By Thomas J. McKillen
Managing Editor
The Germantown Plan Commission got a first look at its April 28 meeting at the mix of single family and multi-family residential units in the village in comparison to other communities.
The information was requested by Village President Bob Soderberg. Soderberg requested a hold on new multi-family development while the village examined the mix of housing in the village in comparison to other communities.
“This is one of the things I encouraged that we do so we could take the emotions out of it: Do we need more rentals or less rentals? I have no idea, we need to have a study first, because I am very data-driven,” Soderberg said. “I think this is a good start to that.”
According to information presented by Germantown Village Administrator Steve Kreklow, 73 percent of the housing units in Germantown are single famiy, 25 percent are multi-family while 2 percent are mobile units, The list prepared by village staff includes 17 communities, including surrounding communities and municipalities in Washington, Ozaukee, Waukesha, Milwaukee and Winnebago counties.
According to the list, Germantown was the 14th among communities on the list in terms of multi-family housing. Mequon was lowest on the list, with 14 percent of its housing units being multi-family development. The city of Wauwatosa was highest on the list, with 42 percent of its housing units being multi-family units. Kreklow said the median number among the communities was 30 percent.
Soderberg referenced objections to residents to proposed multi-family development for the Village Center project at the southeast corner of Pilgrim and Mequon roads.
“I would love to have further discussion on this, and this is just the first step,” Soderberg said.
Commission member Bill Shadid said he didn’t know if it was significant that the village is at the low end of high-density housing.
“If that’s not what the community wants, we need to be aware of that,” Shadid said. “We can’t sit here and develop a policy on increasing high density housing when we sit in front of a room full of people that nobody wants it at all.”
Shadid said “while there may be another side here I don’t see” he said the numbers presented “don’t tell us anything of what should need to do.”
Soderberg said the figure creates a baseline of Germantown in comparison to another communities.
Soderberg referenced additional information from village staff showing that the median age of Germantown residents was 42.3. Soderberg said he would want additional analysis since the last Census of where the village is terms of the 20 to 29 and 30 to 38 age groups.
“We heard discussion prior to the election that we’re losing our young people, and I want to get some information to validate that or not,” Soderberg said.
Kreklow said that discussion has occurred at the county level and he will get additional information about trends for the 20 to 40 age groups.
“I would love to get information so can have a conversation on the why,” Soderberg said.
Kreklow said the trend statewide is lower birthrates and a population that is getting older. Commission member Bridget Henk said the village could get information on the vacancy rates in existing multi-family units in the village and the average age of residents in multi-family units.
Village Director of Community Development Jeff Retzlaff said the village has heard through various sources is that there is a higher demand in the market for multi-family units and rentals.
“Housing is increasing in costs, it’s getting more expensive and there’s a greater — relatively speaking — demand for structures that people can afford,” Retzlaff said. “That falls into the category of, in some cases, condominiums. In some cases, apartments. Ownership/rental, what are we trying to cater to and what is the demand in our village for? ”
Commission member Bob Williams noted that the list of single family home ownership correlates with communities that have high median household incomes.
“The higher levels of (home) ownership are is where the higher median levels of income are,” Williams said. Willams said Germantown isn’t growing because Germantown’s housing is expensive and there aren’t options in the market for people to move into the village.
“This is the very first step of many steps, we still have a lot more homework to do,” Soderberg said. He added the item could be a discussion-only item at a Village Board meeting, with the Plan Commission being updated and then discussion of possible recommendations as the next step for consideration for the Village Board.
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