Planned Unit Development Proposal Information

June 6, 2019:  The Village has received a request from a joint venture that includes LaMacchia Holdings, LLC and Cobalt Partners for consideration of a planned unit development (PUD) for specified properties west of Port Washington Road and North of Brown Deer Road. The summary below provides an overview of what a PUD is, the request the Village has received, as well as the required process for consideration.  

A PUD is a request to establish zoning and development parameters within a defined geographic area. PUDs generally specify the type of uses, density, height, location and other various specific zoning, development, and municipal infrastructure parameters for future development. A PUD does not guarantee something will be constructed but rather establishes guidelines and places limitations on what can be constructed should the necessary approvals be granted. 

While the request does not provide specific development plans (see explanation of PUD below), the potential mixed-use development could include:

  • Constructing a new North Shore Library in Bayside;
  • Significant Class A office building space;
  • Luxury owner occupied and rental residential;
  • Limited, local, destination-orientated retail;
  • Restaurant/coffee shop(s);
  • and more. 

The request the Village has received has partitioned the area into two zones, Zone A and Zone B. Zone A consists of the western side of the proposed redevelopment area, closest to Interstate 43. Zone B encompasses the eastern side of the proposed redevelopment area, with its eastern boundary being the west side of Port Washington Road. The submittal requests development parameters in Zone A of no higher than 15 residential stories and in Zone B of no higher than 5 stories.  

The process of establishing a PUD involves numerous steps:

  • It starts with a pre-petition conference before the Plan Commission where the developer will provide an overview of the development parameters they are requesting.
  • After the pre-petition conference, the Plan Commission forwards the request to the Village Board who then refers the matter back to the Plan Commission for a recommendation.  
  • At a subsequent meeting, the Plan Commission will hold an informal public hearing where public input is encouraged.  
  • Once both of those meetings have concluded, the Plan Commission will again meet and if so inclined, formulate a recommendation to forward to the Village Board.  
  • If a recommendation from the Plan Commission is sent to the Village Board, the Village Board will then conduct a formal public hearing where public input is encouraged.  
  • Following the Village Board public hearing, the Board would then consider the planned unit development in conjunction with the drafting of a separate Development Agreement for consideration.  
  • If both a PUD and development agreement were considered and adopted by the Village Board, the petitioner would then need to receive subsequent approval(s) for each building and structure they would propose to construct within the PUD through a process defined in the PUD and Development Agreement.  

Any requests for tax increment financing would be considered separately by the Community Development Authority. While communities in Wisconsin utilize tax increment financing (TIF) differently, depending on their circumstances, the Village has previously specified its desire for pay-as-you-go (PAYGO) TIF. PAYGO TIF places the financial risk on the developer. The Village and other taxing jurisdictions would remain whole on present day tax collections. Only after additional value and increment is created by new development or otherwise guaranteed would a petitioner receive TIF under parameters specified in a TIF project plan. The TIF project plan wouldneed to be considered and adopted separate from the PUD and Development Agreement by the Community Development Authority, Village Board, and Joint Review Board. At the present time, no updated TIF request has been submitted and the Village is not considering the financial terms of the previous TIF submittal. No CDA meetings are scheduled at the present time.  

The pre-petition conference before the Plan Commission where the petitioner will provide an overview of their proposed development parameters being requested will tentatively be held on June 18 at 6 pm. As further updates become available, they will be published in the Bayside Buzz and on the village web site.  

Wisconsin Department of Revenue - What is Tax Increment Financing (TIF)?

Wisconsin Department of Revenue - How does Tax Increment Financing (TIF) work?

Basics of Tax Increment Financing (TIF) 

Previous Proposal and Updates

The Village has taken into consideration the many comments, thoughts and opinions expressed by the Bayside community in the past several weeks regarding the development proposal for the northwest quadrant of Brown Deer Road and Port Washington Road. The Village respects those concerns and appreciates the willingness of those of you who have engaged in this important community conversation.

In response to this input from the public, the Community Development Authority (CDA) cancelled its October 4th meeting focused on the proposed Tax Incremental District. We have asked the developer to reconsider the submission, taking into consideration comments by Village residents. No further meetings will be scheduled by the CDA until we have received the suggested response by the developer.

The CDA will continue its role, established by the Village in 2002, to maintain and promote economic development of underutilized, vacant or undervalued areas, and build upon existing businesses and provide for the needs of residents and employees. In their service to the Village, the members of the CDA continue to focus on our community's vision, to be: a dynamic balance of progressive ideas and traditional values that provides an inviting and premier community for all.

We underscore the importance of community engagement, which is why we are grateful to so many of you who have taken the time to speak up and let us know how you feel. We welcome and value your continued input.

UPDATE: No further meetings are scheduled by the CDA

Proposed Project Plan for the Creation of TID Incremental District No. 1 

Press Release - September 7, 2018

Proposed Tax Increment District Frequently Asked Questions 

Press Release - August 22, 2018

Proposed Mixed Use Development: OneNorth (External)

Wisconsin Department of Revenue - What is Tax Increment Financing (TIF)?

Wisconsin Department of Revenue - How does Tax Increment Financing (TIF) work?

Basics of Tax Increment Financing (TIF)