Waukesha planning commission approves Prairie Song Courtyards PUD despite concerns about repetitive design

The Waukesha City Plan Commission on Wednesday approved final site plan and architectural review for Prairie Song Courtyards, a 24‑unit condominium development proposed by Balinski Homes on a roughly 4.03‑acre parcel off Summit Avenue.

Charlie, a planning staff member, told the commission the proposal consists of five buildings — two six‑unit buildings and three four‑unit buildings — with front‑facing, two‑car garages for each unit, roughly 4.25 parking spaces per unit including visitor stalls, rain gardens for stormwater management, and a planned sanitary and water extension from Summit Avenue. Staff recommended approval subject to three conditions: the certified survey map (CSM) for lot consolidation must be recorded prior to building permits, the PUD agreement must be finalized and recorded, and the applicant must submit a tree survey and replacement plan for any native trees removed in the isolated natural resource area.

The commission’s debate centered on design and livability. Several commissioners said the uniform appearance and prevalence of front‑facing garages made the interior elevations “monotonous” and urged greater variation in rooflines, materials and unit articulation. One commissioner said abandoning side‑loaded garages diminished variety for residents, while others and the applicant said much of the development will be screened by trees and that two units will retain side‑facing garages.

John, the applicant representing Balinski Homes, told commissioners the buildings are largely unchanged from a 2019 approval, that the design is intended to be uniform around a shared courtyard, and that the firm plans to begin site work this spring with a roughly 90‑day initial site development window. “We’re looking for hopefully to approve this tonight so that we can move forward,” he said.

Margie, a commissioner who voted against the motion, said she did not oppose the development itself but opposed the current architectural elevations and wanted the applicant to return with additional internal elevation variations. “My vote’s gonna be no, but I don’t want to hold your development, so I’m happy to approve the site development, grading and all the things that you can get started,” Margie said.

Chair moved to approve the PUD final site plan and architectural review subject to the staff conditions; the motion was seconded and passed 4–2. The commission’s decision authorizes the city to accept the final plans under the stated conditions; the PUD will still require that the CSM and PUD agreement be recorded before building permits are issued.

Planning staff noted the development will require replacement of any native trees removed in the isolated natural resource area and that engineering, fire department and water utility comments must be addressed as part of permit review. The commission did not change the presented elevations or require additional side‑loaded garages beyond the two units the applicant retained.