The Oaks of Jackson Housing Development

Challenge

As the Village of Jackson in Washington County, Wisconsin, experienced rapid growth, demand for new housing increased, prompting the need for expanded residential development.

Building a cost-effective subdivision design presented several challenges, particularly when aiming to return costs to the buyer while maximizing the owner's return on investment. One of the primary obstacles was balancing affordability with quality. This involved implementing cost-saving strategies such as reducing roadway lengths, optimizing utility layouts, and employing creative stormwater management solutions.

Additionally, the project faced site-specific challenges, such as integrating existing and new infrastructure while maintaining safety around gas pipelines. Careful planning ensures that new water, sewer, and stormwater systems meet both current and future demands, with pipe locations carefully coordinated to sustain necessary clearances and uphold safety.

Solution

The Village of Jackson, Washington County, and Vandewalle & Associates partnered with SEH to develop a 20-acre residential subdivision as part of the Next Generation Housing Initiative (NGHI). This initiative was designed to create high-quality, attainable homes on smaller lots, addressing a growing need for affordable housing in suburban communities. 

Smart Design and Cost-Saving Strategies

One of the project’s key challenges was delivering affordable housing without sacrificing quality. To achieve this, the team focused on a few key cost-saving strategies while maximizing efficiency and maintaining high standards. These include:

• Establishing efficient roadway and utility layouts, paired with shorter roadway lengths, to help lower infrastructure costs and streamline overall expenses
• Utilizing creative stormwater management solutions by using natural drainage to reduce reliance on storm sewer systems and enhance sustainability, resulting in an estimated 10% reduction in construction costs
• Reusing basement spoils from each lot during home construction to reduce grading efforts and minimize hauling, leading to an estimated 25% savings on initial grading and $2,000 per home

Municipal and County leaders helped cut down pre-development costs by making sure planning efforts aligned with community goals from the start. Rather than relying on a private developer whose plans might have conflicted with local priorities, the County partnered with SEH to develop a unified vision. The municipality was able to revise sections of its zoning code to better support the type of development it aimed to achieve, enabling greater density and more affordable housing options. This approach eliminated potential conflicts, streamlined the planning process, and minimized costly revisions, allowing the project to advance more efficiently and economically.

Community Engagement and Transparency

From the early planning stages, the team prioritized open communication, holding public meetings and forums to gather input from residents. This participatory approach not only helped shape the project to better meet community needs but also fostered trust and a sense of ownership among local stakeholders.

Keeping the public informed throughout the development process ensured transparency and helped address concerns proactively. Residents were included in discussions and saw firsthand how their input influenced decisions. This level of engagement strengthened community support and set a positive precedent for future development projects. 

Lasting Impact on the Community

Beyond providing new housing options, the project delivered significant long-term benefits to the Village of Jackson. The introduction of attainable, owner-occupied homes addressed a gap in the market, making it easier for families and individuals to find housing within their budget. The project’s design also ensured that sustainability remained a priority, promoting responsible land use and efficient infrastructure.

Perhaps most notably, this development set a key precedent as southeastern Wisconsin’s first NGHI project – an initiative led by the County to expand affordable housing. This approach contributed to the goal of delivering 1,000 owner-occupied homes by 2032, with a strong emphasis on affordability. The pricing structure calls for at least 40% of homes to be under $340,000, 80% under $360,000, and all homes to fall below $420,000, including both the home and the lot. The development's success demonstrates how strategic partnerships can deliver high-quality, attainable housing and pave the way for future community-driven efforts.