Prospect Avenue in
the
By Eileen Collins
(1) SUMMARY ANALYSIS
All in all, the
Just how all this will be handled in
practice is not clear. Once the plan is
approved by the city, I hope the city will create “an overlay district for
I am very pleased that the document
recognizes the important role of social
networks, cooperation, and participation in successful implementation of the
plan and stresses the need for the city to actively seek neighborhood input in
both the design and development stages of GPDs and DPDs.
On two issues that are of concern to members of
the neighborhood, the
The plan assumes that condo towers will come to
Finally, the Glossary of Urban Planning Terms, is
extremely helpful.
(2)
DETAILED ANALYSIS
Plan
Background
The NE plan covers the area “bounded by Interstate 43 to the west, the
communities of
Prospect Avenue in the Plan
Details
for
The
draft supports both historic preservation and high-density high-rise
residential development, along with other “compatible” uses.
It
calls for pedestrian-friendly amenities, green space, well-landscaped
streetscape, high-quality architectural design, green building standards,
pedestrian safety including safety of people with disabilities, resolution of
traffic issues, more streamlined and efficient transit, and consideration of
how continuing development impacts traffic and the area’s quality of life.
The draft seeks preservation of “the
existing historic districts while allowing new context-sensitive development to
occur.” It recommends consideration of
“an overlay district for
Generally, a Good Plan for
All in all, the plan does a remarkable
job of integrating multiple concerns and suggested solutions from the
community, including the
In addition, the plan still recommends
consideration of an overlay district
for
But the devil is always in the details.
A Couple of Concerns about the Plan for
1. The
draft plan does not mention preservation of affordable housing. Residents of currently affordable condos and
rental units worry that construction of luxury condos on
2. The
draft still recommends study of the effects that two-way traffic could have on
traffic circulation and the pedestrian environment. Many residents believe that two-way traffic
would have negative effects on both traffic and pedestrian safety. They wonder why further study is needed and
how a balanced analysis would be structured.
3. The call for context-sensitive high-quality
development (such as “taller more slender towers that allow more light and air,
rooftop gardens”) would probably be welcomed by most of us. But some suggested specifics could be
counterproductive:
a. Does the call for a
“principal façade” on both the Oak Leaf trail side and the
b. Would the idea of a
“a more massive base with a taller more slender tower to allow greater space,
i.e., view corridors, between the towers to the lake” actually provide better
view corridors for pedestrians on Prospect and hikers and bikers on the Oak
Leaf Trail? Would this result in
fortress-like walls on the front and back for virtually the full width of the
property? The best way to provide light
and view shed for pedestrians, bikers, and hikers is to make the building
slender from bottom to top (while allowing greater height if the builder
wishes).
4. Page 241
mentions development pressures for high rise condos. But page 68 reports “approximately seven
years of supply at current absorption rates,” according to a 2007 study. That was before the melt-down in the
financial and real estate markets nationwide.
It is likely to take considerably more than seven years to fully recover
from the real estate dive. Condo prices
have already fallen, and construction of new condos would be likely to cause further price drops.
Lakefront Area in the Plan
Pp 253-268 of the
“Bluff Stabilization” is considered in pp 255-256
of challenges and issues:
“There are no active
bluff slump areas within the study area. Monitoring of bluff conditions was most
recently documented in
Southeastern Wisconsin Regional Planning Commission (SEWRPC)
reports on the Milwaukee Lakefront and Lake Park Area Bluff Conditions (2004).
However there are visible areas of erosion along
Groundwater seepage patterns
Off-trail visitor traffic on the slope
Wind, water, and soil creep
Cutting of existing vegetation
Lack of natural landscape buffers
Increase of invasive species (that exacerbate
erosion due to loss of native ground plantings which stabilize soils)
Lack of land use policies to create an
environmental buffer adjacent to the bluff zones”
Opportunities “to help monitor, preserve and restore
bluff stabilization” include:
“Create
physical development guidelines or buffer management requirements.
Provide regulatory requirements for review by
County, DNR, or other environmental protection
agencies in response to proposed development plans adjacent to the bluff.”
Comment on Lakefront Area in the Plan
I think it is important to keep an eye on bluff
stability so we don’t get into one of those situations where everybody thinks
the bridge or the plane or the levee is safe until it breaks up. I just hope no developer turns the issue into
a self-serving justification for building a fortress-like structure on the edge
of the bluff. I am told there are
multiple options should the issue come to a head.
Any of you with an interest in the bluff or the
Oak Leaf Trail might want to encourage city officials to do the right
thing. You might also consider
initiating contact with our
Plan Implementation is covered in pp 271-287.
“Smart Growth Principles” guide
implementation (p273):
1. Reinvest
in cities. Discourage urban sprawl.
2. Promote
sustainable healthy urban living.
3.
Reinforce multi-modal transit options.
4. Greater
density requires a higher level of public amenity.
5.
Reinforce social networks and support systems.
6. Target
public investment to enhance the public realm.
7.
Reinvent, reinvigorate, re-energize the
economic base.
8. Cities
are for people. Good cities put people first.
9.
Neighborhoods are the building blocks of cities.
10. Promote development that is mixed use, compact
and walkable.
11. Preserve historic buildings, sites and
districts.
12. Approach regional issues regionally.
Social networks, cooperation, and participation
play an important role in applying smart growth principles. Among other things, the plan says:
“Recognize that
neighborhoods are complex entities. No one thing can be considered in isolation
or problem can be fixed/ resolved/improved in isolation. All aspects intersect
and affect each other.” (p278)
“Comprehensive
community change initiatives must shift away from the “old model” of one
organization acting as a single driving force commanding all resources, to a
collaborative model of multiple partners working cooperatively on shared goals
using a broad range of resources.” (p278)
“Survey the community
and engage residents to bring about positive and sustainable neighborhood
change. The benefits from neighborhood planning need to be visible to those in the
community.” (p278)
For General Plan
Development (GPD) or Detailed Plan Development (DPD) “to work successfully, the city must actively seek
neighborhood input in both the design and development stages of GPDs and DPDs.” (p285)
Comment on Implementation
I believe the draft plan’s recommendations
regarding social networks, cooperation, participation,
and neighborhood input are excellent.
They are essential to for good neighborhoods. And they should help residents and owners
have a voice in the future of our neighborhood.
The Glossary of Urban Planning Terms, pp 293-305, is great. Check it out.