Plan Commission approves 36‑unit 'Caroline' rental community on Division Road with conditions on landscaping and access
June 08, 2026 | Germantown, Washington County, Wisconsin
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The Plan Commission on June 8 approved site development and architectural plans for a 36‑unit rental community on a 5.4‑acre parcel across from Faith Lutheran Church (the project was previously rezoned into a PDD earlier in 2026).
Staff told commissioners the parcel was rezoned into a Planned Development District (PDD) and RM2 multifamily zoning earlier in 2026 and concluded the current plans are consistent with that PDD and the 2050 plan; staff noted the development proposes two on‑site detention ponds, sidewalks along Division Road, and landscaping increases that staff said would produce roughly $44,000 in annual property tax revenue and about $300,000 in one‑time impact fees to the village. Staff recommended approval subject to conditions in the packet.
Daniel Espani of Cirrus Property Group said the developer has revised plans to increase screening (including shifting backyard fencing and adding arborvitae), added gables and other architectural details, and proposed nearly 500 trees and shrubs — far above the code minimum. He said units will be professionally managed and that tenant screening will require monthly income roughly three times the rent.
Commissioners pressed the developer on pedestrian connectivity, the north entrance configuration and the so‑called "pork‑chop" right‑in/right‑out island; the developer said traffic analysis allowed either full access or restricted access and was willing to follow the commission’s direction. Commissioners also raised grading and stormwater concerns in tight portions of the site and requested additional engineering refinements during final design; staff and the project’s consulting engineer said the plan is workable pending that fine‑tuning.
A motion to approve the site plan included these specific conditions: removal of the pork‑chop island at the north entrance; increase the size and variety of landscape material (mix in deciduous and columnar species along with arborvitae); limit building color schemes to three chosen by the applicant; and require a landscape/occupancy bond to ensure installation and replacement of plantings. Commissioners amended the original motion to set the bond period at two years (the original mover had proposed five) and then approved the amended motion by voice vote. A separate motion to approve the sign permit also carried.
Next steps: final engineering and construction plans must satisfy the consultant engineer’s technical comments before building permits are issued.
Staff told commissioners the parcel was rezoned into a Planned Development District (PDD) and RM2 multifamily zoning earlier in 2026 and concluded the current plans are consistent with that PDD and the 2050 plan; staff noted the development proposes two on‑site detention ponds, sidewalks along Division Road, and landscaping increases that staff said would produce roughly $44,000 in annual property tax revenue and about $300,000 in one‑time impact fees to the village. Staff recommended approval subject to conditions in the packet.
Daniel Espani of Cirrus Property Group said the developer has revised plans to increase screening (including shifting backyard fencing and adding arborvitae), added gables and other architectural details, and proposed nearly 500 trees and shrubs — far above the code minimum. He said units will be professionally managed and that tenant screening will require monthly income roughly three times the rent.
Commissioners pressed the developer on pedestrian connectivity, the north entrance configuration and the so‑called "pork‑chop" right‑in/right‑out island; the developer said traffic analysis allowed either full access or restricted access and was willing to follow the commission’s direction. Commissioners also raised grading and stormwater concerns in tight portions of the site and requested additional engineering refinements during final design; staff and the project’s consulting engineer said the plan is workable pending that fine‑tuning.
A motion to approve the site plan included these specific conditions: removal of the pork‑chop island at the north entrance; increase the size and variety of landscape material (mix in deciduous and columnar species along with arborvitae); limit building color schemes to three chosen by the applicant; and require a landscape/occupancy bond to ensure installation and replacement of plantings. Commissioners amended the original motion to set the bond period at two years (the original mover had proposed five) and then approved the amended motion by voice vote. A separate motion to approve the sign permit also carried.
Next steps: final engineering and construction plans must satisfy the consultant engineer’s technical comments before building permits are issued.
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