Developer presents 42-unit rental concept on Faith Lutheran land; commission cites density, traffic and design concerns

Cirrus Development presented an initial site-plan consultation to the Village of Germantown Plan Commission for a proposed 42‑unit rental community on roughly 4.72–4.75 acres of Faith Lutheran Church land at Division Road and Mequon Road. The developer described the project as a “Carillon in Germantown,” a collection of two‑ and three‑unit buildings intended to feel like single‑family housing while offering market-rate rental units.

Why it matters: The proposal would convert underused church-owned land into higher-density rental housing that the developer said responds to market demand identified in a regional housing analysis. Because the plan would require rezoning, a certified survey map or subdivision and full site and building reviews, the commission’s feedback focused on suitability and specific technical and design issues rather than a vote.

Proposal details Daniel Osboni of Cirrus Development said the project would offer a mix of one-, two- and three‑bedroom units in duplex and triplex buildings with private entrances, attached garages and individual yards; most units would be one‑story “ranch” style with primary bedrooms on the first floor, and a small share (roughly 25%) could be configured as three‑bedroom two‑story units. Preliminary rent estimates presented by the developer were about $2 per square foot (roughly $2,000–$3,000 monthly depending on unit size). The developer said the concept targets young families and “move-down” empty-nesters and cited the Tracy Cross market analysis as supportive of the product type.

Commission feedback and concerns Commissioners offered detailed feedback questioning density, access and design: - Density and layout: Several commissioners said the plan felt “too dense” for the site and urged a lower unit count or different layout. The plan’s approximate density was described as about 8.9 dwelling units per acre (42 units on about 4.75 acres). - Access and traffic: Commissioners recommended a minimum of two egress points for safety and traffic flow and requested a traffic-impact analysis. Staff noted Division Road reconstruction planning and said a traffic study would be coordinated if the project advances. - Architecture and variety: Commissioners repeatedly urged more architectural differentiation to avoid a repetitive “cookie-cutter” appearance and recommended greater articulation so clusters of attached units read more like detached houses. - Parking and guest spaces: Commissioners noted that vehicle parking relies on attached garages and driveways and suggested the need for guest parking and deeper driveway aprons; the developer responded that parking provided meets and in some cases exceeds village requirements but agreed that more detailed parking layout would be provided with formal plans. - School impacts: Commissioners asked about expected numbers of school‑age children; the developer and staff cited national built‑to‑rent datasets and projected roughly 10–20 school‑age children (a mid‑estimate of about 15) could be generated by a development of this size.

Developer responses and next steps Cirrus said it would complete a traffic-impact analysis and coordinate with village staff on Division Road plans. The developer indicated the product could be adapted (for example, by changing some one‑story units to two‑story floor plans) to meet market demand and unit-mix needs. Staff noted that approvals would require rezoning and other formal steps, and that the commission’s consultation serves to guide whether the property is suitable for the proposed residential use.

Ending No formal decision was made; the commission emphasized the need for a traffic study, clearer parking/guest‑parking plans, and stronger architectural variety if the project proceeds to a formal application.