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While municipalities nationwide see eliminating azygous household zoning districts, the Village of River Hills remains staunchly successful favour of them. In fact, that is the lone permitted zoning successful the community. What’s more, the azygous household homes indispensable beryllium connected tons with a minimum size of 5 acres. In 2016 the colony rejected a program to portion a azygous parcel for apartments connected an environmentally delicate tract aft important absorption from residents.
Today, a program precocious by the colony to destruct its 5-acre batch size request for the operation of 60 homes connected that aforesaid tract has erstwhile again embroiled the assemblage successful controversy, pitting astir of its residents (who reason development) against the elected officials there. Meanwhile, portents of doom loom successful its fiscal future, pushing officials to prosecute caller development.
The Village of River Hills faces an impending “fiscal cliff,” amplified successful portion by its Tax Incremental District-financed $2,504,000 acquisition past twelvemonth of a 53.4 acre property, the largest of the fewer remaining developable parcels successful the state’s astir prosperous, and Milwaukee County’s slightest densely populated, community. The Eder Farm, located astatine 1620-1980 W. Brown Deer Rd., was bought by the colony to settee a suit by the erstwhile proprietor who was refused support successful 2016 to physique up to 500 rental units connected the site. A aboriginal connection to make 154 homes was besides rejected, precipitating the suit.
Now that the colony is the owner, it is advancing a connection to conception 60 azygous communicative detached residences, on with a assemblage gathering and a tennis court, connected 25 acres of the site. The remaining 28.4 acres are to beryllium a preserve. The homes would scope from 1,700 to 2,500 quadrate feet — comfortably ample by Milwaukee standards, but smaller than galore River Hills garages.
Yet specified a improvement would necessitate a alteration successful zoning, since the overwhelming bulk of colony onshore (83%) requires 5-acre minimum batch sizes. (The remaining zoning categories are 1- and 2-acre minimum.)
Citizens successful the colony person ever overwhelmingly opposed specified a change. Lawns carnivore signs speechmaking “Save River Hills,” prompting passersby to wonderment what connected world could perchance beryllium going incorrect here? The village’s connection prompted a competing improvement program not requiring a zoning alteration from a assemblage group. The nine-member Plan Commission considered them some successful a gathering Wednesday. They had a taxing determination to make.
State Levy Limits Complicate Matters
Like immoderate different assemblage successful the state, the Village of River Hills, (1,600 residents successful 651 households) whitethorn rise taxes lone based connected worth added owed to caller construction. Unlike immoderate different assemblage successful the state, River Hills is exclusively zoned for azygous household residences connected multi-acre lots, with nary commercialized enactment whatsoever prevention for The Milwaukee Country Club and the River Tennis Club, each private.
Since its incorporation successful 1931, the colony authorities was capable to rise its levy to support up with rising costs and demands for work arsenic immense estates were whittled down to specified 5-acre plots and past developed. But betwixt 2004 and 2017 lone 23 caller homes were built, with conscionable 11 of them connected antecedently vacant lots. (The remainder were tear-downs.) Other than Eder Farm, lone 38 buildable parcels stay successful the village. The Wisconsin Department of Administration estimates the colony volition request to conception 27 caller homes implicit the adjacent 20 years. As a factsheet for the connection notes, “There are precise fewer buildable tons successful River Hills, truthful determination cannot beryllium important ‘net caller construction.'” The vise connected municipal finances frankincense tightens.
According to a prophecy successful the 2019 Village of River Hills Comprehensive Plan:
The hostility betwixt minimizing spot taxation increases and limiting improvement to azygous household houses connected ample tons is self-evident. Village leaders volition undoubtedly wrestle greatly with these arguable issues during the ten-year play anticipated by this plan.” [Emphasis original.]
The Village’s Plan
The colony hired designer Carolyn Esswein to suggest a improvement program for the site, outlined above. She told the 52 participants of the Zoom gathering past week that determination is simply a request “for a benignant of location that doesn’t beryllium astatine the existent time.” She suggested that the improvement “could beryllium for a 55 and older community,” starring 1 subordinate to archly note, “That’s what Saint John’s connected the Lake is for.”
What she astir apt meant was that the homes would not entreaty to families with children who mightiness be the Indian Hill Elementary School down the street, further burdening taxpayers.
The homes would person but a azygous vehicular entree constituent connected engaged Brown Deer Road, with its regular postulation number of 23,000. Ten units would beryllium built each twelvemonth opening successful 2023, providing a $22 cardinal increment successful value, which would beryllium utilized to wage backmost the Tax Increment District that funded the land’s purchase. Revenues would travel to the colony and different taxing entities upon the termination of the territory successful 2038.
The remaining 28.4 acres would beryllium a sphere with existing and constructed aboveground h2o features, earthy landscaping and a way with but a azygous entree constituent according to a program by scenery designer Jason Cooper. The colony would marque an statement with the Milwaukee Metropolitan Sewerage District to wage for the preserve’s operation and 2 years of attraction nether the MMSD programme that seeks to seizure the archetypal half-inch of rainfall connected each lawsuit systemwide truthful that it does not participate the sewerage system. According to Bre Plier, the district’s sustainability manager, MMSD hopes to adhd 40 cardinal gallons of diversion per twelvemonth systemwide implicit the adjacent 14 years with akin projects until a extremity of 750 cardinal gallons is reached. Eder Farm sphere would adhd 8.5 cardinal gallons per rainfall lawsuit to the existing 37.5 cardinal gallons already contained. Despite its lofty name, River Hills has important expanses of wetlands. This 1 is an undisturbed headwaters of a unsocial watershed. Pervasive drainage issues successful the country would lone beryllium worsened by its development, opponents felt. So they organized and presented a counter-proposal.
A Competing Proposal
The program was precocious by the Ad Hoc Committee connected the Environment. Village nonmigratory Dr. Peter Thornquist, who lives successful the lone location connected the lone inhabited land successful the Milwaukee River, made a presentation. His radical would favour retaining the full spot arsenic a preserve, calling it a “generational opportunity.” The Eder Farm, helium points out, is the headwaters of Fish Creek, which drains portions of River Hills, Bayside and Mequon. The waters travel done a two-mile bid of ravines earlier draining into Lake Michigan successful Fairy Chasm, a quality sphere successful Mequon. The geography is much reminiscent of Door County than of Milwaukee County, and Thornquist called it the “southernmost grade of what we cognize arsenic the Northwoods.” Over the decades, the workplace had been “only lightly plowed. … It is geology that has ne'er been disturbed … determination is an underground web of streams. Development would disturb the ecosystem.”
As a imaginable compromise, the committee suggested processing 4 five-acre sites on Greenbrook Road connected the property’s bluish border, portion retaining the remaining acreage for the preserve.
Thornquist cited the Pukaite Woods sphere successful Mequon and the Schlitz Audubon Nature Center successful Bayside arsenic examples of earthy areas preserved successful affluent communities arsenic a buffer against development. “Can anybody archer maine wherefore River Hills cannot bash what Mequon, Bayside, Belgium person done? We are a resourceful, affluent community.”
A Citizen Poll Finds 10 to 1 Against
Barry Snider, spoke for Save River Hills, a radical founded successful 2014 to reason the improvement and immoderate zoning change.
The group’s website offers this lament:
Our colony trustees person been wholly non-transparent erstwhile it comes to this projected task and they person refused to canvass colony residents to find their wishes.
So Snider bought immoderate stationery and postage stamps and polled each and each household successful the assemblage (668, by his count). He received 400 responses, which helium waved earlier the camera. That is simply a 61% effect complaint — beauteous impressive. (It should beryllium noted that 99% of colony properties are proprietor occupied.)
He said that astir 350 respondents wanted nary improvement connected the site, portion 35 were unfastened to the idea, and 14 said they would necessitate much information. “Ten to 1 arsenic of the Fourth of July,” helium said, sealing his case.
He was followed by Victor Harding, a longtime nonmigratory and lawyer who erstwhile ran for the colony committee connected the grounds that the Milwaukee Country Club’s spot was under-assessed. His program would telephone for 6 properties connected the site, and would sphere an existing farmhouse there, portion maintaining the existent zoning and projected preserve. “Don’t futz” with the 5 acre minimum zoning, helium said, referring to the village’s improvement program arsenic “Mandel Lite”. The Eder Farm generated $34,000 successful spot taxation earlier it was taken disconnected the rolls with the village’s purchase. His program would make $93,000 successful yearly taxation payments, helium said.
Robert Boucher, whose “Save River Hills” signs dot the area, cautioned that the village’s improvement program would necessitate connecting to a h2o inferior astatine sizeable disbursal and imaginable precedent, arsenic the assemblage is present served by backstage wells. (The state nine uses 3.5 cardinal gallons annually.) The colony program would summation colonisation by 10 per cent, and could pb to downzoning attempts of different properties by developers successful the future, helium warned.
Original Plan Approved
The Plan Commission approved the archetypal connection by the colony with a ballot of 4 successful favor, 3 opposed, 1 abstention and 1 recusal. The substance volition spell earlier the Village Board astatine its 5 p.m. Zoom gathering connected July 21st.
Meanwhile the timepiece keeps ticking connected the repayment of the TIF. The archetypal 2 years of involvement payments were included successful the archetypal funding. By 2023, the payments volition beryllium borne by taxpayers, if the colony fails to summation its taxation basal by then. Otherwise, taxes are expected to emergence by an estimated 6 per cent, forcing fund cuts elsewhere owed to the authorities levy headdress restrictions.
Village Wants No Crops connected Land this Season
To day the colony has spent $3,023,000 connected the Eder Farm. This includes the acquisition terms arsenic good arsenic $314,000 successful different expenditures, astir fractional of which were ineligible fees. A full of $750 was spent connected “ongoing maintenance” of the land.
Until this season, the Eder Farm was so an cultivation operation, increasing maize for the ethanol market. Today, wherever a woodland sphere is envisioned, the spot is rapidly devolving into a feral state, virtually wholly covered with invasive weeds. I contacted Schmit Farm Produce of Mequon, which leased the acreage successful the past. I asked if they offered to workplace the onshore this play and if the connection was declined by the village. I received this enlightening response:
Yes. Village of River Hills decided it was not going to beryllium agricultural. I conjecture they judge that elephantine ragweed and different obnoxious taxon of weeds are much beneficial than soybeans oregon corn!
Rent could beryllium betwixt $50-$100 per acre — determination are a batch of variables — but it would not person been producing invasive taxon and noxious weeds.
Why, if determination is nary contiguous program for the onshore wouldn’t River Hills see thing connected the spot until they person a plan?
- Plenty of Horne: “Group Fights River Hills Development” September 17th, 2017
- Plenty of Horne: “River Hills Buying 55 acre Site to Settle $3 Million Suit” August 15th, 2020
- Recording of Plan Commission Meetin
- Village proposal: Development-Proposal-7.7.21.pdf (riverhillswi.com)
- Committee connected the Environment proposal
- Village of River Hills Comprehensive program 2019 Update-Combined.pdf (riverhillswi.com)
- Save River Hills