This was the third and final of the three initial meetings regarding the UWM dorm proposals. We already have published a Prospect Mall site meeting review and a Hometown Gas Station site meeting review.

Last Thursday night, residents of Milwaukee’s lower east side gathered at Holy Rosary Church to discuss the final of three proposals selected by the UWM Real Estate Foundation. The meeting began much like the two previous had, with the developer (Phelan Development) making a presentation on the plan, followed by a short bit by the architect (Jim Shields in this case), and representatives from UWM talking over some basic logistics and facts. After which Vice Chancellor for University Relations and Communications Tom Luljak straps on his bullet proof vest, and questions from the audience are allowed.

The presentation went smoothly and the developer and architect had clearly thought a lot about making the building fit in with the neighborhood. Shields explained that it was two separate buildings connected by a glass lobby on each floor that mimic the height and size of nearby buildings. There was discussion of how underground parking would be used for the move-in days, so that the streets would not be clogged (unlike what happens on a lot of the east side at the end of August). Also, the fact was pointed out that the location for this dorm is far denser (in terms of population) than the rest of the east side by several orders of magnitude. This is a good indicator that this site would be able to absorb the 690 proposed students with much greater ease than a lower density neighborhood. After the initial presentations, questions began.

Unlike the meeting regarding the Prospect Mall parking lot site, there clearly wasn’t coordinated neighborhood opposition. There wasn’t any radical feedback to start the meeting, and an extremely civil tone was used for almost every question. A strong number of the same faces were in the crowd from previous nights, but they were quieter. Were they quieter because they were simply burned out from three meetings in three nights or did they simply have less objections to this design and location? That question never really was answered.

Concerns were raised over parking. Unlike previous nights which revolved around student parking, concerns from the Brady/Farwell site meeting were about displaced resident parking. The site is being built on a combination of lots, to which no one seemed totally sure who exactly parked in them and how full the lots are. It was clear that area apartment dwellers park there, but no one knew how many or what buildings utilized the lots. A quick drive-by on a weekday reveals decently full lots, but not ones that are packed to the brim.

The developer had no clear plan on how to deal with the issue. Which isn’t to say there isn’t a solution, just that the market, because of the low cost of parking in Milwaukee, doesn’t bear one out immediately. Replacement parking would almost certainly be built at a loss, unless homes were demolished for a surface lot (a terrible idea).

Other concerns involved the use of the alley on the east side of the site off of Royall and that it may be congested. Access to the student parking garage along with any deliveries would be through the alley (allowing traffic to flow on Farwell without interruption). Residents weren’t concerned about sound because of that, but aired concerned that it may get congested. Neither the developer or area residents seemed to understand how much this alley is currently used. My perception of the issue is that something could easily be worked out for a semi-trailer not to be blocking the alley, and that it might actually be a non-issue if a lot of the traffic was coming from the parking lot that is the site for the proposed dorm. At the end of the day, this appeared to be an issue that could be overcome with simple planning and good design.

The final large concern of the night centered around crime. The tone wasn’t as much that the students were the criminals (although a few individuals when pressed on the issue, declined to comment further on if they were or not), but that they were the victims. The crowd appeared to hold a general belief that Pizza Shuttle is a rather crime-ridden establishment past midnight, as is the Fedex/Kinkos parking lot. There were a considerable number of comments that the students would fall victim to this. No one suggested that filling in the corridor (replacing surface parking with a building full of residents) might actually deter crime and the loitering that appears to plague the area late at night.

There was also a few comments that the first floor retail in the proposal would not be occupied because the nearby Sterling Condominiums retail space is still vacant. I was pleased to see Alderman Kovac step forward and say that placing the mixed-use dorm on Farwell may actually encourage both stalls to be filled. The obvious principle that on-top of adding potential customers in the form of students, you’re also building the corridor and making the entire area more attractive.

If this meeting had to be compared to one of the previous ones, I would say it was similar to the Hometown site meeting. The only large difference was that Sean Phelan and Jim Shields didn’t have the coordinated team support that the Mandel Group had. Sean Phelan seemed as if he was a one-man army, while characterizing Barry Mandel as such would be akin to saying Bill Gates is the only person that works at Microsoft. The group approach seems to work, at least in terms of making people not ask questions at the meeting.

If you put a gun to my head and made me build a dorm based on the reaction from the meetings, I would go with the Hometown site first, this site second, and the Prospect Mall site last.

Public meetings for each dorm site have been announced.  At each meeting the development teams will explain the proposal.  The developer of the proposed site and UWM representives will be available for questions at each meeting.  As a refresher we have included our opinion on each of the sites as described (we have not see the proposals yet).

If you want to see fireworks, the best meeting to go to will be the Hometown site.  The controversial (in application, not nearly as much in theory) river overlay district is going to empower the NIMBY (not-in-my-backyard) crowd to assume they have ownership over the entire river corridor and probably engage in quite the debate filled with half-truths and well-spun facts.  Bring your thinking cap and evaluate everything you hear, as individuals will certainly bend facts to attempt to make a point.

Dave Reid and myself will be at the meetings on the 2nd and 4th, but will unfortunately have to miss the meeting on the 3rd.

Tuesday, Sept. 2 • 6:30pm • Maryland Ave. School - 2418 N. Maryland Ave.
Boulder Venture’s proposal for the Prospect Mall parking lot, between Ivanhoe Pl. and Kenilworth Pl.

Site #1 - The Prospect Mall
Actual Location: Prospect Avenue between Ivanhoe Place & Kenilworth Place
What’s There Now: Former Prospect Mall, currently empty, along with surface parking lot across Farwell
Note: We have heard that this project would potentially only use the east side of Prospect, the surface parking lot and Qdoba. We are unsure how it would integrate into the currently empty mall. If this is true, it could change our ranking (see bottom of article) of the site.  UPDATE We contacted Boulder Venture to clarify this question but they are unable to comment on the proposal at this time.

Pros

• Close to other dorm (Kenilworth) and close to campus
• On an existing bus route (30)
• Uses a currently unused property
• Would help area businesses by delivering 500 new customers
• Would please students to be close to other students

Cons

• Would create another cluster of students possibly creating more neighborhood backlash

Wednesday, Sept. 3 • 6:30pm • Urban Ecology Center - 1500 E. Park Place
The Mandel Group’s proposal for the old Hometown gas station, on the NE corner of North Ave. and the Milwaukee River

Site #4 - Hometown Gas Station
Actual Location: 1436 North Avenue
What’s There Now: Abandoned gas station

Pros

• On North Avenue near entertainment district
• On existing transit route (21)
• Inbetween both Riverview and Kenilworth dorms
• Next to river
• Easy for current UWM Shuttle to stop here on route from Riverview

Cons

• Would draw ire of many residents because of Milwaukee River Overlay District due to its spot along river
• Nearby residents would certainly raise a fuss about parking, congestion, regardless if it were true or not.

Thursday, Sept. 4 • 6:30pm • Holy Rosary Hall - 2011 N. Oakland Ave.
Phelan Development and Towne Investment’s proposal for the SE corner of Farwell Ave. and Royall Pl.

Site #2 - Near Brady Street Site
Actual Location: 1744 N. Farwell Avenue, Southeast Corner of North Farwell Avenue and East Royall Place
What’s There Now: Surface Parking Lot

Pros

• Would deliver 500 new customers to Brady Street area
• Replaces existing surface parking lot
• Close to entertainment for students
• On existing bus route (30)

Cons

• Would be furthest dorm from campus

The University of Wisconsin - Milwaukee Real Estate Foundation announced the final three sites (narrowed from a field of for the new 500 to 700 bed dorm to be built.

In alphabetical order they were…

Boulder Venture: The old Prospect Mall at 2217-2239 N. Prospect Ave. and parking lot at 2214-2228 N. Prospect Ave. between Ivanhoe Place and Kenilworth Place. The Prospect Mall building, bought by Boulder Venture in 2004, has about 42,000 square feet.

Mandel Group, Inc.: Property that abuts Milwaukee River corridor, E. North Ave., N. Cambridge Ave. and Wisconsin Paperboard, 1514 E. Thomas Ave.

Phelan Development, LLC and Towne Investments: 1744 N. Farwell Ave. (southeast corner of N. Farwell Ave. and E. Royall Place).

Our picks for the three best sites were…

Best sites currently for the new UWM freshman dormitory

1. Prospect Mall Site
2. Near Brady Street Site
3. Hometown Site

The same three sites. Now we’re not vein or ignorant enough to think that anyone from UWM based their decisions off our conclusions. It is possible though they used some of the same logic we did though to get to their conclusion. They obviously have much more data than we do, but at this point let’s go over again what we know about each site.

Site #1 - The Prospect Mall
Actual Location: Prospect Avenue between Ivanhoe Place & Kenilworth Place
What’s There Now: Former Prospect Mall, currently empty, along with surface parking lot across Farwell
Note: We have heard that this project would potentially only use the east side of Prospect, the surface parking lot and Qdoba. We are unsure how it would integrate into the currently empty mall. If this is true, it could change our ranking (see bottom of article) of the site. UPDATE We contacted Boulder Venture to clarify this question but they are unable to comment on the proposal at this time.

Pros

• Close to other dorm (Kenilworth) and close to campus
• On an existing bus route (30)
• Uses a currently unused property
• Would help area businesses by delivering 500 new customers
• Would please students to be close to other students

Cons

• Would create another cluster of students possibly creating more neighborhood backlash

Site #2 - Near Brady Street Site
Actual Location: 1744 N. Farwell Avenue, Southeast Corner of North Farwell Avenue and East Royall Place
What’s There Now: Surface Parking Lot

Pros

• Would deliver 500 new customers to Brady Street area
• Replaces existing surface parking lot
• Close to entertainment for students
• On existing bus route (30)

Cons

• Would be furthest dorm from campus

Site #4 - Hometown Gas Station
Actual Location: 1436 North Avenue
What’s There Now: Abandoned gas station

Pros

• On North Avenue near entertainment district
• On existing transit route (21)
• Inbetween both Riverview and Kenilworth dorms
• Next to river
• Easy for current UWM Shuttle to stop here on route from Riverview

Cons

• Would draw ire of many residents because of Milwaukee River Overlay District due to its spot along river
• Nearby residents would certainly raise a fuss about parking, congestion, regardless if it were true or not.

Let the debate continue.

Ask yourself what’s missing along most of Wisconsin Avenue as it crosses through downtown.

Then take a look at Milwaukee’s lower east side.

The biggest difference?  The trees.  The trees that cover the lower east side give it a sense of place, despite being just north of downtown.  Despite sporting the highest population density in Wisconsin for a neighborhood, the lower east side seems calm, manageable, and cool (thanks to the shade provided by the trees).

Trees also have a large number of other effects.

Trees Increase Revenues

Merchants often oppose tree planting programs, fearing their signs or windows will be blocked from view.  Careful species selection and trimming can maintain views and overcome these objections.  But is it worth the effort?  One study [3] found customers not only prefer shopping districts with trees, but are willing to pay more for products purchased there.  Specifically, the study found:

• Customers traveled longer, farther, and more often to tree-enhanced shopping districts.  The stayed longer, and were willing to pay more for both products and parking.
• Participants rated “Amenity and Comfort” of tree-lined sidewalks about 80% higher compared to non-shaded streets.  Also, “Quality of Product” ratings were 30% higher in districts having trees, and customer service was considered better on these streets.
• When asked to estimate a price for each of 15 items in a “basket of goods,” participants consistently priced goods significantly higher in districts with trees.  It did not matter what type or price range of products were being sold.
• Merchants also showed a general preference for trees, but they consistently underestimated the effect of trees on customer behavior and buying decisions.

So with numerous retail locations empty along Wisconsin Avenue and even more underdeveloped properties located just off the grand avenue, wouldn’t adding more trees be the equivalent of picking the low-lying fruit?  This isn’t to say that the core of downtown Milwaukee is completely barren, some properties are wonderfully streetscaped, but the vast majority are concrete heat islands.

There certainly isn’t a shortage of people downtown, well over 78,000 people work downtown on a daily basis.  Numerous retailers complain that the downtown workers don’t purchase things downtown before heading home at night.  More street trees would be a good step to fixing that.  It would encourage people to get outside and walk around, and make the environment seem safer to outsiders (despite downtown’s good safety record).

To any naysayer that claims adding trees would eat needed sidewalk space, I challenge them to stand on almost any downtown street during a weekday and count how many times they had to get out of the way because the sidewalk was entirely full.  They wouldn’t need to use their toes to count, and would be lucky to almost run out of fingers.

The answer to the title of this blog post is yes.  Adding more street trees to downtown Milwaukee is a no brainer.  It would be a cheap and easy way to improve the business climate, encourage further use of the park once concept, and a good way to make the area more attractive to potential residents.

To be honest, we don’t know exactly. But we do know that they’ve proposed 8 sites, and we’ll break down each one to determine which one we think might be the best. Our best and worst rankings are available at the bottom of the article.

Site #1 - The Prospect Mall
Actual Location: Prospect Avenue between Ivanhoe Place & Kenilworth Place
What’s There Now: Former Prospect Mall, currently empty, along with surface parking lot across Farwell
Note: We have heard that this project would potentially only use the east side of Prospect, the surface parking lot and Qdoba. We are unsure how it would integrate into the currently empty mall. If this is true, it could change our ranking (see bottom of article) of the site.  UPDATE We contacted Boulder Venture to clarify this question but they are unable to comment on the proposal at this time.

Pros

• Close to other dorm (Kenilworth) and close to campus
• On an existing bus route (30)
• Uses a currently unused property
• Would help area businesses by delivering 500 new customers
• Would please students to be close to other students

Cons

• Would create another cluster of students possibly creating more neighborhood backlash

Site #2 - Near Brady Street Site
Actual Location: 1744 N. Farwell Avenue, Southeast Corner of North Farwell Avenue and East Royall Place
What’s There Now: Surface Parking Lot

Pros

• Would deliver 500 new customers to Brady Street area
• Replaces existing surface parking lot
• Close to entertainment for students
• On existing bus route (30)

Cons

• Would be furthest dorm from campus

Site #3 - Near Beerline Site
Actual Location: 1887 N. Water Street, just west of Humboldt Avenue
What’s There Now: Empty Warehouse Building, former home of Pro Graphics Inc

Pros

• It’s near the Good Life which is fun to eat at? (and Wolskis)
• It’s a short walk to Brady Street (although not as close as the other site)
• Next to river

Cons

• Would draw continued opposition from nearby condo owners
• Site could be better capitalized by condo development
• Next door to empty Gallun Tannery (wouldn’t necessarily encourage condo development there)
• Close to an existing transit route (10), but transit route does not go through campus
• Awkward walk to Riverview, despite being just across the river
• Potentially difficult spot for shuttle bus to pick-up/drop-off from.

Site #4 - Hometown Gas Station
Actual Location: 1436 North Avenue
What’s There Now: Abandoned gas station

Pros

• On North Avenue near entertainment district
• On existing transit route (21)
• Inbetween both Riverview and Kenilworth dorms
• Next to river
• Easy for current UWM Shuttle to stop here on route from Riverview

Cons

• Would draw ire of many residents because of Milwaukee River Overlay District due to its spot along river
• Nearby residents would certainly raise a fuss about parking, congestion, regardless if it were true or not.

Site #5 - Humboldt Avenue Site
Actual Location: 2628, 2650, and 2660 North Humboldt Avenue, just south of Center Street
What’s There Now: Collection of buildings

Pros

• On existing bus route that goes downtown, but not to campus (10)
• Next to river
• Would integrate well if Riverview shuttle went up Humboldt, then down Locust to get to campus
• Would help revitalize businesses along Center Street

Cons

• Would draw ire of many residents because of Milwaukee River Overlay District due to its spot along river
• Close, but yet not, to Riverview dorm, awkward walk
• Not a good connection to campus without UWM shuttle
• Would certainly irritate neighbors with noise of freshman students walking to keg parties in the area

Site #6 - Holton Terrace
Actual Location: 2825 N. Holton Street, at the intersection of Holton and Locust
What’s There Now: Green space adjacent to Holton Terrace public housing

Pros

• Would utilize what is currently underutilized land, which long-term may be catalytic to other development along Locust and Holton

Cons

• Perception of being next to public housing facility would be negative, regardless of how safe the facility is.
• Neighborhood would likely reject students and be irritated with their noise
• Not near any retail or entertainment districts

Site #7 - Tracks Tavern and Grille
Actual Location: 1020 E. Locust Street
What’s There Now: Tracks Tavern and Grille, surface parking lots, and a few apartments

Pros

• Would replace surface parking
• Would be near existing new development (Alterra Coffee on Humboldt)
• Would be catalytic to other development near the intersection
• Would integrate well if Riverview shuttle went up Humboldt, then down Locust to get to campus
• Would likely not generate resistant from neighbors
• Connected to campus during school year with bus (60)
• Next to two parks

Cons

• Awkwardly close, but yet separated from main campus
• Not near other entertainment/retail options other than Alterra [there are some bars on locust]
• Next to two parks that are overly big and underlit at night, might not be well used by students at night out of fear

Site #8 - Heinemann’s Commissary
Actual Location: 1300 E Locust Street
What’s There Now: Heinemann’s Commissary located in a small building

Pros

• Would integrate well if Riverview shuttle went up Humboldt, then down Locust to get to campus
• Connected to campus during school year with bus (60)

Cons

• Small lot, tall building
• Would likely draw opposition from residents over Milwaukee River Overlay District despite tall public housing facility next door
• Along busy street
• Close, but awkwardly far from main campus because of long Locust Street bridge
• Would not be positioned well to generate neighboring new development
• Students would be fairly isolated, with longer walks to any retail or entertainment.

Best sites currently for the new UWM freshman dormitory

1. Prospect Mall Site
2. Near Brady Street Site
3. Hometown Site

Worst sites currently for the new UWM freshman dormitory

1. Near Beerline Site
2. Holton Terrance
3. Humboldt Avenue Site

View Larger Map

Powells
Originally uploaded by compujeramey

Portland, Oregon is getting on-board with a program I would love to see Milwaukee jump on in the near future.

Slated to happen on June 22 (in conjunction with the International Carfree Conference), Sunday Parkways will offer Portlanders a chance to stroll, pedal, and play on a six-mile loop of streets that will be closed to motor vehicle traffic from 8:00 am to 2:00 pm…. reports BikePortland.org

They’re linking the route up with parks and live entertainers, to offer a little more than a unique place to ride your bike.

As far as Milwaukee goes, it would be amazing to have a loop available on a Saturday or Sunday during the summer for people to just play in the absence of dangerous cars everywhere.

Linking up with parks for entertainment value I think is huge, along with having a view of the lake.

A potential route starting at Cathedral Square might include heading north on Van Buren Street, east on Brady Street, south on Prospect Ave, and west on Wells or Kilbourn to come back to the starting point.

This is really a tool the Third Ward, East Town and West Association’s could use to market their neighborhoods as safe places for both fun and work by drawing people in from other areas who are otherwise intimidated by the speed and noise of the cars on city streets.

I would imagine businesses would be behind this and traffic on Saturday or Sunday mornings is next to nonexistent anyway, so it would bring business in, not chase it away.

The only thing that I can think of that compares on a scale basis is the Bastille Days Run through downtown with Jazz in the Park going on afterward.

Milwaukee needs to convert that to an open day-time event for everyone to enjoy in a non-competitive environment.

Any thoughts? Support? Yays or nays?

Special thanks to the Streetsblog for pointping the Portland event out to me. I can’t find anything, but I think they have something like this in Manhattan too.