Bellevue creates three new residential districts to help tackle housing crisis

BELLEVUE – Following two hours of public input and discussion, the Bellevue Village Board approved a zoning ordinance amendment to allow for the creation of three new residential districts proposed by village staff.

“Communities have to be dynamic in nature; we can’t be static entities,” explained Bellevue Director of Community Development Andrew Vissers. “We have to evolve and change over time as people move in and out and as physical and social landscape shifts, whether they’re within our control or out of our control.

Vissers presented 2024 numbers on home affordability in the United States.

“So, when you look at Wisconsin in 2024, the median new home price was $526,000. The percentage of households who could afford that was 15%, so there’s 85% other individuals that can’t afford a brand new home. So that’s a cause for concern. You know, where do they go?” he pointed out.

In Brown County, Vissers said you can see over a five-year trend where the average median home sale price — new and used — is about $320,000.

“Even though there’s some peaks and valleys, it’s trending upward. So that’s, again, somewhat of a concern. The average home price was up 12.8% compared to the last year,” he said.

“If the village is serious about trying to address and create viable options that may be more cost-attainable, but are unwilling to lower standards, reduce impact fees, or eliminate permit fees, what other options do we have? What other things can we look at?”

Vissers said that staff previously presented findings and analysis to the Plan Commission regarding encouraging zoning flexibility to address changing development patterns as it relates to residential housing.

“In addition, with adoption of the latest Comprehensive Plan and Huron Road Corridor Plan, ‘missing middle’ residential development has been emphasized as a housing opportunity the village should encourage,” Vissers said in a memo.

Vissers and city staff recommended the creation of R1-75 and R1-60 districts.

“For the proposed R1-75 District, the minimum lot size is 7,500 square feet, a minimum lot width of 60’, front and corner side setbacks of 25’, rear setback of 20’, side yard setback of 6’ and maximum impervious surface area of 60%. For the proposed R1-60 District, the minimum lot size is 6,000 square feet, a minimum lot width of 50’, front and corner side setbacks of 25’, rear setback of 20’, side yard setback of 6’ and maximum impervious surface area of 60%,” the memo stated.

“So having affordable housing is vital for any community,” Vissers told the board. “It allows younger working adults and new families to move into or remain in our community, in Bellevue, while providing housing options for elderly residents who may desire a smaller home or a condo where home and yard maintenance are provided through some type of association.

“There are several techniques the village may use to create these opportunities. One is smaller residential lot sizes, so decreasing minimum lot sizes and frontage would, in addition to helping keep costs down, provide for greater efficiencies and deliver us services such as postal, garbage, school bus, pickup, maintenance, plowing, those types of things. And, also in terms of cost savings, the more homes that front on a street, the less the impact on the individual homeowner when paying assessments for street pairs. So, there’s some long-term benefits as well,” he added.

Staff also proposed the Residential Missing Middle (RMM) District that would be further broken down and regulated based on building style.

“The RMM District will include residential development varying from one unit detached up to six units attached, all being permitted within that zoning district to create unique and diverse neighborhoods,” a staff memo stated.

The proposal was further amended by the board to change “six units” to three to four units before passing by a 3-2 vote.