A nearly 180-unit mixed-use subdivision proposed in the village Howard will advance for further review and public comment.
Meacham Realty & Development under the subsidiary DML Properties LLC applied for a preliminary Planned Development District designation to develop the Red Leaf subdivision on a 37-acre property in the 4100 block of Shawano Avenue.
The village’s Plan Commission on June 16 unanimously approved the request, which still faces further review. More than 20 people attended the commission’s meeting, but the public was not provided an opportunity to comment.
The planned development district approval would enable DML Properties to create a mix of housing types on the site that otherwise would require a mix of zoning designations for the property. The planned development would allow the construction of single-family homes, duplexes, townhouses and apartments in the subdivision.
Where in Howard is this proposed subdivision located?
The Red Leaf subdivision’s property address is 4183 Shawano Ave.
The 37.3-acre property is located west of Shawano Avenue and north of Milltown Road. It wraps around Howard Fire Department Station No. 2, 4165 Shawano Ave.
What’s included in the subdivision plan?
Plans submitted to the village call for 179 total units, nearly half of which would single-family home lots of varying widths. Here’s the proposed residential mix:
Five 55-foot-wide single-family lots
20 60-foot-wide single-family lots
36 70-foot-wide single-family lots
13 80-foot-wide single-family lots
Nine 90- to 120-foot-wide single-family lots
60 apartments on one lot along Milltown Road
The proposed Red Leaf subdivision would include single-family homes, duplexes, townhouses and apartments on a roughly 37-acre site in the 4100 block of Shawano Avenue in the village of Howard.
Why the mix of apartments, homes, townhouses and the various lot sizes?
According to Meacham Realty team members and Steve Bieda, a consultant with Vierbicher developing plans for the Red Leaf subdivision, the mix of housing types and lot sizes was necessary to develop the site for several reasons.
The three, 20-unit apartment buildings along Milltown Road would provide a buffer from traffic on Milltown and the Wisconsin Public Service Corp. substation across the street.
The mix of 55-foot to 120-foot lot sizes and mix of housing types helps spread utility and road construction costs across more units, bringing the per-lot infrastructure costs down.
The smaller lot sizes will enable construction of smaller homes that are both in demand with consumers and can be sold at lower prices.
The group revised the prior plans, which the village rejected, to align with the village’s recent efforts to permit a range of single-family lot sizes to increase density in new developments.
In its submission to the village, Meacham Realty indicated the combination of housing types was crucial to develop a mixed-use neighborhood “that caters to all stages of life from apartments and townhomes to smaller and standard-sized lots.”
What concerns came up about the subdivision?
Plan Commission members asked for more information on whether the plans included green space (it doesn’t), how stormwater would be managed (off-site across Shawano Avenue), the inclusion of the apartment buildings in the plan, and how water and sewer service would reach the site (off Shawano Avenue).
While members of the public could not address the Plan Commission, a couple of residents indicated general concerns with the proposal include the inclusion of apartments, road conditions, traffic and the pace of development in the village.
Development projected to create almost $64 million in new property value
The developers plan to construct 1,500- to 2,000-square-foot homes with two- or three-stall garages included. An additional garage stall could be added to some lots.
The prices for the new single-family homes were estimated at an average of $450,000 while the townhouses were expected to sell for $385,000 to $425,000 each.
The developers’ calculations estimate the single-family, townhouse and apartment lots combined could generate $63.9 million in new assessed value for the village.
What are the next steps in the public review of the proposed subdivision in Howard?
The Plan Commission’s initial approval will be followed by three more reviews before village committees.
The Howard Village Board will take up the Plan Commission’s recommendation, potentially as soon as its next meeting on June 23.
After the subdivision plans are finalized, the planned development district application would be reviewed again by both the Plan Commission and Village Board.
Contact business reporter Jeff Bollier at (920) 431-8387 or jbollier@gannett.com. Follow him on Twitter at @JeffBollier.
This article originally appeared on Green Bay Press-Gazette: Howard gives initial OK to 179-unit subdivision off Shawano Avenue