Plan commission offers design, sidewalk and setback guidance for proposed Rivers Crossing duplex condominiums

Belinsky Homes presented a conceptual plan to the Waukesha Plan Commission on Jan. 22 for 12 duplex condominium buildings at the north end of the Rivers Crossing subdivision, near West High School.

Charlie (planning staff) said the site is currently zoned B5 (commercial) and designated mixed residential‑commercial in the comprehensive plan; residential development would require rezoning and a planned unit development overlay. The developer showed 12 duplexes, most served by a private drive that would connect to Rapids Trail; two buildings would have direct access onto Rapids Trail.

Staff told the commission the site mostly meets residential setbacks but several units would need relief under a PUD — for example building 12 shows a 14‑foot street setback where a typical 25‑foot street yard is expected, and building 3 shows a 19‑foot setback. Charlie also noted the cul‑de‑sac was shown at about 590 feet in the initial submission; ‘‘the fire department doesn’t allow dead‑end streets including cul‑de‑sacs to have a length exceeding 500 feet,’’ staff said, and asked the developer to shorten the drive without losing buildings.

Commissioners and staff recommended extending sidewalks farther along Rapids Trail and along Salesville and River roads where the sidewalk plan designates them as medium or high priority. Commissioner Wells said he supported extending a sidewalk to Salesville, adding that the commission does not want to create gaps in the sidewalk network.

Staff recommended adding more masonry on elevations that face public streets; several commissioners suggested ways to introduce variation without large cost increases — for example by applying masonry to full gable ends on roughly half the buildings or to structures that face Salesville Road. Commissioner Francor urged the developer to treat the site as ‘‘primary’’ in appearance even if the product is lower‑priced.

John Donovan, a Belinsky Homes development manager, said the proposed condominiums are targeted at a lower price point than some nearby phases and that the contractor can consider ‘‘a little bit more masonry.’’ He asked the commission to balance design requests against budget constraints.

Commissioners also urged maintaining or replacing the existing landscape screen on the property and asked the developer to ensure the private drive and cul‑de‑sac meet fire department turnaround requirements. Commissioner Keller suggested adding panelized masonry to 50% of the buildings to add visual variety.

Because the item was a consultation, no vote or formal approval was taken. Staff asked the developer to revise site and elevation plans to address setbacks, cul‑de‑sac length and the sidewalk and masonry recommendations before a formal PUD and rezoning application.