Another site under consideration is the existing Great Lakes Water Institute on E. Greenfield Ave., but this site is actually the worst of both goals, branding and revitalization.  The area does need revitalization, but there just isn ‘t much of a neighborhood to revitalize as the site is fairly isolated.  Further, the existing Great Lakes Institute is in reality a former tile factory, not a first-class research facility.

While E. Greenfield Ave. is fairly isolated, the Reed Street Yards is located in the center of an area that has seen significant recent redevelopment efforts, and adding the School of Freshwater Sciences to the mix could build upon these efforts.  This area has a supply of office space, such as the recently redeveloped project at 234 W. Florida St., that could be utilized by start-up research firms.  The area also has affordable rental apartments for students and staff to live in.  In terms of collaboration MMSD’s headquarters is located adjacent to the site, and the city has already put forward a plan that would utilize TIF funding not just to build the needed infrastructure, but also includes financial incentives to help land the first water business.  The biggest concern, and possibly the show stopper for this site, is if the boat access is insufficient, but if that challenge can be surmounted this site could be successful.

As I said in a previous article “The re-development of the Reed Street Yards is the next piece of the puzzle to the revitalization of Walker’s Point,” and building the School of Freshwater Sciences here, not only makes sense, but could be what gets this effort rolling.

In response to Alderman Dudzik’s motion, Alderman Bauman explained that the Department of Public Works, the Department of City Development, the Milwaukee Metropolitan Sewage District and even the Wisconsin Department of Transportation had endorsed the project.  MMSD supported the project both as a entity located on S. 2nd Street, and because the plan fits within MMSD’s storm water management principles.  Defending the process involved Alderman Bauman stated, “understand there have been numerous neighborhood meetings,” and went on to say in regards to the motion to send back to committee “what new information our we going to garner?  No information.”

Alderman Witkowiak responded to the motion explaining that “it was a long process,” and that “it’s clear that my vote remains in support of this project.”  He also pointed out that votes taken by the local neighborhood association put support for project at about 75%.  He went on to point out that “2nd street is already restricted before you get to Greenfield,” indicating S. 2nd Street doesn’t actually act as an arterial, because it narrows at Rockwell anyhow.

Alderman Dudzik’s motion failed on a 5 to 9 vote, and the subsequent vote on the committee file was approved leaving only Mayor Barrett’s approval before Milwaukee can move forward on the redevelopment of S. 2nd Street.

Department of City Development Commissioner, Rocky Marcoux, appeared before the committee to lend his support for the project saying, “we believe very strongly that this is the right way to go.”   Alderman Wade gave his support saying “I think this is a great, grand idea.”  When referring to earlier concerns that this change might lead to increased congestion, he added “I hope we have traffic problems,” because as he explained traffic problems or congestion, generally indicates business activity on a street.   Representing the neighborhood Alderman Witkowiak gave his support for the project and explained that S. 2nd Street “has all the bones to be a destination street.”

MMSD executive director Kevin Shafer spoke in strong support of the project, noting that MMSD has numerous employees that commute by bike to their location on S. 2nd Street daily, and went so far as to say that he wanted to “compliment the city on their design in this effort.”  He added that “It’s good for the environment, the economy and the social values of the region.”  Finally, he pointed out that projects such as this one can actually help MMSD “reduce the districts costs.”

Many property owners and stakeholders appeared and spoke in support of the project, citing improved aesthetics, environmental considerations, and the value they will receive for their tax payer dollars.  Ann Pieper, of Pieper Properties, summed it up well saying, “I believe it is the best use of our tax-payer dollars.”

Joe Sanfellipo, who was representing Walker’s Point Mobil and American United Taxi Cab, spoke in opposition to the project and questioned the traffic studies, but his most telling statement was when he said, “I’m the only person here speaking against the project.”

The street reconstruction was approved, with only Alderman Dudzik voting in opposition, it will now go before the full Common Council on December 22nd.

“The right of way doesn’t just belong to cars,” he said. “It belongs to pedestrians and bicyclists as well.”

- U.S. Transportation Secretary Ray LaHood

For decades the common belief regarding streets has been that they exist simply to serve the automobile, to move cars from A to B.  Certainly, this is a a task of streets, but as Transportation Secretary LaHood’s words show us, this mindset is changing back to what it once was, that streets are a place to serve the needs of people.  This change has started to come about because of groups like the Livable Streets Initiative, and the National Complete Streets Coalition which have been working on the local, state, and national level to point out the error in the common belief and provide solutions.  Again, the error is that “we” forgot that streets are for people.

Locally, the Walker’s Point Association has been working with the City of Milwaukee to bring life back to S. 2nd Street, by rebuilding the street for people.  The plan includes wider sidewalks, that will support green initiatives or local business with expanded sidewalk space for patio seating based on the individual property owners preference.  Additionally, the project has applied for and received funding for new lighting to insure an enjoyable safe night time experience.  The biggest changes are the reduction of automobile travel lanes, and the addition of bike lanes.  These features are designed to create a district that is open and inviting to multiple transportation methods, and encourage more traffic, albeit of people, not just cars.

There are certainly some people that still believe the purpose of a street is to move traffic and serve the automobile, but this mindset doesn’t serve the residents of Milwaukee.  It certainly doesn’t serve the business owners looking for foot traffic, the property owners looking to develop vacant properties, or the customers hoping to, walk the neighborhood, shop in the stores, or visit their local tavern.  Additionally, it doesn’t serve the residents that might choose to bike to destinations along S. 2nd Street or throughout Milwaukee.  As with any project there will be detractors, but in this case this project serves both the desires of the majority of stakeholders on the street, and the larger goals of the city.

Quite simply, complete streets and the S. 2nd Street project are about, more choice, more options, and more access, for people.

Wangard Properties (Proposed)

The most recently announced of any of the projects.  Tom Daykin reported yesterday that Wangard Properties intends to build an apartment building next to the Highbridge Condominiums (developed by New Land Enterprises) on N. Water St/E. Kane St.  The proposed building would likely include no more than 88 units.

Latitude Apartments (Under Construction)

Originally a project of New Land Enterprises, the Latitude Apartments won full zoning approval from the Milwaukee Common Council in December 2008 and was sold to Dermond Property Investments for $2.1 million in January 2009.  The project is located at the intersection of Kenilworth Ave and Farwell Ave just across from the Kenilworth Square Apartments.  Construction is in full swing now.  When finished the $13 million project will feature 90 units, and 7,500 square feet of street-level retail.  The units are broken down into 71 one-bedroom units and 19 studios.  Units range in size from 650 to 1,000 square feet.  The project includes 90 underground parking spaces, with 13 reserved for retail tenants.  Direct access to the Oak Leaf Trail is a unique aspect of the project.

Jackson Square Apartments (Under Construction)

Under construction in the Third Ward is Robert Joseph’s 81-unit Jackson Square Apartments.  When finished the project will feature 100+ underground parking stalls, and 9,000 square feet of retail space.  Rents will range from $800 to $1,600 with units split between one and two bedrooms.

Corcoran Lofts (Under Construction)

The Corcoran Lofts are under construction on Corcoran Avenue in the Third Ward and are on pace to open in the spring of 2010.  A Mandel Group development, the six-story development will include 76 units and 3,400 square feet of retail space.  The building will connect to Mandel’s 138-unit Gaslight Lofts, which will allow Corcoran residents to take advantage of Gaslight Lofts amenities such as the fitness center.  It will also allow the operating staff at the Gaslight Lofts to serve the new building. Rents will range from about $900 to $1,500.  The first two floors of the building are largely all parking, with the apartments being confined to the upper four floors. Urban Milwaukee has extensively photographed the development of this project, visible in our Friday Photos feature.

• Official Website

The North End ONE (Open)

ONE, the first building in the “neighborhood by design” development has been a resounding success in terms of apartment occupancy so far.  Having opened in the late spring of this year, the 83-unit Mandel Group development is within a couple units of being completely leased.  On a positive note for Milwaukee, Richard Lincoln of the Mandel Group estimates that 75% of the residents have moved to the building from outside of the city.  Mandel has a letter of intent for 3,000 of the 12,000 square feet of first floor retail space.  The next building built in the North End is likely to feature apartments as opposed to condos as well.  Mandel hopes to break ground on that building in 2010. Urban Milwaukee took a tour of the building while construction was finishing.

• Official Website

Bridgeview (Open)

A former warehouse turned apartment building by Lighthouse Development, the 55-unit Bridgeview is part of the South Water Works development just south of the Third Ward in Walker’s Point.  One and two-bedroom units with prices ranging from $900 to $1,800.  The five-story building that was once home to Pittsburgh Plate Glass (PPG) is 85% leased and over 75% occupied. Urban Milwaukee took a tour of the building when it was under construction.

• Official Website

Blue Ribbon Lofts (Open)

The former Pabst Brewing Keg House is now home to 95 units by way of Gorman and Company Inc.  A big piece of the conversion of the Pabst Brewing Complex into The Brewery.  Targeted towards the creative class, the building features a music studio, artists’ workspaces and galleries, a fully equipped business center and conference rooms, a theater/presentation space and a fitness center.  Of the 95 units, 69 are available under affordable rent tax credits thanks to tax credits from WHEDA to support the project’s development.  The total project cost was $16.2 million.

• Official Website

The 17-acre property known as the Reed Street Yards is located between South 6th Street and South 3rd Street just across from the Harley-Davidson Museum in Walker’s Point.  This property has been targeted by the City of Milwaukee as the potential epicenter of Milwaukee’s water industry.  The property itself, despite being centrally located, has sat vacant for years, and currently has no infrastructure, such as roads and sewers that are necessary to support future development.  At Tuesday’s Zoning, Neighborhoods & Development meeting the Department of City Development presented a project plan to construct the infrastructure and put in place the pieces need to develop this land.  Rocky Marcoux, Commissioner Department of City Development, laid out the issue quite clearly saying “I’ll never have the opportunity to make the sale, if I don’t have something to sell.”

The file approved at the committee meeting only included the project plan, which will allow the city to lock in the tax base at 2009 levels to create a TIF amount of about $6.42 million.  No expenditure of TIF funds were actually approved at this time, as that will come after further review by the Comptroller.  If approved, about $4.2 million of the TIF funds would be used for public improvements including new roads, water, sewer, 2,700 feet of Riverwalk, an extension of the Hank Aaron State Trail, and 300 feet of dock wall that needs to be repaired.  Additionally, $900,000 would be set aside for a building grant to help the first building in construction of the foundation, and to conduct environmental remediation.  There is also $1 million being set aside for a water research and technology fund to help build out lab space, or simply to recruit firms to the site.  These improvements and incentives give the City of Milwaukee “something to sell,” finally making the site available for development.

The re-development of the Reed Street Yards is the next piece of the puzzle to the revitalization of Walker’s Point, but more importantly it is the first physical effort by the City of Milwaukee to embrace the world water capital vision as laid out by the M7.  At the meeting Alderman Bauman referred to the proposal as “speculative,” and surely there is a level of risk as there is with any project, but it is time for Milwaukee to get serious about becoming the world water capital, and this is a first step.

The design includes many of the features of a complete street, including one travel lane in each direction, bike lanes in each direction, parallel parking on both sides of the street, and wider sidewalks to allow for pedestrian activity.  The sidewalks allow for more green space with sodded sections and trees, or if the abutting property owner prefers it will be setup as a full sidewalk area to support retail functions.  Additionally, a variety of street trees will be planted along S. 2nd Street as part of the streetscaping.  Finally, American Recovery and Reinvestment Act Phase Three funds of more than $500,000 were approved at the Joint Finance committee to be utilized for pedestrian lighting.  Other features such as bioswales will likely not be part of the project due to cost, and the street’s contamination which would reduce the environmental benefits.  Planters and other street furniture will also not be included in the state contract though as Allison Rozek , of the Department of City Development, suggested a Business Improvement District (”BID”) could be formed by property owners to handle these elements, and further “dress up the corridor.”  The reconstruction, if all goes well, would break ground after next summer’s Summerfest with the goal of having the majority of the work completed by November with sodding and some finishing work to occurring the following spring.

Unlike many public meetings, the fear of change was minimal.  In fact most of the questions reflected individual business owners trying to figure out if they wanted wider sidewalks or the sod, or even if they could acquire additional street trees.  One owner even pushed to include the area from Rockwell to National Avenue in the reconstruction project.  Unfortunately, as this section isn’t due for re-pavement the improved sidewalks will wait until a re-paving project is appropriate, though this section of the street will have some improvements including the painted bike lanes, and the reduction of travel lanes.  There were some concerns regarding parking during the reconstruction, and one business owner was concerned over the loss of travel lanes, but overall the members in attendance were in strong support of the project, in fact applauding the efforts at the end of the meeting.

This meeting was just the first of many meetings to come regarding the redesign, but this project is both a signal that the City of Milwaukee views Walker’s Point as a critical neighborhood, and a sign that neighborhood business owners and residents believe Walker’s Point is ready to grow.

Looking at Minneapolis, Melissa Kovach, observes that even with a light-rail line, nearby downtown sporting events, and anchor tenants, the urban mall, Block E, still has a vacancy rate equivelant to Grand Avenue’s (30%).

The way to a healthy urban retail environment proposed by the Public Policy Forum is to focus on unique, indepdent retailers at the street-level.  Words of wisdom that sound similar to what we concluded when we explored the idea of rebuilding the Shops of Grand Avenue.

It’s great to see more and more people coming around to the idea that an urban shopping center that is simply a clone of the suburbs will fail.

What survives?  Look at the Delmar Loop in St. Louis.  An urban neighborhood served by a light-rail line, with good urban, street-level design.  Every time I visit the area, it seems to grow bigger and healthier.

What do we have to look at locally? The Third Ward.  No fixed transit connections, but it is served by two bus lines.  Most importantly though is the extensive network of street-level retail establishments with offices and condos above.  Good urban design grows upon itself, unlike a stationary mall.  This is no more evident than in the growth of the Fifth Ward where retail, offices, and condos are spilling over from the Third Ward.  The Fifth Ward, officially known as Walker’s Pointer is located just south of the Third Ward, and has seen projects like South Water Works spring up over the past year, and now Riviana appears to be moving forward again even in a down economy.

There is also the East Side concept of dorm-oriented development that appears to be taking hold.

By bringing in Deanna Inniss as a recruiter and taking the inside of Grand Avenue off of her plate, she is poised to build off the success of the Third Ward and spread that unique urban shopping experience to the rest of downtown. Godspeed to Deanna, and kudos to BID #21 for bringing her in and not saddling her baggage of bad ideas past.

Both the General Planned Development, and the Detailed Planned Development for the Rivianna project were approved at the Common Council meeting.  The $80 million Rivianna project consists of three 15-story towers that will include apartments, a hotel, and first floor retail. The developer, Rivianna Development Group, intends to break ground soon after obtaining financing, and has pledged to meet the requirements of the M.O.R.E. ordinance despite not requesting any city financing as of this time.  The associated file for the project were approved with only Alderman Bauman being recorded as a no vote.

At the recent meeting of the Zoning, Neighborhoods & Development Committee the committee overruled a interim decision by the Historic Preservation Commission which designated the entire Hide House Complex as historic .  The ZND Committee found that only the buildings built in 1898 were historic, and removed the more recent buildings from protection.  Alderman Zielinski, who has been working with neighbors to stop the Hide House proposal, made a motion to amend the ZND Committee’s decision and restore the historic preservation to the entire Hide House complex.  Despite the matter at hand specifically regarding only the historic designation of a property, not the proposed development, AldermanZielinski continued his line of discussion regarding the lack of a public meeting saying “I think that just about every alderman here would want a public meeting.”  It is important to note that the proposed low-income apartment building is legally allowed under its current zoning.

Oddly, Alderman Zielinski pointed to Empowerment Village as a positive example of his intervention in development projects saying “we defeated that proposal for development along the river.”  He indicated that he helped the developer of the Empowerment Village find another site, and that the developer was content with the new site.  Although Empowerment Village was eventually able to be built, albeit as a smaller project than originally planned, in that case the property owner was the City of Milwaukee, whereas General Capital Group currently owns the Hide House property and has invested significant funds into the sites redevelopment.

Weighing in on whether or not the process use to split the historic designation was proper Alderman Bauman compared the Hide House complex to a single home saying, “it’s one address, one building,” and made the analogy that the home had various additions added to it after its initial construction.  He argued that “we’re saying part of the house is historic, part of the house isn’t historic.”  Because of this he argued that the motion made at the Historic Preservation Commission was the appropriate motion and added that “I didn’t think it was legally appropriate to split a parcel.”  This argument seemed to be a response to Assistant City Attorney Gregg Hagopian’s statements at the ZND Committee meeting that indicated the designation of an entire complex wasn’t within the bounds of interim designation law, and that the law only allowed a single structure to be designated.

Alderman Witkowiak explained that “we had this debate for three hours at committee,” and asked the council to vote against Alderman Zielinski’s simple amendment.  The motion to approve Alderman Zielinski’s amendment failed on a 4 to 10 vote.  This vote upheld the decision of the Zoning, Neighborhoods & Development Committee which will allow General Capital Group to begin the demolition of the existing structure and start work on the 60-unit apartment building.

The Rivianna, at 236 S. Water St., will be made up of three 15-story towers, have up to 186 residential units and 236 hotel rooms.  As had been pointed out at the City Plan Commission meeting theRivianna project no longer includes helipads, or the waterfall feature.  The designed has been further defined since it was last before the committee.  The balconies are now inset into the building, the loading docks are hidden in the bulk of the building, and the Riverwalk will feature an elevator to insure ADA compliance.  It was also indicated that the proposal will still contain some affordable units.  The construction itself will create about 1,000 jobs of which 100% will be union labor, and the project will adhere to standards of M.O.R.E. ordinance.

Alderman Bauman, and residents from the Marine Terminal Lofts, which is located across the river, spoke in opposition to the project, generally due to the building’s height being taller than buildings in the Third Ward.  AldermanBauman stated his opposition saying that “the built environment is very important,” and that in his opinion “this is an example of bad urban planning.

Alderman Witkowiak responded to the concerns of the residents of the Marine Terminal Lofts saying that “most of the people on the south side of the river don’t feel that way.”  He explained that his constituents don’t think it should be consistent on both side, and he added his constituents believe “let’s be a little more creative,” and “let’s be different than they are in the Third Ward.”  Both approvals being requested at this committee meeting regarding theRivianna project were approved and will now go before the full Common Council.

Gorman & Company, and the Northwest Side Community Development Corporation were before the committee seeking an amendment to the Detailed Planned Development known as Villard Square.  The proposed mixed-use building will have space for the new the Villard Avenue Library as well as 47 apartments.  Although the library has yet to sign a lease for the space all intentions are to open the library in the Spring of 2011.

Alderman Witkowiak spoke in strong support of the project saying that “this maybe a model of libraries in the future,” and added “I’m looking forward to seeing this project.”  Paula Kiley, the Director of the Milwaukee Public Library, explained that this mixed-use concept is being explored, and that “other libraries have been identified for similar treatment.”  This file was approved and will now go before the full Common Council.

A Riverwalk Development Agreement with Schlitz RiverCenter LLC was before the committee to layout the terms regarding the redevelopment of the Riverwalk at 1505 North Rivercenter Drive.  The second amendment to the District 22, Beerline B, TIF was also before the committee.  This amendment would expand the boundary to include five additional parcels.  It also would fund 70% of the cost to bring the portion of Riverwalk, at 1505 North Rivercenter Drive, into compliance with the Riverwalk guidelines, and complete additional repairs.  As this section was built in 1998, prior to the guidelines, this agreement will also grant the City of Milwaukee a permanent public access easement.

This amendment also cleared the way for funding if a new section of Riverwalk is constructed at intersection of Brady St. and Water St.  The development would be eligible to receive a grant from the expanded TIF.  It was noted that with this expansion the TIF would still fully recover its costs by 2015, which would be five years prior to the statutory limit.  Both of these were approved and will now go before the full Common Council.