The Marshall Plan Commission heard a preliminary presentation regarding a proposed residential development on the east side of the village, partially located on the Barth/Rasmussen farm.
Matt Rasmussen, the land owner, and Mike Calkins of Snyder & Associates civil engineering firm attended the village’s Wednesday, Feb. 28, meeting to give an overview of their plans for the 100-plus acres of land.
The two presented a residential neighborhood concept containing 148 single-family lots, duplexes and some two-story apartment buildings with up to 18 units and underground parking.
The plans also included a mixed-use, recreational path that would run along the outskirts of the development along part of the Maunesha River. Much of the land surrounding the proposed development would be left untouched as wetlands or storm water retention ponds.
Calkins said that they intentionally positioned many of the single-family homes towards the western part of the plat to align with the type of housing that already exists in the area.
The higher density portions of the development, such as the duplexes or multi-unit buildings, would be placed towards the southern portion closer to Waterloo Road.
It is important to note that the plan that was presented is still in the early stages. Calkins and Ramussen had a clearer view of what the single-family portion of the development would look like. Meanwhile, the two weren’t at the point in planning where they, themselves knew what would be possible in the higher-density areas.
Calkins said to the commission that there were no current plans for buildings higher than two stories, as the fire department can struggle to serve such developments.
“Nothing large from a density or building standpoint... I don’t anticipate large structures at all,” Calkins said.
In spite of the plan’s early stages, the meeting served as a way for commission members to ask questions and share their hopes for the project.
Commission member Bill Blaschka questioned village staff regarding how the development would impact Marshall’s sewer and water capacities. Village development consultant, Mark Roffers stated that the development would put the village close to its current capacity. However, there was no concern that the plan would put the village’s utility under duress.
There were also conversations regarding possible park space, neighborhood aesthetics and whether unit prices would be market-rate or affordable. Both the commission and the developer agreed that while these answers may not be known at the moment, discourse will continue in the future to stay on the same page.
One of the larger topics that commission members had questions about was the phasing of construction within the development. Once the developer approaches the village with formal and specific proposals, then the land will be rezoned and construction will begin incrementally.
An important piece of the dynamic between private development and the municipality it takes place in can be the financing of the project.
Rasmussen said that the planning stage is too early to know exactly how much the project will cost and that Tax Increment Financing could be on the table. Specific plans for density could also change based on market demands as time goes on and portions of the development are filled.
“Most developers, understandably, would like to know that they’re entitled to do everything they want to do eventually,” Roffers said, “A typical approach would be to get a subdivision plat fully approved... and get it fully zoned so that 10 years from now when they want to proceed with phase five; they don’t have to roll the dice and take a risk that they’ll get phase five approved.”
Village President Chris Campbell said he understood that developers prefer to know what the future holds. But, he also spoke out for residents of the future and expressed the village’s desire to have a level of certainty as well.
“If you were someone who purchases in year one, two or three, as costs increase (you might say), ‘Now what I thought was going to be across the street has changed.’ That could potentially be an issue,” said Campbell.
Nonetheless, both sides acknowledged that there were still many specific details to iron out and expressed a desire to continue contact as the project progresses.
The process will require the developer to submit a series of approvals to the commission and subsequently the village board. Public hearings will offer the opportunity for public comment.
Calkins tentatively suggested that his team may have a preliminary plat map ready at some point in April. Residents can keep their eyes on future Planning Commission agendas and the Courier for ways to get involved.
This article was updated on Wednesday, March 6 2024 at 9:06 a.m. to correct the spelling of a name.
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