Planning staff and the developer presented a concept plan Jan. 6 for a 72.3-acre mixed residential development in Tax Increment District (TID) No. 18 that would require rezoning and a planned-unit development (PUD) review.

Staff described the proposal as a mixture of single-family lots, two-family ranch villas and multifamily townhomes tied to the county's NextGen housing initiative. The presentation said the concept includes multiple product types and price points; staff noted the property was annexed previously and that the concept coordinates with the city's comprehensive plan and TID infrastructure strategy.

The developer presented conceptual counts and amenities, describing 96 single-family houses (listed as 66 market-rate and 30 NextGen in the presentation), 146 single-story ranch villas and 143 townhomes, with two-car garages and rear-loaded townhomes. He described five park areas (A–E), an over‑one‑acre central park, a dog park by the wetlands and a walking trail traversing the site.

Planning staff and the developer explained NextGen program mechanics as presented: the county provides a per-unit incentive (described in the meeting as a $20,000 loan per unit to the developer that the county expects to be repaid on sale), the county may pay selected development fees or building-permit fees, and NextGen requires owner-occupancy for a limited period. The slide deck listed price points as '3.40, 3.60, and 4.20' in the transcript; the transcript does not specify units for those figures and they may be shorthand or a packet formatting issue.

Commissioners asked whether NextGen homes would be clustered or interspersed with market-rate homes; several commissioners expressed a preference for intermixing to create visual variety and avoid creating a distinct 'next-gen' row. The developer said NextGen guidance requested clustering for demonstration purposes but the commission suggested interspersing units would better preserve neighborhood character.

Commissioners also asked about parks maintenance; the developer confirmed the parks would be maintained by a homeowners association rather than the City of West Bend, and staff reiterated that park-impact fees or land dedication rules apply depending on the outdoor recreation plan.

No formal action was taken on the concept plan; staff said the next steps include rezoning applications and PUD documentation that will return to the planning commission and eventually to the common council.