed residential project proposed on a 40‑acre tract owned by Pagels LLC — after a public hearing in which nearby residents urged single‑family development instead of apartments.
The developer’s application allows a mix of single‑family lots, duplexes, townhomes and a 128‑unit apartment parcel. Neighbors at the Feb. 25 hearing said the proposed density would double the neighborhood’s expected development and increase traffic on the limited local street network. Rob Coleman, a Woods Edge resident, urged the board to require single‑family homes rather than the planned multifamily units, arguing the lots abut wooded ravines and “would be highly desirable single‑family lots.”
Planning staff and the developer said lot sizes for single‑family units are similar to adjacent Woods Edge lots, and that some townhouse and duplex units are intended for ownership while apartment units would be rentals. Planner Aaron (last name not specified) described recommended conditions of approval including sidewalks on both sides of new public streets, photometric lighting limits to reduce trespass, vegetative screening for rooftop equipment, and a development agreement specifying utilities, street trees and maintenance.
A recurring question from the board and neighbors centered on Outlot 24, a roughly 10‑acre parcel that includes significant floodplain and environmentally sensitive areas and currently sits between proposed lots and the stormwater pond. Trustee Tracy (last name not specified) asked whether the village should take ownership of the outlot to preserve it, provide access for maintenance and possibly incorporate a trail. The developer told the board the lot had been attached to an adjacent parcel for marketing value but that the development team would resurvey or revisit plat lines to explore conveying pond‑maintenance areas or trail easements to the village. The board added a condition to allow staff flexibility to pursue reconfiguration and to require documentation for wetland filling on Lot 22.
After discussion the board approved Ordinance O2‑1‑25 (final PUD) with staff conditions; later the board approved the preliminary subdivision plat for Winding Creek Estates subject to 14 detailed staff conditions including revised trail easement widths, stormwater management plans, and a formal development agreement. The Planning Commission had recommended approval with staff conditions on Feb. 4.
Why it matters: the approvals allow a mix of housing types on a site that had been zoned R‑1 (single family), prompting neighbors to warn the board about traffic, density and changes to neighborhood character. The board’s conditions and required development agreement create multiple checkpoints — including a needed final site plan review when multifamily building designs are complete — and the board retained leverage to require a resurvey or modified outlot ownership to protect environmental features and maintenance access.
Project timing: the developer estimated single‑family building could start in 2026–27, with multifamily and townhomes to follow in later phases; there is no firm timeline for the northern road connection to Spirit Way, which would provide an additional exit and reduce traffic pressure on the existing neighborhood access.
The board’s approvals were unanimous on voice votes (motion carried).
