Green Bay, WI Development News

[JT-MI]

Green Bay is in the process of gutting several downtown buildings and "rebuilding" in an attempt to lure retail and residential structures back to downtown and the waterfront. Check out the articles:

http://www.greenbaypressgazette.com/news/downtowngb2004/downtownindex.shtml

Can anyone post the pictures from this article to this forum?

[JT-MI]

Here are some pictures of the proposed residential developments for the lakefront...

http://img.photobucket.com/albums/v729/JT-MI/greenbay1.jpg

http://img.photobucket.com/albums/v729/JT-MI/greenbay4.jpg

http://img.photobucket.com/albums/v729/JT-MI/greenbay3.jpg

http://img.photobucket.com/albums/v729/JT-MI/greenbay2.jpg

http://img.photobucket.com/albums/v729/JT-MI/greenbay5.jpg

http://img.photobucket.com/albums/v729/JT-MI/greenbay7.jpg

http://img.photobucket.com/albums/v729/JT-MI/greenbay9.jpg

http://img.photobucket.com/albums/v729/JT-MI/greenbay10.jpg

[ReddAlert]

great pictures....it looks like Green Bay will soon start becoming more of a beautiful city architecturally. Thats the problem with it in my opinion, its just blah right now...not a place I would like to visit unless I was going to some Packers function. I am liking these changes because they make the city look nicer and hopefully start drawing more people in--especially young proffesionals. I like whats on the drawing board for the river..hopefully they can get some better entertainment and resturants....make the city more appealing to people visiting from out of town.

[Ben]

Yep. Green Bay has name recognition and the pulling power that comes with size, if managed right she could become a beautiful one in her own right. It looks like she's starting to put a serious effort towards it now.

Any of those things start popping up/finishing while I'm up there on my trips I will photo everything. Meanwhile I've been meaning to snap some of Madison's glossy/neat looking banks, hotels and business which aren't in the immediate downtown are(those are already well covered). I'm going to try that tomorrow.

[i_am_hydrogen]

Good to hear. Green Bay could use some rehabilitation.

[JT-MI]

Green Bay courts developer Cordish for downtown

By Karen Rauen
krauen@greenbaypressgazette.com

A one-day trip to Baltimore may reap rewards for downtown Green Bay.

Mayor Jim Schmitt, Green Bay Area Chamber of Commerce President Paul Jadin, Downtown Green Bay Inc. executive director Jeff Mirkes and Green Bay planning director Rob Strong headed east last Friday in hopes of wooing national developer Cordish Co. to the city.

“This is a major developer in the United States,” Schmitt said. “We are really looking to partner with and get advice from a major developer.”

The team met with Cordish chairman David Cordish and toured some of the company’s entertainment and mixed-use developments in Baltimore. Power Plant Life, a $30 million entertainment district with offices, spanning two square city blocks, once stood vacant.

The company also partnered with the city of Baltimore to create the Power Plant in Baltimore’s Inner Harbor. The mixed-use project includes Hard Rock Cafe, Barnes & Noble, Gold's Gym, the first ESPN Zone and offices.

“It was very impressive to deal with a company with a vast knowledge in working in urban areas and challenged urban areas,” Mirkes said. Cordish’s redevelopment in Baltimore’s Inner Harbor served as a catalyst, he said.

The company also has worked in Louisville, Ky., Kansas City and Houston, among others.

Schmitt is hoping Cordish will consider purchasing and redeveloping Washington Commons. The mayor has the OK from mall owners Development Associates to seek out a potential buyer for Washington Commons.

Mall owners have said if an offer to purchase was made and the price was right, they would consider selling.

Also included in the mayor’s talks with Cordish were the other areas of downtown’s east side, the former Agrilink site at Dousman and Broadway streets and the greenfield site at the south end of Broadway.

“I truly believe the fact that Green Bay is an NFL city could really work in our favor,” Mirkes said.

David Cordish committed to visiting Green Bay within the next four to six weeks.

“The next step is for him and some of his people to come to Green Bay and really walk through some of the sites we would like his advice on,” Schmitt said.

Cordish Co., he said, is one of three or four premier developers in the country.

“We are looking to partner with a significant, well-known, well-established organization who has done it before and who has a successful track record, Schmitt said. “Cordish is one of those developers.”

Not the only one, though.

The city is meeting with a southern California developer Thursday and is working on making contact with a third.

“We want to have the right project, the right partnership in place this year,” Schmitt said. “These things take time, however it’s not something we’re going to wait a couple of years on.”

[JT-MI]

Downtown Green Bay hotel may see major expansion

Days Inn plan includes 12- to 14-story tower

By Jose de Jesus and Karen Rauen
jdejesus@greenbaypressgazette.com
krauen@greenbaypressgazette.com


A local developer on April 6 will present the Green Bay City Council with a plan to expand the downtown Days Inn to 12- to 14-stories.

The city’s Advisory Committee Tuesday asked developer Russ DeMille to present the City Council with a more detailed plan — including a visual presentation and a financial outline — of the possible tower on the north end of the Days Inn. The addition would include parking, hotel suites, condominiums, a restaurant and a banquet facility overlooking the Fox River.

“I think this is good news,” DeMille told the committee.

DeMille said it would take a good design that’s marketable, both in price and identity, to make the project work.

“If they are too high-priced the project is not going to happen,” he said.

DeMille also told the committee he would need to purchase land near Washington Street from the city in order to continue with the plan.

Part of the overall project includes a complete renovation — inside and outside — of the Days Inn.

While the interior renovation is already in full swing, DeMille said, the exterior facelift would begin as soon as weather permits.

“It would look like a brand-new complex,” he said.

Days Inn owner Mohammad Rashid is in the process of putting more than $750,000 worth of work into the building with new beds and carpeting, improvements to guest rooms, a new whirlpool and pool deck. Rashid, of Appleton, has owned the hotel for eight years.

Rashid is working with DeMille and Fred Fleck to study the expansion.

Green Bay Mayor Jim Schmitt said he has had preliminary discussions with Rashid about the proposed development and said the city would be interested in a 13-story condominium development at the Days Inn.

“The time comes when you have to do something substantial to make an impression,” Rashid said.

[JT-MI]

Green Bay mayor, Washington commons owners tussle via mail over downtown vision

Schmitt’s redevelopment plans don’t include mall

By Richard Ryman
rryman@greenbaypressgazette.com

Green Bay Mayor Jim Schmitt was conciliatory toward the owners of Washington Commons on Monday but did not change his position on how he thinks downtown should be developed.

Development Associates, which owns the former downtown mall, upbraided the mayor in a letter last week, saying its plans and interests are not included in the city’s downtown development plans, and the mayor’s comments are making it difficult for them to be successful.

“This whole thing boils down to we don’t share the same vision,” Schmitt said Monday. “The Development Associates individuals are nice guys. I do plan on calling Tom Schumacher today and see if we can get together, be professional and be gentlemen about this.”

Schumacher said Monday Development Associates’ “primary intention is certainly to work with the city,” but the company made it clear in its letter last week that discussions with the mayor would be “more cautious and formal.”

Both parties said they did not intend to discuss their differences in the media. Development Associates sent copies of its letter to city aldermen, one of whom apparently made it public.

Development Associates is riled because the mayor has stated a preference for rebuilding the street grid, which would require removing parts of the former mall, or entirely replacing the 7.2-acre structure with some other kind of development.

They also said in their letter that they do not want the mayor to seek a buyer for the property. Development Associates had provided the mayor with a letter setting terms for a sale, but said they were not happy with his public statements about a possible sale.

“You by no means ‘have our blessing’ to seek a buyer for our property,” the letter said. “Please consider the terms of the aforementioned letter withdrawn, not because of our inflexibility, but due to your actions and statements.

“Also understand that your public statements on both the grid and sale issues constitute, in a real way, an inverse condemnation of our property.”

Development Associates asked for a written response as to whether the city intended to condemn Washington Commons.

In a return letter, Schmitt said restoring the street grid “is a long-term vision,” and “at this time, neither the Council nor the RDA has initiated condemnation proceedings against any property owned by Development Associates.”

Schmitt also wrote that he “will consider the offer letter (with sales terms) sent by your partner Andrew Hilliard to be withdrawn.”

Schmitt said Monday the city has “high expectations” for the property, which he believes could be a $50 million development. Development Associates paid about $5 million for the property.

“I can work with anyone who has high standards and sees this as the city of northeast Wisconsin. When you own 7.2 acres of it, you need to realize how important your projects are not only to the city, but to the whole of northeast Wisconsin,” he said.

Development Associates and the city also disagree on a special assessment for a walkway through the mall connecting Adams and Main streets. The city believes the special assessment, similar to the kind homeowners receive for new sidewalks, should be paid beginning in 2005. Development Associates believes payments should begin in 2009, Schumacher said.


Washington Commons
• Owner: Development Associates

• Address: 320 N. Adams St., Green Bay

• Size: 460,000 square feet of leaseable space. Includes J.C. Penney building, but not former Boston Store and Younkers buildings.

A brief history

• Opened Aug. 4, 1977, as Port Plaza Mall with two anchors and space for 99 smaller stores.

• 1986, Metropolitan Life Insurance Co. buys Port Plaza Mall from Mansur & Associates of Chicago.

• December 1997, Whitehall Funds of New York buys Port Plaza and nine other malls from Metropolitan Life. It names Zamias Services Inc. of Johnstown, Pa., general manager.

• March 2000, Boston Store closes.

• Feb. 28, 2001, Zamias ousted as manager of Port Plaza Mall.

• November 2001, Development Associates, a group of Green Bay investors, buys Port Plaza Mall and changes name to Washington Commons.By the time of the sale, many retailers had left the mall and more would leave over the next four years. JC Penney, the remaining anchor, has not announced a departure, but is building a new store in Ashwaubenon.

Conceding national retailers prefer suburban malls, Development Associates says it is pursuing a mixed-use strategy which would include college classrooms, offices, entertainment venues, specialty retail and restaurants.

• July 25, 2004, Younkers closes.

[JT-MI]

Green Bay mayor wants action on old Younkers site

Juza tweaks plan for downtown redevelopment
By Karen Rauen
krauen@greenbaypressgazette.com

March 14, 2005

After slipping off the radar for a couple of months, Tom Juza’s plans for the former Younkers building in downtown Green Bay will be back before the Green Bay’s Redevelopment Authority later this month.

“We need to bring this to a decision point,” said Green Bay Mayor Jim Schmitt. He will likely call a special meeting of the RDA on March 24.

“He has changed and actually improved his project quite a bit,” Schmitt said. The developer has revamped his plans since his last public presentation, bulking the $22.9 million development up to about $32 million.

Juza said he’s eager to bring his plans to the RDA and move forward with the project.

The project includes:

• Commercial space geared toward such things as delis, coffee shops, bookstores and offices

• A boutique-style hotel with 45 upscale suites

• A residential component with penthouses, condos and urban-style flats for rent.

Schmitt said Juza’s Younkers redevelopment is dependent on the activated waterfront laid out in the city’s recently adopted downtown plan.

That vision, put together by Boston-based landscape architect StoSS and Milwaukee-based Vetter Denk Architects, extends piers out over the east side of the Fox River — with room for public gatherings — and welcomes boaters with transient docks. On the west side of the river, the plan creates a softer image with enhancements to the water’s edge and additional plantings.

How those riverfront enhancements will be funded remains at issue. Schmitt hopes the city will be able to use some tax increment financing from development projects along the river to build the boardwalk system, but Juza maintains he needs the tax-increment finance dollars to prepare his site for development, Schmitt said.

“We just need to work out a mechanism that’s going to work out for both of us,” Schmitt said. “It’s something we would expect from any developer.”

The city still needs details on Juza’s financing for his project, Schmitt said.

The downtown plan also calls for development of Admiral Flatley Park and the site immediately south of the new Nicolet National Bank building.

Bringing Juza’s project back before the RDA ramps up attention to the north end of Washington Street, where developers have also proposed a 12- to 14-story tower adjoining the Days Inn.

Juza supports expansion of the Days Inn and would like to see Washington Street remain as is. Juza has reservations about the development of his northern neighbor, Admiral Flatley Park.

“I thought I was buying the corner lot,” Juza said.

Schmitt said the city is committed to its downtown plan, which straightens Washington Street and opens Admiral Flatley up for development.

“The city adopted a comprehensive plan for the downtown, which talks about reinstating a grid system and development of four sites along the waterfront,” Schmitt said. He maintains that there is room for development on both sides of North Washington Street.

Juza said he hopes Washington Commons owners Development Associates can succeed with their plans for the downtown mall.

“We like all the activity downtown,” Juza said.

Tensions have been on the rise between Washington Commons owners and the mayor’s office in recent weeks. Development Associates upbraided Schmitt in a letter earlier this month, saying its plans and interests are not included in the city’s downtown development plans, and the mayor’s comments to that effect are making it difficult for them to be successful. Development Associates sent a second letter last week reiterating its concerns.

Two members of Development Associates, Russ DeMille and Fred Fleck, are working with the Days Inn owner Mohammad Rashid on the proposed expansion there. DeMille is expected to present the Green Bay City Council with a more detailed plan at its April 6 meeting. The addition would include parking, hotel suites, condominiums, a restaurant and a banquet facility overlooking the river.

Schmitt hasn’t seen anything from the Days Inn yet and is concerned about bringing DeMille before the April 6 council meeting.

“I don’t know if that’s the best process. It’s a very public process,” Schmitt said.

[JT-MI]

Council reviews downtown projects

By Karen Rauen
krauen@greenbaypressgazette.com

March 16, 2005

Green Bay aldermen Tuesday were confused about what exactly they had or had not committed to when they gave their unanimous blessings to a downtown design plan developed by Boston-based landscape architect StoSS and Milwaukee’s Vetter Denk Architects.

The city’s Advisory Committee Tuesday met with developer Tom Juza to talk about his plans for the former Younkers site.

Juza laid out the issues that still need resolution before work can start on his proposed redevelopment of the long-time downtown retail site:

• The possibility of Admiral Flatley Park being developed.

• How much, if any, of Juza’s tax increment will go toward building an extensive boardwalk system called for in the city’s vision for downtown.

• What are the detailed plans for that boardwalk system.

“With Flatley Park being developed by John Vetter, or whoever, that affects our project big time,” Juza said.

If the park stays, Juza said he can beef up his $32 million project at least another $3 million by adding additional hotel rooms to the north side of the development.

“I’m not sure if Admiral Flatley development is the best thing for the city,” Juza said.

In October, the council unanimously backed a plan that calls for:

• RiverTower — a $25 million to $40 million “signature” mixed-use building at North Washington and East Walnut streets. The building could stretch 20-stories tall if the market demands it. It would include underground parking, ground-level retail, mixed-use office, condominiums, commercial office space and penthouses.

• Main Street site — a $15 million development in lieu of Admiral Flatley Park.

Along the river itself, the plan works to draw people to the water. It advocates extending piers out over the water — with room for public gatherings — and welcoming boaters with transient docks.

Not forgetting the west side of the river, the plan creates a softer image with enhancements to the water’s edge and additional plantings.

The long-term comprehensive downtown plan goes further, encouraging the city to reclaim its street grid system to re-establish a neighborhood feel. In other words, get rid of Washington Commons and find a “better and higher use” for the land underneath.

At issue is whether the city promised that Vetter Denk would have the right to develop the site south of the new Nicolet National Bank building and Admiral Flatley Park.

“I’ll just ask every member that’s here: Was anybody under the illusion that we were committing to the development of that park when we approved those plans?” Alderman Guy Zima asked. “No one had that thought. If our staff pulled that across on us.”

“John Vetter did say in his presentation to us that he gave us the development and for that he wanted development rights to two parcels: the Flatley Park, and it was even talked about we’d still keep a monument there or something, and the south side of the Nicolet project,” said Alderman Tom Weber. “That’s my recollection of his presentation.”

“At this point gentlemen, because we want to make sure the facts are correct, I would suggest you have us review the stuff and bring it back in closed session, we can show you our position from a litigation standpoint,” said city attorney Jerry Hanson.

The committee took Hanson’s advice and asked the city’s legal department to review meeting minutes and agreements regarding the downtown plan.

[JT-MI]

City, developer clash over downtown plan
Conditions set for project

By Karen Rauen
krauen@greenbaypressgazette.com

Tom Juza’s proposed $38.7 million Younkers redevelopment plan saw a setback Wednesday as Green Bay’s Redevelopment Authority approved terms that fall short of what the developer had hoped for.

The 15 terms and conditions, Juza said, short him on the tax incentives he needs to make his project happen, don’t guarantee him boat docks or the ability to put tables and chairs on the boardwalk, and give away his “corner lot.”

“We were completely blindsided by the RDA’s proposal,” Juza said.

Juza’s plan calls for redeveloping the long-time retail site into a mixed-use development that would include a hotel, condominiums, apartments and commercial and restaurant space.

Under the RDA’s stipulations, Admiral Flatley Park will be developed, something Juza says will detract from his project by eliminating the “corner lot” views. Milwaukee-based Vetter Denk Architects will present its proposal for a development on the park to the RDA next Wednesday.

Juza, who maintains he was guaranteed corner lot views, will take his case to the Green Bay City Council that night, when it is set to review the terms approved by the Redevelopment Authority.

“We’re going to present our plan and we’re going to let them take a vote,” Juza said. “If they take a vote that they would rather see the park being developed, then we’re going to step aside.”

The terms, which will be the subject of continuing negotiations between Juza and city officials, call for, among other things:

• Development on Admiral Flatley Park, as called for in the city’s downtown plan. The city will guarantee that development on the park won’t block all riverfront views from the north side of Juza’s project.

• The city to retain ownership of a 50-foot easement along the river, but Juza can apply for the necessary permits to place tables and other items in the city’s right of way.

• Boardwalk plans to be approved “at the sole discretion” of the city, with input from Juza. The boardwalk is dependent on council approval and appropriate financing.

• Juza to receive up to $7 million of tax-increment financing on a $38.7 million project. That number will be adjusted if the project is scaled back. Tax-increment financing would allow property tax revenues generated by improvements to the Younkers site to be used to pay for utilities and other public construction.

• Juza to be responsible for the costs associated with acquiring and removing the overpass connecting the Younkers building to Washington Commons.

• The city to have the right to begin marketing the property to other developers as of April 25 if the city and Juza haven’t reached an agreement.

Green Bay Mayor Jim Schmitt maintains the terms are a fair compromise.

“All the (tax) increment is going to that project,” Schmitt said. “That was a bold move on our part.”

Juza says differently. His math shows the project supporting $8.85 million in tax increment. He asked for $7.6 million to help make his site buildable.

But Schmitt said those figures are based on flawed assumptions and that $7 million is all the increment the development can support.

“It has been nothing but difficult to get to this point and I’ve got $450,000 of out-of-pocket expenses,” Juza said. “If the city is ready for us to bring our building down there, then we can continue discussions.”

At the city’s urging, Juza has bulked his project up since his original November presentation to the $38.7 million mark trying to meet what he sees as a “moving target.”

Buildouts for tenants will bump the project’s value to more than $45 million.

“The message the city of Green Bay has sent to Thomas J. Juza Custom Home and Design today is that they would rather see a proposed $10-to-$15 million building by John Vetter and not have a $45 million hotel and a … project from Days Inn,” Juza said.

Schmitt said he likes the project and wants to see it work on the city’s waterfront.

“This project is not just about Tom Juza. This project is about the comprehensive waterfront plan,” Schmitt said, referencing the City Council–approved downtown redevelopment plan.

“We need a developer that understands that this is a total waterfront development project,” Schmitt said. “They need to work comfortably with all the projects along the waterfront.

“He understands that, or used to understand that.”

[JT-MI]

Ground broken on Green Bay’s downtown condos
Developer calls drawing residents to urban area ‘critical’

By Karen Rauen
krauen@greenbaypressgazette.com

Downtown living was kick started Tuesday with a gold-tipped shovel and a parking lot full of well-wishers as Vetter Denk Architects OF Milwaukee broke ground on their $8.4 million, 24-unit condominium project.

With a large rendering of Riverfront Lofts and a Selmer Co. construction trailer behind him, Vetter Denk principal John Vetter told the crowd that bringing residents downtown was “critical.”

“If we can bring people to the waterfront … everything else will follow,” Vetter said. The Riverfront Lofts project, he said, has raised awareness about urban living.

Calling them “urban pioneers,” Vetter thanked the buyers, “who made an investment into the community, into the vision and into the vibrant urban neighborhood which will start right here today.”

Mark Albright knew he wanted to buy a condo and when he stumbled on Vetter Denk’s project downtown Green Bay, he was sold.

“When I come home from work, I want to be able to just relax and not have to do yard work,” Albright said.

Vetter Denk brought the Riverfront Lofts project to the city last June and has since also created a comprehensive downtown plan for the heart of Green Bay.

“There’s a real vision that people can put their arms around and embrace,” Vetter said.

He will also present plans for another development at Admiral Flatley Park to the Green Bay’s Redevelopment Authority and City Council today.

[JT-MI]

Development bidders plan to meet, discuss downtown compromise
Three scenarios for downtown reconstruction in disaccord

By Karen Rauen
krauen@greenbaypressgazette.com

Three would-be North Washington Street developers are headed for talks with one another in hopes that the city can facilitate all three projects.

Russ DeMille and Fred Fleck, partnering with Days Inn City Centre owner Mohammad Rashid, said they hope to build a 14-story Beaumont Tower adjoining the downtown hotel. To do so, Washington Street would need to remain curved and Admiral Flatley undeveloped.

Vetter Denk Architects wants to straighten Washington and build a $25.2 million development at Admiral Flatley, as is called for in the comprehensive plan the Milwaukee-based firm helped create for downtown Green Bay.

Thomas J. Juza Custom Home and Design has redevelopment plans for the former Younkers site, but doesn’t want its views obstructed by Vetter Denk’s 17-story project.

“The only way we’re going to settle it is to get all the developers together,” said Alderman Carl Arnoldi, who represents the downtown district.

More than four hours of talk about which North Washington Street developer would get his way came to an end early Thursday morning as the Green Bay City Council directed staff to facilitate a meeting between the three developers and report to the Advisory Committee in two weeks.

“There are three good projects, but there are some issues with each one,” DeMille said. “We’ll go in with an open mind.”

Green Bay Mayor Jim Schmitt said he’s optimistic about bringing the three developers to the table. He prepared a letter for all three asking for their timetables, market studies, personal guarantees, financials and status for financing.

“I sent a letter today asking for this information … to know that these projects are real,” Schmitt said. He expects to coordinate a meeting by the end of next week.

“I would like to think that we could work together, as long as we adhere to the comprehensive plan that was adopted in October,” said John Vetter, a principal of Vetter Denk Architecture.

The comprehensive plan, which won unanimous approval from the Green Bay City Council in October, works to draw people to the waterfront. It advocates extending piers over the water — with room for public gatherings — and welcoming boaters with transient docks.

Some aldermen backed away from their support of the plan at Wednesday’s meeting and told Vetter that approving the plan didn’t mean the city had to follow it.

The plan, Schmitt said, has been a focus for his administration. “To have a handful of people try to renege on the plan or to change the plan … for no good reason … just doesn’t make sense to this community.”

The Green Bay City Council sent back the Redevelopment Authority’s recommendation that city staff draft an eight-month planning option for Vetter Denk’s proposed Astor Place and The Market at Astor Place project on Admiral Flatley Park.

The delay in the eight month planning option worries Vetter because of the message the council’s action sends about the comprehensive plan for downtown.

“I think that’s what’s at risk,” he said.

Vetter returned to his Milwaukee office Thursday to find e-mails from Green Bay residents.

“It’s amazing the public support and outcry that I’ve just received personally,” he said.

Despite the cool response from some aldermen Wednesday, Vetter maintains his firm still plans to deliver on its promises.

“We’re still very excited about not only the Riverfront Lofts, but the entire downtown plan that we unveiled to the city in September,” Vetter said Thursday. “We’re still extremely committed and devoted to making that a reality.

“We’re not going to let the community down. It won’t be us.”

The City Council also heard from developer Tom Juza and his architect Jim LaPlant Wednesday about the proposed Younkers redevelopment.

Juza told the council he was continuously pulled off agendas at the mayor’s request. Schmitt agreed, saying the developer and city couldn’t find common ground on tax-increment finance issues.

In a TIF district, property tax revenues generated by improvements within the district are used to pay for utilities and other public construction during the life of the TIF.

Juza has said he needs the tax-increment to deal with issues on his site such as asbestos abatement, demolition and excavation. Schmitt told the council he was reluctant to bring them a project that requires all of its increment.

“I just had this feeling that this council wouldn’t accept a project that used 100 percent TIF,” Schmitt said. “If this council, if you’re telling me you’re willing to give a developer … 100 percent (TIF) financing, then I’m learning too.”

Alderman Guy Zima, the council’s most vocal opponent of TIF, told the mayor that he was wrong to not bring Juza’s proposal before the council.

“All these things that he’s doing here are barely leveling the playing field,” Zima said. “That doesn’t sound anything like the subsidies we’ve given to other people.”

The City Council extended Juza’s exclusivity clause on the Younkers site an additional 60 days.

Juza recommended the city come up with guidelines for how development proposals should proceed through the city, pointing out that the three developers before the council Wednesday all took different paths.

[Fiddlerontheruf]

I know this may sound ignorant, but does green bay even have a downtown? I mean a central business district, not neccesarily tall buildings. I can't find any pictures online anywhere that show a discernable central area, including the ones you just posted.

[Clashman]

Green Bay has a "downtown", but it isn't much of one. A lot of that is due to the Port Plaza mall, (now called Washington Commons), which when it moved in destroyed a lot of old businesses and basically the concept of Green Bay's downtown. After the PPM was built in the late 70's, the focus of the city was lost and dispersed outwards to the suburbs. Green Bay has been trying to recover from it ever since. They've had some success in revitalizing Broadway by moving in nice little coffee shops like Kavarna and whatnot, but they haven't thus far succeeded in really redeveloping downtown into the center of the city/metro area. There have been big plans like the ones being discussed here for downtown for at least 8 or 9 years but they haven't managed to take off yet. Former Mayor Paul Jadin was a big proponent, if I recall correctly. It sounds like these might be closer than the other ones ever got, so let's hope so. Green Bay needs something to drag it out of the muck, (literally. The Fox river is outright filthy).

[JT-MI]

Posted Apr. 12, 2005

Adams Street Station is good to go
Complex will include nightclub, pizzeria, New York-style lofts

By Richard Ryman
rryman@greenbaypressgazette.com

Jazz, pizza and pastry are coming to the corner of Adams and East Walnut streets.

To be called Adams Street Station, the three-building complex that was home to Schauer & Schumacher Furniture until 2001 will house three entertainment businesses as well as five New York-style lofts.

The businesses will be:

• 109, a jazz, blues and dance nightclub owned by Clarence Crane and Tyrell Sims.

• Moonshines, a pizza restaurant and speakeasy, owned by Brian Peot and Chris Knuth, who also own Oxfords on Washington Street.

• A European-style cafe and pastry shop. The owners have not been identified.

The city Protection and Welfare Committee approved liquor licenses for 109 and Moonshines Monday night. The city council will take them up April 19.

Larry Webster, vice president of The Creative Group, which owns the property, said Adams Street Station will open in August, close to the scheduled completion of the new Cherry Street parking garage in September.

“I think we can retain people downtown after 5 p.m. and appeal to conventioners,” Webster said of the development.

109 will include back-to-back bars, with one oriented toward live entertainment and the other toward a dance area. The space can be divided or opened up as needed. The live entertainment side will include two grand pianos in the floor-to-ceiling front windows.

“We’ve always wanted to be club owners,” Sims said. “There’s something about downtown Green Bay that’s screaming for live entertainment.”

Webster said the establishment is aiming for the older, professional adult clientele.

“It will be familiar to any who would remember the Top Shelf days,” said Michael Schwantes, president of The Creative Group.

“The carrot was the visibility in the windows. What facilitated this is now we have parking,” Webster said. “Whoever came up with that idea for parking sure helped our properties.”

Webster said the black-tin covered 15-foot ceilings were also an attraction.

Moonshines will include a pizza parlor in front on the ground floor. A moving brick wall will open to a 1920s-style speakeasy in the rear of the ground floor. A second floor will include a bar and pool tables.

Webster said the unnamed owner of the cafe and pastry shop is an experienced pastry chef. The business will occupy the former funeral home building facing Adams Street.

The loft apartments will be on the second and third floors of that building, which will have a new elevator. The apartments will be 800- to 1,000-square feet.

All three businesses will open onto a European-style courtyard in the rear of the buildings.

Design and construction are being done by Schuh Construction Co.

[djcody]

I didn't know that these plans were in the mix. I'm glad to hear that Green Bay is taking the steps to revitalize their downtown. Keep the news coming JT-MI!!

[EastSider]

Great great great news. Really exciting to hear about.

[JT-MI]

Boardwalks, piers at center of proposal by StoSS
By Karen Rauen
krauen@greenbaypressgazette.com

Chris Reed calls it Green Bay’s new front porch, a place to come and sit for a spell.

“Hang out here — shoes off, feet up,” said Reed, principal of the Boston-based landscape architecture firm StoSS.

That’s how he envisions the riverfront redevelopment he presented Thursday, first to a crowd of about 280 at Downtown Green Bay Inc.’s Good Morning Downtown, then to the city’s Redevelopment Authority and Plan Commission, and finally at an evening open house.

“Wouldn’t it be nice … if we could go down to the river every day and really enjoy it for what it is?” Reed said.

Having spent the last few months studying regulatory and technical issues and meeting with Green Bay-area residents and stakeholders, Reed prepared three alternative waterfront plans. The options, with price tags ranging from $1.5 million to $18 million, include a simple path, a boardwalk system with pockets of grass and plantings and a series of large piers sloping down to the water.

“Both the pier and boardwalk schemes are high-quality, world-class schemes,” Reed said.

The city’s Redevelopment Authority and Plan Commission eagerly embraced Reed’s options, and both bodies voted unanimously to recommend that the Green Bay City Council pursue the boardwalk option. The council takes the issue up Tuesday.

“I’m really excited about this,” Alderman Chad Fradette told the members of the RDA and Plan Commission, assuring them that he will support their recommendation.

The boardwalk system, priced at $10 million to $12 million, includes multiple boardwalks that step up and down, creating overlooks and bringing visitors down closer to the water. The option incorporates plantings and grasses along the length of riverfront stretching between the Walnut Street and Ray Nitschke Memorial bridges.

The riverfront would be paid for with a combination of tax-increment financing from projects along the river, state dollars and private donations.

A survey asked Good Morning Downtown participants to rate the three options as undesirable, good, very good or excellent. Nearly all favored the piers or boardwalk system, several added comments urging the city to “be bold” and “do something substantial.”

Only two respondents preferred the path option, a choice that others labeled “not an option at all.”

“Green Bay needs to make a major change,” said Laura Baker, who works in downtown Green Bay. She favored the piers options. Big change on the river will bring more people downtown, she said.

All three options seek the same result — invite the city out to the front porch.

“I really like the idea of the boardwalk option; it would bring the most people downtown,” said Cory Borys, who works downtown. “There’s not many places on the river. It’d be nice to have more places to go and enjoy what the city has to offer.”

Having lived in Duluth, Minn., Borys has seen what an activated waterfront can do for a mid-sized city.

“There were some comments about how Green Bay doesn’t have the community to support something of this nature,” he said. “I lived in Duluth … it thrived.”

Reed is confident that Green Bay is city enough to support its riverfront.

“What we’re hearing is, ‘I want a place to bring a child down to the river. To watch the river,’” Reed said. “It’s about the river and it’s about families.”

As he flashed images of ships coming into Green Bay on the river, Reed called the scene “great theater.”

“We can’t invent this,” Reed said.

StoSS approaches the west side of the river with a softer touch, suggesting wetland terraces and possibly public access docks. That’s what the RDA and Plan Commission agreed they’d like to see on the river’s west bank.

Work to the west will come with a price tag of $2.5 million to $4 million, but additional funding sources may be available, Reed said.

Both east- and west-side treatments have upgrade possibilities down the road, if the city wants to continue improving its waterfront.

Pat Quinn, downtown property owner and president of Downtown Green Bay Inc., stopped Reed after the presentation to express his excitement.

“Maximize what you can do to an irreplaceable asset,” Quinn said. “Compel people to come.”



THE PLAN:
Riverfront Options

Piers

• $15 million-$18 million project.

• Consists of three large piers/platforms: one at the water, one sloping toward the water and one overlooking the water; requires extensive cutting down of the retaining wall; includes plantings; maintains the recreation trail.

• The pier system would slope down toward the water.

• Includes 12-15 transient docks and 13 leasable docks.

• “Here’s the idea that you make a very large move toward, something bold,” said Chris Reed, principal of Boston-based landscape architect StoSS.


Boardwalks

• $10 million-$12 million project.

• Multiple boardwalks that step up and down, creating different levels; doesn’t impact the wall; includes more grass and other plantings; maintains the recreation trail.

• Includes 7-10 transient docks and 18 leasable docks.

• “What that scheme creates is some really nice spaces for the waterfront,” Reed said. “I don’t feel the boardwalk scheme is a compromise at all.”


Path

• $1.5 million-$2.5 million project.

• Simple extension of the Fox River Trail with occasional plazas, no changes in level; maintains the recreation trail.

• Economical.

• “You can certainly be economical, but it doesn’t create the diversity of spaces, it’s not going to generate the activity that the other schemes are going to generate,” Reed said.

[JT-MI]

Posted May 18, 2005

Green Bay council votes to move forward with boardwalk
Vetter Denk also gets OK to plan Flatley Park project

By Karen Rauen
krauen@greenbaypressgazette.com

The city of Green Bay will push forward with an extensive boardwalk system lining the east side of the Fox River downtown.

At the Redevelopment Authority and Plan Commission’s urging, the Green Bay City Council on Tuesday voted 10-2 to move forward with plans for a riverfront boardwalk system, priced at $10 million to $12 million.

The plan, put together by Boston-based landscape architect StoSS, includes multiple boardwalks that step up and down, creating overlooks and bringing visitors down closer to the water.

The option incorporates plantings along the length of riverfront between the Walnut Street and Ray Nitschke Memorial bridges.

“This is an exciting night,” StoSS principal Chris Reed told the Green Bay City Council as he presented options for the city’s riverfront.

The council also voted 11-1 to add wetland terraces and possibly public access docks to the west side.

“I was just impressed to no end with the product you folks have put together,” said Harold Grimes, one of several area residents who stood to praise or criticize the redevelopment.

Other speakers worried about cost, the staging of projects, and whether the plantings would be able to thrive in the soils.

Alderman Guy Zima took Reed to task for not giving the city a “real” third option.

The east-side treatment was one of three options Reed presented to the city. The options, with price tags ranging from $1.5 million to $18 million, also included a simple path and a series of large piers sloping down to the water.

“I really think there’s something in between,” Zima said.

Zima and Gary Kriescher opposed the boardwalks, and Kriescher was the lone vote opposed to west-side enhancements.

The riverfront would be paid for with a combination of tax-increment financing from projects along the river, state dollars and private donations. Work to the west would come with a price tag of $2.5 million to $4 million, but additional funding sources may be available. The council action specified that no funds for the project would come from city’s general fund.

By an 8-4 vote, the City Council Tuesday also approved an eight-month planning option for Vetter Denk’s proposed Astor Place development. Aldermen Earl Van Den Heuvel, Andy Nicholson, Kriescher and Zima opposed the option.

The vote came after nearly an hour of questions and debate.

The Vetter Denk project includes a riverfront market; retail sites on Washington Street; condominiums; and parking.

Alderman Ken Dax urged the council vote on the issue.

“If we postpone this, we could potentially kill all three,” Dax said. “We need to take action.”

Zima worried that moving forward with the project could put the proposed Beaumont Tower expansion of the Days Inn City Centre in jeopardy.

Several area veterans have objected to the idea of development at the park, which honors Green Bay-born war hero Vice Admiral James Flatley Jr.

Vetter has worked to quell concerns by making the development more of a tribute to Flatley. Vetter Denk principal John Vetter said Tuesday he would dedicate the first level of The Market to Flatley and will consider naming that portion of the project after the war hero.

The StoSS plan gives the Flatley memorial a place on a raised terrace overlooking the river. Veterans, who had opposed a proposed development at the park, said they had resigned themselves to the idea that the monument would move, but they asked the city to upgrade the monument to a 6-foot tall bronze statue.

Green Bay Packers player Rob Davis, who was at Tuesday’s City Council meeting to support Vetter Denk plans to develop at Admiral Flatley Park, told the veterans he would donate $25,000 toward the statue and help raise more funds for the monument.

[Clashman]

I see Guy Zima is still on the city council there. That guy is such a wanker, and the last thing Green Bay needs right now.

[KingShizzznit]

Green Bay = Packers

I don't think any other town in America is known for just one thing more than Green Bay is known for the Packers. Green Bay will always be a small town with a football team. It's only natural that the leaders of this community take steps to further the city's importance in business areas as well as residential development. By the way, Packers suck!

[JT-MI]

Posted May 24, 2005

Downtown Green Bay park project casts off

By Karen Rauen
krauen@greenbaypressgazette.com

By next summer, boaters will be able to dock their boats along the west bank of the Fox River, canoeists and kayakers will be able to access the water from downtown and Green Bay will have a place to host festivals.

“It will be a nice place to come and enjoy and reconnect with the Fox River,” said Bill Landvatter, director of Parks, Recreation and Forestry for the city.

Although work on portions of the park began earlier this month, the vacant 7 acres of grass will start to take shape into a park in July. The finished product will be landscaped with trees and walkways. Rivergoers will be able to get out of their boats at transient boat slips, and large vessels will be able to dock at the north end of the site.

Transient boat slips may go a long way toward helping Broadway businesses attract customers.

“It’s one of the things we’ve been working on for years,” said Naletta Burr, director of On Broadway Inc. “It’s probably one of the biggest highlights.”

In addition to the city-owned 2.5 acres, the park includes 4.5 acres that are being leased for 10 years from Western Line Corp. That additional land will allow the park to host larger-scale special events such as festivals, picnics, and arts and cultural activities.

“Leicht Park is going to be a great venue to celebrate waterfront festivals and the uniqueness of our area,” Green Bay Mayor Jim Schmitt said.

Eventually, Schmitt said, the city will decide whether to make those 4.5 acres a permanent festival site or to create a larger festival park where the C. Reiss Coal Co. now operates south of Mason Street. He hopes that within the next 10 years the coal piles will be moved off the 40-acre riverfront site they occupy.

Regardless, the city-owned portion of Leicht Park will remain a park. Leicht Park will carry historical references to Fort Howard, which operated on the site from 1816 through 1852, with the exception of a few years in the 1840s.

A Leadership Green Bay group is hoping to raise funds for a statue of President Zachary Taylor, who served as commander at Fort Howard for 20 months.

Plans for Leicht Park have been in the making since Russell Leicht and his mother donated the 2.5 acres to the city in February 1999. Two months later an arson fire destroyed Leicht Transfer & Storage Co.’s warehouse on the adjacent property.

“It’s been quite a project … the idea that it’s breaking ground and things are actually happening is very exciting for everybody,” Burr said.

While the first phase of work at Leicht Park will be done this fall, Landvatter said additional improvements will be made in years to come.

[avissers]

Looks like the City and Juza are getting closer to a deal on the Younkers property. This has only taken what, two years?

Plus another interesting bit of news mentioned in the article is local developer Paul Kaczrowski is proposing two twin 10 story condo towers and retail near the Tundra Lodge. They seem a little bit out of place and scale in this area to me. Of course this is the same guy that failed to get the Kaukana Dog Track turned into a hotel/convention center/water park and failed at his attempt at the 14 story office building Prestige Place (NEC of Walnut and Washingon) a short time ago. Looks like he needs a lot of help with financing which with Guy Zima on the Council is one negative vote already...

http://www.greenbaypressgazette.com/news/archive/local_21430979.shtml

Younkers redevelopment plan hinges on TIF funding

By Mike Hoeft
mhoeft@greenbaypressgazette.com

After a five-hour meeting Tuesday, the Redevelopment Authority and developer Tom Juza were one sticking point away from agreement on a $38 million redevelopment plan for the former Younkers site in downtown Green Bay.

But it’s a sticking point that could scuttle the deal. It concerns delayed disbursement of $7 million in tax-increment financing funds to allow the developer to prepare and clean the site.

After the meeting, Juza told news media he hoped that a compromise could be reached when the City Council takes up the issue June 21.

“I’m excited that we’re down to one issue,” Juza said. “We hope to move forward on the project.”

Juza’s plan calls for redeveloping the long-time retail site into a mixed-use development that would include a hotel, condominiums, apartments and commercial and restaurant space.

Since March, the city and Juza have debated 15 terms and conditions set by the city.

The city will relocate Admiral Flatley Park in accordance with the comprehensive waterfront plan. The city will guarantee that development on the park won’t block all riverfront views from the north side of Juza’s project.

The RDA agreed to Juza’s maximum cost at $571,000 in acquiring the overhang that connects the Younkers building to Washington Commons.

However, the RDA disagreed with Juza’s proposal on disbursing $7 million in TIF funds. Juza proposed receiving the funds less the $1.35 million purchase price of the building and less overhang price. Juza wants the remaining funds by May 1, 2006 to pay for site demolition and cleanup. But the RDA said the funds would be prorated, with Juza paying $8 up front for every $2 he receives in TIF funds.

Juza’s exclusivity clause on development rights was extended to June 25. The RDA also agreed that if Juza’s proposal is not approved by the council on June 21, Juza would receive his $75,000 back.

In other action, the RDA heard a proposal from local developer Paul Kaczrowski on developing land south of Lombardi Avenue near Tundra Lodge Resort and Waterpark.

Kaczrowski said the Lombardi Park Center, valued at $65 million, would include a 127-room hotel, twin 10-story condominium project with retail shops and a grocery store.

“It’s going to be a great asset and addition to Green Bay,” he said.

The site is roughly between Lombardi and Potts avenues and Holmgren Way and Ashland Avenue.

He envisioned creating 12 monuments to legendary Green Bay Packers players and changing existing street names of Progress, Advance and Forward to Reggie White Way, Bart Starr Drive and Legends Lane.

Kaczrowski said he may need city help in acquiring three properties. He also would need $4 million in TIF money for phase one, and about $15 million in aid for phase two of the project.

The proposal was referred to city staff for evaluation at the RDA’s meeting in July.

[avissers]

A rendering of what the east side of Green Bay, WI could look like if the recent Downtown Comprehensive Plan, approved by City Council, that was done by Vetter Denk and Stoss takes shape.

http://www.geocities.com/arvissers/DowntownGreenBayEastRendering.jpg

A rendering of the Tom Juza project. The building on the right with the slender tower is the existing vacant Younkers building that will be partially renovated and razed. The building on the left will be an entirely new hotel and condo tower.

http://www.geocities.com/arvissers/JuzaYounkersProposalGreenBayWI.jpg

The details:

Location: Former downtown Younkers site

Key components: Hotel with 78 rooms and 20 condominium suites; 36 condominiums; 32 apartments; four restaurant spaces; 10 retail spaces; 450 parking stalls; total of 167,175 square feet.

Developer: Thomas J. Juza Custom Home and Design, Hobart

Investment: $38.7 million

This rendering shows how the Juza proposal and the Astor Place proposal by Vetter-Denk (17 Story condo and market) will co-exist. A main concern by the Juza team is that river views will be blocked on the Younkers project if the Astor Place Development is built.

http://www.geocities.com/arvissers/VetterJuzaProposal.jpg

Currently, the Astor Place Project has a planning option granted by the City Council on the property for nine months while the Juza's planning option has been extended time and time again and will expire at the end of June 2005. The planning option will allow Vetter-Denk time to do a feasability study and do pre-sales to determine how many units and what price the units may go for.

The details:

Location: The current Admiral Flatley Park site at Main and North Washington streets

Key components: Riverfront market with two market levels for permanent vendors including A'Bravo Cafe and Coffee Shop and an organic grocery store, a third level would be used for banquets; retail sites on Washington Street; condominiums and parking.

Developer: Vetter Denk Architects, Milwaukee

Investment: $25.2 million

http://www.geocities.com/arvissers/VetterProposal3.jpg

This is another view of the east side of downtown Green Bay. The three buildings that are lit up have been proposed by Vetter-Denk. The development on the left is the 17 story Astor Place Development. The development in the middle is the Riverfront Lofts which is currently under construction. 22 of the 26 units have been sold. The first condo development in Green Bay seems to be pretty popular. The units ranged from $180,000 to $699,000. The building on the right is located on the most prominent corner in Green Bay, and the Mayor requires any development on this corner to be at least $40 Million Dollars and the tallest building in Green Bay. Vetter-Denk has not submitted any formal plans as of yet (as they are trying to determine interest from Green Bay's more prominent companies office needs) but initial reports show the building as 20 stories.

http://www.geocities.com/arvissers/VetterProposal2.jpg

Last but not least (no picture or renderings), the Beaumont Tower was proposed but not much has been spoken about this project as of late. This would be an addition to the Days Inn in Green Bay that is under renovation. More than likely if Astor Place gets built, this project will not happen.

Location: Days Inn City Centre, 406 N. Washington St.

Key components: Days Inn renovation, 14-story tower adjoining the hotel, which would include parking, 83 hotel rooms and suites, 28 or more condominiums.

Developer: Fleck & DeMille, LLC and Rashid Enterprises, Green Bay

Investment: $21.66 million

[ReddAlert]

couldnt see the last two pictures. The first ones however were excellent. Things are looking good up there, im kind of excited.

[avissers]

If the pictures do not load up try this link to see them on a web page...

http://www.geocities.com/arvissers

Also try this one for a different shot

http://www.geocities.com/arvissers/index2.html?1118874914655

Hope this works. Still learning how to post pictures. Any advice would be appreciated. Thanks.

[JT-MI]

It'll be a big change for the best in Green Bay, that's for sure

[avissers]

Here are some excerpts from the Redevelopment Authority Meeting that took place on 6/14/2005 regarding some of the projects going on in Green Bay. The first excerpts are from the Tom Juza Younkers property project, again this project has been on the boards for a while, with numerous changes and delays. It looks like it might make it to City Council for approval soon.

5. Consideration of and possible action on development agreement with Thomas J. Juza Custom Homes.

R. Strong gave background information on this item. The last time the two parties met, there was a list of issues that needed to be worked out. T. Juza would like to address these issues.

A motion was made by M. Schuller and seconded T. Weber to open the meeting to the public. Motion carried.

T. Juza indicated that there are sixteen items on the list of issues and that he would go through each. He indicated that Items 1-5, 8, 10, 12, 13 were all agreeable to both parties.

Item 6 involves the overhang and the associated costs that shall be resolved by the developer. There was discussion about the square foot cost of this space. T. Juza is negotiating to purchase the overhang and is willing to be responsible for up to $571,000 in these costs. Should T. Juza not be able to purchase the property, the City would use condemnation and assume financial costs above $571,000.

Item 7, use of TIF funds on a proportional basis is an issue with T. Juza. He indicated that the 80/20 proportional proposal use of the TIF funds would not work and would like that item reconsidered by the RDA.

Item 9, the City wanted to obtain some proforma information from him and this would be forthcoming. T. Juza would like Item 11, the exclusivity clause, to be negotiated further.

Regarding Item 14, T. Juza said the street cost was not a problem. With Item 15, he indicated that he wants to do the project and thanks the RDA for all of their support.

A motion was made by M. Schuller that the RDA agrees with Item 3, that $7.3 million in TIF money can be used for the project. Item 6, the RDA would limit the amount that T. Juza would be responsible for regarding the overhang at $571,000. Item 7, the RDA disagrees with the developer and wants the split to stay at the 80/20 ratio that the City indicated. Item 9, regarding the proforma information; this information must be delivered to R. Strong in the City Planning Department by end of business on Friday, June 17, 2005, so that staff can review the information before the City Council meeting on June 21, 2005. Item 11, exclusivity clause, will expire on June 25, 2005 for this site and if the Council does not approve a development agreement at it’s June 21, 2005 meeting, the $75,000 option fee will be returned to the developer. All other points were agreed to by the RDA. This motion was seconded by T. Weber. Motion carried.

1. The City will retain 50 feet along the river. The Developer shall receive an easement for the necessary tables and chairs and other obstructions within the Cities Boardwalk for patrons of businesses and residents to utilize. All restaurants are to be allowed to provide full services within easement. The City cannot guarantee the number of feet prior to final design plans for the boardwalk.

2. The boardwalk plans shall be approved at the sole discretion of the City, with input by the Developer. The boardwalk construction is dependent upon Council approval and appropriate financing through TIF increment and other means. Juza Acquisitions, LLC has approved the Boardwalk plans that have been approved by the City Council but needs to be flexible to our building design including appropriate accommodations to Developer’s entrances & exits.

3. 100% of the TIF Financing supported by the project $7.3 Million based on a guaranteed assessed value of the project of $36,500,000.00. The project shall include public parking, a hotel, restaurant, retail and residential components.

4. It is the intent of the City to incorporate boat docks along the waterfront to benefit residents of riverfront properties and the general public. The location and number are to be determined and are subject to approval by other governing authorities. Docks will be provided on a pro-rata share among at least 4 waterfront projects, including the Younkers site, the Admiral Flatley Park site, Riverfront Lofts and a site located at the northwest corner of Walnut and Washington Street, containing residential components.

5. The City will relocate Admiral Flatley Park in accordance with the comprehensive waterfront plan. However, the City will provide a sight easement to the north of the project as follows: The easement will be a sight easement of 45o from a point 45’ east of the city’s setback (50’) on a line that bisects and runs with the north face of the building. Said line shall not be construed to be the property line.

6. The overhang and associated costs shall be resolved by the Developer. In the event that the Developer is not able to purchase the overhang, the City will commence eminent domain proceedings and Developer will cover City costs for acquisition up to $571,000.00.

7. The TIF funds will be drawn on a proportionate basis with all other funds or equities associated with the project. Example: If developer injects 80% of the total funds and City supplies 20% than each draw would be 80% developer funds and 20% TIF funds. This term has not been agreed to by the Developer.

8. Each draw would be subject to the same requirements as are required by other lenders involved in the project. Those requirements will include but are not limited to Lien Waivers, Holdbacks and Pre-Draw inspections.

9. The RDA/City will require, prior to final approval: Personal Financials; Corporate Financials, Proformas, Business Plan, Feasibility Study, Cash Flow Analysis, and Marketing Plan or other documents as are reasonable to request from time to time. The Developer is given until 4:30 PM on Friday, June 17th to provide to the Director of Planning any proformas, business plan, feasibility study, cash flow analysis and marketing plan relating to the project.

10. Language will be provided to allow borrower to list certain documents to be provided as “Confidential or Sensitive” and such documents will be viewed only in Closed Sessions of the body requesting. Some documents can be listed as “Extremely Confidential or Extremely Sensitive” and shall be viewed by a designated person/agent of the City/RDA and that person shall give his/her opinion of comfort regarding the information. The City/RDA shall designate such a person/agent. This agreement has been executed.

11. Developer’s exclusive rights to the Younkers property will expire on June 25, 2005. Should a development agreement not be approved by the City Council on June 21, 2005, the $75,000 option fee will be returned to developer.

12. It is understood that issues of collateral and issues of subordination need to be worked out. With regard to collateral a specific concern arises with the declining value of the total collateral as condominium units are sold.

13. It shall remain the right of the RDA/City to have outside agents provide expert opinion regarding various concerns, some of which are project value, costs, cash flows and security.

14. Developer will assume one half of the costs for street reconstruction of Admiral Flatley Court.

15. Developer shall purchase the subject property for $1,350,000.00, which shall be included in the TIF financing for the project.

16. Any grants applied for and received for the project shall be offset against the TIF funding for the project and the TIF supported funding offset by these grants shall be used by the City for construction of the boardwalks.

The following is an exceprt regarding the Paul K. Development near Lambeau Feild in Green Bay. Interesting, but as stated before - this guy dreams big and nothing ever happens. But it looks like he as at least go a big name hotel lined up for a part of the project.

6. Request by Paul Kaczrowski for assistance for redeveloping property in TIF District No. 7.

R. Strong gave a brief history of the project, reminding the RDA members that P. Kaczrowski’s presentation at the last meeting was in closed session, and asked that the meeting be opened to the public.

A motion was made by J. Blumreich and seconded by T. Weber to open the meeting to the public. Motion carried.

P. Kaczrowski presented a site plan indicating the properties he has control of and additional properties he is looking at for the entire project and site layout. The project includes a premier hotel, a grocery store, retail space, two ten-floor towers each comprised of five business floors and five residential floors. Construction could begin this year for Phase I.

Chairman Maier asked what the total investment would be. P. Kaczrowski indicated the investment in the hotel would be $11 million and the entire project, when completed, would be about $65 million. He indicated that the grocery store would be about 25,000 square feet with about 12,900 square feet of retail space on either side of the grocery store.

Chairman Maier asked how would the TIF request of $4 million be used. The developer stated that $1 million would be for public street projects and $3 million would be used for improvements. J. Blumreich asked if the TIF request would cover both Phases of the project. P. Kaczrowski said it would not. Chairman Maier inquired if the project could be completed in three years and P. Kaczrowski said no, but the project would begin the summer of 2005.

The hotel developer from Badger Midwest indicated that the Cambria Suites would compete with Hilton Hotels in the character and quality of the development. He indicated this would be a state of the art hotel and very upscale. He indicated that construction would begin September, 2005, and, hopefully, open September 2006. Premium rooms would face Lambeau Field.

T. Weber asked if there were any TIF projections. P. Kaczrowski stated there were not. He said that Master Fleet was ready to vacate as soon as the development agreement is in place. J. Blumreich asked if Project 3 is part of Phase I and P. Kaczrowski said it was. J. Blumreich asked if the land was under his control and P. Kaczrowski stated yes, for Phase I.

T. Weber asked if there were three property owners that must be dealt with. P. Kaczrowski stated that those three parcels would complete his control of all the area inside the proposed property area. T. Weber asked if there were plans for Forward Street to go all the way through to Potts Avenue. R. Strong stated that the Department of Public Works was working with the Village of Ashwaubenon to connect with a Village street. Both entities are working on what would be the best design. T. Weber asked if there was any land in this project outside of Green Bay city limits. R. Strong said that no TIF dollars would be used for any work done in the Village of Ashwaubenon.

Chairman Maier asked what the City needed from the RDA. R. Strong indicated that this item needed to be referred to staff to draw up terms for a development agreement. P. Kaczrowski’s attorney indicated that they would like to put together one agreement to cover both phases of the project and they would work with staff and report back to the RDA. T. Weber asked if the Planning Department was comfortable with this approach. R. Strong indicated that it was and that the TIF numbers needed to be run to see if the payback from this project meets the RDA and City Council expectations. T. Weber stated that he is not comfortable with the size of the TIF numbers, those numbers would be scrutinized.

Chairman Maier asked P. Kaczrowski if he wanted to present his concepts of the Phase II project. P. Kaczrowski said the towers would have pools, workout rooms and sunny exposures with lots of glass. He stated that he may need assistance with acquisition and relocation for some of the parcels. T. Weber asked how many condo units would be available and P. Kaczrowski said that 10,000 square feet would be available on each floor. The condos would be a minimum of 2,500 square feet per unit or 4 units per floor. He said some tenants may want more than the minimum 2,500 square feet and they would be willing to accommodate.

P. Kaczrowski introduced the artist to discuss streetscape for the project. A marketing plan was introduced with plans for renaming some of the streets to reflect the Packer image. The entrance would be a gateway with a series of monuments throughout the project for former Green Bay Packer players.

A motion was made by J. Blumreich and seconded by M. Schuller to return to the regular order of business. Motion carried.

R. Strong indicated that he would put together the terms for a Development Agreement for the next meeting. J. Blumreich asked staff to gather the details for this project and present it at the next meeting.

A motion was made by T. Weber and seconded by J. Blumreich to direct staff to work on this project and present their findings at the next meeting. Motion carried.

All in all, some exciting news. Hopefully things will start coming together.

[avissers]

Still unbuilt, waterfront condos go on market

Juza, city negotiating downtown development
By Paul Brinkmann

http://www.greenbaypressgazette.com/news/archive/local_21492125.shtml

pbrinkma@greenbaypressgazette.com

When the Green Bay City Council reviews waterfront plans Tuesday, developer Tom Juza plans to have a few sales commitments under his belt.

Juza published prices and a presale invitation Saturday for condominiums proposed at Admiral Place — the former Younkers building.

“Some city employees have said, well you don’t have presales, when are you going to market this project,” Juva said in an interview Saturday. “So, we want to get some presales under our belt.”

In a full-page ad in the Green Bay Press-Gazette, Juza announced presale discounts of $5,000 to $30,000 for condos ranging from $84,900 to $899,900. By late Saturday, he said, his firm had received 20 inquiries and two formal commitments.

According to Juza, someone committed buying one of the three large penthouses at the top of the price range, but he declined to name the buyer.

Alderman Tom Weber, a member of the city’s Redevelopment Authority that negotiated with Juza, said he’s not surprised by the announcement.

“It’s not uncommon for a developer to obtain presales before final approval,” Weber said. “If there was a ton of presales, I’m sure we’d consider that information, but I don’t know what effect it will have on our decision.

Last week, Juza and the Redevelopment Authority were close to agreement on the $38 million redevelopment plan.

But the final sticking point could be a large one — it’s about delayed disbursement of $7 million in tax-increment financing funds to allow the developer to prepare and clean the site.

Juza is hoping for a compromise Tuesday. His exclusivity clause on development rights expires Saturday.

If approved, Admiral Place would be the second new riverfront building to offer condominium units. Riverfronts Lofts to the south includes 26 units, most of which are listed as sold on the developer’s Web site.

[avissers]

http://www.ci.green-bay.wi.us/geninfo/astor_place.html

Astor Place Project Moves Ahead

The City Council recently approved an 8-month planning option for Milwaukee developer Vetter Denk's $25 million mixed use project in downtown Green Bay.

A planning option allows time for developers to pre-market their project, thereby increasing the odds of success. Following the 8-month planning option, the developer will enter into an agreement with the city. This agreement then must be approved by the City Council.

Astor Place will be located on the southwest corner of Washington and Main Streets.

A market area, tentatively called Metro Market, will occupy the ground level facing the Fox River. During the warm summer months, the market walls can be opened for an open-air market concept.

a'Bravo, presently located on Main Street near 3-corners, is planning on relocating to the Metro Market. They offer deli items and a coffee shop. Plans are also in the making for a small health food grocery. a'Bravo may also offer a banquet facility on the second level.

The ground floor will also feature areas for retail shops. This retail area will face Washington Street. And finally, a 17-story tower will house approximately 80 condominiums having a spectacular view of the Fox River and downtown Green Bay.

http://www.greenbaypressgazette.com/news/images/newsweb0514.jpg

This architectural drawing shows the metro market on the first level riverside. Planned items selling at the market are deli products, coffee, and health foods. The market will be open air during the warm months and enclosed during winter weather.

[avissers]

As mentioned above, The Beaumont Tower faces a tough road towards reality due to the Astor Place Project. In order for Astor Place to be constructed, Washington Street will need to be straightend. If Washington Street is straightend, then the area where Beaumont Tower is proposed to be constructed will be compromised. However, at the last RDA meeting a bit of hopeful news came out.

R. Strong stated he will be getting together with Mr. Vetter and the developers regarding the Beaumont Tower Project to discuss the Washington Street design. This meeting should occur sometime within the next month and R. Strong will report back to the RDA on the progress made.

[ReddAlert]

Astor Place looks like a really cool building. Ill say this again, Green Bay is really starting to impress me with whats going on. Its riverfront is going to be awesome when this all gets completed. Do you think Green Bay can support a mini condo boom?

[avissers]

Astor Place looks like a really cool building. Ill say this again, Green Bay is really starting to impress me with whats going on. Its riverfront is going to be awesome when this all gets completed. Do you think Green Bay can support a mini condo boom?

Honestly, it remains to be seen. I hope it can, because of the national attention the City gets for other reasons (namely the Packers). The condo phenomenon has taken off in places like Milwaukee and Madison here in Wisconsin, so one would think it could and would work in the 3rd largest city.

http://www.loftsontheriver.com/

The first all-new condo project downtown (with the link above) Riverfront Lofts has sold 22 of the 26 Units (84%) they had available so far. These were not all cheap units either (Price Range $189,000 - $699,000). Groundbreaking was just two months ago and occupancy is scheduled for Spring of 2006.

The Washington Street Apartments recently converted the buildings apartments into condo units and has been successful, however the retail portion of the building has been lacking in attracting tenants. In addition, there are also a lot less publicized, smaller “condo-only” projects that have been successful as well in the Metro area.

For Green Bay, the upper price range of all the units is going to be the key. Green Bay area residents seem to be rather frugal with their money, and it will have to be a great project for them to commit to buying a 2,100 square foot condo vs. a 3,500 square foot house for about the same money.

I ultimately think it will have to be a number of projects coming together and the success or failure of how the Riverfront Lofts project goes (i.e. word of mouth from those that live there) to determine if Green Bay will support a condo boom downtown. In Green Bay, a condo boom could be considered 200 total units over a number of projects.

With the boardwalk plan soon to become a reality, the CBD becoming the financial center of NE Wisconsin and the reinvestment of a number of properties in the downtown area – things look positive.

Then you have the failing Washington Commons (a.k.a. Port Plaza Mall) which should be just torn down to open developable land in downtown area, the lack of everyday retail necessities, no grocery store, and the relative ease it takes to get around Green Bay in a short period of time and you could see those as negatives against the boom.

I see the lake in Milwaukee and the Capitol Building and lakes in Madison as reasons why certain condos with a view fetch hefty prices, but In Green Bay the Fox River is no Lake Michigan, and the activity of Madison downtown is light years ahead of Green Bay. So that is a cause for concern as well.

The Juza proposal goes before City Council soon, and from the article above it looks like there is buying interest in this project as well. If approved, ultimately it will only add about 20 condominium suites, 36 condominiums, and 32 apartments but most importantly retail, hotel, and restaurants which will bring in outside traffic making this area feel more lively after 5:00 PM. The condos are ranging in price from $84,900 - $899,900 (with the initial discount pre-approval discount, scheduled to go up if approval takes place).

The Astor Place Project would contain 80 condo units, ranging from $149,000 on lower floors to lure first-time buyers, up to a penthouse costing $900,000. Again, a food market and retail space make up this project as well which I think will have to be the norm before large scale “condo-only” projects will take off here.

The Beaumont Tower (which may not happen at all) would add only about 28+ units total.

In all about 190 units are being talked about, under construction, or being pre-sold. Not exactly a boom, but a start and in Green Bay a fresh new start is what the downtown area needs, badly.

That being said, my fingers are crossed.

[avissers]

City Council ponders Juza proposal

City Council agenda - Juza development

• What’s up: Tom Juza’s proposed $36.5 million redevelopment of the former Younkers building downtown. The city’s Redevelopment Authority last week fell just short of an agreement with the developer for his Admiral Place project — a mixed-use development that would include a hotel, condominiums, apartments and commercial and restaurant space. The sticking point: Disbursement of $7.3 million in tax-increment financing funds to allow the developer to prepare and clean the site.

• What’s happened: During a lengthy presentation and question- and-answer session Juza told the council Tuesday he was prepared to accept the 16 terms set up by the Redevelopment Authority last week. The Green Bay City Council headed into closed session discussion on the project at about 10:30 p.m. Tuesday.

Developer: ‘We are here to move forward’
By Karen Rauen
krauen@greenbaypressgazette.com

http://www.greenbaypressgazette.com/news/archive/local_21525774.shtml

Tuesday was the night for the city of Green Bay and developer Tom Juza to fish or cut bait on the proposed $36.5 million Younkers redevelopment.

The Green Bay City Council took its debate behind closed doors at about 10:30 p.m., and the fate of the mixed-use development remained unclear.

“We are not here to ask for an extension; we are here to move forward,” Juza told the council.

The Hobart-based developer spent 45 minutes explaining his plans for the long-time retail site, which continued to evolve through the day Tuesday.

The City Council spent more than an hour asking questions about tax-increment financing for the project, developer contributions to the city’s riverfront boardwalk development and the likely value of the project.

Juza’s plan calls for redeveloping the site into a mixed-use development that would include a hotel, condominiums, apartments and commercial and restaurant space. His project would include a 94-unit hotel — either a Wingate Inn and Suites or Four Point Sheraton hotel — and 87 condominium units, three restaurants and a wine bar called Dolce.

Since March, he and the city have debated several terms and conditions set by the city. After a lengthy meeting of the city’s Redevelopment Authority last week, only one issue remained: The disbursement of $7.3 million in tax-increment financing funds to allow the developer to prepare the site.

The RDA said the funds would be prorated, with Juza paying $8 up front for every $2 he receives in TIF funds.

On Tuesday, Juza said he could live with the RDA’s terms but hoped the City Council might improve how the funds are disbursed.

Green Bay Mayor Jim Schmitt told the council he had concerns about the project financing but saved more specific comments for a closed-door discussion.

At issue for some aldermen Tuesday, and in the past, is the lack of contribution to the boardwalk system. The city has plans for a $10 million to $12 million boardwalk system with multiple boardwalks that step up and down, creating overlooks and bringing visitors down closer to the water.

Instead, under the terms set forth by the RDA, Juza would be allowed to use 100 percent of the tax increment generated by his project to clean up the site and prepare it for redevelopment.

“I will never vote for a TIF project that takes 100 percent of TIF funds and puts them all into the project,” said Alderman Tom Weber.

Juza’s exclusive rights to the property expire Saturday.

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Younkers redevelopment plan hinges on TIF funding

http://www.greenbaypressgazette.com/news/downtown/local_21430979.shtml

By Mike Hoeft
mhoeft@greenbaypressgazette.com

After a five-hour meeting Tuesday, the Redevelopment Authority and developer Tom Juza were one sticking point away from agreement on a $38 million redevelopment plan for the former Younkers site in downtown Green Bay.

But it’s a sticking point that could scuttle the deal. It concerns delayed disbursement of $7 million in tax-increment financing funds to allow the developer to prepare and clean the site.

After the meeting, Juza told news media he hoped that a compromise could be reached when the City Council takes up the issue June 21.

“I’m excited that we’re down to one issue,” Juza said. “We hope to move forward on the project.”

Juza’s plan calls for redeveloping the long-time retail site into a mixed-use development that would include a hotel, condominiums, apartments and commercial and restaurant space.

Since March, the city and Juza have debated 15 terms and conditions set by the city.

The city will relocate Admiral Flatley Park in accordance with the comprehensive waterfront plan. The city will guarantee that development on the park won’t block all riverfront views from the north side of Juza’s project.

The RDA agreed to Juza’s maximum cost at $571,000 in acquiring the overhang that connects the Younkers building to Washington Commons.

However, the RDA disagreed with Juza’s proposal on disbursing $7 million in TIF funds. Juza proposed receiving the funds less the $1.35 million purchase price of the building and less overhang price. Juza wants the remaining funds by May 1, 2006 to pay for site demolition and cleanup. But the RDA said the funds would be prorated, with Juza paying $8 up front for every $2 he receives in TIF funds.

Juza’s exclusivity clause on development rights was extended to June 25. The RDA also agreed that if Juza’s proposal is not approved by the council on June 21, Juza would receive his $75,000 back.

In other action, the RDA heard a proposal from local developer Paul Kaczrowski on developing land south of Lombardi Avenue near Tundra Lodge Resort and Waterpark.

Kaczrowski said the Lombardi Park Center, valued at $65 million, would include a 127-room hotel, twin 10-story condominium project with retail shops and a grocery store.

“It’s going to be a great asset and addition to Green Bay,” he said.

The site is roughly between Lombardi and Potts avenues and Holmgren Way and Ashland Avenue.

He envisioned creating 12 monuments to legendary Green Bay Packers players and changing existing street names of Progress, Advance and Forward to Reggie White Way, Bart Starr Drive and Legends Lane.

Kaczrowski said he may need city help in acquiring three properties. He also would need $4 million in TIF money for phase one, and about $15 million in aid for phase two of the project.

The proposal was referred to city staff for evaluation at the RDA’s meeting in July.

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It's in Juza's Hands to make his project a reality - but he only has until Saturday to Decide...

No Vote on Downtown Development
WGBA-TV - Green Bay

Heated debate dominated a Green Bay city council meeting that went well past midnight. City leaders were set to vote on the future of the old Younkers building downtown.

Instead, they asked developer Tom Juza to meet three requirements before they give the green light.

Those requirements are to disclose financing options for a $36 million hotel and condo project, get a commitment from a hotel company, and put more of his money toward a boardwalk on the waterfront.

Juza has had exclusive rights to the Younkers site for more than two years.

That contract ends Saturday.

If an agreement isn't reached by then, the city can accept new proposals from other developers.

[avissers]

Green Bay's Downtown Plans

A Late Night At The Green Bay City Council Meeting Tuesday Night.

Tom Juza Presented His Plan For A $38 Million Redevelopment Of The Old Younker’s Building In Downtown.

The Council's Inaction On The Proposal, Led To Accusations Of "Double-Dealing" Against The Mayor's Office.

It Was A Closed-Session Negotiation, An Early Morning Vote, And Then A Heated Exchange, Between Major Jim Schmitt And Alderman Guy Zima.

Zima Accused The Mayor’s Office Of Favoring Developer John Vetter And His Plans For Downtown.

Last Night Developer Tom Juza Presented His Plan For Admiral Square, 87 Condos And 94 Hotel Rooms.

Juza And The City Have Been Negotiating Over This Deal For More Than Two Years.

Juza Thought The Two Sides Came To An Agreement, But Then The Council Added Three More Conditions: Confirm The Project’s Financial Projections, Secure A Hotel Commitment, And Make A Significant Money Contribution To The City's Boardwalk Redevelopment.

Mayor Jim Schmitt Says The City Need To Make Sure The Plans Are The Best Thing For The City 50 To 100 Years From Now, And Said The Council Did Not Have Enough Information To Make That Decision Tuesday Night.

Because Tom Juza Loses The Exclusive Right To Negotiate With The City On Saturday, The Council Decision Opens The Door For Other Developers To Make Proposals On The Site.

Alderman Guy Zima Thinks That's What The Mayor's Office Wanted All Along.

But The Mayor Says His Office Isn't After A Downtown Vetter Monopoly, Just A Good Plan For Development Of The Area.

It’s Not Clear Yet Whether Juza Will Try To Meet The Three New Conditions, But What Is Clear, Juza Will Have To Compete With Other Developers.

[avissers]

Late this afternoon, developer Tom Juza met with Green Bay Mayor Jim Schmitt behind closed doors to talk about his plan to remodel the former Younkers building. Juza wants to build condos and a hotel on the site. Both Mayor Schmitt and Juza say they're getting closer to making the deal a reality.

"I think we've made significant progress and hopefully we can continue this and get this put together by the next council meeting," says Juza.
Their optimism is a stark contrast to last night at City Council when aldermen failed to approve the project.

Juza said he would build the project in line with the list of terms proposed by the city for the project, but then aldermen decided to add three other conditions before they would approve the plans.

Tempers flared and things got ugly between the mayor and Alderman Guy Zima. Zima, who support's Tom Juza's project, was telling reporters that the new requirenemts were all politics in the Mayor's Office.

Mayor Schmitt caught part of his interview. This is what was said:

"It's been double dealing from day one here. He fell out of favor 3 or 4 months ago. John Vetter is the new fair here, boy, and that's the guy the mayor wants to give everything to, point, final," alleges Zima.

Mayor Schmitt resonded saying, "You're the guy who voted against selling it to Tom Juza."

As he was walking away, Zima responded, "Oh, stick it up your...."

Now, the city and Tom Juza will continue to negotiate. The mayor says no other developers will be considered for now.

At around 6:00 PM Wednesday night, Developer Tom Juza And Green Bay Mayor Jim Schmitt Just Wrapped Up A Meeting At City Hall.

Both Say They Made Major Progress And Juza Says He Will Get Another Chance To Go Before The Council, In July.

Juza Presented His Plan For Admiral Square To The City Council Last Night Juza And The City Have Been Negotiating Over This Deal For More Than Two Years.

Juza Would Have Lost The Exclusive Right To Negotiate With The City This Saturday.

[ReddAlert]

lol...stick it up your...

tensions are flaring :)

[avissers]

The building in the background is the Younkers Building that Tom Juza is proposing to remodel into condos.

http://www.loftsontheriver.com/image/InProg06.17.05.jpg

[avissers]

Although the article says the status of the downtown store is unclear, it looks like Washington Commons will lose a rather large tenant and leave a huge hole downtown for shopping options. However, this could open the door for an expansion to the KI Conference Center, which to me, is really the only logical location for an expansion. The Penny's store is already connected via a skywalk to the Regency Suites (which is connected to the KI), it has about 150,000 square feet of floor space, and is surrounded by abundant parking. This would also be an oppurtunity to renovate the exterior and make it more street friendly. Something the mall took away from downtown Green Bay when it was built. It is unfortunate that downtown will lose a large retail store, espcially with more residential planned, so hopefully that will not deter people from buying into the condo proposals. Oh well, here is the article.

JC Penney workers told they’ll staff new store

No official word given on downtown location’s closing
By Lisa Hildebrand
lhildebrand@greenbaypressgazette.com

http://www.greenbaypressgazette.com/news/archive/biz_21617987.shtml

Employees of the JC Penney store in downtown Green Bay’s Washington Commons will staff a new store at the Village at Bay Park when it opens in early October, store supervisor Barb Brooks said Tuesday.

While no one is saying yet that the downtown store is closing, employees have been told that they’ll be working at the new Ashwaubenon store in October. And now that an opening date for the Ashwaubenon store has been set, Development Associates — owners of Washington Commons — can move forward filling the space, said mall spokesman Tom Schumacher.

“The biggest positive is that it takes away a cloud of uncertainty,” Schumacher said.

Brooks said she didn’t know the fate of the downtown store, but noted, “All of us are supposed to be going over to the new store.”

Penney store manager Phyllis Neumann was in Texas on Tuesday planning for the new store and unavailable to provide additional details about the two stores, Brooks said.

Green Bay Area Chamber of Commerce President Paul Jadin believes the two-story Penney building would be a good addition to the KI Convention Center, which is directly across Main Street.

Expanding the KI center “has to happen.”

“There still are conventions they cannot attract because of the size and their breakout facility is a little awkward,” Jadin said.

A second-floor walkway connects the KI and Regency Suites to the city-owned parking ramp across Main Street, which provides access to the Penney building.

The city of Green Bay owns the KI Convention Center, which opened in September 2000. It is managed by the adjoining Regency Suites hotel.

Schumacher said Tuesday he did not expect JC Penney to keep two stores in the Green Bay area. He has not received any date when the 150,000-square-foot store would close.

“That was evident since they announced they were opening their Ashwaubenon location,” Schumacher said about the store under construction directly north of Simon Bay Park Square mall. “The key thing for them was to make sure they had a Green Bay location for the holiday season.”

Schumacher would not reveal details of Penney’s lease with Development Associates, but he said, “there’s nothing that prevents tenants from leaving.”

The Penney store is the only remaining anchor and one of the few retail outlets remaining at the Commons, formerly Port Plaza Mall, with about 100 stores.

Pfefferle Cos. of Appleton manages the Commons for Development Associates and the two companies have been working to attract new tenants, Schumacher said.

“We’re talking to several prospective tenants for that space,” he said. “That is a very unique space.”

Schumacher would not say what type of business might fill the two-story space, which faces Main Street.

“Our overall plans are to develop (the Commons) as a commercial facility,” Schumacher said. “Retail will be a part of it, but commercial office will be more the style of it.”

The Penney store’s proximity to the KI Convention Center makes it attractive to tenants, he said.

“That’s got to be a plus,” Schumacher said.

Mee Lor, who has worked at the downtown Penney store since August, said store management hasn’t informed her that the store was closing.

“I like it downtown,” said Lor, who worked at the Penney store in Wausau for three years. “It’s just too bad this mall isn’t in good shape anymore.”

A University of Wisconsin-Green Bay student, Lor wasn’t sure if she would work at the new store because of its distance from campus.

Barbara Murray was one of a handful of shoppers on the first floor of the Penney store Tuesday night. As a former Penney employee in San Antonio, Texas, she will follow the store to Ashwaubenon.

“I guess it will be more convenient if it’s where the other stores are,” said Murray, who moved to the Green Bay area in October.

[avissers]

The Younkers Money Pit

Younkers Building is Costing Green Bay

By Mick Trevey

The City of Green Bay has owned the old Younkers department store building since September. Since then, the city has spent nearly $150,000 maintaining it.

The empty Younkers building racks up all that money in utility bills and maintenance expenses. The most expensive thing for the city is keeping the building heated in the winter just to keep the pipes from freezing.

Gas bills in January were about $35,000;
In March, about $19,000;
In April, about $20,000;

Those costs drop dramatically in the summer: In June, the heating cost was $130. Electricity for the old downtown building isn't cheap, either. Keeping things like the security lighting on costs more than $5,000 a month.

In all, the building has cost Green Bay about $150,000 over the last ten months. Who's paying the bills?

The city planning director says the money was borrowed along with funds the city used to buy the building. When the building is sold and redeveloped, the costs will be recouped by the new project, not paid by the taxpayers, Rob Strong said.

Strong emphasized why it's important for the city to own the building despite its cost. "The Younkers property is probably the key property on our waterfront. So yes, any redevelopment of quality on there will be a fantastic addition to downtown."

How long will the Younkers building stay empty? The city is still negotiating with Green Bay developer Tom Juza behind closed doors. Juza envisions a hotel, condominiums, and a restaurant there.

We're told no other developers are being considered while the city talks to Juza, and that both sides hope for a resolution before the city council meeting next Tuesday.

[avissers]

Hard to believe to be honest. Green Bay still has a bunch of land to develop and every time I visit, it is...

Where do they come up with this stuff?

http://www.greenbaypressgazette.com/news/archive/local_21614508.shtml

Green Bay slips in ’04 census data

Since the census
New data from the U.S. Census Bureau estimate the population changes in Brown County municipalities since the 2000 census. As of July 2004, the estimates show a population increase for Brown County as a whole and for most of its municipalities despite projected decreases in the city of Green Bay and villages of Allouez and Ashwaubenon. Data for incorporated places around the nation were posted online today at www.census.gov/popest.

July 1, 2004 April 1, 2000 % Change

Brown County 237,166 226,658 4.6%

Green Bay 101,100 102,793 -1.6%

Source: U.S. Census bureau

City’s loss is suburbs’ gain
By Andy Behrendt
abehrend@greenbaypressgazette.com

The city of Green Bay’s population dropped 1.6 percent since the 2000 U.S. Census while many developing suburbs welcomed more residents, according to annual estimates released today by the Census Bureau.

The latest data reported as of July 2004 seem to echo the exodus to the suburbs of folks like Matt and Melanie Bos.

“Our house was a two-bedroom starter home,” said Matt Bos, 29, of his former home of five years on Eighth Street in Green Bay. “We just outgrew it and wanted something bigger and newer.”

He and his wife, who plan to start a family, moved to the town of Lawrence in February after Melanie fell in love with a new home there, he said. The couple said they had nothing against their former neighborhood, but there weren’t any striking distinctions in Green Bay to keep them from moving elsewhere.

Lawrence, with an estimated 22 percent population increase between 2000 and 2004, continues to be one of the fastest-growing municipalities in Brown County, which itself grew by nearly 5 percent in those four years.

Along with Green Bay, the more established communities of Allouez and Ashwaubenon continue to decrease in population, by 2.6 percent and 3.3 percent, respectively.

While state estimates have projected growth in Green Bay, as well as all other Brown County municipalities, during the same period, the Census Bureau’s numbers show a small population drop in each annual estimate since the April 2000 population of 102,793.

In the latest year available, the data showed a 0.5 percent drop for Green Bay, from 101,659 in 2003 to 101,100 in 2004, leaving Titletown alongside many Midwestern cities whose population apparently dropped in the four-year span.

“No mayor wants to experience any decline,” said Green Bay Mayor Jim Schmitt. “I do think people do have choices, and we’re aware of that. And we need to provide the services and recreation and a special place to live. We’re working on that.”

The city needs to do a better job selling its story, said Schmitt, citing close-to-home urban conveniences that people can’t always get in the suburbs.

He pointed to the city’s plans for waterfront condominiums on the Fox River as well as sales of new homes on the far-east side and renovations to older homes elsewhere as reasons for optimism.

Marcelo Cruz, an associate professor of urban and regional studies at the University of Wisconsin-Green Bay, said the estimated 1.3 percent decrease in population isn’t very significant in itself.

Cruz guessed that the bigger story behind the demographically nonspecific numbers is who’s moving out and who’s moving in — in terms of race and ethnicity.

“I think it reflects a nationwide trend that one would have hoped that Green Bay would have corrected here because we have the hindsight,” said Cruz, arguing Green Bay is about 15 to 20 years behind many other cities.

“I think we’re just following the same kind of trend in which the outlying metropolitan area, if you look at Brown County, is becoming more and more polarized by race.”

Cruz hypothesized that white non-Hispanics were the ones flocking out of the city toward the housing boom in the outlying “x-burbs,” unlike the older, closer suburbs like Allouez and Ashwaubenon.

Meanwhile, primarily non-white Hispanics have tempered the flow by moving into the city. Supporting that scenario is the city’s 2000 census data, in which a Hispanic population of more than 7,000 was nearly six times that of the 1990 census.

Little can be done to fight the trend or retain families in a free market where people can move where they want, Cruz said: “People want that single-family, detached housing in which people look and think a lot like them. You really can’t do much about that.”

But Cruz, a resident of downtown Green Bay, said there’s an age-related countertrend nationwide that Green Bay can start to see in which young professionals and empty-nesters move into condo developments in the city center to enjoy the offerings of an urban setting. The city must work within the market system and pinpoint those groups, he said.

The estimates conflict with those released last year by the state Department of Administration that projected a 0.9 percent increase in Green Bay’s population from the 2000 census to a total 103,653 as of January 2004.

All Brown County municipalities grew within those figures, including Allouez and Ashwaubenon, albeit by a slim margin.

Bob Naylor, research analyst with the Department of Administration’s Demographic Services Center, said the Census Bureau uses a more top-down model to estimate populations at the municipal level. He noted the state center’s July 2004 estimates for the entire state were about 46,500 residents higher than the federal bureau’s, he said.

The Census Bureau applies changes in housing units to divide up county population estimates into each community. Naylor said his center also considers other factors such as vehicle registrations and tax returns.

In the Census Bureau study, Green Bay now ranks 244th in population out of the 251 incorporated communities with more than 100,000 people.

It’s not that an established city like Green Bay can’t fight the trend away from the urban center — Madison saw a 5.4 percent population gain during 2000-04, and De Pere grew almost 12 percent in the Census Bureau estimates.

And it’s not that Green Bay is doomed to a future of empty homes and no room to build new ones within city limits. There’s always the option of more annexation from outlying towns, if it’s a win-win situation, Schmitt said.

More immediately, even though the city can’t provide the 2- or 3-acre lots that outlying areas offer, Schmitt said, there’s major residential development on the far east side that will cater to a variety of incomes and housing styles.

Beyond the new buildings, as Cruz also noted, the mayor said the city would have to provide parks, schools and services that families would find attractive.

“This is a concern we’re confident we can turn around,” Schmitt said.

[avissers]

KI Center eyes mall expansion

JC Penney site could add business

http://www.greenbaypressgazette.com/news/archive/biz_21625212.shtml

By Richard Ryman
rryman@greenbaypressgazette.com

The soon-to-be-vacated JC Penney building is one of several options being discussed for expansion of the KI Convention Center.

Green Bay Mayor Jim Schmitt said a study, possibly to be co-sponsored by the city and the Regency Suites, will be discussed at the July 12 Redevelopment Authority meeting.

It was learned Tuesday that JC Penney, the remaining retail anchor in Washington Commons, will relocate to Ashwaubenon in October, raising the possibility that one floor of the store could be used for conventions.

“It’s still in the talking stages. A lot of work needs to be done yet,” said Scott Dettmann, director of sales and marketing for Regency Suites, which manages the KI Convention Center for the city.

Schmitt said Wednesday the Penney store was one of several options that have been floated for expanding the KI Center.

“I think it makes that property a real possibility,” Schmitt said. “Can the site work for conventions today? There may be some issues with the ceiling height.”

Dettmann said the KI Center, at 46,000 square feet, is undersized compared to centers in other Wisconsin cities. He said, for instance, La Crosse and Wisconsin Dells are both about 100,000 square feet.

“We have a list of about 40 conventions right now that are too big for us to handle,” Dettmann said. “There is an opportunity there to go after bigger groups.”

Two advantages of the Penney building are its size — 80,000 square feet on one floor — and its connection to the KI by covered skywalk.

“You like to keep everything under one roof,” Dettmann said. “People don’t like to go outside.”

Dettmen said the KI Center attracts mostly state-wide conventions. Expansion would open it to more regional and national conventions.

Kari Sliva, president of Packer Country Visitor & Convention Bureau, said the Green Bay region had 17 national conventions last year.

“I think there is room for growth in that market,” Sliva said. “I haven’t seen any recent studies on this as it pertains to the KI Center downtown. There are a lot of market conditions that go into expanding a convention center.”

She said surveys have determined that downtown also needs more higher-tier hotel rooms, though improvements to Quality Inn & Suites and construction of St. Brendan’s Inn have helped.

“It’s venue and space followed very closely by rooms within walking distance,” she said. “It’s almost a chicken and egg thing.”

Dettmann said the KI could get bigger conventions than now with existing rooms. “We can work with what we have.”

A new JC Penney store is scheduled to open in October in Village at Bay Park in Ashwaubenon.

[avissers]

For those not familiar with the KI Convention Center in Green Bay - here you go.

The Regency Suites is the 8 story brick building to the right and just barely visible is the WPS Building (next to the smoke stack) which is 7 stories. I know, I know not giant skyscrapers by any means - but we're working on it.

I'll try to find some really great photos of Green Bay for some who have no idea or who have never made it here.

http://www.pro-drafting.com/projectgallery/ki/1.jpg

Picture of the Resch Center

http://www.cbsportsbeat.com/arenas/uwgb/wisgb2.jpg

[Clashman]

Since this development thread has been going on for sometime, perhaps there should be a sticky for it? Or, alternatively, maybe they could make a subforum for minor Midwestern cities, since I know this doesn't really compare with Detroit, Minneapolis, St. Louis, or even Madison.

[avissers]

Since this development thread has been going on for sometime, perhaps there should be a sticky for it? Or, alternatively, maybe they could make a subforum for minor Midwestern cities, since I know this doesn't really compare with Detroit, Minneapolis, St. Louis, or even Madison.

A agree, although I have no ideas what a "Sticky" is or how to get it desiganted as such. Still new to this some. I know the info doesn't really compare to what is coming out from larger cities - I'm just excited that there is any positive information at all coming out of Green Bay.

[Clashman]

A "sticky" is when a thread is marked by an administrator, and thus is always one of the first threads you view when you enter a forum. If you look in this forum, there are "stickies" for development in Minneapolis, Milwaukee, Detroit, etc.

[VansTripp]

Sweet project, Hopefully that gey build.

[avissers]

http://www.greenbaypressgazette.com/news/images/070505localweb.jpg

[avissers]

Last night's Green Bay City Council Meeting was supposed to include discussion reagrding the proposed Younkers property redevelopment that Tom Juza and Mayor Schmitt were working hard to have ironed out. Looks like that didn't happen. Again we wait...

[avissers]

Juza still front-runner for Younker’s site

— Mike Hoeft

http://www.greenbaypressgazette.com/news/archive/update_21709961.shtml

Although Tom Juza’s exclusivity clause has run out on the former Younkers site, the local developer still leads in the race to redevelop the downtown riverfront site.

“Tom is in the driver’s seat,” said Green Bay Mayor Jim Schmitt.

If the city and Juza can settle a performance agreement, Juza’s proposed $36.5 million Admiral Square would proceed to the city's Redevelopment Authority meeting on Tuesday. Then it could advance to the City Council on July 19.

“We’re getting close on this. We want to make sure the numbers are solid and that we’re on the same page,” Schmitt said.

The city wanted Juza to make a more significant contribution to the planned riverfront boardwalk system, provide specifics on finances and hear from his Sheraton partner on hotel plans.

Juza’s plan calls for redeveloping the site into a mixed-use development that would include a 94-unit hotel, 87 condominium units, three restaurants and a wine bar.

Since March, he and the city have debated several terms and conditions set by the city.

Juza had exclusive rights to the longtime retail site through June 25, after which time the city could entertain offers from other developers.

Milwaukee-based Vetter Denk Architects, the firm that helped create downtown Green Bay's comprehensive plan, has expressed interest in any available riverfront property downtown. Schmitt said he expected to see proposals from Vetter Denk and other developers.

[avissers]

The Green Bay Redevelopment Authority will discuss a number of items at the Tuesday, July 12th meeting including what progress the Mayor has made with Tom Juza on the Younkers redevelopment. If the authority likes what it hears, the item will be back in front of Council on the July 19th meeting. A major sticking point from the Council perspective is what Mr. Juza will contribute to the boardwalk project.

Another item will be to discuss the possible uses for the soon to be vacant JCPenny store. There has been some discussion about possible expansion of the KI Convention Center. The additional space will put the Green Bay convention center more in line with other cities of similar population. Plus, the hotel proposed with the Juza project (rumored to be a Sheraton) will add some much needed "up-scale" rooms within walking distance of KI. I would hope they would redo the exterior of the JCPenny Store (if or not KI Is expanded) and make Main Street a little more attarctive on the west side of the street.

Last but not least there will be some discussion on t