West Bend plan commission approves rezoning of roughly 34 acres at S. 18th and County Trunk NN amid heavy public concern

The West Bend Plan Commission on Wednesday moved the city’s 2020 comprehensive plan away from business park and rezoned about 34 acres at the northeast corner of South 18th Avenue and County Trunk Highway NN from M3 (industrial/business park) to RS4 (single‑family residential).

The commission voted to change the comprehensive plan and then to rezone the property after a public hearing that lasted more than an hour. Commissioner Matt made the motion to amend the comprehensive plan, seconded by John; the motion passed by voice vote. Matt later moved the rezoning; Jeff seconded it and the motion carried with the chair recording one 'nay.'

Why it mattered: Developers and staff said the site is suitable for single‑family homes, cited a shortage of newly built single‑family housing in the region and said there are no mapped wetlands on the parcel. A developer representative said homes in the proposed neighborhood would generally be three‑bedroom ranches and two‑story houses with typical sizes in the roughly 1,670–2,400 sq. ft. range and estimated sale prices ‘‘around $400,000’’ or higher.

What residents said: Dozens of residents from the adjacent town and city neighborhoods told the commission they had learned about the proposal only recently and expressed a string of objections:

- Density and lot size: Residents said RS4’s minimum lot figures and the developer’s reference to ‘‘about 90 homes on 34 acres’’ would create much smaller lots than the surrounding acre‑plus parcels and called the proposal a ‘‘postage‑stamp’’ pattern inconsistent with nearby development.

- Traffic and safety: Multiple speakers warned that Eighteenth Avenue lacks shoulders and sidewalks, that sight lines at the NN access are poor and that emergency access could be compromised; they urged a traffic study before any final approvals.

- Watershed and stormwater: Silver Lake neighbors asked for an independent stormwater and erosion analysis, saying runoff from new impervious surfaces could affect Silver Lake and downstream creeks that flow into the Milwaukee River.

- Notice and pacing: Several residents and the Town of West Bend supervisor said they were surprised by the timing and scope of the proposal and requested more time, public outreach and design review with neighbors.

Staff and process: City staff and the mayor emphasized that the hearing on Nov. 6 was the statutorily required public hearing on land‑use and zoning; staff said notices were mailed to properties within the 200‑foot statutory notification radius and that the land‑use notice and zoning amendment were published in the newspaper according to Wisconsin state statute. Staff and the city administrator explained that traffic and stormwater impact studies are performed at the next step in the process (site/plat plan stage) when a developer submits a finalized plat and engineering documents.

Funding and infrastructure: City staff said they have discussed the possible use of a tax incremental financing (TIF) project plan to fund improvements to Eighteenth Avenue and other infrastructure tied to the development; the planning commission separately set a public hearing on a proposed TID project plan for Dec. 3.

Votes and next steps: The planning commission approved the comprehensive plan amendment and the rezoning recommendation; both approvals now move to the common council for final action. Staff said a future step will be a plat and project documents from the developer, at which time traffic and stormwater studies and site design requirements (including parkland, screening and sidewalks) will be required and available for public review.

The planning commission also directed staff to set a public hearing for a separate, roughly 18‑acre land‑use and rezoning item (scheduled for Jan. 7) and set the Dec. 3 public hearing on a proposed TID project plan that would include Eighteenth Avenue improvements.

The commission’s action changes the recommended land use from industrial/business park to residential for the subject parcel; the developer and staff said they will continue to work with neighbors on site design, buffering and other mitigations as the plat and engineering plans are prepared.