Archive for the ‘Development’ category

Wanted: Mayoral Candidates

August 10, 2010

Madison has been blessed with so many assets–from great physical beauty to a huge built-in employment base of public employees–that the city’s charmed life seems as preordained as the morning sun.

In this opinion column for Isthmus, I suggest that darker times may be around the corner, and that we need a mayor who is up to the challenge. The column begins:

You have to like Dave Cieslewicz as mayor.

He seems almost the perfect fit for a progressive-minded city filled with gently graying baby boomers. He’s funny in a self-deprecating way. He’s calm and reassuring when he speaks to civic groups. He knows the city’s history. He extols its quirkiness. He bikes a lot. He’s green-minded. And, like everyone else in Madison, he’s an amateur urban planner.

He sounds perfect, but for a nagging concern: Dave Cieslewicz seems to play the role of mayor better than he performs its duties.

It’s not that he lacks accomplishments. But after he’s logged nearly eight years in office, I’m prompted to ask the Peggy Lee question: “Is that all there is?”

For more, go here.

Graaskamp’s Great Rail Corridor Study

May 8, 2010

Jim Graaskamp was the most memorable  person I’ve met in four decades of reporting. If only I could find a misplaced file that has transcripts of  of our interviews!

Jim was passionate and incredibly articulate. His opinions were anchored in an  encyclopedic understanding of real estate dynamics. A patient teacher, he could explain them to the densest of reporters. Best of all, he was fearless and gave great quotes.

That Jim Graaskamp was also quadriplegic and confined to a wheelchair only added to his legend. An oft-told story, to the point of  becoming apocryphal, concerned him being named as Wisconsin’s handicapped person of the  year.   One of his students supposedly exclaimed: Who knew?!

Did I mention how brilliant Graaskmap was? In this column for Isthmus, I recall one of his great studies for the city of Madison. It begins:

The James A. Graaskamp Center for Real Estate can be found on the fourth floor of the UW-Madison School of Business building. To the right of the entrance is a montage of drawings of the legendary professor, who died in 1988, interspersed with several rubrics that have guided generations of real estate developers, appraisers and analysts.

Among them is a message that resonates for Madison today: “The successful real estate deal is nothing more than a series of crises tied together by a critical path.”

Mired in a rough patch of downtown redevelopment, City Hall has had a hard time managing these crises. In recent years, major development proposals — Union Corners, Avenue 800, the Fiore library plan – have collapsed after exhaustive negotiations.

But even more troubling is Madison’s loss of that “critical path” in guiding the central city redevelopment. That path, I would suggest, should lead to the largely vacant east rail corridor, almost 100 acres and hands down the best spot to create the jobs that should be at the heart of a serious downtown strategy….

Read more here.

Trouble downtown

April 5, 2010

I’ve written a lot on Madison development over the years. Those stories informed the skeptical take I offer on the library expansion and the Edgewater Hotel subsidy in this guest column for Isthmus. It begins:

I’ll say this for him: Mayor Dave Cieslewicz took the 11th-hour collapse of the Fiore Co.’s library plan in stride. Without missing a beat, he announced that the city will move quickly to Plan B — renovating the existing library at its Mifflin Street site.

But as unflappable as the mayor is, he can’t really hide the disarray at City Hall. Too many big and potentially signature deals have collapsed at the city’s feet during his stewardship…

Read more here.

For an earlier, equally skeptical view of the Edgewater proposal, read this Isthmus column from last September.

Federal spending: Wisconsin needs more

November 28, 2009

I examined the state’s dreadful record in securing federal dollars in pieces written for Milwaukee Magazine and Isthmus, my old paper in Madison.

Here is the  start of the Milwaukee Magazine column:

Too Pure for Pork

Our politicians do a wretched job of attracting federal spending to Wisconsin. Why do we let them get away with it? by Marc Eisen

Tuesday 9/1/2009

Here’s a story that tells you something about politics in Wisconsin: In January, Madison utility executive Gary Wolter was named the head of Gov. Jim Doyle’s stimulus office to work on securing federal funding. Within 24 hours, he was dubbed Wisconsin’s “pork czar” in repeated blog postings.

As Charlie Sykes pointed out, what could be weirder than fierce partisan antagonists like Democrat and liberal Ed Garvey and conservative blogger Deb Jordahl both sniffing their noses at Wolter’s appointment? Then again, even the whiff of “pork” gets proper Wisconsinites red-faced and indignant.

Take Milwaukee County Executive Scott Walker. His initial response to federal stimulus funding made it sound as if the dollars were secretly dosed with smallpox, like those horse blankets the Army supposedly gave Indians in the 19th century. He’d have none of it! (Not, at least, until the County Board said otherwise.)

There’s something deep in the Wisconsin character, a Badger thriftiness and sense of political rectitude, that seems to recoil at the notion that politicians should bring home the bacon. No one understood that better than the puritan Bill Proxmire, whose long senatorial run was marked by his temperance crusade against government waste. Ever since then, Democrats and Republicans alike (take a bow, Jim Sensenbrenner, Paul Ryan, Russ Feingold, John Norquist, et al.) have anointed themselves with magical oils to protect the state from the corrupting influence of federal dollars.

They’ve been wildly successful. And that’s a problem. Wisconsin, as you no doubt know from first-hand experience, is mired in an economic slump. In per capita income and new jobs created, we badly trail some of our neighboring states. Ditto for economic growth. Meanwhile, we pay way more in federal taxes than is returned to us via federal jobs, research grants, aid to state and local government, and other programs.

The gap in fiscal 2007 was a staggering $5.6 billion, according to the Wisconsin Taxpayers Alliance. That’s right: We sent $5.6 billion more to Washington than we got back in federal spending.

Read more here.

Here is the start of the much-longer  Isthmus story:

State of chumps
Wisconsin has only itself to blame for losing out on its fair share of federal aid
Marc Eisen on Friday 10/09/2009

Todd Berry blames it on our genes. The president of the Wisconsin Taxpayers Alliance suggests the state’s chronic indifference to federal help is buried deep within our political DNA.

The Yankees who first settled Wisconsin, he says, “were suspicious of large, autocratic central government.” The Germans and Scandinavians who followed weren’t much different: They were “independent, hardworking, self-reliant…and suspicious again of a distant central government.”

I think the late Sen. Bill Proxmire — not genetics — is mostly to blame. But however you apportion responsibility, the legacy is the same: Wisconsin does wretchedly as a recipient of federal spending.

There are lots of bad measures to point out, but the key one is this: We rank 48th among the 50 states in federal aid, saved from last place only by Nevada and Utah.

This dreadful performance has a real-life impact on Wisconsin’s economic well-being. It means fewer jobs, poorer public services and a heavier state and local tax burden.

Federal spending in Wisconsin came to $7,132 per person in fiscal 2008, according to federal data newly analyzed by the Northeast-Midwest Institute. The national average was $8,904 per person — a $1,772 difference.

Do the math. Wisconsin’s population numbered about 5.6 million in 2008. Multiply each person by that shortfall and you come to $9.9 billion. That’s how much more money would have sloshed around the state economy if we had just hit the average for federal spending in fiscal 2008. Perish the thought we should score high, like Alaskans and Virginians.

Read more here.

What Madison and Milwaukee could learn from Denver

November 23, 2009

One measure of the stagnant political culture in Wisconsin has been the failure to sort out a 21st century transportation strategy, especially in southeastern Wisconsin but also in greater Dane County. Reality is that economic markets and job-sheds transcend Wisconsin’s 19th century political boundaries. Yet our communities are locked in endless turf battles as if those regional facts of life don’t exist.

I was curious to hear what city planner Peter Park had to say about his experiences in Denver. As you’ll see from this story for WisBusiness.com, Denver is far ahead of any Wisconsin community, and Park is one of those really bright guys you seek out for his insight.

Park: Milwaukee’s former planner embraces rail as key to urban development
11/16/2009

By Marc Eisen
For WisBusiness.com

Peter Park, the star urban planner behind Milwaukee’s downtown revival, returned to Wisconsin Friday to discuss the lessons he’s learned in his new work as Denver’s planning chief.

“We need to look at transportation and development together. They’re not separate,” he told a gathering of several hundred environmentalists at the Promega Corporation’s Biopharmaceutical Technology Center in Fitchburg.

Park, 46, is working the land-use side of the most ambitious transportation project underway in the United States — the $4.7 billion FasTracks program. It promises 119 miles of light-rail and commuter-rail tracks by 2017, including 70 train stops that are expected to be the focal point of new residential and commercial development in the Denver area.

“Doing all this at once is crazy and scary,” Park admitted. “But if we’re going to grow [the transit system], now’s a great time for it.” Metropolitan Denver’s population of about 2.7 million, he noted, is expected to hit 4.3 million by 2035.

Park’s talk to the “Bringing Bioneers to Wisconsin” conference was a stark reminder that Wisconsin’s marquee cities, Milwaukee and Madison, are laggards in sorting out their 21st century transportation systems.

Read more here.

Doubts About The Edgewater Subsidy

September 25, 2009

I don’t cover City Hall much anymore, so most of what I knew about the proposed Edgewater Hotel expansion I read either online or in what remains of Madison’s newspapers. Frankly, I was puzzled why the mayor was prepared to offer a $16 million subsidy in the form of tax-increment financing.

Madison’s TIF policy is notoriously tough…as in a Dick Cheney kind of way. First, city staff waterboards the developer-applicants until they confess all their financial details and then the Common Council and city committees subject them to months of hostile interrogations. Often blood is spilled, and projects die.

A classic example involved Gary Gorman, one of the state’s premier builders of affordable housing, killing his $84 million mixed-used project on East Washington Avenue in 2006 when the penny-tight, pound-foolish city offered him $2.2 million in TIF for first-phase construction when he asked for $4.2 million.

So I was puzzled why the Edgewater developer would seemingly be showered in subsidy. To learn more, I attended one of the project’s public presentations and talked to ten or so City Hall insiders and business leaders. I basically ran down my concerns and asked them to agree or disagree.

No one gave me what I consider a convincing case for such a deep-pocketed public investment in the Edgewater expansion. This is what I wrote for a guest opinion column in Isthmus.

Madison’s lakefront dreams

July 28, 2009

Funny how long some stories gestate. This Madison Magazine piece on the city’s  long-sought connection of the Capitol Square to Lake Monona goes back more than 25 years. Back then, while I was at Isthmus,  I edited several insightful cover pieces on downtown planning by a fine writer named Bruce Webendorfer who tied together the visionary plans of John Nolen, Wesley Peters and others to improve  the city’s lake access. That history stuck with me over the years.

The drafting of an updated downtown plan seemed like an excellent time to point out how lakefront access has bedeviled the city for 100 years. Time and again, Madison has fumbled historic opportunities to capitalize on its extraordinary assets as a lake city.  This story for Madison Magazine allowed me to highlight the new plans to make Law Park a destination for visitors, downtown residents and boaters.

As you’ll read,  there’s a lot of history here. But curiously enough, the real object lies 110 miles to the east at  Chicago’s Millennium Park.