Economic Development Commission

MEETING: REGULAR MEETING OF THE ECONOMIC DEVELOPMENT COMMISSION DATE & TIME: Tuesday, July 14, 2026 at 6:00 PM LOCATION: Germantown Village Hall Board Room N112 W17001 Mequon Road Any member of the body and/or citizen may attend the meeting virtually through the WebEx platform, Meeting #: 2553 499 7080 Password: nBNrkwyj267 which can be accessed by phone at 408-418-9388 or by clicking the link below: https://villageofgermantown.my.webex.com/villageofgermantown.my/j.php?MTID=m1666b64b10c3c10021fac1cb82ed04dd NOTICE: Citizens not wishing to attend the meeting personally or virtually may submit any public comments by sending an email to comments@germantownwi.gov by 4 p.m. on the day of the meeting so that it can be provided to the members of the body for their consideration. Previously recorded meeting videos can be viewed at https://www.youtube.com/channel/UCOYp0EgELzTCa9X_iCohyhQ AGENDA I. CALL TO ORDER: This meeting has been given public notice in accordance with Section 19.83 and 19.84, Wis. Stats, in such form that will apprise the general public and news media of subject matter that is intended for consideration and action. II. ROLL CALL: III. CITIZEN INPUT: (Please be advised per 19.84(2) that information and comment will be received from the public. It is the policy of this municipality that public input be limited to a four (4) minute period per person with a time extension granted at the discretion of the Chairperson. Be advised that there may be limited discussion of the information received but no action will be taken under public comments.) Comments that may be injurious to village personnel or other individuals will not be allowed. IV. MEETING MINUTES: A. June 9, 2026, Meeting Minutes (ACTION) V. UNFINISHED BUSINESS: A. Review of the Germantown Business Survey (DISCUSSION AND ACTION) B. Discussion of Creating a Village of Germantown Development Process Guide (DISCUSSION AND POSSIBLE ACTION) VI. NEW BUSINESS: A. Village Center District Community Engagement Program - Review and Discussion of Economic Development Potential of Village-Owned Properties (Flowersource, Ascension, Grosenick and Main Street Recycling Center Parcels). Presentation & Discussion with Mitch Brouse, SRF Consulting, and Village Staff. (DISCUSSION) VII. NEXT MEETING: A. August 18, 2026 VIII. ADJOURNMENT: Page 1 of 24 ECONOMIC DEVELOPMENT COMMISSION AGENDA July 14, 2026 Page 2 UPON REASONABLE NOTICE, efforts will be made to accommodate the needs of disabled individuals through appropriate aids and services. For additional information or to request this service, please contact the Village Clerk at (262)250-4745 at least 2 days prior to the meeting. Notice is hereby given that a possible quorum of other boards, committees, and/or commissions may attend this meeting to gather information about an item over which they have decision-making responsibility. This may constitute a meeting of these bodies per State ex rel. Badke v Greendale Village Board, even though these bodies will not take formal action at this meeting. Page 2 of 24  MEETING: REGULAR MEETING OF THE ECONOMIC DEVELOPMENT COMMISSION DATE AND TIME: Tuesday, June 9, 2026 6:00 PM LOCATION: Germantown Village Hall Board Room N112 W17001 Mequon Road MINUTES I. CALL TO ORDER: This meeting has been given public notice in accordance with Section 19.83 and 19.84, Wis. Stats, in such form that will apprise the general public and news media of subject matter that is intended for consideration and action. II. T Chairperson Trustee Scott Hefle called the Economic Development Commission meeting to order at 6:00 PM. ROLL CALL: III. AF Present: Trustee Scott Hefle, Trustee Patrick Kaiser, Member Jim Sedgwick, Member Joletta Kerpan, Member Jeffrey Voyer, Member Derek Arnold Excused: Member Melanie Smythe, Member Joey Carini Also Present: Deputy Clerk Maddy Laufenberg CITIZEN INPUT: (Please be advised per 19.84(2) that information and comment will be received from the public. It is the policy of this municipality that public input be limited to a four (4) minute period per person with a time extension granted at the DR IV. discretion of the Chairperson. Be advised that there may be limited discussion of the information received but no action will be taken under public comments.) Comments that may be injurious to village personnel or other individuals will not be allowed. No citizen input was given. MEETING MINUTES: A. May 19, 2026 Meeting Minutes (ACTION) Motion: Approve as presented Motioned By: Joletta Kerpan Seconded By: Patrick Kaiser Yes: Scott Hefle, Patrick Kaiser, Joletta Kerpan, Jeffrey Voyer, Derek Arnold No: None Abstain: Jim Sedgwick Motion Carried by Voice Vote (Yes 5, No 0, Abstained 1) Page 3 of 24 Page 2 V. UNFINISHED BUSINESS: VI. NEW BUSINESS: A. Foundational Document #1: Municipal Code 1.379 (DISCUSSION) Commission members examined Germantown Municipal Code Chapter 1.379 (5) "Economic Development Commission Powers and Duties," and discussed which duties should be prioritized. B. City of Eagan, MN, Business Survey Review (DISCUSSION) T Commissioners discussed the Business Survey from Eagan, MN, and began formulating a similar business outreach survey for the Village of Germantown. C. Business Survey Development (DISCUSSION) AF Commission members discussed the creation of surveys for Germantown business owners to gather data on specific business needs as well as satisfaction with current Germantown offerings (employee housing, schools, municipal services, etc.). A timeline, follow-up mechanisms, distribution tactics, and implementation were also discussed. Member Voyer and Trustee Kaiser volunteered their time to start the survey process and report back to the Commission at the next meeting. DR D. Prioritization of 2026 Goals and Initiatives (DISCUSSION AND ACTION) Commissioners discussed the Strategic Platform provided by Economic Development Washington County (EDWC) in March 2023. It was decided that the forthcoming Business Survey falls into Pillar 4 — "Transparent Partnerships." E. Development Process Guidelines (DISCUSSION) At the request of Commissioner Smythe, Commissioners discussed the Village's current development process and the Economic Development Commission's place within that process. VII. NEXT MEETING: A. July 14, 2026 B. August 18, 2026 Page 4 of 24 Page 3 VIII. ADJOURNMENT: Chairperson Trustee Hefle adjourned the Economic Development Commission at 6:58 PM. T AF DR Page 5 of 24  BUSINESS OF THE ECONOMIC DEVELOPMENT COMMISSION MEETING DATE: July 14, 2026 PLACEMENT: Action Item ITEM TITLE: Review of the Germantown Business Survey (DISCUSSION AND ACTION) SUBMITTED BY: SUMMARY EXPLANATION: ATTACHMENT: 1. EDC Survey Questions STAFF RECOMMENDATION: ACTION BY COMMITTEE: Page 6 of 24  EDC Survey Questions 1. What is your current business footprint in our community? -We currently operate here and want to expand -We operate elsewhere but are looking to relocate/expand -We are brand new looking to open our first location 2. What are the primary barriers preventing you from expanding/moving here? (select all that apply) -Availability of suitable commercial/industrial real estate. -Cost of land, rent, construct -Difficulty finding qualified skilled labor -Property taxes are too high -Outdated or missing infrastructure (roads, utilities, internet, cell reception) -Too many hurdles with Zoning and Permitting -Lack of access to Capitol, Grants, Incentives -Other_________ 3. If Germantown could offer one specific form of support, what would be the most impactful for your business? -Permitting and Zoning -Financial assistance (TIF, Grants, Low interest loans) -Infrastructure cost sharing, Property tax abatements Page 7 of 24 -Workforce development or recruitment programs with local schools -Improved infrastructure (select all that apply) -Cell service -Utilities -Roads -Internet 4. What specific type of space or infrastructure does your operation require? -Lot size_______ And/or -Building sq. ft. _____ -Property type -Office -Retail -Light -Industrial/Warehouse -Mixed-Use 5. Contact information (optional) Name: Title: Company: Email: Phone: Page 8 of 24  BUSINESS OF THE ECONOMIC DEVELOPMENT COMMISSION MEETING DATE: July 14, 2026 PLACEMENT: Action Item ITEM TITLE: Discussion of Creating a Village of Germantown Development Process Guide (DISCUSSION AND POSSIBLE ACTION) SUBMITTED BY: SUMMARY EXPLANATION: ATTACHMENT: STAFF RECOMMENDATION: ACTION BY COMMITTEE: Page 9 of 24  Community Development Department Jeffrey W. Retzlaff, AICP, Director N112 W17001 Mequon Road P.O. Box 337 Germantown, WI 53022-0337 (262) 250-4735 direct line (262) 253-8255 fax MEMORANDUM TO: Scott Hefle, Chairperson Economic Development Commissioners FROM: Jeff Retzlaff, Community Development Director DATE: July 7, 2026 RE: Village Center District – Community Engagement Program Re-Development of Village-Owned Properties On behalf of Mitch Brouse, SRF Consulting, I want to thank you for giving us the opportunity to appear before the Commission to review and discuss the ongoing “Village Center District” community engagement program initiated by the Village Board. Specifically, the purpose for our appearance is to solicit feedback from the Commission concerning re-development of the following four Village-owned properties located within the Village Center District: • Flowersource Property • Ascension Property • Grosenick Property • Recycling Center Property I’m attaching a brief “property profile” sheet for each that contains some general information about each property that may prove useful to our discussion. Since the Commission’s purpose is to stimulate and encourage economic development in the Village, we feel it is important to ask what the Commission envisions for these properties in terms of their economic (re)development potential. At this time, we would like the Commission to consider itself a “focus group” with feedback from the commissioners included in the overall engagement effort and basis for the consultant’s final report and recommendations. We are not asking the Commission to give directions, interpret survey results, or make decisions. We are simply asking for the Commission to provide its own collective vision about the re-development of these parcels given its advisory role to the Village Board. As such, the Commission will likely have a more focused and unique economic development perspective about these properties. Additional attachments that may help frame our discussion include the following: • 2050 Plan: “Village Center District” Future Land Use Table • 2050 Plan: Economic Development Chapter Village Center “Opportunity Areas” Summary Page 10 of 24  VILLAGE CENTER DISTRICT – COMMUNITY ENGAGEMENT PROGRAM PROPERTY PROFILE Name/Reference: Flowersource Property Owner: Village of Germantown Parcel(s): GTVN 262-983 (15 acres) GTVN 262-340 (1 acre) Address: W156 N1116 Pilgrim Road Total Size/Area: 16 acres Zoning District(s): B-1: Neighborhood Business A-2: Agricultural Current/Past Uses(s): Plant Nursery (retail) Public Utilities: Water, Sewer, Gas, Electric Barriers to Development: Wetland (approx. 8 acres) 2050 Plan Land Use: “Village Center District” – see attached “Preferred Land Use Table” and “Opportunity Area” portion of 2050 Plan Other Facts/Considerations: Two (2) parcels purchased March 5, 2025, total cost of $2,641,160 ($1,870,580 for 15-ac & 770,580 for 1-ac) included in June 2025, $8.6M General Obligation Bond issuance; 2027 annual debt service levy approximately $451K increasing annually to $818K through 2045 Page 11 of 24  VILLAGE CENTER DISTRICT – COMMUNITY ENGAGEMENT PROGRAM PROPERTY PROFILE Name/Reference: Ascension Property Owner: Village of Germantown Parcel(s): GTVN 262-341 Address: N112 W15415 Mequon Road Total Size/Area: 3.6 acres Zoning District(s): B-1: Neighborhood Business Current/Past Uses(s): Medical Offices Public Utilities: Water, Sewer, Gas, Electric Barriers to Development: Wetland (unregulated storm basin) 2050 Plan Land Use: “Village Center District” – see attached “Preferred Land Use Table” and “Opportunity Area” portion of 2050 Plan Other Facts/Considerations: Parcel purchased June 30, 2025, total cost of $5.0M; cost included in June 2025, $8.6M General Obligation Bond issuance; 2027 annual debt service levy approximately $451K increasing annually to $818K through 2045; Current lease with Ascension/Columbia St. Mary’s Hospital through July 2028 with annual rent payment of $434K in 2027 & $442K in 2028; Tenant option to extend lease in 3 or 5-year increments after July 2028. Page 12 of 24  VILLAGE CENTER DISTRICT – COMMUNITY ENGAGEMENT PROGRAM PROPERTY PROFILE Name/Reference: Grosenick Property Owner: Village of Germantown Parcel(s): GTVN 224-965 (5.2 acres) GTVN 224-009 (.42 acres) Address: N116 W15843 Main Street (5.2 acres) W157 N11593 Fond du Lac Ave (.42 acres) Total Size/Area: 5.62 acres Zoning District(s): B-3: General Business Current/Past Uses(s): Professional office Auto repair, orchard Public Utilities: Water, Sewer, Gas, Electric Barriers to Development: Wetland (approx. .51 acres) 2050 Plan Land Use: “Village Center District” – see attached “Preferred Land Use Table” and “Opportunity Area” portion of 2050 Plan Other Facts/Considerations: Two (2) parcels purchased June 7, 2024, total cost of $1.18M; cost paid in cash from General Fund Page 13 of 24  VILLAGE CENTER DISTRICT – COMMUNITY ENGAGEMENT PROGRAM PROPERTY PROFILE Name/Reference: Recycling Center Property Owner: Village of Germantown Parcel(s): GTVN 221-999 Address: N116 W17230 Main Street Total Size/Area: 5.6 acres Zoning District(s): I: Institutional Current/Past Uses(s): Yard waste compost/recycling Waste water treatment plant Public Utilities: Water, Sewer, Gas, Electric Barriers to Development: Wetland (approx. .3 acres) Floodplain (approx. 1.9 acres) 2050 Plan Land Use: “Village Center District” – see attached “Preferred Land Use Table” and “Opportunity Area” portion of 2050 Plan Other Facts/Considerations: None Page 14 of 24 VILLAGE OF GERMANTOWN 2050 COMPREHENSIVE PLAN Village Center DISTRICT GENERAL CHARACTER Freistadt Road to the north, Mequon Road to the south, the Menomonee River to the west and Pilgrim The Village Center District is a mixed-use commercial Road to the east (except for an area extending easterly and residential district that is predominantly to the Canadian-National railroad). The district has developed with banking and other financial uses, access to all parts of the Village by the main east- medical clinics and offices, churches, veterinary west roadways, e.g., Mequon Road, Fond du Lac Ave uses, grocery and other retail shopping uses, the Germantown post office, other general office and Main Street, as well as the main north-south uses, fast-food and sit-down dining restaurants, roadways, e.g., Division Road, and Pilgrim Road. automobile service and convenience stores, the Village Hall, Library and Police Department campus. Environmental, Natural & Agricultural The Residential uses widely vary in type and density Menomonee River and associated environmental throughout the district but include single-family lots corridor runs through the Blackstone Creek golf north of Main Street with Rs-4 zoning (2.2 DU’s/ course on the west side of the district. The ponds in acre with minimum 20,000 sqft lots), Rs-5 (2.9 the Lake Park residential area are also tributary to DU’s/acre with min. 15,000 sqft lots), and Rs-6 (3.5 DU’s/acre with min. 12,500 sqft lots). Multi-family the Menomonee River. condominiums and apartment-style rental units with Rm-2 (8.0 DU’s/acre) and Rm-3 zoning (10.0 DU’s/ Public Park, Education, Safety & Utility The acre) are located south of Main Street from Division historic Main Street area is in the Village Center to Pilgrim Road. There are a few existing industrial district. Firemen’s Park, Fire Station No. 1, the uses on the east end of the district along Mequon Village’s Senior Center and the Blackstone Creek Road near the WSOR and CN railroads. golf course are in the district. The entire district is served by Village sewer and water. SPECIAL FEATURES The Village Center is intended to serve as the heart Transportation The Village Center District is in the or central place within the community. The two middle of the Village and is generally bounded by primary circulation routes, Main Street and Mequon 94 Page 15 of 24  5: Neighborhoods, Districts, & Corridors PREFERRED FUTURE LAND USE Village Center District Enviro Preferred Maximum Preferred Future Land Uses Corr. SSA Site Design Density (residential uses) Existing Uses ( + existing non-conforming zoning) Commercial (includes "Activity Centers") Agricultural / Hobby Farming / Agribusiness Residential: Multi-family / Senior Mixed-Use: Commercial / Residential Mixed-Use: Commercial / Industrial Contains an Environmental Corridor? See NOTE 5 for details Residential: Two to Four Family Open Space & Recreational Conservation Subdivision** Residential: Single Family Sewered? (Y/N/Partial) Traditional Neighborhood Dwelling Units / Acre Mineral Extraction Suburban Subdivision Institutional Industrial See NOTE 4 for details SF:2.9 units/ac A A A D D u D A D u u u Yes Yes D A U 2-4F: 6 units/ac 25 units/acre Road, are envisioned to be better connected through Desirable – These uses should be encouraged because they a combination of infrastructure improvements D= are consistent with, support, and enhance the desired character and redevelopment. The Village Center District is of the area. intended to continue as a mixed-use commercial Allowable – These uses are generally considered appropriate and residential district but reinvigorated with more for the area, but may require additional consideration and/or A= placed-based, pedestrian-friendly design elements. specific modification or developed features to be compatible Improvements to Main Street and Pilgrim Road with other uses in the area. should continue to emphasize the conversion of Undesirable – These uses should not be encouraged but may existing buildings to entertainment, retail, and high- u= still be acceptable for the area under special circumstances. density residential uses that would service existing residents as well as draw visitors from the region. of 25.0 DU’s/acre and is encouraged to be developed Historic and architecturally significant buildings as part of an overall mixed-use development. Park and should be preserved, and curb cuts and off-street open space uses are desirable, particularly those with parking areas minimized or placed in the rear of a river-orientation abutting the Menomonee River properties. corridor, including the area currently used for the Blackstone Creek golf course. Opportunities exist at major intersections along Mequon Road for mixed-use redevelopment inclusive See the Economic Development Section of this Plan of outdoor gathering spaces. This shift from auto- for more information on future land uses within the dominant site design to “place-based” development Village Center District. should be emphasized with existing and future The Village has intentions to adopt a new “Village commercial property owners (see opportunity area Center” zoning district to guide development within scenarios included for the Village Center District). the district consistent with the parameters in Section Multi-family residential development is acceptable in 6, “Opportunity Areas”, and the 2018 “Saxony Village a traditional pattern of development up to densities Connectivity Plan”. See all notes on page 42. 95 Page 16 of 24 VILLAGE OF GERMANTOWN 2050 COMPREHENSIVE PLAN Village Center District Germantown’s Village Center has historically served Finally, residents and stakeholders have clearly as the heart of the community - a central place for identified another overarching goal of development gathering, shopping, and living close to amenities. and infrastructure improvements in the Village Over the past years, development in this area has Center: to better connect to the Menomonee separated the historic main street area from the River and the surrounding environmental primary transportation corridors, and very little areas, and to ensure that the river remains pedestrian infrastructure exists to connect residents accessible for recreation and education as well to walkable destinations. The future vision for the as protected for long-term sustainability. Village Center district is to better connect Main Street with Mequon Road through pedestrian and The following pages include a summary of key bicycle infrastructure improvements along roadways issues that exist within the Village Center as it and the addition/enhancement of multi-use paths. exists today, as well as guiding principles that the Village should apply to any future redevelopment Village residents and stakeholders have also proposed for the area. To assist the Village identified the need for new mixed-use, walkable in evaluating development proposals, two development patterns in the Village Center redevelopment scenarios are included. These District. Redevelopment at any of the intersections scenarios should be considered as illustrations, along Mequon road could be designed with new not a mandated regulation. The scenarios have a housing options and outdoor gathering spaces very clear illustration of a desired outcome, but the in mind. Possible redevelopment nodes are Village must also allow changes to accommodate identified for the area as well as more detail about the desires of specific developers and investors. a public-private partnership that could bring mixed use housing, retail, and active open space development to Germantown’s Village Center. Figure 6.2 – Village Center Planning Boundary 130 Page 17 of 24  6: Economic Development/ 6: /Economic OPPORTUNITY Development AREAS Creating A Village Center An analysis of the existing Village Center identified the following key issues:  The existing land uses are destination-driven uses and include little-to-no synergies with adjacent uses.  Existing residential development is disconnected from Village Center destinations.  It is difficult or unpleasant to walk or bike from one business to the next, thus people who use this area will generally only visit one business and leave.  There isn’t a sense of arrival or central identity to Village Center.  Main Street lacks connection to adjacent uses and is in need of streetscape enhancements.  A number of uses exist that are not typically present in “downtown” areas and do not contribute to the attractiveness of the Village Center. The Village Center recommendations focus on three guiding principles or elements to address the above issues: Making a Neighborhood, Making a Place, and Making Connections. Making a Neighborhood While the Village Center primarily caters to auto-oriented commercial uses today, the future vision looks to create a neighborhood: compact, pedestrian-friendly, and mixed-use. Traffic and visits drive success of commercial and retail centers, and providing high-density housing offers additional market, visibility and dynamics to a neighborhood. Making a Place Public spaces must be flexible in their design. Placemaking is a collaborative process where community members, business partners, property owners, and the Village work together to reimagine public spaces through urban design, events, and programs. The goal of placemaking projects is to help people feel more connected to places: more excited to walk to lunch, shop locally, and stay/play for extended periods of time. Making Connections Great Village Centers are walkable, drivable, and bike-able and include a variety of civic spaces, such as complete streets, plazas, greens, and parks. The future vision looks to better connect Main Street, the Menomonee River, and Mequon Road through a combination of private sector development and public realm improvements. 131 Page 18 of 24  VILLAGE OF GERMANTOWN 2050 COMPREHENSIVE PLAN Village Center Circulation: 6 Pilgrim Road Future Vision Sidepath and sidewalks (see map following page) to be added. 1 Division Road Painted/striped bike lanes and sidewalk to be added. 7 Mequon Road On-street, separated 2 Sylvan Cir (buffered) bike lanes Shared lane markings, NOTE: Dimensions not on street parking specific to Mequon Road with differentiated pavement, and sidewalks to be added. 3 Main Street (Downtown) 8 Allee Highly designed Tree-lined multi-use trail that connects street with mixed-use development on Mequon Road pedestrian focus. to park and recreation uses to the north. 4 Western Ave Sidepath and sidewalks to be added. 9 Secondary Trails Combination of paved and unpaved paths that connect existing and new residents to retail and recreation destinations throughout Village Center. 5 Squire Drive Sidepath and sidewalks to be added.  Cross sections taken from the 2018 Village Master Plan: Connecting Saxony Village 132 Page 19 of 24  6: Economic Development/ 6: /Economic OPPORTUNITY Development AREAS Figure 6.3 – Village Center - Circulation and Nodes W Fo n dD uL ac Av e Main Street 3 Squ Division Road Western Ave ire R oad 8 9 6 1 4 5 Sylvan Cir Pilgrim Road 2 Mequon Road 7 Sidepath Major Intersection Improvement/Enhancement Separated Bike Lanes or Sidepath Minor Intersection Improvement/Enhancement Paved Shoulder with Sidewalk W Shared Lane Marking or Bike Lane Redevelopment Node Paved Multi-use Trail NOTE: All streets shall include sidewalks Secondary Trail (paved & unpaved) NOTE: Dimensions are for planning purposed only 133 Page 20 of 24 VILLAGE OF GERMANTOWN 2050 COMPREHENSIVE PLAN Village Center - Blackstone Development Node The Blackstone Development Node, named for critical site design element of this site is the existing golf course, is a critical redevelopment connecting Mequon Road to Historic Main opportunity site. The site has high visibility and Street. This can only be achieved through an frontage on Mequon Road, it serves as the terminus intentional combination of built and natural or western end cap to the Historic Main Street, environment. and it is home to the incredible natural asset that  Current Village recycling center site (to is the Menomonee River. The physical size of this be relocated) serves as a terminus point to area along with its location have made this site both Historic Main Street and the proposed attractive for redevelopment proposals from the N-S pathway. The site should be designed private sector. The Village understands the market to embrace this location and draw people attractiveness of this site, and the development from both directions. Housing along with illustration on the following page includes a desired community-focused retail/institutional vision that balances private sector development, uses should be encouraged (nature center, community enjoyment, conservation of natural community center, recreation equipment environment, and access to the Menomonee River. rental, etc.).  A proposed Menomonee River Trail runs Key design elements shown in Figure 6.4: through the site and includes multiple  A walkable, mixed-density development connections to existing roadways and new with majority multi-family housing stock development (apartments & townhomes).  Additional active recreational activities  Active retail/hospitality uses with residential should be further examined depending on above in the area visible from Mequon Road. supply of such features elsewhere in the village.  Highly-design plaza (splashpad, ice rink, etc) and outdoor seating areas adjacent to retail.  Transition from tall, mixed-use buildings 1 2 (south) to mid-rise townhomes (north).  Duplex or single-family lots to the west.  An intentional, linear path runs from south to north with a variety of outdoor passive and active recreation amenities. The 3 4 Community Voices The current sidewalk network in this area is discontinuous and requires crossing Division multiple times and using the neighborhood to access the 5 5 CTH Q sidewalk system. Would like to see the remainder of the sidewalk along Division connected in the future. 134 Page 21 of 24  6: Economic Development/ 6: /Economic OPPORTUNITY Development AREAS Figure 6.4 – Village Center - Blackstone Development Node Nature Center & Additional Housing 4 Outdoor playfields /courts 3 Tree-lined pathway Duplex or Single Townhomes Family 5 Lots Community splashpad 2 & ice rink 1 Activated retail and restaurant plaza Mixed Use buildings / hotel 135 Page 22 of 24 VILLAGE OF GERMANTOWN 2050 COMPREHENSIVE PLAN Figure 6.5 – Village Center - Mequon & Pilgrim Development Node Pedestrian connections to Sendik’s 6 Pedestrian-oriented retail space 4 2 Corner Plaza space Highly designed plaza 5 area with outdoor seating 1 Corner-oriented mixed use development and plaza 3 Highly designed plaza area with outdoor seating Traditional suburban retail centers are in need of a refresh. A reorientation 1 2 3 from “auto-only” to “place-based, pedestrian-friendly” design is the model that thriving retail centers are embracing across the nation. Every major intersection within the Village Center along Mequon Road should look for ways to strategically place buildings that frame outdoor 4 5 6 spaces, introduce intentional green/ landscaping (vs. left-over 9’ wide parking lot islands), and allow for mixed-use buildings with residential above. 136 Page 23 of 24  6: Economic Development/ 6: /Economic OPPORTUNITY Development AREAS Village Center: Next Steps In order to realize the vision for Germantown’s Village Center, the Village should undertake the following: 1. Identify key “first project” parcels for 5. Describe what the Village wants in terms development and describe/illustrate of both short-term and long-term missions: multiple opportunities for each: The more The key point to emphasize with investors opportunities that can be defined as starting is that the Village’s mission is broader points for development, the more the Village and long-term. Consequently, any initial can lower the risk for investors. Overly proposals will be evaluated in terms of how ambitious plans and visions can discourage easily they support both initial success as developers as unrealistic. Investors prefer well as future long-term options that can be communities that show an interest in high adapted to fit the Village’s long-term vision. quality development but, at the same time, show flexibility and pragmatism in the types 6. Conduct one-on-one meetings with property of projects they consider desirable. Put owners to determine interest in sale or another way, investment proposals invariably redevelopment of their land: Create a differ from predetermined community- simple, easy-to-review executive summary based “visions”. When such differences that can be used in emails and hard copy occur, the community must express a handouts. Staff/consultants conducting willingness to negotiate in order to help the interview should have a portfolio of investors maintain financial success and additional information concerning examples still meet the Village’s long-term vision. and possibilities the Village would like to see. 2. List the key existing conditions (constraints 7. Evaluate existing regulations and design and opportunities) for each parcel: Key guidelines: Amend existing zoning districts, or parcel attributes might include traffic counts, develop an overlay zoning district, that provides current zoning (and the ability to modify specific regulations and expectations for future zoning), environmental conditions that may development in this area (ex. updated design be problematic, utilities and access points, guidelines with an emphasis on pedestrian transit, other proximity to other local features space design, prohibit uses such as gas stations (both advantages and disadvantages). that are against desired vision for the area, etc.) 3. Create a phasing plan for infrastructure improvements: Prioritize infrastructure enhancements that will better connect Main Street with the Menomonee River and Mequon Road. 4. Document current available subsidies as well as additional subsidies the Village could pursue: Typically, this includes current TIF districts and the willingness to create new TIF districts as needed. Additional programs and incentives should be explored with an emphasis on mixed-use redevelopment and active pedestrian spaces. 137 Page 24 of 24