Wauwatosa council hears detailed zoning text amendments to implement 'TOSA Tomorrow' plan

Wauwatosa planning staff and consultants presented a comprehensive set of proposed changes to the city's zoning code (Title 24) designed to implement the TOSA Tomorrow comprehensive plan.

Nicole Campbell of Housel Levine and City Planning Manager Tammy Zudy walked the Common Council through the housing- and parking-focused amendments, saying the updates are intended to "modernize the code" and align zoning with the plan's recommendations. Key proposals include renaming residential districts to reflect neighborhood character rather than minimum lot area; allowing more small-scale housing (two- to four-unit buildings) by right in several commercial and residential districts; breaking multifamily into distinct "missing-middle" categories; expanding allowances for mixed-use and multifamily in overlays such as Mayfair and Midtown; and modestly increasing permitted building coverage and heights in targeted districts.

On accessory dwelling units, staff proposed expanding ADU eligibility to include two-unit houses, and increasing the maximum ADU floor area from 900 to 1,000 square feet while keeping the ADU subordinate to the principal unit. The parking chapter changes would reduce residential minimums, provide a 25% reduction for certain mixed-use developments, eliminate minimum parking within a quarter-mile of the Connect BRT station, and remove minimum parking for many nonresidential uses while retaining design standards. The amendments also include an EV-ready incentive for larger parking lots and updates to shared- and bicycle-parking requirements.

Supporters in the public record included members of the Joint Housing Coalition and neighborhood advocates who urged the council to implement the plan quickly and to consider further actions such as rezoning some school and church properties to permit denser residential uses if those properties become available. Dane Maddox and other coalition members said the changes would help produce more housing options and "set the stage" for long-term change along corridors.

City staff emphasized these are text amendments; map or boundary changes would require separate action. Staff also said most items will be reviewed by the Planning Commission on Nov. 10 and return to the council for further consideration. No formal vote on the amendments was taken at the meeting.

The council and public exchanged questions on duplexes, timeline and where additional detail will appear in staff reports. Councilmembers and members of housing groups said they support the direction but some urged stronger or faster implementation steps, including matching zoning boundaries to the future land-use map and proactively considering school and church sites for denser housing if they become available.

If adopted, the proposed text changes would alter where and how new housing types can be developed in Wauwatosa and provide staff-level incentives for affordable housing, smaller parking footprints, and EV infrastructure planning.