Championing Urban Life In The Cream City




Archive for December 2007

Beerline Development Continues…

Dec 31st, 2007 | By Dave Reid | Category: The Edge

riseout.JPGAlthough development within the Beerline corridor has slowed there is still ongoing construction. The Edge which is just now starting to rise out of the ground intends the first phase to be completed by November 2008. The Bluff Homes construction is nearing completion and more than half of the units have been sold. The completion of these developments during this market downturn show promise for the Beeline.

Further in spite on the slowdown the future is still looking up for the Beerline as two condominium developments and additional Riverwalk expansion are still in the works. Specifically the potential developments include the Pleasant Street Market and Riverboat Landing. The most recent public report regarding Pleasant Street Market dated June 30, 2007 indicated it was undergoing final design review and obtaining permits but as of today no development of the site has occurred. The Riverboat Landing will have 67 residential units and two retail units once built. Currently only 14 residential units are under contract and with the broader residential market in a backslide it is likely that at least another 20 units will need to be sold prior to breaking ground. Additionally the design of the Brewers Point Apartments Riverwalk was approved during the September 10, 2007 City Plan Commission meeting and construction should begin soon. The development of the Beerline has been one of Milwaukee’s success stories in recent years and if the potential developments move forward it will be on track for continued growth in the future.

Articles + Reference

Pleasant Street Market
Nehrings are in the market for a new venture
Owners of Upscale Food Stores Plan New Grocery Along River Near Brewers Hill

The Edge
Construction gets under way on riverfront condo project



RSC & Associates development moves ahead without TIF

Dec 28th, 2007 | By Dave Reid | Category: Park East Square

Over the last year a debate raged over the question of “to TIF or not to TIF?” RSC & Associates not only requested city financing but demanded publicly that their Park East Square project required $9.5 million of TIF assistance to be economically feasible. $6.8 million of this city subsidy would of been to build a parking structure believed to be required to support a retail tenant mix including McDonald’s, Subway, PotBelly’s, Noodles & Company and Qdoba. The City’s position was that TIF assistance was not required as this project wasn’t likely to act as a catalyst spurring other development within the city and that the City had already spent millions preparing the Park East land. Additionally a market study conducted by SB Friedman reinforced DCD’s position that within the Park East corridor subsidizing of business would likely lead to a shuffling of business around downtown and not new growth.

Clearly RSC & Associates lost the debate with the City regarding TIF assistance and has finally moved forward with a new plan. The new plan and purchase agreement with the County for the 2.1-acre site requires the project to break ground in the next 90 days and will include two hotels, a retail component, 100 apartments and five town homes. It is unfortunate RSC & Associates didn’t stick with their original plan as it didn’t require TIF assistance and would be close to completion by now but it is positive to see the Park East moving forward with another development.

Articles

Sale of Park East site fulfills county Christmas wishes
Milwaukee County closes on sale of Park East lands
Milwaukee County closes on sale of Park East parcel
Park East project gets tentative start time
Momentum suddenly builds in the Park East
RSC & Associates to fund own economic analysis
City balks at cash for Park East project
The Park East Runaround
GJLN: City Committee Votes to Compel Project Feasibility Study
Developing the Park East Land
Chicago group to win bid for Park East parcel



2 Mile Challenge

Dec 26th, 2007 | By Jeramey Jannene | Category: Natural Capital, Neighborhoods, Transit


SANY0005
Originally uploaded by ClifBar&Co

The 2 Mile Challenge is an excellent idea that I happened to stumble across on the internets. As the site states “40% of United States urban travel is 2 miles or less. Ride your bike to fight global warming.”

Their site draws a two-mile circle around your house using Google Maps and challenges you to make all the trips inside that circle by car bicycle (or by foot).

Global warming aside, if you and your neighbors take this concept to heart the quality of life and land values in your neighborhood are going to soar. It’s going to be a lot quieter without all the cars moving, you’re going to be a lot thinner burning all those calories moving yourself, and things will be a lot safer because you’ll have pedestrians doubling as crime watchdogs and deterrents. Not to mention the enhanced sense of awareness you’ll have by eliminating the glass shield between you and your surroundings.

I already engage in this practice, do you? With the soaring cost of gas, what do you have to lose?

Update: Brian Head was the first reader to point out that I advocated using cars for short trips on accident, instead of long ones.  I need to quit writing at 4 a.m.



Merry Christmas Milwaukeeans

Dec 25th, 2007 | By Jeramey Jannene | Category: Park East Square

Milwaukee County (and the City of Milwaukee) got what it wanted for Christmas with the official sale of the first plot of land in the Park East neighborhood. Did you?



Word on the Street (12.24.2007)

Dec 25th, 2007 | By Jeramey Jannene | Category: 1530 North Jackson, Boiler House LLC, Pabst Farms, Park East, The Brewery, The Brewery Project LLC

Random tidbits found on the internets…



Park East Square Moving Forward

Dec 22nd, 2007 | By Jeramey Jannene | Category: Convent Hill, Park East, Park East Square, The North End

Park East Square sign
Originally uploaded by repowers

The first phase of the development of Park East Square appears ready to begin. On Friday, Milwaukee County announced that they had completed the sale (read: RSC & Associates LLC exercised their option to purchase) of a 2.1 acre parcel of land at the western edge of the Pick ‘N’ Save parking lot and just north of Convent Hill for $2,725,000. To be exact, that’s the plot of land bordered by Lyon St, Jefferson St, Ogden St, and Milwaukee St.

Nothing I can find indicates when construction will start, but since they purchased the land I would imagine it’s imminent.

The development will include a 122-room Hyatt Place, 102-room Hyatt Summerfield Suites, along with 105 apartments and retail space.

Back in March there was talk of the first phase of the development (this parcel) including 126 high-end apartments, a 148-room boutique hotel and 80,000 square feet of office, retail, restaurant and entertainment space if RSC & Associates LLC could get $9.2 million in a TIF from the city. Typical of developments of this scale in the Park East neighborhood, the TIF request was not granted. President Richard Curto said he would drop the hotel if that was the case, but clearly he thought better of that idea. He instead dropped a significant amount of retail space and went with more hotel rooms, which dropped costs significantly by eliminating the need for a massive parking structure.

The final value of the development will be around $65 million, and as reported in September will include 6,900 square feet of retail space.

Construction was originally supposed to begin in November, but financing hasn’t been easy to come by for anyone lately, and explains the delay. The plan in September called for construction on the hotels to begin first and take 14 months, followed by construction of the apartments (which includes 5 town houses), which will take another 15 months. I would imagine this is the same today, but with a pushed back start-date.

According to the September Journal Sentinel article about the current development.

The development will pay $21.5 million in property taxes over 10 years, RSC estimates, and would create 230 construction jobs and 64 to 74 hotel and retail jobs.

The original plan, which the city favored

…called for no public cash. That smaller project would pay $10.7 million in property taxes, and create 250 construction jobs and 50 to 75 retail jobs.

The plan RSC wanted that included city financing

…would generate $21.6 million in property taxes over 10 years, create 310 construction jobs and provide 150 to 200 retail and hotel jobs. The property taxes would pay back the city’s loan.

RSC & Associates and the city both deserve applause for creating a development that will not only avoid the creation of an expensive TIF district, but will generate nearly the same amount of property tax revenue for the city. On top of that, the smaller retail space is more consistent with the rest of the area and encourages the continued development of pedestrian-friendly retail shops in every building.

Urban Milwaukee looks forward to tracking the construction of the Park East Square and the North End as they together reshape the east side of the Park East neighborhood.



Gould Takes Journal Buyout, Rips Grohmann Museum One More Time

Dec 22nd, 2007 | By Jeramey Jannene | Category: Grohmann Museum, Kern Center, Milwaukee City Hall, Park East, Robert Kern

Whitney Gould took an early retirement buyout from Journal Communications a little over a month ago.  Her send off column was titled "Retiring, not tiring of quality design." Ever since moving to Milwaukee three years ago I’ve enjoyed her reporting on issues involving building design.

My views began to disagree with hers when she started to question the restoration of the former check processing center on the corner of Broadway and State St into the Grohmann Museum, a museum dedicated to the showcasing of men (and women) at work throughout time, at the Milwaukee School of Engineering (MSOE).

I began to wonder if she cared that the new Grohmann Museum would finally build a book-end for the MSOE campus with the Kern Center, rehab an underused and unattractive building downtown, and build a transition piece from Milwaukee City Hall north to the Kern Center and Park East neighborhood.  Add to that the fact that the financing was entirely provided by Eckhart Grohmann.  In fact Robert & Patricia Kern and Eckhart Grohmann deserve nothing but admiration and applause for their commitment to producing well-rounded engineers in downtown Milwaukee.

To be fair, Whitney Gould does address some of the these facts and does give a fair amount of praise to Grohmann for his contribution.  I do disagree with her on a few things though.

Her appraisal of the building as a cheap impersonation of the style of a bygone era is lacking in insight.  One needs to only walk from City Hall, past the Grohmann Museum, and to the Kern Center to see the bridge the museum forms between the past and present architectural styles.  Unlike many other bland glass buildings in many other cities, Grohmann and the architects at Uihlein Wilson created something distinctly Milwaukee and distinctly MSOE.   The building meshes perfectly with the Kern Center both inside and out thanks to Uihlein Wilson designing both buildings, and forms a southern book end of the MSOE campus on Broadway to match the Kern Center’s north anchor position.  MSOE should be praised for finally developing a physical identity, especially while both Marquette and UWM expand theirs in a much more public fashion.

She, along with other members of the art community, also seem to take offense that no one that works at the museum has true art credentials.  Speaking as someone who has been in the museum many times, the artwork is displayed just as it in any museum and curator John Kopmeier is just as qualified to discuss the content of the collection as anyone with an art degree.

My final point of disagreement with Gould is over her obsession with the Nazi art work in the collection.  She seems to hold this belief that the Nazi-attachment to the artwork is hidden from viewers, it’s not.  It is not outwardly stated that "hey, this painting could contain Nazi slaves", but if you ask someone they will tell you.  They will also tell you that the paintings featuring Egyptians might contain slaves building pyramids.  That the paintings featuring peasant farmers toiled in fields for a king.

The focus of the collection isn’t on whether workers have been treated humanely throughout time, because clearly they haven’t.  The focus of the collection is to honor the work that they have done, because hard work is honorable.

The labeling of the art work as Nazi art or that it might contain slaves would draw attention to the collection for the wrong reasons.

The Man at Work collection on display at the Grohmann Museum seeks not to glorify slavery or oppression, but to take the viewer on a journey through time to demonstrate the amazing feats of hard working men and women throughout time.

I do think somewhere there should be a pamphlet or plaque to explain this to visitors and I’ve heard from reliable sources that it is coming eventually.  That same source has also confirmed to me that they’re not rushing to get it out there because the Journal Sentinel thinks they should, nor do they have any intention of putting plaques next to the paintings that may contain Nazi artwork.

While I understand Gould’s conclusions at a high level, I wish her article would have done more to recognize the fact that Grohmann transformed a building that would have sat empty for years into a viable asset for the city of Milwaukee.

I’ll miss her column in the Journal Sentinel and hope her sendoff column isn’t the last we of her in Milwaukee.

As a special note: I am a student at the Milwaukee School of Engineering, which is why I waited a month to respond to Gould’s column.  Any immediate response would have been emotional and grounded in what I think is reasoned out logic at this point.  Feel free to disagree in the comments.



Word on the Street (12.21.2007)

Dec 21st, 2007 | By Jeramey Jannene | Category: Copenhagen, Interstate 94, KRM Line, MCTS, Madison, Marquette, Milwaukee Public Library System, New York City, Seattle, St. Louis, Suburbia, UWM

Information from the infosphere…



Photos of The Residences on Water Construction

Dec 19th, 2007 | By Jeramey Jannene | Category: The Residences on Water

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.



1530 North Jackson a Dingbat?

Dec 17th, 2007 | By Dave Reid | Category: 1530 North Jackson

On the surface the 1530 North Jackson project seemed to be an appealing development because it was designed by the award winning Studio Dwell Architects out of Chicago and the project slightly improves the density in the neighborhood. Clearly attempting to fit a four story, six unit condominium project onto a small lot is a challenging effort and the design also needed to address neighborhood complaints about its density, style and potential parking problems. It appears the parking issue is managed by the design and the increase in density is very slight so the impact to the neighborhood should be minimized. Unfortunately the design looks to be a new spin on the Dingbat style all be it with parking along the side. The failure of this design isn’t in the quality of materials, slope of the roof, lack of parking, or density, the failure is that it doesn’t properly address the street. For the most part this design turns its back on the street, with much of the building facing the street being solid walls. It’s possible the design images don’t do the project justice and maybe the windows shown will do enough to connect the building to the street but clearly Studio Dwell Architects can do better.You can follow this development through the a flickr set, 1530 North Jackson that will be updated with new pictures to keep track its progress.

Articles + Reference
Blair Williams branches out
070593