Plan commission approves rezoning for parcels along Highway 20 at Washington Avenue

The Mount Pleasant Plan Commission on Oct. 22 voted to recommend approval of a zoning map amendment that would rezone six parcels near 6617 Washington Avenue from RL (low-density residential) to C-2 (moderate-intensity commercial).

Planning staff said the change applies to parcels including 6617 and 6625 Washington Avenue and four adjacent properties that either already contain businesses or are marketed for commercial use. Staff told the commission the village's 2035 master plan lists the properties as mixed residential-commercial and noted the parcels' location along a high-traffic state trunk highway.

"The C2 District accommodates moderate intensity commercial, low intensity manufacturing, and upper-story residential," Robin, planning staff, said. Robin added that "high intensity commercial uses such as drive-thrus, gas stations, and auto repair, and car washes are not allowed by right in C2," a restriction staff said would preserve limits on the most traffic-generating businesses.

Staff said one parcel, 6525, is split-zoned and that rezoning would remove the nonconforming split and align the zoning map with long-standing uses. Dennis Hardy, the owner of 6633, initially objected, Robin said, but staff said Hardy's concerns were resolved after staff confirmed with the assessor that the property's tax classification had long reflected commercial assessment; Hardy withdrew his objection and placed the public notice sign back on the property.

Commission discussion touched on access and future redevelopment. Commissioners and staff noted that any change that increases vehicle access onto Highway 20 would require review and approval by the Wisconsin Department of Transportation. "The Department of Transportation is going to have the most to say about... their accesses and whether they can expand their business and still keep that access," Sam, planning staff, said.

The commission moved and seconded the recommendation and approved it by voice vote. The ordinance was forwarded to the village board for final action.

The rezoning applies to parcels that staff said have functioned as small commercial uses (for example, offices and personal services) and formalizes that status while prohibiting certain high-traffic uses by right.

Questions from commissioners and members of the public focused on future subdivision possibilities, access, and whether any change would automatically trigger other licensing or permitting processes. Staff said future redevelopment beyond the typical small-business conversions would likely require additional approvals, including DOT access permits and possibly further zoning action.