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Pleasant Prairie board approves CSM, rezoning and PUD for Rocket Wash at Highways 165 and 31
Summary
The Village Board approved a certified survey map, a comprehensive plan amendment and zoning text/map changes to permit a 5,500 sq ft Rocket Wash car-wash and related public improvements at the southwest corner of Highways 165 and 31. The developer will construct 105th Street and receive TIF-backed MRO assistance under a capped repayment model.
The Village Board of Pleasant Prairie voted to approve a certified survey map, a comprehensive plan amendment and zoning amendments to allow a Rocket Wash car-wash and related development at the southwest corner of State Highway 165 and State Highway 31.
Planning staff Rob told the board the CSM would dedicate right-of-way for a new 105th Street connecting Highway 31 to 72nd Avenue, create three parcels and require public improvements including a right-turn lane on Highway 31, sidewalks and a stormwater facility. "The developer will be obligated to construct and dedicate all of the public improvements at the developer's cost," Rob said during his presentation.
Rob described the project site and operations: Lot 1 (about 2.3 acres) would host a roughly 5,500-square-foot Rocket Wash facility with two detached solar canopies; Lot 2 (about 3.2 acres) would be finished and graded for future development; Lot 3 (about 3.1 acres) is currently owned by Kwik Trip and has no plans known to staff. He also said the 105th Street access would be right-in/right-out only.
Under the draft development agreement, the village would provide a municipal revenue obligation (MRO) payable only from TIF incremental revenues: 75% of incremental tax from Lot 1 to the developer and 25% to the village, and 75% from Lot 2 up to a valuation cap of $3,710,000 used for modeling. Rob said the MRO "is payable only from TIF revenues and then it's not a general debt of the village," and that the developer could prepay the MRO after Jan. 1, 2037. He added that occupancy would not be granted until public improvements were inspected and accepted by the village.
Applicant Mike Wilkam, who identified himself by name and address, said he was "grateful that we're finally here" and was available to answer questions. Trustees asked about Kwik Trip's plans for Lot 3, state plans to limit left turns on Highway 165 (Rob said state improvements are tentatively planned for 2027–28), and the market demand for office and retail; Rob emphasized that the conceptual plan is flexible and not binding.
The board considered items 7A (CSM), 7B (comprehensive plan amendment) and 7C (zoning map and text amendments creating a specific PUD for Rocket Wash) together and approved them in sequence: 7A passed on a voice vote, 7B passed on a roll-call vote, and 7C passed on a voice vote. President announced the motions carried and congratulated the applicant.
The approvals include conditions in the development agreement: construction and dedication of public improvements by the developer, inspection and warranty requirements for public work, and limits on transfer to tax-exempt entities without village approval. Further details, including final MRO terms and timing of improvements, will be established in the recorded development agreement and subsequent permits.
The board did not take regulatory action on a resident's complaint about utility assessments and permit questions during the public-comment period; staff were directed to provide contact information for infrastructure staff for follow-up.
