Cleared for construction: Development approval and permitting in metro Milwaukee

Listen to this article

Building projects in metro Milwaukee are approved more quickly in cities that allow development to move through a streamlined review process so long as it meets appropriate standards for its proposed location.

Conversely, development projects typically take longer in communities where most or all projects must not only go through staff review, but also be approved by an appointed plan commission and elected city council.

As the pace of housing construction continues to lag demand, a recent Wisconsin Policy Forum looked at one factor that affects housing construction, and is largely under the purview of local policymakers: municipal development approval and permitting practices.

The report analyzed these practices in the city of Milwaukee and five suburbs: Wauwatosa, Waukesha, West Allis, Oak Creek and Brookfield. The research tracked median timelines for large development projects to advance from plan submission to building permit approval.

The Wisconsin Policy Forum found the biggest difference between these cities is how much discretionary review is required before a building permit can be issued. The review showed that building projects are approved more quickly in cities that allow development to move through a streamlined review process.

Milwaukee was the most streamlined of the six cities examined in the report, and had the shortest median project timeline: 145 days. Conversely, Brookfield requires Plan Commission approval and Council ratification for nearly all projects. Brookfield had the longest median timeline: 467 days.

Notably however, not all of the time included in this timeline is under the control of municipal officials. Many projects include a period after zoning approval during which developers finalize financing and construction documents before going back to the municipality and applying for a building permit.

When this developer-controlled period is removed from the analysis, a slightly different picture emerges. Projects in Wauwatosa and Waukesha were under active municipal review for the shortest periods, while Brookfield and Oak Creek had the longest reviews.

Researchers also interviewed 10 industry professionals — developers, brokers, architects and industry representatives – to hear about their experiences. The leading theme in those interviews was the importance of predictable, transparent processes for plan approval and permitting.

Other key takeaways from the report include:

• Zoning changes and special zoning approvals add significant time;
• Residential and mixed-use projects take longer than other development types:
• Larger and new construction projects require more time;
• A city’s mix of project types shapes its typical approval timeline;
• Clear communication and formal pre-application processes can reduce friction; and
• Regional collaboration may help to improve outcomes.

This information is a service of the Wisconsin Policy Forum, the state’s leading resource for nonpartisan state and local government research and civic education. Learn more at wispolicyforum.org.