My 2 aldermen, Lisa Mellone and Renee' Lowerr, sent out an email that there will be an information meeting on Percheron Square tonight, from 6-7pm at City Hall in Council Chambers. If you are interested in this development project, this would be a good opportunity for you to find out more. (Sorry this is late, I have been having computer troubles.)

Percheron Square is an AVS project (division of VK Development) and will be located on the former Ruby Farm and WTMJ properties next to Swanson Elementary School. Former plans.

The plans have changed a few times since it first came to the plan commission last June. The fitness and recreation facility is no longer a part of Percheron Square. I believe the fitness / recreation element was touted as being a benefit to the community at the plan commission meeting. I don't know if there now is some sort replacement for that loss. 

The old Ruby Farmstead is still a part of the development plans. 

There will also be a public hearing on the rezoning of the project to a PDD on Tuesday, Sept. 16, 7:45pm, at the beginning of the Common Council meeting.

Past posts: VK's Percheron Square a.k.a. Ruby Farms proposal heads to plan commission Monday, 7pm 

No surprise, Percheron Square PDD passed first hurdle, or should I say jump 

Percheron Square: Again, density is the problem

Links: 

Brookfield7, Fairly Conservative, Betterbrookfield, Mark Levin,  Vicki Mckenna

Gravel piles, backhoes, trucks, sewer suckers,  barricades, sewer pipes and huge concrete junction pipes again are familiar sights for those living on Robinwood Street. Seems like the city just did sewer work over there.

Actually, it has been 7 years since the last sewer project. But what is going on now?

I asked Tom Grisa, the Director of Public Works. He said it is a sanitary sewer project.

While it may seem that the project started because of the June 7th rains, it has been in the works for over a year. From Tom Grisa:

"The City replaced a portion of the sanitary sewer on Robinwood from S[outh]. 123rd St. to Parkmoor in accordance with the engineering report and storm water and flood task force recommendations for this area.  This work was done in 2001.  Since then we have had several sewer backups on Robinwood west of Parkmoor, so we decided to replace the sewer from Parkmoor to Harvey with the expectation that this should help the situation.  

"This has been in the works for a little over a year.  We proposed the improvement in last year's budget and Capital plan, designed it over the winter, got approval from regulatory agencies this spring and bid the work out and awarded it in late May.

"This improvement will help reduce the frequency and severity of basement backups..."

Many residents living on the side streets near Robinwood experienced basement flooding and sewer backups again. Grisa explained:

 "...this rain resulted in many homes with flooded basements from their sump pumps not keeping up for a variety of reasons (pump failed, pump burned out because they pumped against a lot of pressure from a full storm sewer or ditch, pump couldn't keep up, power outage, window wells leaked, walls leaked, floors leaked through cracks, downspouts were not extended or knocked off, etc.)  When that happens all that water goes down the floor drain into our sewer which is then overloaded and backs up into other people's houses."

Since I've lived in Brookfield, we have had two 100 year rains and now a Millennium rain or flood, depending on your circumstance. When we moved here in 1986, we had no idea that we chose a home on very high ground, just a few houses east of the subcontinental divide on Sunnyslope. Once those 100 year rains came, we realized how blessed we were. The residents near Robinwood Street, less than 1 mile east of us however, are not that fortunate. The land is low over there.

According to residents who predate Brookfield becoming a city, much of Robinwood Street was a wetland, complete with ducks. (The old-timers also say that the Pick 'n Save on Greenfield in West Allis was a marsh when they moved in.)

Kinsey Park pond used to have a dam near Elm Grove Road. If full enough, the pond water would spill over the dam and run down the open storm sewer. As a kid, my cousins, sister and I explored that storm sewer all the way down Robinwood--a very stupid thing to do. Hey, we were kids, we did not know that if it would have rained, we would have been killed. (My parents and aunt and uncle sure did not know what we were up to.)

The City of Brookfield took out the dam--I'm trying to remember--in the 1990s? They installed an overflow stand pipe type drain with a baffle inside and a grate on the top. The baffle acts like an internal dam. Children can no longer access the storm sewers like we so foolishly did. 

Trouble is, when we have a severe rain like the June 7th storm, fallen trees from Kinsey woods wash down the creek and plug the drain. Photo is from June 8th. The backhoe was removing some of the debris.

I spoke with a motorist who saw the pond the evening of June 7th. They said the pond had overflowed its banks and the southbound lane of Elm Grove Road was flooded. A workman was trying to remove debris from the grate that night, so the pond could properly drain. (If you look closely, the drain is on the far left of the photo.)

Back in the 1940s and 1950s, most of this area was farmland, and Cardinal Crest subdivision along Robinwood wasn't developed yet. When we had heavy rains, it really did not matter. But now the southeast corner of Brookfield is nearly totally developed. When it rains; it matters!

Engineering continues to make improvements. Judging by the amount of soggy items out on the driveways waiting to be picked up, even though this last rain was heavier than our previous 2 deluges, it seemed fewer homes were affected. I sincerely hope this project improves the situation for these Robinwood area residents.  

Have anything to add to my history of the area? I love to hear from long time residents.

Click here to sign the DRILL HERE. DRILL NOW. PAY LESS.  domestic drilling petition and see the latest links to related oil news (updated every day).

Drill Here is now over the 1 million mark. The goal is 3 million signatures by the Democratic and Republican Conventions. 

Links: 

The Commission OKs plans for Ruby Farms site.  What I find so frustrating with our Plan Commission is that they grant PDDs and project proposals so easily. Oh, they raise all sorts of questions and concerns, but then vote as if with one "Aye."

Tuesday's meeting was interesting. There were a lot of points the mayor, AVS Development (VK), and commissioners were careful to make. These are not direct quotes, just my impression of the statements.  Watch cable broadcast for exact words:

Mayor makes a point of asking Ajay of AVS something about the amount of runoff water after development vs. before development.

Ajay: Considering the storms this weekend, there will be questions about storm water. We are meeting and exceeding ordinances.

Mayor: You're going to reduce current runoff?

Ajay: Yes,  AVS will sell construction ready pads [to other developers]. We, [AVS] are not requesting public assistance for storm water [or parking structures.]

In other words, no TID district to AVS. More details about what Percheron Square will include. Plans include 1/2 million sq. ft. in office space and parking structure buildings along with 210 condos, retail, an 126 unit extended stay hotel, fitness center, 80 resident assisted living, and Ruby farmsted.(Since Mrs. Ruby still lives there, I don't think they had much of a choice.)

More talk about how much tax base Percheron would add to Brookfield--estimated at $250 million.

Mayor questions Ajay about the office space.

Mayor: Our plan called for 1 million square feet in office space and you are saying less? 

The neighborhood plan did not have all the retail in it that Percheron Square has (852,000 sq. ft?).

Ajay: Yes, our office space was based on [5] parking decks, with that we get 420,000. With no decks, surface parking will cause office space to go down about 1/2.

 Mayor: You're not asking for any TID money for decks?

I think Ajay had to clarify this. The other developer could ask for TID to keep the decks and thus keep all office space of 420,000 of the freestanding office space, not the retail/office mix along Bluemound. 

The subject of connectivity came up several times. Approval based on Patrick Blvd. connecting to Percheron Square does not seem to be a major issue. (Patrick Blvd. extension runs through the neighboring DNR designated wetlands.)

Jennifer Donze raised some good points.

Donze: One of the things I feel is important to plan is the connection to office parks to the west. If we wait for DNR approval after plan [approval] that keeps us from other alternatives. I would request the permit to the DNR prior to the public hearing. 

She also brought up the narrow feel of Percheron Square Drive, a north south internal connection road between the tall office buildings.

Donze: 29 feet back to back is too narrow.

Mayor: "Narrower roads serve as traffic calming."  We have school on the other side, a narrower road puts drivers on notice that this is not a cut through, but a definite purpose.

Is that the same mayor who did not care that the Calhoun south neighborhood is now constructing a roadway the size of some highways cutting through it? 

Mark Nelson brought up this point and even said that other plans were denied because there were not other road connections within.

Mark Nelson: The dominoes needed to fall no matter who developed it. The one domino that is essential is the Patrick Blvd. We've stopped entire subdivisions because of too many culdusacs. We're lessening our standards without knowing what we can do with Patrick Blvd. 

The other domino is the Ruby and Swanson Swap. It seems to me those dominoes aren't going to fall in place right now. If we approve this, when can Mark Nelson step forward and say, Let's reduce buildings and heights

More work needs to be done to get it right.  

I heartily agree.  

Original plans of having Ruby Lane extended into the project have been scrapped. We were told that Elmbrook is not interested in any kind of playfield swap.

Jennifer Donze wished the future Ruby Lane extension would stay on the map.

Donze: There could be some time in the future that the school is no longer there. Why not keep it on the map for future use the city could not foresee? Sometimes plans aren't realized for 50 years.

Ertl fielded that one.

Ertl: School district lands are owned and controlled by the district... Matt Gibson was keen on the idea that the entire project was planned without needing school land.    

 Later Gary Mahkorn assured all that Swanson was off the table.

Mahkorn: I support taking Ruby Lane as a good will gesture to the School District off the map. It is an honorable gesture. I have a hard time believing Swanson will ever move. [Reference to I was at that Town Hall meeting with all the people.]

Why does that make me not feel assured? 

Talk of the poor economic climate and how this project was coming in not asking for TID money. Remember though, it is AVS not asking for TID money. There still could be a request for TID help for the parking structures. (Parking structures cost $15-16,000 each vs. surface parking at $2,000.)

This project is over the current FAR zoning of 30%. Of course the Plan Commission is salivating at the proposed $250 million increase to our tax base, so we know they will approve the PDD. I always ask myself, of that $250 mil, how much will it cost taxpayers in increased city services? Adding that much retail, office, and residential is bound to increase demand on fire, police, schools, and infrastructure, and add to traffic congestion. Plus, Brookfield does not have unlimited water supplies and certainly our sewer capacity does not seem to have excess capacity either.

There finally was some real clarification about the storm water. The Mayor again asked something about the water flow. 

Mayor: The water flow, once they do their grading it will decrease the amount?

Jeff  Chase: The devil is in the details. I haven't reviewed their plan yet, I have no reason to doubt their presentation.

Someone mentioned a standard of 120 ft/second. They propose 98 feet/second. (Sorry, I don't know if it was Chase or the next speaker.)

Then some "Expert" from the project stepped up to the podium. I think he felt he had to clarify.

Expert: The PEAK runoff rate, that is down 20%, not the total.

Jennifer Donze pipes up to help the mayor (and me) understand.

 Donze: They are slowing it down.

Bottom line is, after all the questions and doubts expressed, Gary Mahkorn makes his usual pronouncement...

Mahkorn: We're being asked to approve a PDD general plan, we're not committing to anything right now. Mark and Jennifer's issues ...[all the detail isn't there, but it doesn't need to be there.] 

We all knew someday Ruby Farm would be developed. I am prepared to approve the request tonight. All the other tough questions will be answered down the road. 

And with that, they all voted, AYE. 

Why is it whenever I hear "We aren't committing to anything now" later on, it seems, nothing can be changed? 

Public hearing is tentatively scheduled for  Monday, July 15th's Plan Commission meeting.

Links:

I got back from the Plan Commission Meeting 30 min.ago. Dan Ertl spoke for a long time, then Ajay Kuttemperoor made the presentation for AVS Development.

The question of connectivity came up because Patrick Blvd. probably will not be able to connect to Percheron Square. It would need to traverse the neighbor's wetlands and DNR approval is doubtful. Sara Lane is probably out too. That would need to cross the neighbor's parking lot. Ruby Lane is a no. The school district was not in favor of a land swap. (Phew!)

Despite Alderman Mark Nelson's concerns that, "I get a feeling we're going a little fast. If we say 'yes' tonight, what are we agreeing to?" and Jennifer Donze's many good questions, the PDD for Percheron Square passed unanimously.

All it took was Alderman Gary Mahkorn to say something like, We're being asked to approve a PDD general plan, we're not committing to anything right now [such as Mark and Jennifer's issues]. All the detail isn't there [now, but it doesn't need to be there].

Gary went on to say, I am prepared to approve the request tonight. All the other tough questions will be answered down the road. 

They voted shortly after. All said, Aye. Think we might see a few more Nay votes if they switched to the electronic voting boxes?

More about this tomorrow.  

Past posts: VK's Percheron Square a.k.a. Ruby Farm Proposal Heads to Plan Commission Monday, 7pm 

Other VK news

Commission to look at Ruby Farm plans 

Fairly Conservative's Percheron Square, Brookfield, Wisconsin

Links:

I hate to admit it, but it took me a while to figure out why VK Development would name the Ruby Farm/WTMJ project Percheron Square. The light bulb finally lit. (Somehow I thought the Ruby Farm horse barns housed Belgians instead of Percherons.)

Alderman Jerry Mellone, 6th District Alderman, sent out this email reminder today:

A proposal for the new development at the Ruby Farms site will be made to the Plan Commission on Monday June 9^th at 7 PM.  The developers are asking for rezoning to higher density etc.

You can attend the meeting but cannot speak to the Plan Commission.  In light of the flooding of this weekend, I feel it is important to note the density of this development and the implications it would have to storm and sanitary drainage problems to say nothing of the added traffic to our neighborhood.  Please note the traffic generated from this site will access primarily onto Calhoun and not Bluemound.

Your presence could make an impact.  I hope to see you there.  Please spread the word.

Commission to look at Ruby Farm plans gives a thumbnail sketch of the project. Fairly Conservative's Percheron Square, Brookfield, Wisconsin provides an in-depth look at many details and concerns I was unaware of. Take a look.

VK Development is famous notorious for high density in their projects. People still are talking about Capitol Heights! It comes as no surprise he is looking for an increase in zoning.

If the ever increasing density of Brookfield's development concerns you, I would think it would be good to attend this meeting: Brookfield City Hall, Monday, June 9th, 7pm, Council Chambers. 

Monday's flooded road closures 

Other VK news

Links:

VK: He's here (Ruby Farms), he's there (Florida), he is everywhere! (Pleasant Prairie)

On our drive back from Dearborn, Michigan, I noted a VK Development* sign on I-94 just south of that Mars Cheese Store near Pleasant Prairie and Kenosha. That got my attention.

I googled it when I got home and found VK's  Prairie Farm Neighborhood: (My emphasis)

The area includes 93.5 acres set aside as a potential site for a high school.

About 39 percent of the total acreage would be set aside for flood plains, wetlands, a park and other open space.

This quote caught my eye,

Noel Gentz, who lives along 114th Avenue near I-94, said he didn't think much of the plan and was concerned how the village will pay for the schools that the various subdivisions would more than likely attract.

"It's definitely hard to take, but there's no way to stop it," Gentz said.

Mr. Gentz has my sympathy, but there is more. There is also VK's  Hawthorn Suites in Prairie Ridge

Don't forget his other projects in Ozaukee County. Brookfield has one less VK property though: New Berlin firm buys Willow Brook apartments for $15.8 million. I guess there is never a dull moment for VK and family.

Be sure to read Fairly Conservative's piece on our Percheron Square

Maybe we could form a nation wide support group? Mr. Gentz might want to be the president.

*VK is a brilliant businessman. His projects are attractive in my opinion. My main objection is their density. 

Links:

It is watering restriction season for Waukesha County, but in Brookfield, lawn watering, pool filling, and car washing* is restricted whether you are on a private well or municipal water every day of the year.

Somehow I was under the assumption that if one had a private well they were exempt from the watering restrictions. Many people on municipal water kept their private wells for watering and car washing purposes. I also thought there was a season to water restrictions. Not so. All Brookfield residents are under the restrictions all of the time: (My emphasis)

Sprinkling lawns, gardens, shrubs, trees, and other vegetation, washing vehicles or structures and filling swimming pools are restricted to certain days. Sprinkling is restricted to before 9 a.m. and after 6 p.m. by properties with even-numbered addresses on even-numbered days, and by properties with odd-numbered addresses on odd-numbered days. The regulations apply all year.

Now I don't have a problem with the concept of conserving water. We don't sprinkle our lawn as a rule, and washing a car is not a weekly occurrence. Brown lawns do survive. Even during the drought of 1988, when it did not rain all summer, I think we only broke down and sprinkled a few times.

In fact, most gardeners know that if you sprinkle often but not long, the root systems tend to grow horizontally instead of down. Watering less frequently, but longer, will result in stronger plants. (Exception: tomatoes need more frequent watering I think.) If the roots are established deeply, more than likely it will rain in a 2 week period and then watering isn't necessary. Early morning watering is better than mid day or evening too. 

Newly established lawns, plants/shrubs, and trees do need more care and they are exempt from restrictions. And "A watering can, container or hose may be used at any time to water gardens, trees or shrubs if the device is used manually and not left unattended."

The problem I have with restrictions is for one, the day system. Yes, it is simple. I am just thinking that maybe, just maybe I get the troops to finally wash the vinyl siding on my house only to realize the day is wrong! That is just a little annoyance.

The bigger picture is that Brookfield (and other cities outside of the Lake Michigan watershed) approve heavy water using development like restaurants or car washes left and right, but then tells me, who washes a car maybe 4 times a year I am restricted! (Car washes that use recycled water are exempt from the restriction, but they still use more than a homeowner!)

The article said that fines would be given for violators. In Brookfield the fine is $350. In Waukesha for example, "We wanted to nudge people to realize that we are serious about protecting the (water) resource," said Nancy Quirk of the Waukesha Water Utility.

I don't mind protecting water resources. Plentiful, good quality well water is a problem in Brookfield. But if municipalities were really serious about protecting water resources, would they be approving more and more heavy water users like restaurants, hotels, and car washes? Will water concerns at all determine what VK puts in at his Ruby Farms development? Approving them and then cracking down on residents to "save water" seems a little 2 faced to me. 

*UPDATE: City clarifies sprinkling policy, New rule aims to cut down lawn watering  Director of Public Works "Grisa said the ordinance does not apply to certain expectations, including hand washing of residential vehicles, residential uses such as children running through sprinklers and had watering of plants with a watering can or hose. He said that residents using water for those purposes should exercise common sense and not keep water running when it's not being used."

Links:

Update:  I heard the Plan Commission meeting was well attended. If I hear anything more, I will post the info.

Don't forget, tomorrow the Plan Commission and Park and Rec. hold a joint meeting to discuss turning Fairview North Park on the northwest corner of Capitol and Calhoun into Brookfield's #2 fire station.  "No action will be taken at Monday's meeting, which is scheduled to start at 7 p.m. at City Hall, 2000 N. Calhoun Road. The regular Plan Commission meeting will follow the joint meeting."

It seems whether we like it or not, the fire stations are being moved, and Calhoun is being widened. I still can't help but believe we will regret this one day when the need for another fire/EMS station cannot be ignored any longer.

Some residents in the 2nd district, where Fairview North Park is located, are of course upset that their park land looks like it is going to be taken for the fire station. One commenter on Fairly Conservative suggested VK donate some of Capitol Heights for the fire station and that the city leave the parks alone! Novel idea, but I don't think it will fly.

If this is an issue that concerns you, do attend the meeting and contact your aldermen.

Other meetings of interest: 

District 7 and Concerned Calhoun Community meetings April 9th and 10th 

Links:

Remember the old TV game show, To Tell the Truth? The panel of celebrities was to guess which of the 3 contestants was the real person who had done some unusual or heroic act. One of the 3 was the real person, the other 2 would try to mislead the panel. At the end, the game host would say, Would the real So-in-so, please stand up. Then the real person would stand, sometimes surprising everyone.

Well, after reading Development tops list for candidates , I almost felt like saying, Would the Real Rick Owen, please stand up? Did anyone of you share my dismay over the paragraph from that article?

Owen said he "never likes to see roads widened" because of the impact it has on homeowners, but added that current traffic volumes along the northern section of Calhoun Road indicate that widening "needs to be looked at."

Since Rick was not at all supportive of Alderman Jerry Mellone's efforts to protect his district from the impact of widening Calhoun Rd. south to highway proportions (despite its lack of traffic) I thought his statement was surprising.

I had attended the Oct. 3, 2006 Common Council meeting where Alderman Jerry Mellone attempted to sway the Council to either follow the Master Plan or amend it properly, regarding the widening of Calhoun Road south. I felt following or amending the Master Plan was a very important point, and so I urged Brookfield residents to attend with this information.

At that meeting, Mellone pointed out that the 2020 Master Plan and Calhoun Neighborhood South Plan showed the maximum road widths to be 100 foot right of ways, maximum, not the 130 foot width the city proposed.

I remembered Alderman Rick Owen dismissing Jerry's referral at that meeting and so I watched my taped cable broadcast of that meeting again. The following is some of what Mellone and Owen said, transcribed to the best of my ability: (Emphasis added)

Jerry Mellone: My motion is: I want to stop the widening of Calhoun to 130' because it is in conflict with the 2020 Master Plan.

Rick Owen: ...whether or not this was a conflict with the Master Plan...I'll be brief...  ...The real issue is, does the Master Plan preclude a 130' right of way? That is what we are down to. I am not even interested in, ah,... I appreciate the legal expertise we brought to the table, and I also want to state quickly--for those who want to read or look at plenty of information out here--staff has had 3 public hearings... er, a 4th is coming...

(The publics' comments from those Calhoun hearings about widening were negative.)

Rick continues: A lot of questions have been asked. Jerry Mellone put out a lot of information... ...that is not the purpose of this (now) at this point, I will state this: What we often say at the Planning Commission is that the Master Plan is the view from the 30,000 foot level. It is not meant to be this extremely detail minded prescriptive plan that says nothing can happen if  X or Y. It is much broader in scale.

Although I want to make sure you understand transportation was not considered a small detail in the Master Plan, I think everybody has seen that chapter. I believe more pages are devoted to (transportation) than any other subject in the Master Plan because people wanted at least to get that information out and make sure we were clear as to what was going on.

So I think there is a tremendous amount of data there and I think we have to look at it piece by piece.. I'll be quick...1st, Looking at section noted: pp 40, fig. 27. That is a series of 5 figures that denote: 2020 Master Plan Typical Section. Typical Street Sections, that was the emphasis here. You have to read the explanation about the diagram as far as there is no plan from 30,000' level that would be that specific and nothing in detail precluding this would suggest the maximum road width would be 130' for any roadway in this city.

(Rick goes on in his brief comments. Now he brings up the key transportation plan, The Calhoun South Neighborhood Plan.)

Rick goes on: Calhoun is stated to have a divided 4 section maximum.  (Reading:) Where Calhoun approaches I-94 or Bluemound, additional lanes may be warranted or provided to permit left or right turning movement. (Rick concludes), We are not inconsistent with the Master Plan.

Jerry Mellone cites again the specifics of the 2020 Master Plan:

Jerry Mellone: Figure 21 shows a 90' right of way, pp 40,41, and 42 shows maximum 100' right of way at Greenfield (Jerry explains that is what we have now, we measured it)... ...Arterial B Calhoun: pp 41, maximum right of way, 75' Twiddle Lane. It is very clear the plan the 2020 task force wanted.

Those Figures and page references seemed pretty specific to me. If they are to be treated so generally, it makes me wonder why anyone would waste their time on a Master Plan or Neighborhood Plan Task Force.  If this very residential arterial was intended to be 130' right of way, I wonder why the city had to obtain so much residential frontage.

Rick Owen was elected before I followed Brookfield politics. If memory serves me correctly, I think he ran on a more responsible development platform--staying within current zoning. Remember, the 2004 election was just after the approval of VK's mega Capitol Heights project*--development was a hot issue in the 2nd district. Maybe some of you 2nd district residents can fill in the blanks here?

Alderman (and Plan Commission member) Rick Owen is being challenged by Plan Commission member Jennifer Donze and by Terry Halmstad. I happen to agree with Halmstad's comments that, "We're not really looking at these [development and redevelopment] (projects) really hard before they're passed."

Of course, on Tuesday, Feb. 19th, it will be up to 2nd district voters to decide, Who is the real Rick Owen?

Check the Brookfieldnow District 1 and 2 Voter's Guide for primary election candidates stances on important issues. 

*Capitol Heights is VK's overly dense condo project on Capitol Drive that former aldermen 1st district Richard Brunner and 7th district Tom Schellinger now say they regret voting for.

Blogs: Brookfield7, Fairlyconservative

Links: Betterbrookfield,  Vicki Mckenna 

My Alderman, Lisa Mellone, is really great about keeping her District 7 constituents informed of upcoming issues. She sent this District 7 update last night. (I posted her entire update on Brookfield7.) The 3 development issues should be of interest to all Brookfield residents.

District 7 Residents of the City of Brookfield,

This coming Monday night, Feb. 11^th, the Plan Commission will be presented with a digital three dimensional model of the proposed Fountain Brook Crossing office building to be located on the NE corner of Greenfield and Moorland roads.  The meeting starts at 7 pm and this item is 2^nd on the agenda.  The meeting is open to the public but there is not an opportunity for residents to speak.  (see www.betterbrookfield.com for more info)

A proposal from Thomson Corp. for the final phase of the Brookfield Common’s development (Pick N Save and retail space on Greenfield Ave.) will also be on the Feb. 11^th Plan Commission agenda.  The proposal is for two additional buildings of which one will be retail and the other a bank.  This item is last on the agenda (discussion will most likely occur at 9:30 pm or later).

It was just announced today that VK Development will give an update on development plans for the former WTMJ and Ruby Farm properties near the SW corner of Calhoun and Bluemound roads.  They will present to the Swanson Site Review team at Swanson Elementary on Tuesday, Feb. 12^th at 7:30 AM.  This meeting is open to the public.

Note: One of the businesses mentioned for the Fountain Brook Crossing office building proposal was a bank. Here we see next door neighboring Brookfield Commons is hoping to gain approval for a bank as well.

VK Development, no doubt, is watching how Brookfield's Plan Commission treats the overly dense Fountain Brook Crossing proposal.

FOUNTAIN BROOK CROSSING: BIG BUILDING, BIG ZONING CHANGE, BIG PRECEDENT, BIG MISTAKE

FOUNTAIN BROOK CROSSING: 2 UNBELIEVABLY BIG BUILDINGS (Photo comparisons)

More on Brookfield Plan Commission Meeting

Blogs: Brookfield7, Fairlyconservative

Links: Betterbrookfield,  Vicki Mckenna 

I hope you took the time to look at the architect's renderings of Fountain Brook Crossing. But keep in mind, it is nearly impossible to imagine just how BIG this set of proposed buildings is simply by looking at those drawings. They are presented using the roadway to give some sense of open space and perspective.

Even though I am a visual person, I too am having trouble envisioning what this will look like. The easiest way for me to convey the size and scope of this project to you is to compare it to what we already have.

Using the areal photo of the area and then superimposing the architectural drawing on top of the 2 acre site gives a better impression of how large the buildings really are. Remember, they are seeking an increase in floor area ratio from 30% to 140%. 

You can see the Outback Steakhouse (pink) and Country Inns and Suites (reddish) to the north of the proposed Fountain Brook Crossing. They comprise a large building complex set back from Moorland Road.

But when you look to the south, to our plot of land in question, you now can immediately see it is literally filled with buildings!

The lighter pink represents the 18 foot high, one story parking garage structure. This compresses the equivalent of 4 acres of parking--400 spaces--into a two story (one underground and one above ground) parking garage building of about 210 feet by 380 feet in size. That is HUGE. (Mayfair's North Ave parking deck has 622 spots.)

On top of that sits the 125 foot by 268 foot large, 4 story, 97 foot tall glass and steel office building. Even BIGGER.

Notice how little grass (green) remains--much of this is the city's property. Notice that those pointed areas extend into what little green there is. These triangles are pretty tall too. Judging by people on the renderings, I am guessing the fountain walls are about 6 feet high, the planting ones are the same as the parking wall, 18 feet tall.

The driveways to the parking building will need to be ramped since there is parking topside too. Notice that the artist did not draw a car right up to the edge of the parking structure. I would guess that was not by accident. They no doubt were trying to downplay the fact that there will be cars visible to the street at 18 feet in the air! 

I then tried to compare this office building to other structures in the area. Since this will be a medical building, I thought, Elmbrook Hospital. Too big, you think? Take a look.

From an areal view, in the same ratio of resolution, I cut out Elmbrook's main building and the large, one story building in the front. I wondered how this would compare to Fountain Brook (I am just going to call it FBC from now on). I found putting Elmbrook onto the FBC site would actually give more greenspace! Plus, Elmbrook from the front is really only 3 stories on top of the 1 story, not 4 stories as FBC is.

When you look at the actual hospital, ask yourself how you would like to see something that size and that close to the sidewalk as your "Gateway" image for entering Brookfield. Remember FBC nearly FILLS the 2 acre site.

What about comparing FBC to a large office building?

This one is in Bishop's Woods.

 
It has about 325 parking spaces and sits on about 7 acres. It only measures 75 feet by 260 feet though--about 40% smaller than our 125 by 268 foot behemoth (not to mention it is not built on top of a nearly 2 acre sized 1 story parking structure!) 

Notice how this BIG office building looks dwarfed when compared to the FBC building and parking structure.  

My next question is, how tall is that parking structure and how close is it to the road?

The developer told us that the triangular peaks or points come within 2 feet of the Greenfield side walk. Estimating that the walk is somewhere around 5 feet and the grassy strip on Greenfield is maybe 2 feet, that means those 6 foot tall fountain peaks and 18 foot tall planted peaks will be around 8 to 9 feet from the road edge.

I looked for structures we have that would represent this parking structure wall in height. I estimate City Hall's 1 story section to be around 17 - 18 feet tall. (A door is around 7-8 feet tall.) Most one story structures will be about this height. 

 

The retaining walls on Calhoun are not as tall as 18 feet, but they do convey the feeling of walls close to the roadway.

Note that the car against the wall in the photo is larger than the rendering of the car in the artists depiction of the wall. This means the wall in the rendering is taller than the Calhoun retaining wall.

Don't forget that there will be that 4 story building on top of the parking structure.

They say a picture is worth a thousand words. Hope these pictures were a help to you.

Please do contact City Hall with your thoughts on this project and attend the Public Hearing Tuesday night at 7:45pm at City Hall. Email comments to development@ci.brookfield.wi.us by Monday, Jan. 14.

Regretfully, I am unable to attend, but feel free to use any of these points if you agree. 

FYI: During all the discussion, regarding the widening of Calhoun Road, Engineering told us that a 6 to 8 foot grassy strip between the walk and roadway was necessary for piling snow during the plowing process. Here this developer is requesting tall stone structures be placed just 9 feet from the road edge! 

Links: Betterbrookfield, Brookfield7

Just to give you the heads up, there is a potentially HUGE zoning change and building project coming to Brookfield next week. There will be a Public Hearing on Fountain Brook Crossing at City Hall on Tuesday, Jan. 15 at 7:45pm (before the council meeting).

Fountain Brook Crossing is a HUGE office building proposal for the north east corner of Moorland Road and Greenfield Ave.

The developer is asking for a zoning change from a B3 with a floor area ratio of 30%, to a PDD with a whopping 140% building to floor ratio! This will make Capitol Heights look puny!

The land owner and developer, William Hoag, tried to downplay the size of his proposed building by comparing his building to other sites such as the Midway Motor Lodge. His building will be 268 feet long, Midway is 270 feet. Compare the sites and size though on the map (Fountain Brook Crossing would be that little vacant parcel to the right of the intersection at the bottom.)

I am trying to collect some photos or pictures to help you envision how overly large this project is, but in the meantime, do look at the developers information and the City's notice.

Keep in mind that the "retaining" wall or decorative fountain fence is actually a 17 foot tall enclosed parking structure that nearly fills the 2 acre site. This project is really a building on top of a building. Note the size of the people in comparison and the close proximity of the parking wall to the road.

You may send in your comments to the city by Monday, Jan. 14 if you are not able to come to the Public Hearing or if you do not wish to speak. Email to: development@ci.brookfield.wi.us  

Links: Betterbrookfield, Brookfield7