Mandel insists that the viewshed will remain protected if they are allowed to build a high-density dorm at the Hometown site (700 students, 50% larger than Riverview). They say that the setback and the height restriction will protect it.
Is the Viewshed protected? Not if you can almost see the trail from Paperboard
But has an independent surveyor, i.e. one not paid by Mandel, tested this? Actually no.
I decided to see if I could figure out if this is true.
I went to Wisconsin Paperboard, just north and east of the Hometown property, and climbed to about 45 ft. I shot a few photos.
As you can see in the picture above, the trail on the west bank of the river is almost visible from that height. But Paperboard is much further back than the dorms will be. In other words, there’s a really good chance that closer to the river–where the dorms will be–one will be able to see the trail. And that, of course, means that someone on the trail can see the dorms.
Aside from the view over the trees, you can see the spaces in the trees themselves, meaning it’s pretty certain that the dorms will be visible during the summer months.
There are spaces in the trees
And setbacks and height restrictions won’t prevent the dorms from intruding into the viewshed from October thru May, when leaves are off the trees.
And let’s not forget that viewshed is really a superficial and somewhat elitist measure of river protection. If you don’t take into account things like use and density, well, let’s just say there are current residents near RiverView dorms who cannot speak for themselves.
Dead Butler Garter Snake
29 Sep 2008 | 2:20 pm | UWM, Green Spaces, Development, Environmental Sustainability | No comments yet - Add your comments
On Sept 5th, after an anesthetizing presentation by Mandel (the first question didn’t come until 1 hour and 40 minutes into the presentation) on a proposal to build a 700-bed dorm on the Milwaukee River, the Milwaukee River Work Group’s PR person, Jeff Fleming, helped draft a letter to Alder Nik Kovac praising the development.
Despite the fact that there are 3 proposed locations under consideration for dorms, the letter is in glowing praise of this high-density development on the river. This draft was sent out by Ann Brummitt, the coordinator of the group to her email list which includes Mandel and other developers, DCD and UWM reps.
In that letter, the Milwaukee River Work Group (MRWG) claims that Mandel “embraces both the public interest and the goals of our organization.” What?! It dismisses the concerns of many neighbors and environmentalists as “separate concerns” including those about “the density of the development, traffic on neighboring streets, safety, plans for the property beyond the useful life of the dormitory, and the impact additional students might have on the surrounding residential neighborhoods.”
Continue reading ‘The Milwaukee River Work Group Does Not Speak for Me’
24 Sep 2008 | 8:35 pm | UWM, Development, Environmental Sustainability | No comments yet - Add your comments
The three finalists for UWM Dorms are: The Hometown site on the Milwaukee River (within the Milwaukee River Overlay District), the site on the 1700 block of Farwell (at Royall), and Prospect Mall. There will be meetings the first week of September (see calendar) for each site.
Alder Nik Kovac answered the questions that came up at the public meeting regarding the dorms. Here are UWM’s responses. Feel free to comment on them below.
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21 Aug 2008 | 7:16 pm | UWM, 3rd District | Read 1 comment - Add your comments
The UWM Foundation has finally released the names of proposed locations for UWM dorms (housing 500-700 freshmen and sophomores) and their developers.
Three locations are within the Milwaukee River Overlay District (MROD), and the location on Water St. is directly on the river, but outside the MROD. Four locations are in Riverwest.
The locations include:
- Prospect Mall and parking lot
- Northwest corner of E. Locust St. and N. Humboldt Blvd. (where the bar, “Tracks” is located)
- The undeveloped portion of the housing authority’s Holton Terrace at 2825 N. Holton St.
- Just west of intersection of N. Water St. and Humboldt Ave.
- 2628-60 N. Humboldt Blvd., east side of Humboldt south of Center St. (MROD)
- Hometown site, abutting the Milwaukee River corridor at E. North Ave. (MROD)
- 1744 N. Farwell Ave.
- 1300 E. Locust St. - Heinemann’s Commissary (MROD)
You can find the full article here along with the names of the developers. You can find a map of the locations here.
Note: It will be interesting to see if UWM completes a second dorm on publicly owned land (the Holton St. location is such), and what kind of political acrobatics will lubricate that coupling. RiverView Dorms were built on County-owned parkland protected by the National Park Service, and it was orchestrated by a developer-driven land swap. What the public got in return for the taking of that land was a short section of trail (for which the public already had an easement) and a small piece of land in Oak Creek. As our economy goes down the toilet, governmental bodies are going to be more and more tempted to sell land and other assets to developers and others who are able to strike bargain deals in desperate times. Who will hold them accountable?
Keep your eye on another piece of publicly owned land (including public housing) which is on the river and may soon be on the developers’ chopping block: Riverview Housing on Kane St., the same block that Julilly Kohler is building her upscale green development. Coincidence?
4 Aug 2008 | 12:08 pm | Development, 3rd District | Read 2 comments - Add your comments
3rd District Town Hall meeting on UWM Dorms, July 29, 2008
From the Chalk Board:
What’s the rush? Wait for Master Plan
Dorms Downtown (all)
Engineering School Dtown (all)
Protect River Corridor (all agree)
Better public Transportation
“Code of Conduct” expectations/ agreement
Chapter 17 & 18 changes * Fast
Increase Minority Enrollment – Reach out into inner city (west of Holton) Pabst, Tower Automotive
Explain how UWM is taxed
Limit size/beds as sites dictate
So Milwaukee: Drinking Overlay Zone
What is the TRUE need & timeline for beds/sites
Temporary Enrollment Cap?
Are “Buffer Zones” effective for UWM locations
Has Riverview existed long enough to judge true impact?
Adeq. Parking – it’s site dependent
Green Built
Do dorms residents get a night parking permit?
Why/what proof do they need 1,500 beds?
What about UWM’s Lake Dr. properties for dorms?
Comments from index cards:
- No moratorium on dorms! Why do we treat students like an enemy and not an asset?
- Concerns and Expectations: - Protect River corridor and viewshed -“green building” - adequate parking and public transportation - reasonable “code of conduct” expectations for students - university oversight over conduct with penalties for noncompliance -community input on location, design, and compliance
- Criteria for sit selection: It’s very important that the site be buffered from existing residential neighborhoods. Noise, litter, student foot & car traffic can be very disruptive.
- Comments and Concerns :
- Impact on environment with construction & then occupancy
- Traffic impacts, parking for residents and visitors
- Building design that will compliment the neighborhood it is built in
- Construction lead the way with “green” building materials and maintenance
- Better communication and interaction with UWM planners and neighbors in the development site/sites. Follow the vision/planning of SE WI Regional Planning Commission in preserving the river corridor.
Tuesday, July 29
7:00 pm
First public meeting
Urban Ecology Center
1500 E. Park Pl
(parking will be at a premium. please walk, bike or carpool.)
Where will UWM’s new dorms be?
- On the Milwaukee River?
- East Side?
- Brady St. area?
- Riverwest?
- Prospect Mall?
- Maryland Ave. School?
- Downtown?
- Capitol Drive?
UWM’s RFP (Request for Proposals) specified housing for 500-700 lower division students (RiverView Dorms house ~475 students).Will UWM show its commitment to our city and its residents? Is UWM using the UWM Foundation so they can bypass public process? How will the Dorms be designed? Will they be LEED certified? Will the Milwaukee River Overlay District be respected? Will the size of dorms be manageable? Is re-use of existing buildings being considered?
Come and find out more!
This is a resident-driven meeting. Alderman Nik Kovac will be attending to hear your concerns and answer questions.
We want a strong and healthy UWM, which will improve the health and vitality of our neighborhoods. Come hear the discussion and share your ideas about size, environmental impact, accountability, etc., with your neighbors and Alderman Nik Kovac.
On the agenda:
- Overview of process and how the community can get involved
- History/Impact of RiverView dorms
- Review of the Milwaukee River Overlay District
- Are there alternative locations?
- Feedback from residents (you!) on where or how to build the dorms
Tuesday, July 29
7:00 pm
UWM Dorms in our neighborhoods
First public meeting
Urban Ecology Center
1500 E. Park Pl
Sponsored by: Brady St. Area Assn., Cambridge Woods Neighborhood Assn., East Village Assn., Greenwich Village Neighborhood Assn., Mariners Neighborhood Assn., Murray Hill Neighborhood Assn., Prospect Ave. Assn., Riverside Park Neighborhood Assn., Riverwest Neighborhood Assn., Water Tower Landmark Trust and Milwaukee River Neighbors
21 Jul 2008 | 6:44 pm | Development, 3rd District | No comments yet - Add your comments