Burleigh Triangle Project Hits a Snag

A war zone and a candy shop surfaced as analogies in a two-hour plus review of the proposed Burleigh Triangle retail complex before the project was tabled for two weeks by the city's Community Development Committee.

The war zone reference – Ald. Bobby Pantuso's 5-year-old son's candid characterization of the stretch of West Burleigh Street just east of Highway 45.

The candy store reference – Pantuso's own comment in agreeing with his committee colleagues that the magnitude of the project required it not hastily move through the city approval process, because "It's not like we're opening a candy shop."

The analogies underscore the city's interest in seeing new development in the blighted area, as well as its interest in ensuring that development occurs in a way that suits and serves the city best. 

Triggering the debate was Ald. Dennis McBride's urging, as a member of the audience, that the city move slowly to consider a proposed by Chicago-based HSA Commercial Real Estate Inc. The complex would occupy a quarter-mile stretch along the western edge of the nearly 70-acre parcel that is expected to be a catalyst for future development – on and around the Triangle.

The retail-only development, for which HSA will seek city funding for public infrastructure portions of the project, deviates from the city's vision for the site outlined in a 2005 master plan, McBride said. Until the city has more specifics – including projected benefits and the city's projected costs to realize those benefits – the committee should put on the brakes, he said. McBride said the master plan for the Burleigh Triangle still has merit despite the economic downtown, and the city should avoid "settling" for something less.

HSA's proposed retail project, dubbed The Mayfair Collection at Wauwatosa, "isn't my favorite project," McBride said, "but if they come in and create some green space and clean up a blighted area," it should be considered – just slowly.

"It is 70 acres. We don't get those every day. That in itself mandates that we take it careful and slow," McBride said. "It's a one-of-a-kind project, and I just hope we give it one-of-a-kind treatment."

Ald. Craig Wilson, who represents the eighth aldermanic district, which includes the Burleigh Triangle, also was in the audience, in support of the project. He said the city "could use a shot in the arm" like the proposed HSA project, adding, "I am by no means asking you to steamroll this or rubber stamp it just because it's a good idea."

The general consensus among committee members was that the project was a good idea. The final consensus also was that there were too many unanswered questions and too many conditions that had to be detailed before approving the preliminary plans.

Under the city's approval process, projects like that proposed by HSA go before several commissions and committees, allowing the city "several kicks at the cat" before moving it moves into the final approval stages, said city attorney Alan Kesner. The preliminary approval process, he said, is the committee's best and only opportunity to set conditions.

And as the clock ticked closer to midnight Tuesday, committee members said they could not precisely articulate those conditions at that late hour, and an initial attempt to make a motion to approve the plans was scuttled.

HSA President Daniel Miranda was blunt when committee member Ald. Jason Wilke asked him what a two-week delay might mean.

"I can't tell you what two weeks will mean," Miranda said, noting that his greater concern is that sometimes "two weeks creeps to two months creeps to two years."

The process is a sequence, Miranda said, noting the city does "get multiple kicks at the cat, but you've got to make sure the cat's still alive by around round five."

The city "put our feet to the fire" in raising questions and concerns, Miranda said. He in turn asked that the committee provide timely detail for all its concerns so that HSA can swiftly respond.

"We think there is a window" of opportunity now, Miranda said. "We don't know how long that window is going to last. In 2006 (when HSA first began acquiring parcels in the Triangle), we thought the window was going to run forever."

"We've got to be real," Miranda said. "Let's be deliberate, but let's really have some speed."

The committee voted 7-0 to take up the project again in two weeks, with city staff to provide HSA with a detailed list of issues and concerns to address at the next meeting.

The HSA proposal earned unanimous support from the city April 12.

The development plan also requires review by the city design review board before final plans come back to the plan commission and the city council for approval.

If HSA receives the necessary approvals and financing for the project, HSA could break ground in fall, with the complex to open in spring 2013. HSA estimates the first phase of development on its land at the Burleigh Triangle could generate up to 500 part-time and full-time jobs, and could generate up to $900,000 in new city real estate taxes.