Oconomowoc-based Pabst Farms, yet another development named after what the bulldozers destroy, is not limiting itself to simply encouraging commercial and residential sprawl anymore. In a move that I can only interpret as desperation (in the face of the growing trend of industrial firms relocating to the Menomonee Valley), Pabst Farms developers Developers Diversified Realty Corp of Cleveland is set to begin the construction on the first of three speculative industrial buildings. The only tenant so-far (and you think they would be rumoring them if there were others) is Fastenal Corp building a distribution that will occupy almost 25% of a 30,000 square-feet building.

Speculative industrial buildings being built in what is supposed to be a “high-end” mixed-use development? The developers behind Pabst Farms are looking like they simply wish to make a quick buck with no-thought to the long-term viability of the neighborhood with more buildings surrounded by parking lots.

Logically, pedestrian-friendly, mixed-use neighborhood design is extremely efficient because it requires fewer roads and parking stalls, requires residents to use less gas, leaves more true “green space” (untouched forests and fields, not mowed grass), and allows space to be more rapidly and creatively redeveloped in the wake of a business closing because of its proximity to other businesses and people (it’s easier to open a restaurant on a busy street, etc). It’s good for business and good for residents.

Pabst Farms seems to wish to fight this logic, take what used to be a space of large undeveloped land, claim…

Our philosophy is to build to the land, not on the land, carrying on the spirit of conservation begun by Fred Pabst back in 1906″

… and then build parking-lot-centric developments. To give you an idea of their thinking, examine this photo of their “Commerce Centre.” Judging by the developments in place already, the area has yet to become a commerce center and is simply a distribution center. A distribution center gives you images of 18-wheelers rolling in-and-out at all hours of the day though, and that’s certainly not as attractive as the wealth-generation implied by the word “commerce.”

Now picture three more buildings that will be smaller (in square-footage), but similar to the Roundy’s Distribution Center. Even more attractive, right?

Is this your vision of high-end? Certainly not mine.

That’s the industrial space. How about the commercial development?

Again, clearly designed around the automobile, not conservation.

The Staybridge Suites that will begin construction shortly at Pabst Farms will certainly more closely resemble the Hilton Garden Inn pictured above, than it will the mixed-use, parking-lot-free (uses a hidden garage) Staybridge Suites nearing completion in downtown Milwaukee. Pabst Farms adds a parking lot, downtown Milwaukee builds over one, and hides one inside the building. Not to mention that long-term construction in the Park East area will further diminish the need for parking garages, while building parking lots only encourages more parking lots in the future.

Residential space? Largely the same story.

Again, all this is done under the name of conservation and high-end development.

Interestingly enough, as Pabst Farms positions itself as a new neighborhood on former farm/green space land, a similar “Neighborhood by Design” development is going on in downtown Milwaukee. The Mandel Group is developing The North End on what used to be an abandoned factory in downtown Milwaukee. The Mandel development will include condos, apartments, retail, and office space.

The difference between the two? The Pabst Farms development decreases the amount of green space and encourages driving through natural assets. The North End encourages public, pedestrian access to natural assets and actually increases the amount of green space. Not to mention extending the phenomenally successful Milwaukee Riverwalk yet further north.

Unlike the photos above, that show parking lot and after parking lot, The North End places buildings close together, and makes them multi-level. It also mixes uses within a building, instead of across main traffic arteries.

Thankfully for the Pabst Farms development, there is still time to turn things around. If the developers choose to do so, they can build a legitimate mixed-use community, instead of building sprawling, parking lot encircled buildings that are single-use and only next to buildings used for the same purpose.

There isn’t anything wrong with the idea of Pabst Farms on paper. It’s proposed as “the conveniences and amenities of an urban area in a breathtaking Lake Country setting. Pabst Farms offers a complete living experience by integrating residential, retail, and commercial environments into one thoughtfully developed master-planned community.” The unfortunate thing is that this isn’t how it’s being built to-date. Industrial, commercial, and residential land is separated, pedestrian access within even the different single-use areas is discouraged by using long, winding roads instead of short, interconnected streets that make pedestrian travel easy, and the beauty of Lake Country is turning into the beauty of grass yards.

Thanks to our friends at Ocono.com who asked for our input on the latest news at Pabst Farms. Here’s to hoping they get it right in the future.

The View Down Water Street
Originally uploaded by compujeramey

There are a lot of photos of the construction of the Residences on Water being taken. Dave Reid of the Milwaukee Development Update has done an excellent job snagging images of the construction to-date.

I recently was over there to snag a few pictures between classes and have added them to a Flickr set for your viewing pleasure.

Of course, because the community generates the best coverage, you can add your photos to the mix by uploading them to Flickr and tagging them “The Residences on Water“. Dave and I have both done this and you can find our photos available together by browsing the tag. Please feel free to add yours to the growing collection.

Links from the Milwaukee-informationsphere

• Mary Louise Schumacher is yet another art person doesn’t think it’s a good idea to build a recognizable landmark that will increase pedestrian traffic in downtown Milwaukee.
• Hofbrauhaus Milwaukee, a proposed German beer hall and restaurant, is likely coming next The Brewery development at the old Pabst brewery in Blue Ribbon Hall after the settlement of a lawsuit involving Brew City Redevelopment LLC with the complex’s former owners, WisPark LLC. The article makes no mention of the existing Old German Beer Hall and how urban Milwaukee is delightfully reinventing itself more in the fashion of a city like Munich, Germany.
• Robert Kern, of Generac fame and fortune, is powering a change in the way the state handles engineering education through his foundation (Kern Family Foundation). Two urban Milwaukee schools are at the center of this in MSOE and Marquette, through the recruitment of Project Lead the Way students form high schools and their participation in KEEN (Kern Entrepreneurship Education Network). Urban Milwaukee would like to applaud the efforts of Robert Kern for his visionary leadership in truly investing in the future of Milwaukee, Wisconsin, and the entire Fresh Coast economy and education system.
• The Journal Sentinel takes a look at how you can reduce your power consumption and what effects it will have. Absolutely worth your time to read.
• Dave Reid takes a look at the Kane Commons development and gives us a construction update of the Breakwater Condos and The Residences on Water.

Marsupial Bridge
Originally uploaded by compujeramey

The Brookings Institution recently ranked America’s most walkable big cities. Milwaukee didn’t crack the top 25 unfortunately, but consider this…

However, the Brookings report itself has some major flaws. I know I’m going to sound like a major hater here, but somehow out of 30 metropolitan regions nationwide, the Miami-Ft Lauderdale-West Palm Beach metro ranked 8th place – above metros like New York and Philadelphia! For anyone who knows anything about cities and metropolitan regions, this should immediately raise a red flag.

So how is such a ranking possible, you ask? It comes down to Brookings’ flawed methodology for calculating walkable areas in each metro. Instead of calculating the percentage of area that is walkable in each metropolitan region, the Institution instead chose to go by arbitrary districts or neighborhoods, which vary considerably in size and functionality. For example, both Center City, Philadelphia and Coconut Grove, Miami were chosen as walkable locales within their respective metros. However, despite Center City being much, much larger than Coconut Grove, the two areas count the same…. Read more from Transit Miami

Milwaukee, while far from the ranks of Chicago and New York in terms of walkability, has made significant strides in the past few year. Things like the Marsupial Bridge, Oak Leaf Trail, and Riverwalk are significant and growing assets that signal the emergence of a pedestrian culture in urban Milwaukee.

It’s hard to find developments today in Milwaukee that aren’t pedestrian friendly. Developments like The Residences on Water, The Catalyst, and Edison Green all replace parking lots or underused gravel lots with intelligently-designed, sustainable towers that only will increase the pedestrian-centric transformation underway in Milwaukee.

Plus, it’s hard to ignore a city that has willingly removed an urban freeway to replace it with pedestrian-minded buildings.

So yeah, Milwaukee isn’t on a flawed list today, but the community at-large is working to set the standard for tomorrow.

As the city slipped and slid around from multiple inches of snow and ice dumped on it in recent days, construction crews continued building our city. Down on Water St. at The Residences on Water site men scrambled to remove snow from the roof while a crane lifted large beams into place. It appears the ER Post Structural System does allow them to build quickly as had been indicated. In fact fast enough that a line of semi’s sit with their engines running across the street from the site waiting their turn to unload the next beam.

Over at the Breakwater site they have been busy as well. A second crane which is the largest crawler crane in the state has recently been assembled and will have a reach of up to 400 feet. The snow may have slowed some work but workers continued building the foundation and with second crane it’s clear that shortly we will see this project begin to rise out of the ground.

The Residences on Water
Originally uploaded by compujeramey

The Residences on Water are rising fast, leading me to believe that the building actually will make its spring 2008 opening date.

I walked by the building tonight on the way home from dollar burger night (every Tuesday) at Bar Louie. I was impressed at how quickly the building is rising.

A couple quick facts…

• The building has 31 condos ranging from $234,000 to $2,300,000, of which 8 have been sold.
• The condos will occupy the top four floors.
• The Staybridge Suites hotel will occupy the middle six floors and include 128 rooms
• There will be a rooftop garden for residents and hotel guests.
• There will be 14,000 square feet of retail space
• The building is being built using the new ER Post Structural System that enables alternate floors to remain column free and allows for rapid build times from the use of precast trusses, the fact that it can be assembled in all weather conditions, and the requirement for fewer pieces.
• If you buy the penthouse of penthouses in the development for $2,362,100 you get a private 2,400 square foot root-top green space. Apparently there are two roof-top green spaces, presumably divided by some kind of massive HVAC unit.

Developer Development Opportunity Corp of Fort Myers, Florida purchased six parcels of land for the development. Five of the parcels and a city-owned alley were purchased from the Milwaukee Redevelopment Authority for $443,340. The other parcel was a 13,000-square-foot parking lot purchased from the 1101 North Market Street Partners for $1.2 million. The 1101 North Market Street Partners also had previously sold the former Blatz Wash House located adjacent to the new development at 1101 North Market Street to SSG Properties Inc. of Pewaukee for $4.2 million in 2003. SSG Properties is too say the least, excited. The Blatz Wash House might finally get the attention it deserves with the increased foot traffic in the area.

No word yet on who might be occupying the retail space. I don’t think it will take long to find a tenant for the site because there isn’t much else in the way of retail space in that area on Water St. coupled with thousands of drunk people at bars every weekend, MSOE dorms just around the corner, and a growing number of condos being developed in the area.

The most important aspect of the development is that it replaces a surface parking lot with a large building that increases neighborhood density, which makes everything around the new building better and continues to expand upon a growing downtown area. The visual perception of downtown used to end at the 1000 North Water Street building, but will now continue north one more block to The Residences on Water.

Dave Reid of the Milwaukee Development Update has a Flickr photo set up already and a blog post.

The Residences on Water is beginning to rise out of the ground. The building utilizes a new development method, called the ER Post Structural System, that should allow for the pace of work to dramatically pickup in the coming weeks. This acceleration is possible because this method allows for all-weather erection, has fewer pieces and lets other trades begin work earlier in the process. The $20 million project is being developed by Fort Myers, FL based Development Opportunity Corporation. Once complete it will include a 128-room Staybridge Suites, 31 condo units, ranging in price from $234,000 to $2.3 million of which 8 have been sold so far, and 14,000 square feet of retail space.

I believe this project will have long lasting positive impacts on the Water St district. First it finishes the corner by removing a surface parking lot which adds to the urban fabric. Secondly the new activity created by the residents and hotel guests will continue to fuel neighborhood business. Further this project is clearly connected to Manpower’s move to downtown and should support their business travel needs. Overall this is one of the most intriguing projects to watch considering the potential long term affects it will have on Water St.To follow this development I’ve started a flickr set, The Residences on Water, that I will update with new pictures to keep track of the progress.

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