Real Estate
The Residences Above? Nope
Rumors had circulated for weeks regarding the demise of The Residences Above portion of Ruvin Developments’ Aloft hotel project. Indications such as the website for The Residences Above being down for weeks and their sales sign coming down in record time combined with the market’s downturn made it appear likely that a change in the project was coming. As of last week the final decision hadn’t been made regarding the status of the condominiums. At the time Rob Ruvin had indicated that they would “most likely eliminate the condos” and that they would “possibly increase the size” of the hotel but they were still working it out. It appears now that decisions have been made and The Residences Above have been eliminated from the project.
May 14th, 2008 by Dave Reid
East Side Apartment Building to be Built Within Existing Zoning
Wangard Properties LLC is in the process of demolishing a vacant nursing home at 1824 E. Park Pl. and plans to build a 61-unit four-story apartment building in its place. Although this development seems fairly minor in comparison to many larger projects it is a great example of building by right. This is a case where the developer recognized that the East Side has seen its share of battles between developers and homeowners. For example in recent years homeowner’s have fought against the re-development of Downer Avenue, the Park Lafayette project, UWM RiverView Hall and the Hillel Student Center arguing “it’s too dense, too tall, it will impact parking, and it doesn’t fit the neighborhood”. The net result of these arguments have been, reduced tax base, less residents to support local business and slowed development. How this project fits into this discussion is that by legal right Wangard Properties LLC can build to their intended height and density according to their existing zoning and stay outside of the public planning process. Although this may concern some, it is important to note that this is the intention of zoning regulation and it is good to see smart developers continuing to develop projects despite the growing difficulties presented by this ever present NIMBY attitude on the East Side.
May 12th, 2008 by Dave Reid
Breaking Down the 2008-2012 Zoning, Neighborhoods & Development Committee
The 2008-2012 Common Council committee appointments were announced this week and it appears Common Council President Willie Hines, Jr. put together a qualified group to sit on the Zoning, Neighborhoods & Development Committee. Alderman James Witkowiak, Chair Alderman Willie Wade, V-C Alderman Michael Murphy Alderman Robert Bauman Alderman T. Anthony Zielinski The biggest change comes at the top of the committee where Alderman Witkowiak will be replacing out going Alderman D’Amato as the committee chairman. Alderman Witkowiak is a good choice for this role because the 5th Ward is starting to take off and the new Chairman will play a large role in shaping future development in the district. Additionally he has extensive experience working on neighborhood issues, from his time as Chairman of the License Committee, that should translate well to ZND. This ability to work with neighborhoods will be critical to the success of the committee due to the consistent need to work on neighborhood complaints surrounding development projects. Returning members Alderman Wade, Alderman Murphy, and Alderman Bauman have not necessarily always agreed on issues but generally work well together and come at an issue with solid arguments. Alderman Wade has shown he understand the value of density and of growing the city through development. Alderman Murphy’s knowledge of passed Common Council actions and his work on water related issues makes him a vital member of this committee. As the City of Milwaukee moves forward on mass transit efforts such as the KRM project, BRT, or the downtown streetcar effort Alderman Bauman’s history with mass transit issues should also be invaluable. Although Alderman Zielinski is new to ZND he brings a background in environmental efforts that could lead the committee to explore more green based zoning initiatives. As a group it will be interesting to watch their handling of projects as they have the characteristics to continue the steady march of redevelopment the City of Milwaukee has seen in recent years.
Apr 27th, 2008 by Dave Reid
Ald. Bohl Pushes Commission To Deny Density
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 Jim 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 Bohl would push for less housing to be built on the site. The commission held this resolution to allow the developer to work with Bohl and the neighborhood on a reworked plan.
Apr 22nd, 2008 by Dave Reid
BOZA Approves 2040 Lofts Variance
Scion Group‘s $16 million expansion of 2040 Lofts went before the Board of Zoning Appeals (BOZA) to obtain a dimensional variance allowing for less parking spots than required by current zoning. Having received conditional approval and support of the local Alderman previously this project has begun construction on the foundation work and is scheduled to be completed in 2009. Despite one neighboring property owner’s concerns regarding parking the board recognized that this is a student housing development and that the demand for parking would be lower than a typical development of this size. In a further attempt to alleviate parking concerns and allow students from Marquette University, MSOE, MIAD and UWM to live within the development, the Scion Group has plans for shuttle buses to run from 2040 Lofts to various destinations throughout the city. Finally it was pointed out during the meeting that if this project was zoned as an apartment building, instead of a rooming house, it would already meet the zoning requirements. The board followed the local Alderman’s recommendation and approved this variance.
Apr 21st, 2008 by Dave Reid
5th Ward’s Growth Continues
Work has begun on at the former Transpak buildings located at 235 E. Pittsburgh Ave. The first is a smaller more recent building which had significant structural problems and is in the process of being demolished. The second is a larger warehouse building that is in the process of being gutted for a mixed-use redevelopment. To accommodate a first floor retail component the City of Milwaukee recently vacated the turning lane adjacent to this property. The new 102-room Iron Horse Hotel located at 500 W. Florida St. has been under construction for several months and should open during the summer of 2008. It will be run by Miami boutique hotel operator Desire Hotels. Desire Hotels operates numerous high-end hotels throughout the country including the The Strand and The Sagamore. The Iron Horse Hotel will bring this same level of style to Milwaukee by featuring exposed brick and timber, down pillows, high-end linens, walk-in showers, flat screen TVs, Wi-Fi and covered parking for motorcycles. Additionally, the redevelopment of 234 W. Florida is making good progress. New windows have been installed throughout half of the structure and the gutting and reconstruction of the second half is well underway. The 5th Ward has shown to be one of the emerging neighborhoods in Milwaukee and these project are just a small portion of the redevelopment efforts that have been ongoing.
Apr 15th, 2008 by Dave Reid
RTKL to Facilitate 2008 Downtown Planning Process
On Tuesday April 8th the Department of City Development held its first Plan Advisory Group (PAG) meeting for the 2008 Downtown Plan. The PAG will work with the Department of City Development (DCD) and the urban design firm RTKL throughout the planning process. Specifically over the next seven months PAG members who are primarily made up of business owners, residents, and other stakeholders will meet three or four more times to voice their opinions and shape the future of downtown Milwaukee. RTKL is a worldwide planning firm that focuses on creating great vibrant places where people live, work and play. RTKL has an extensive background in urban planning and has been involved in numerous planning projects. Recently they’ve been involved in plans for Mockingbird Station, Dallas Main Street District, and the Oklahoma City Downtown Action Plan all of which attempt to create lively urban environments. Additionally Terry Wendt, of RTKL, has experience on the Power and Light District project where he managed site development. This extensive experience with large urban planning projects gives hope for a successful planning effort here in Milwaukee that may one day lead to Milwaukee’s own version of the Power and Light District.
Apr 13th, 2008 by Dave Reid
Alderman D’Amato’s Parting Gift to Milwaukee
City of Milwaukee essentially came to end on Wednesday April 9th, 2008. Despite what some residents of the 3rd district may believe this is a significant loss for the City of Milwaukee. Over the years Alderman Michael D’Amato has had conflicts with UWM students and certain residents groups over specific issues but more importantly he pushed for Smart Growth initiatives, encouraged development, was key in the development of new student housing options for UWM, worked to bring Manpower to downtown Milwaukee, and most importantly improved the city as a whole. At his last ever Common Council meeting Alderman D’Amato, along with Alderman Tony Zielinski and Alderman Bob Bauman, entered one more resolution that showed his strong support for the City of Milwaukee. This resolution, his last gift to the City of Milwaukee, encouraged UWM to expand within the City of Milwaukee. It is still unknown what is next for Alderman D’Amato but clearly his leadership on the Council and desire to grow Milwaukee will be missed.
Apr 10th, 2008 by Dave Reid
Community & Economic Development Holds North End Training Plan
Resolution 071618 would authorize the terms of a job training program utilizing part of the $500,000 that the North End development received as part of its TIF funding. Dick Lincoln, from the Mandel Group, presented an overview of the North End development highlighting their environmental remediation efforts, the creation of new public places and then covered the job training component of the project. Dick Lincoln said that “the focus of that job training program was going to be on developing the capacity of existing business rather than job skill training and workforce development. Essentially they will work with Emerging Business Enterprise (EBE) firms to grow their business with the goal of being able to participate in the development of the North End development in the future. The committee felt this plan needed further review and additionally breakdown of the costs so it was held at the call of the chair.
Apr 9th, 2008 by Dave Reid
Zoning Committee Approves Bookends Proposal
Resolution 071392 would authorize $1.25 million of additional funding from Tax Incremental District #48 for development of a riverwalk and associated public improvements located at 202 West Juneau Ave. $858,042 of the funding will go towards construction of a riverwalk, dock wall, public boat slip and public plaza with pedestrian access. This work is part of the $42 million Aloft development and should pay off the TIF in seven years. The remaining portion of $278,160 will be used to purchase the right of way to construct the extension of Ogden St. and Market St. This resolution was approved by the committee and will now go before the full Common Council. Resolution 071500 would change the zoning for the properties located at 700 East Kibourn Ave. and 711 East Kibourn Ave. to General Planned Development and would specify the maximum height and density of the project. New Land Enterprises intends to build two mixed-use buildings with up to 20-stories, 230 residential units each and approximately 4000 square feet of retail space. The combined value of this project would not only add an estimated $120 million to the city tax base but would not utilize any city financing. A few neighboring business owners spoke in opposition to this project focusing their complaints mainly around height, density and potential parking issues. Specifically Margaret Gintoft, of Therapies East Associates, spoke at length repeatedly asking some form of the question “do you really want to have a high-rise on every corner, dwarfing these little buildings in between”? The land’s current zoning has no height limitation and as Vanessa Koster, from the Department of City Development, indicated “if he developed it under the current zoning parameters he could come in off the street and pull his permits and we would have no control over the design of the building, the materials, the location of the parking, and driveway access, so this gives us control over the design”. Although this change in zoning allows for more density than the current zoning, it also allows the City of Milwaukee input into the development process and now limits the building’s height. During the discussion Alderman Mike D’Amato responded to Margaret Gintoft’s question when he said “you spoke earlier about does the city want high-rises and do we want a high-density city. And I think the answer in some areas. In some areas the answer is yes”. This resolution was approved by the committee and will now go before the full Common Council.
Apr 6th, 2008 by Dave Reid
City Plan Commission Approves Zoning for 20-story Building
Resolution 071500 would change the zoning for the properties located at 700 East Kibourn Ave. and 711 East Kibourn Ave. to General Planned Development and would specify the maximum height and density of the project. As reported earlier New Land Enterprises intends to build two mixed-use buildings with up to 20-stories and 230 residential units each. Despite the project being in the neighborhood of Yankee Hill, Juneau Village Towers, The Regency, University Club and Kilbourn Tower a handful of neighbors expressed their belief that a 20-story building wasn’t consistent with the neighborhood Alderman Bauman spoke briefly on the project saying that he “enthusiastically supports this project” and went on to indicate the proposed buildings fit the neighborhood. This resolution was approved by the commission and will now go before Zoning, Neighborhoods & Development Committee for approval. Resolution 071176 proposed the vacation of the eastbound right-hand turn lane from East Pittsburgh Ave to South Water Street. The removal of the turn lane would support the mixed-use development of the adjacent property by improving access to the site for a potential retail tenant. This resolution was approved by the commission and will now go before Zoning, Neighborhoods & Development Committee for approval.
Apr 2nd, 2008 by Dave Reid
New Park East Request for Proposals
Milwaukee Skyline Originally uploaded by compujeramey Milwaukee County intends to issue a request for proposals (RFP) for a Park East corridor plot of land on the western end of the reclaimed land, near the former Pabst brewery. With developments finally getting off the ground on formerly RFP’ed plots on the eastern end of the corridor, and redevelopment moving full speed ahead at The Brewery it seems logical to move forward at this time and put another plot up for sale. The proposed plot is the one east of 6th Street, north of West Winnebago Street, and south of McKinley Avenue. On the flip side, Robert Ruvin had a harder time securing a loan for his development inbetween 3rd and 4th Streets after the market began to turn. Construction hasn’t even started there yet, and a demo unit is in the works to begin condo sales starting in April. Is it therefore logical to put the chance of another development on the market and potentially damage development going on on other parcels? Yes, well it would be great if the county could let every development get to 100% before triggering another I think it’s important to continue to grease the wheels for other developments to get off the ground. Plus, in all reality by the time the county put out the RFP, it’s going to be at least two years before construction even breaks ground. That will give other developments plenty of time to sell units.. The worst thing that could happen is the current credit crunch could toward around, and for the downtown area to be caught with a lack of available units and development going on. If people want to move downtown, and it appears they do, the county and city should continue to encourage developers to get projects off the ground that produce urban infill and add to the strength of downtown. They’ve done a good job of that so far, and I hope they don’t pull this sale in the event of a market downturn. I expect that further development in the corridor is only going to accelerate the pace of sales and leasing of space, and increase the amount of developers wanting to put up buildings. It’s hard to sell someone on living next to a bunch of gravel lots, but it’s going to be ease to sell them on living amongst a lot of new, pedestrian-friendly developments within walking distance of the city’s best assets.
Mar 24th, 2008 by Jeramey Jannene
