Although this meeting of the City Plan Commission was light on large scale development projects, there were two items of interest on the agenda.

First up were long over due improvements, or repairs, for the Schlitz Park Riverwalk  This section of the Riverwalk dates to 1988 and is considered “the original district.”  The plan includes adding a low retaining wall of poured in place concrete that will be landscaped with trees and shrubs along 1100 linear feet of the river.  This file was approved and will now go before the Zoning, Neighborhoods & Development Committee.

The other item of interest was the presentation of the Near South Side Area Plan.  The planning team included members from the Department of City Development, the consulting firm HNTB, and a variety of members from the community.  The group explained that this process has gone on for over a year and that over 140 people attend their March 17th, 2009 public meeting.  The plan included a long list of of catalytic projects, and suggestions to develop the area.  It recommended that S. 2nd St become more of a main street, with narrower streets, improved streetscape, and there should be efforts to attract local retail operators.  In the Mitchell St. area the plan included improving pedestrian access to parking in the rear of the buildings, the development of market rate or subsidized housing on the block, and the possible creation of a Mitchell Street Market.   Another project included the creation of the Ceasar Chavez Signature Development which would be a mixed use building with retail on the first floor and subsidized housing above.  The most significant redevelopment plan involved the Reed Street Yards.  The plan suggested reconnecting the site with the surrounding street grid, providing open space and access to the water, encouraged taller building configurations, and suggested that attracting research based business should be explored.  Other suggestions included improved connections to the Menomonee Valley, a new Urban Ecology branch, the creation of a dedicated non-profit organization to develop the 5th and National cultural, arts, and entertainment district, creation of river node parks, and an extension of the Riverwalk system.

This plan wasn’t without opposition.  A couple of residents spoke in opposition explaining they felt there wasn’t enough community involvement.  One resident asked “why fix something that doesn’t need to be fixed?”  He went on to say that “if you approve it, it will cause a lot of racial and economic disparity in the district.”  Despite these concerns the plan was approved and will now go before the Zoning, Neighborhoods & Development Committee.

The first was a step in the formal process of Milwaukee Public Schools (”MPS”) selling properties that have been deemed surplus to their needs.  Specifically, MPS is moving forward on three properties, the Delaware Service Center, Clairmont, and the Happy Hill Elementary School.  Unlike other properties held by the City of Milwaukee when MPS is involved the process involves hiring an outside brokerage firm and legal aide to facilitate the process.  Additionally, unlike other City of Milwaukee land sales these sales will prohibit a private schools that participates in the parental choice program from purchasing the property, and prohibits a tax free use of the property unless a PILOTS is created.  This file was approved and will now go before the Public Works Committee.

The other item of interest was the proposed rehabilitation of Highbridge condominium building envelop.  This rehabilitation has become needed because of several failures in the construction that has lead to extensive leaking throughout the building.  The brick on the upper floors will be clad over with EIFS to create a new weather barrier, and new windows will be installed throughout the building.  Kelly Thompson, the architect from Facility Engineering, who was hired to render repairs to mitigate these failures stated his desire to insure the rehabilitated building doesn’t take away from the neighborhood by saying “we really don’t want it to look like the Hampton Inn out on the west side of town.”  This file was approved and will now go before the Zoning, Neighborhoods & Development Committee.

Although only a few development projects were on this commission meeting’s agenda the most insightful item was the presentation of the UWM Neighborhood Plan by the Universities Neighborhoods Association (UNA).  Jeffrey Jordan presented the groups findings and laid out a few neighborhood issues.  The group wants UWM to acknowledge that the “sudden growth of the university” has lead to problems such as overcrowding of the neighborhood.  He also stated their desire to see the implementation of Chapter 17 which would penalizes students at UWM for off campus problems.  Additionally, UNA wants future dorms to be planned with the neighbors and clearly doesn’t want to see dorms built at the Columbia Hospital site.  Alderman Kovac spoke about UWM”s master planning program and stated that UWM’s plan to expand in Wauwatosa was a “terrible idea”.  This update showed the ongoing difficulty of relations on the East Side between UWM and the neighborhood and also highlighted the City of Milwaukee’s efforts to encourage UWM to expand in downtown Milwaukee.

This meeting had few files acted on but Marquette University’s request for a change in zoning of a variety of university owned properties shows Marquette University is moving ahead on significant projects in downtown Milwaukee.  It was pointed during the meeting that out that of the 8000 undergraduates at Marquette University approximately 6500 live within a six block area of the university, many of whom live in university owned student housing.  In responses to this ongoing need, Marquette University’s brought this resolution forward primarily because of their intent to convert the apartment building at 1628 W Wisconsin into university run student housing.  Whitney Gould asked if any of the other properties receiving a change in zoning could possibly be considered of historic value, to which representatives of Marquette University indicated that none of the buildings were of historic significance.  This file was approved and will now go before the Zoning & Neighborhoods Development Committee.

The most notable item on the agenda was New Land Enterprises’ proposal for Farwell Avenue and Kenillworth Place.  The five-story mixed-use apartment building will have rental units available for approximately $1,000 a month and include first floor retail.  The target customer for the proposed rental units will be young professionals, potentially attracting the staff at Columbia St. Marys Hospital.  Scott Kindness, Owner of Kindness Architecture and Planning, explained that “we believe there’s a strong contingent of them, that would love to be able to walk or bike everywhere.”  Jim Plaisted, East Side B.I.D. #20 Executive Director, added that “we’ve received no objections to this project” and lent his support to the project when he said “the density is good.  The retail is well sized.”  Unlike many recent proposals on the East Side this one faced no opposition and was approved by the commission.

Another item of interested was the proposed Courtyard by Marriott to be located at 300 West Layton Avenue.  Although the plan seemed to be in accordance with the Southeast Side Plan and therefore required no notification Alderman Witkowski complained about the lack of notification, saying “I’m just learning about this plan.”  It seems the recent passing of the overlay district should of allowed this project to move forward but due to Alderman Witkowski concerns it was held over for one cycle.

In stark contrast to the previous City Plan Commission meeting, this meeting featured no heated debates but it did see the approval of two resolutions aimed at improving downtown Milwaukee.

Resolution 080617 proposed the expansion of Business Improvement District (”BID”) 21.  This expansion has been in the works for the past four years and went through a lengthy process of approval within the BID membership.  The expansion includes Schlitz Park, The Brewery, Manpower, East Point, the Park East and two other tax exempt areas.  Although these properties currently don’t represent a large addition to the BID tax base, these additions were made looking to the future.  Additionally, Beth Nichols, the executive director BID 21, explained that in order to bring more retail options to downtown Milwaukee the BID has recently hired a retail strategist and will be adding a retail coordinator soon.  This resolution was approved and will now go before the Zoning, Neighborhoods & Development Committee.

Resolution 080515 proposed creating the first Neighborhood Improvement District in Wisconsin.  It was explained that the key difference between a Business Improvement District and a Neighborhood Improvement District (”NID”) is that the NID can include residential properties with eight units or more whereas a BID can’t include residential properties.  This NID would include The Brewery neighborhood and would pay for, the upkeep of pocket parks, streetscaping, alleys, the Pabst sign, and storm-water management facilities.  This resolution was approved and will now go before the Zoning, Neighborhoods & Development Committee.

This meeting was the much anticipated combined City Plan Commission (”CPC”) and Historic Preservation Commission (”HPC”) meeting regarding New Land Enterprises’ development proposal for the Goll Mansion site.  New Land Enterprises was looking for two separate approvals at this meeting to move the project forward.  First a Certificate of Appropriateness (”COA”) from the Historic Preservation Commission and a change in zoning from RM-7 to Detailed Planned Development (”DPD”) from the City Plan Commission.

Scott Kindness, of Kindess Architecture, explained that the existing zoning would allow unlimited height, up to 186 units and a volume of approximately 112,000 square feet.  He showed a variety of renderings and examples that pointed out that the change in zoning request is “basically just a re-allocation of that volume” because under current zoning it would require a building with wedding cake style setbacks so instead they’ve proposed a taller thinner building that would be about 60 feet wide.  He also noted that they have reduced the design by a story and a half since the neighborhood meeting.  The design now calls for a 26-story building with a maximum of 35-units and five levels of parking.  The parking garage would include windows looking into the parking area to lesson the impact on the eastern side.  He also explained that they didn’t design it with underground parking because it would be impractical without access to the site from the east and that underpinning the mansion would likely be unworkable.  Further he pointed out that “if we go down below one level we undermine the structure to the north”.

H. Russell Zimmerman spoke about the historic preservation efforts that will be undertaken in this project.  He pointed out that at one time the site that 1522 On the Lake sits on was home to Governor George Peck’s Manson, so this development proposal saves the Goll Mansion unlike previous high-rise developments.  As he did at the July 17th community meeting he pointed out that there are similar examples of this style of preservation throughout the world, most notably the Villard Houses in New York City.  Specifically the rehabilitation of the mansion would restore the first floor essentially to its original design with the addition of access to the new tower.  The second floor of the mansion will contain two guest suites and possibly a care-taker suite.  The third floor will restore a large meeting room and convert it into a club house or community room.  He also pointed out that they have most of the original barge boards which had been removed by a previous owner and that they were literally saved out of the dumpster.  He made a strong case for the project by stating that the “bottom line, I think this is the greatest possible solution for one of the few remaining mansions on Prospect Avenue”.

Martha Brown, of the Department of City Development (”DCD”), laid out the three parameters specified by the city attorney that HPC should consider as part of the COA’s approval.

1. If the work on the structure will have a negative impact on exterior features.
2. If the connecting structure fits the guidelines and has no negative impacts.
3. If the tower constructed in the “back yard” will have a negative impact on the exterior features.

The city staff made the recommendation to approve the COA if the developer were to meet these requirements.

1. The tuck-pointing is limited to only those areas that need work, that the mortar matches, and that staff reviews the mortar work before it begins.
2. The front porch is rebuilt to its original design.
3. The developer will provide shop drawings of additional features.

Many residents and interested parties spoke out regarding this project, both for and against it.  Randy Bryant, from Preserve our Parks, indicated that New Land Enterprises had met with Preserve our Parks and he in spoke in favor of the project saying that “everything we have requested has been incorporated into the project”.  Kevin Donahue, one of two architects on the City Hall project and a board member of Milwaukee Preservation Alliance (”MPA”), spoke in favor of the project and reminded the audience that “once these buildings are gone, they’re gone”.  Todd Farris, an attorney representing the 1522 On the Lake Condo Association pointed to the historic preservation guideline study report and claimed that regardless of designation of site that HPC has jurisdiction.  He went on to say that “this would violate the constitutional rights of his clients” and that the commission should “rise above the politics because it is inconsistent with their guidelines”.  There were residents who spoke to their concerns regarding the impact to their views, property values, and preservation of the Goll Mansion as well as a long list of people who put their names in as opposed but didn’t wish to speak.  Part of this opposition included Dawn McCarthy, Peter Kovac and Thea Kovac all of which are still involved with a lawsuit between them, the City of Milwaukee and New Land Enterprises.

After hearing hours of public testimony HPC took the issue into the commission for discussion.  Sandra A. McSweeney, an HPC member, spoke in opposition because the parking structure would be higher than the ridge line of the Goll House.  She also didn’t approve of the proposed AC locations on the new tower, thought the connector was to small and “too shed like”, and she didn’t understand how the access from the Mansion would work.  Other HPC members saw value in the project and added their support and comments.  Ann Pieper Eisenbrown, an HPC member, added that “we could continue to let the building to sit” or approve the COA and allow for its preservation to occur.  Sandy Ackerman, an HPC member, added that “I want to save the mansion” and went on to say that “I do believe that the next step would be demolition”.  Indicating her belief that the way to save the Goll Mansion was to support this development because otherwise it would likely be lost.  Alderman Bauman, an HPC member, explained that if they didn’t approve the project, the property owner could apply to demolish the property, and that even the lawyer for 1522 On the Lake admits that “it would be better for 1522 if he just demolished the building”.

Although much of the discussion revolved around historic preservation, New Land Enterprises had worked out a memorandum of agreement between itself and the Milwaukee Preservation Alliance regarding the project so these concerns should of been alleviated and this called into question the true reasons for opposition.  Alderman Bauman went on to say that “all this talk about historic preservation, not by everybody, but by many people this is all phony”, that “most of the argument are smokescreens” and “I’m not sure we heard honest testimony as to why people really oppose this project”.  This line of discussion upset the residents, as audible groan could be heard, but the point he was making was that much of opposition and the discussion around historic preservation was possibly a cover for other motives.

Alderman Kovac spoke neither in opposition or support but mainly wanted a guarantee that if this project was to go forward that the Goll Mansion truly would be preserved.  Boris Gokhman, of New Land Enterprises, explained that the Goll Mansion would be restored as it was “one of the major reason people will buy it”.  Indicating that people buying condos in the development will expect the entrance-way to their condos to be completed and see it as part of their reason to buy.  Further New Land Enterprises agreed to have the memorandum of agreement added as the fourth criteria to the COA.  Ann Pieper Eisenbrown made a motion to approve the COA with the additional condition that the restoration work is consistent with the memorandum of agreement.  The COA was approved with the additional condition with only HPC Member Sandra A. McSweeney voting in opposition.

After the Historic Preservation Commission approved the COA the City Plan Commission took up the DPD.  Whitney Gould started off CPC’s brief discussion saying “I think it is an usually creative solution to a preservation problem” and then she gave a great discussion on how similar preservation projects have happened in many cities around the world.  She made a motion to approve the DPD with two conditions.  First, the architect will work with planning staff to tweak the garage, to hopefully lesson its impact.  Secondly that any significant changes that effect the Goll Mansion itself will go back to HPC.  The DPD was approved and will now go before the Zoning, Neighborhoods & Development Committee.

Resolution 080422 would advance the development known as Kilbourn Square.  This project is proposing the development of a 52-unit residential care complex to be located at 2195 W. State St. that would house adults 55 and older.  This resolution stood out primarily because it showed the difficulties of developing property in the City of Milwaukee.  Although the developer presented a project that respected the historical nature of the site and had worked with the City of Milwaukee to put together a logical infill development it still faced a hurdle.  This hurdle wasn’t due to zoning or regulations but a neighboring citizen wishing to maintain the status quo.  This resident complained about, the loss of two trees and green space, and the potential of more traffic.  The commission heard these issues but voted to approve the resolution despite the concerns.  This resolution will now go before the Zoning, Neighborhoods & Development Committee.

Another item of note was resolution 080262 which vacated land along South Alexander St. and West Nicholas St. between South 5th St. and South 6th St. to the neighboring property owner.   This was done to allow for construction of a retaining wall to built on the property in support of The Iron Horse Hotel project.  This resolution was approved and will now go before the Public Works Committee.

This was one of the shorter and less volatile City Plan Commission meetings in recent times. Resolution 071564 proposed vacating two alleys in the Park East redevelopment area to allow for construction of the Palomar. These alleys were referred to as “paper” alleys indicating that they had been plotted but never actually constructed. The commission unanimously approved this resolution and forwarded it on to the Zoning, Neighborhoods & Development Committee.

A land division request to create twelve lots for single-family housing on the South Side of W. Bobolink Ave and West of W Appleton Ave met criticisms of being to dense and not being consistent with the neighborhood. Although this development is not indicative of the urban development happening throughout the City of Milwaukee it points out the divide between the urban and suburban parts of the city. Throughout the vast majority of the city you’ll find density numbers far in excess of 2.9 households per acre where in this part of the city local Alderman Bohl argued that 2.9 households per acre was too dense for the neighborhood and therefore undesirable. Despite these tremendously low density numbers and evidence presented showing that there are developments in the area with similar density numbers it was apparent Alderman Bohl would push for less housing to be built on the site. The commission held this resolution to allow the developer to work with Alderman Bohl and the neighborhood on a reworked plan.