Bear Development, LLC requests approval of a revised preliminary plat for Fiona Fields, a 333-lot residential subdivision on approximately 60.03 gross acres on the north side of Braun Road, approximately 3,500 feet west of STH 31. The property is zoned RN Neighborhood Residential. The plat would create 95 single-family lots and 238 twinhouse lots (119 twinhouses), all served by public sewer and water.

On July 28, 2025, the Village Board adopted Ordinance 10-2025, rezoning the property to RN Neighborhood Residential. The Plan Commission reviewed a preliminary plat for the property (PSP-25-02) at its January 21, 2026 meeting, and the Village Board approved that plat on January 26, 2026. The approved plat included single-family lots, twinhouse lots, and townhomes. The revised plat removes the townhomes and changes the lot layout. Because a final plat must conform substantially to the approved preliminary plat, the applicant has submitted a revised preliminary plat for approval.

The application follows the land use element of A Multi-Jurisdictional Plan for Racine County: 2035. Notably, the southward extension of Oakes Road is also shown on the Southeastern Wisconsin Regional Planning Commission’s regional 2050 plans, which denotes the high-level and long-term importance of the Oakes Road extension. The Village of Mount Pleasant Master Bicycle Plan 2030 identifies the existing trail along the west side of the Pike River and proposes a future trail along Braun Road. While the plan makes no specific recommendation for this property, previous Plan Commission discussions highlighted a desire for pathways along Braun Road and the east side of the Pike River.

During prior discussions regarding Comprehensive Plan modifications, the Plan Commission raised concerns that the traffic flow on Oakes Road might conflict with a residential neighborhood featuring frequent curb cuts. The submitted plat addresses this by eliminating curb cuts along Oakes Road, with lots served by rear, private alleys.

The preliminary plat complies with the regulations of Chapter 74, subject to the comments below and conditions for approval listed in this report.

Submittal Completeness

1. Covenants and homeowners’ association documents. Draft association declarations and covenants must accompany the preliminary plat (§ 74-4.7(a)) and must address the elements of § 74-2.6, including maintenance and insurance of the stormwater facilities in Outlot 1, the private alleys in Outlots 5, 6, 8, and 9, and the open space outlots. They have not been provided.
2. Twinhouse declaration. Section 90-110.40 requires a declaration governing shared walls, roofs, and other inseparable improvements to be submitted with the land division document for Lots 96 through 333. It has not been provided.
3. Open space and land stewardship plan. A draft land stewardship plan for common open space must accompany the preliminary plat (§ 74-4.7(b)), and § 74-2.6(e) requires a plan for open space to be kept in a natural state. A plan is needed for Outlots 1, 3, 4, and 7, consistent with Plat Note 15.
4. Traffic impact analysis. A traffic impact analysis is required for developments of 100 or more units (§ 90-420.130(a)(1)). The applicant’s analysis predates the current 333-unit layout, and an update has been requested.
5. Department of Administration transmittal. Staff has requested a copy of the applicant’s transmittal of the revised plat to the Wisconsin Department of Administration (§ 74-3.2(d)).

Preliminary Plat Content

1. Surveyor’s certificate. The certificate does not contain the certification required by § 74-4.8, which covers the accuracy of the boundaries and features shown and compliance with Chapter 74 and Chapter 236 of the Wisconsin Statutes. It is also dated November 2025, before Revision 3.
2. Owner information. The plat does not name the owners of record, KM929, Inc. and EM503, Inc., as required by § 74-4.1(f).
3. Zoning notes. The plat shows the existing zoning as AG-2; the property has been zoned RN since the adoption of Ordinance 10-2025 (§ 74-4.3(w)).
4. Water features and navigability. The plat omits water elevations, high and low water elevations, the ordinary high-water mark, and WDNR navigability status for the Pike River, the drainage ditch along the north boundary, and the pond on the adjacent Village property (§ 74-4.3(c)).
5. Wetland delineation. Staff has requested WDNR confirmation of the Heartland Ecological Group delineation referenced in Plat Note 14, and consistent wetland setback labels matching the 25-foot setback stated in the plat notes.
6. Easements. Plat Note 8 defers drainage and utility easements to the final plat, but § 74-4.3(g) requires them on the preliminary plat. This includes stormwater access and maintenance easements and easements for overland flow routes (§ 74-7.9).
7. Shoreland jurisdiction and setbacks. The plat labels a Racine County shoreland zoning jurisdiction boundary, but shoreland protection on this property is administered by the Village under Division 90-495. Under § 90-495.20(d), staff has determined that the 150-foot standard applies to this reach of the Pike River. The plat must show the ordinary high-water mark, the top of bank, the principal building setback line (§ 90-495.30), and the vegetative buffer (§ 90-495.50).
8. Outlot ownership and purpose. Section 74-2.6 requires common areas to be owned in common by the association’s members. Plat Note 12 assigns Outlot 2 to the developer without stating its purpose and does not name the party responsible for Outlots 5, 6, 8, and 9. Staff has asked the applicant to assign the common outlots to the association and, assuming Outlot 2 is intended as the statutory navigable stream public access, to label it as such and identify the preservation option under § 74-7.11.
9. Garage setbacks. The plat notes list a 15-foot front setback for front-loading twinhouse lots, but § 90-420.100(j)(1)a requires front-loaded garage entrances to be set back at least 20 feet. A plat note has been requested.
10. Minor corrections. The plat notes skip from Note 12 to Note 14, and Note 11 states that vision corner easements will be shown on the final plat although they are already shown.

Lot, Block, and Street Design

1. Public street frontage. The twinhouse lots between the Outlot 6 private drives and the sidewalk easements along the southeast plat boundary appear to front only on a sidewalk easement, with vehicle access from a private alley. This conflicts with § 74-7.2(a) and § 74-7.7(d) and requires either a revised layout or an exception under § 74-2.9. The staff recommend that the Plan Commission grant an exception, as the property in the southeast corner appears to meet the exceptional circumstances, preservation of property rights, and absence of detriment requirements of that section.
2. Sidewalk easements. Sidewalks outside a public right-of-way must be within public access easements (§ 74-8.8(a)). The easements are not dimensioned.
3. Private alleys. The alley outlots are not dimensioned. Emergency access, snow storage, refuse collection, and maintenance should be described and covered in the association documents.
4. Stub streets. Temporary turnarounds are required at the east ends of Biscayne Avenue and Bergamot Avenue (§ 74-7.4(d)).
5. Street names. Street names require Village approval (§ 74-7.2(i)). Staff recommends renaming Bergamot Avenue, because a Bergamot Drive exists elsewhere in the 53406 ZIP code.
6. Access along South Oakes Road. Section 90-110.50 calls for rear access for lots on collector streets where possible. Staff has requested confirmation that lots fronting South Oakes Road will take access from the rear alleys, and a non-access restriction along South Oakes Road.

Park and Open Space

Park dedication or fee. The Commission must select a park dedication, reservation, or fee option when it reviews the preliminary plat (§ 74-7.11(a)). The applicant has indicated they will likely propose Outlot 2 for dedication. If none is dedicated, a public park site fee applies under § 74-10.5 and the Village Fee Schedule.

Plan Commission Determinations

In addition to its recommendation on the plat, the Commission is asked to address the following:

1. Park option (§ 74-7.11(a)). Select a park dedication, reservation, or fee option. Staff recommends the dedication option, so long as the applicant provides basic access amenities to overlook the Pike River Corridor, including a sidewalk connection into the property and a bench for views overlooking the corridor.
2. Exceptions (§ 74-2.9). If the applicant requests exceptions for street frontage, the Commission may grant them only with the findings required by § 74-2.9 entered in the minutes.
3. Street names (§ 74-7.2(i)). Approve the proposed street names, subject to renaming Bergamot Avenue.

The lots shown on the plat generally conform to the RN district standards. The village staff will verify impervious coverage maxima at the time of building permit.

The average twinhouses lot depths do not comply with § 74-7.7(g) on their face; however, when considering the private alley rear-access, the lots comply.

The application meets the following key strategies and outcomes of the Strategic Plan.

• Safe Community
  • Utility systems that meet the needs of homeowners and businesses.
    • Water and sewer utility infrastructure is built, maintained, and upgraded to protect the health of citizens and the environment. This work keeps pace with demand as the region grows.
  • Safety in the public right-of-way for all modes of transportation.
    • The Village’s public infrastructure allows a smooth flow of vehicle traffic and offers safe routes for bicyclists and pedestrians.
• Balance Growth and Development 
  • Welcoming and competitive community for a variety of housing types and commercial development.
    • Development processes are streamlined, fair, and predictable for both developers and citizens, encouraging companies and individuals to invest in the Village.
  • Adequate parks and open space for current and future population needs.
    • The Village preserves, enhances, and expands its park land and other natural open spaces to make Mount Pleasant a more attractive place to live and visit.

Staff recommends that the Plan Commission recommend that the Village Board approve the revised preliminary plat of Fiona Fields, subject to the following conditions. Unless otherwise stated, each condition shall be satisfied on a revised preliminary plat or supporting documents submitted to the Community Development Department before the final plat is filed.

1. Draft association declarations and covenants meeting §§ 74-2.6 and 74-4.7(a), the twinhouse declaration required by § 90-110.40, and a land stewardship plan meeting § 74-4.7(b) shall be submitted for Village review before Village Board consideration of the preliminary plat.
2. An updated traffic impact analysis memorandum reflecting the 333-unit layout shall be submitted and accepted by the Village (§ 90-420.130).
3. The applicant shall provide a copy of its transmittal of the plat to the Wisconsin Department of Administration (§ 74-3.2(d).
4. The plat shall be revised to address Comments 6 through 15, including the surveyor’s certificate, owner information, zoning notes, water features and navigability, wetland delineation confirmation, easements, the shoreland boundary with the 150-foot setback and vegetative buffer, outlot ownership and purpose, the garage setback note, and the plat note corrections.
5. The lot layout shall be revised to comply with the public street frontage (§ 74-7.2(a)) requirements, unless the Plan Commission grants an exception under § 74-2.9.
6. Sidewalk easements, private alleys, stub street turnarounds, and access along South Oakes Road shall be revised as described in the Comments.
7. A public pedestrian and bicycle way at least 20 feet wide shall be provided through Outlot 2 to the Village’s Pike River corridor.
8. Bergamot Avenue shall be renamed, and all street names shall be approved by the Village (§ 74-7.2(i).
9. The applicant dedicate Outlot 2 under § 74-7.11.
10. The stormwater management plan shall be approved under Chapter 83 before final plat approval (§ 74-4.6).
11. The applicant shall enter into a development agreement with the Village under § 74-2.8 before final plat approval.
12. The plat shall satisfy any objections of the objecting agencies under Chapter 236 of the Wisconsin Statutes.

The staff do not expect the revised layout to affect the fiscal impact of the property previously noted within PSP-25-02.