The Madison Way: Neighbors V. Builders
That's How Some Developers Feel About The Heavy Dose Of Input That Neighbors Provide On Proposed Projects

By Anita Clark
Wisconsin State Journal, May 1, 2006

Neighbors who gathered last week to question a redevelopment proposal at Midvale Plaza are writing the latest chapter in a familiar story in Madison.

Speaking out on development proposals, especially the increasing number of urban infill projects that need special zoning approval, is common in a city of strong opinions.

"People care very much about their neighborhoods," said Ald. Judy Olson, 6th District.

"We just want good development, in the right places," said Ledell Zellers, president of Capitol Neighborhoods, a well-organized and attentive Downtown association that's had a hand in some key development decisions.

Neighborhood involvement has been hailed as democracy in action and decried as the worst of not-in-my-backyard complaining. Most developers say they're willing to work with the process, but they complain about frustrating delays.

In Madison, neighbors have helped kill projects, such as Eric Minton's proposal for the 400 block of West Washington Avenue. They've embraced others that are under way, such as the large Union Corners redevelopment on the East Side. Monroe Street neighbors held out successfully for a grocery on the Ken Kopp's site.

"In the kind of democracy that Madison has, which is basically that everybody has a voice, there are a lot of voices that weigh in during the process," said Mark Olinger, the city's director of planning and development.

As the city celebrates its 150th birthday and looks to the future, growth increasingly comes in the form of infill, instead of on undeveloped edges. And infill means neighbors.

"Infill development has a lot more challenges," said developer Todd McGrath. "It's very common for neighbors to be concerned about change in their neighborhood. In a lot of cases, they don't welcome density."

On the same evening as the Midvale Plaza discussion, neighbors also met to discuss a redevelopment proposal for the Essen Haus block Downtown and the proposed Cherokee Park development on the North Side.

Developer Gary Gorman, who builds projects in about 15 communities, sees some places that hold public hearings during the day in city offices. In comparison, "in Madison, it is very heavily weighted toward the influence of the neighborhood," he said.

Sometimes a 'debacle'

Is that good or bad? It depends.

He praised thoughtful and conscientious neighbors who reviewed his plans for the Don Miller project on East Washington Avenue; he decried as "a debacle" the reviews that delayed and changed his Quisling Clinic project several years ago.

"Neighborhood involvement is good if there's structure and accountability," he said. "It can be very dysfunctional if there's not strong leadership and some structure to the process."

City officials last year created a guide to steer developers and neighbors through the process, and Capitol Neighborhoods has set a June 1 meeting to review its own draft document on its process.

"We want a protocol that will allow the city, neighbors and developers to work together to build a city that we love and that is a good place to live and to be," Zellers said. "We really want it to be a wonderful place."

One developer, Curtis Brink, showed up for every single meeting on that plan. But he describes himself as frustrated with neighborhood reviews that he sees as unrealistic and unpredictable.

"I go and I listen. I'm a guy who believes in the process. But it gets really tough sometimes." Neighbors are good at saying what they're against, or what they want somewhere else -- like density and affordable housing, he said.

Zellers said it's an "urban legend" that neighborhoods always oppose development. Of 15 projects reviewed by her group, only two were opposed, she said.

Olson, who led the Essen Haus block discussion, said developers are recognizing that they need to listen to neighbors early in the process, not present a complete plan and expect approval.

"In my district, neighbors have a great deal to say about what happens with most development sites," she said. "Any developer who comes to the Near East Side needs to take the existing neighborhood into consideration."

How much influence do neighbors have?

Too much, according to developer Eric Minton, whose proposal for the 400 block of West Washington Avenue was shot down in part because of intense opposition in the Bassett neighborhood.

"They've become such a force that they're driving city policy, when they have no business driving city policy," he said.

He said it's like negotiating with a partner who has nothing to give and who doesn't have to live with the consequences of decisions.

Nonsense, suggests Zellers. It's the neighbors who have to live with projects.

Can't please everyone

"There's so much development going on, and what tends to happen is no' is never no' and yes' is forever," she said.

Developer Todd McGrath said he tried to address neighborhood concerns about his Nolen Shores building, but did not make everyone happy, especially with its 11-story height along John Nolen Drive. "We couldn't compromise on that or the project wouldn't have been (financially) feasible," he said.

His Union Corners project, which will redevelop nearly 15 acres on the East Side, evolved through about 30 community meetings over three years, which he called "a grueling process."

Midvale Plaza neighbors are worried about the proposed four-story redevelopment, its 140 apartments and condominiums and its impact on traffic.

Bill Orosz, who owns nearby apartments, said he thinks Westmorland and Midvale Heights residents are unprepared for such development pressures in a neighborhood of one-story ranch houses.

"I just think this is bad for Madison if this is what they plan on doing," he said.

Another resident, Astrid Newenhouse, is optimistic that city officials will heed their concerns about Midvale Plaza.

"I hope we'll be listened to by the city," said Newenhouse, who lives about five blocks away. "This gives us a chance to recognize and name what we like about our neighborhood."

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