“Cleared for Construction”, a report commissioned by the Commercial Association of REALTORS® Wisconsin (CARW) and several partners has been released. Conducted by the Wisconsin Policy Forum, the goal was to better understand how development approval and permitting processes affect project timelines across the Milwaukee region. With housing demand rising and development playing an increasing role in supporting local tax bases, CARW sought objective data to help inform conversations among municipalities, developers, and community leaders about how projects move from concept to construction.
The report analyzes 240 commercial development projects valued at $5 million or more across six communities—Milwaukee, Wauwatosa, Waukesha, West Allis, Oak Creek, and Brookfield—between 2017 and mid-2025. Together, these projects represent more than $4.2 billion in investment and over 8,000 housing units.
Several key findings emerged:
- Approval structure influences timelines. Cities that allow projects to proceed “by right” with administrative review tend to see faster timelines. Milwaukee had the shortest median timeline (145 days), while Brookfield—where projects typically require multiple discretionary approvals—had the longest (467 days).
- Zoning changes add significant time. Projects requiring rezoning or special use approvals often take substantially longer than those that comply with existing zoning.
- Housing projects often take longer. Residential and mixed-use developments typically involve more public input, complex financing, and additional building systems, which can lengthen timelines compared to industrial or institutional projects.
- Project size and complexity matter. Larger developments and new construction require additional engineering, infrastructure planning, and financing coordination, which naturally adds time.
Importantly, the study also found that not all project timelines are controlled by municipalities. Developers often spend significant time finalizing financing, project design, and construction plans after zoning approval but before applying for building permits.
Beyond the data, conversations with municipal leaders, development professionals, and practitioners highlighted a common theme: clear communication and a strong understanding of the approval process are critical. Developers consistently emphasized the value of predictable timelines, early engagement with municipal staff, and clear points of contact to help navigate complex review processes.
The report does not suggest that there is a single “best” development approval model. Instead, it highlights tradeoffs between speed, oversight, and community input. By examining these processes across multiple communities, the goal is to support more informed regional conversations about how development approvals can both maintain thoughtful oversight and help communities respond to housing needs and economic growth.
The grant was supported by the National Association of REALTORS. Watch for more programming around this important topic.
The report landing page is HERE