Sprawled Out: The Search for Community in the American Suburb

Shoppes at Wyndham Village/Temple of Target scheduled to open. Anticipated asphalt temperature at ribbon cutting: 112 degrees

The temple of Target, originally uploaded by johnruexp.

I imagine we'll soon see a big gong installed on top of this monstrosity so the native inhabitants (some sort of parking lot cult) can summon King Kong.

We get what we deserve.

Ribbon cutting for the Shoppes is July 7th. Target opens on July 24. Whether human sacrifice is scheduled for either event has not yet been announced.

UPDATE: For a look at yet another local monstrosity proposed by a different developer, be sure to visit Metro Milwaukee Today.

They really have our number, don't they?

Optical illusion helps create fake speed bumps - CNN.com

Optical illusion helps create fake speed bumps - CNN.com:

PHILADELPHIA, Pennsylvania (AP) -- Cathy Campbell did a double-take and tapped the brakes when she spotted what appeared to be a pointy-edged box lying in the road just ahead.

She got fooled.

It was a fake speed bump, a flat piece of blue, white and orange plastic that is designed to look like a 3-D pyramid from afar when applied to the pavement.

The optical illusion is one of the latest innovations being tested around the country to discourage speeding.

"It cautions you to slow down because you don't know what you are facing," Campbell said.

A smaller experiment two years ago in the Phoenix area found the faux speed bumps slowed traffic, at least temporarily.

Now, in a much bigger test that began earlier this month, the National Highway Traffic Safety Administration wants to find out if the markers can also reduce pedestrian accidents.

The fake bumps are being tested on a section of road in a business and residential area in Philadelphia's northeastern corner.

But soon they will also be popping up -- or looking that way -- on 60 to 90 more streets where speeding is a problem.

The 3-D markings are appealing because, at $60 to $80 each, they cost a fraction of real speed bumps (which can run $1,000 to $1,500) and require little maintenance, said Richard Simon, deputy regional administrator for the highway safety administration.

On one of three streets tested in the Phoenix trial, the percentage of drivers who obeyed the 25 mph speed limit nearly doubled. But the effect wore off after a few months.

"Initially they were great," said the Phoenix Police traffic coordinator, Officer Terry Sills. "Until people found out what they were."

Learning from the experience in Arizona, authorities are adding a publicity campaign in Philadelphia to let drivers know that the phony speed bumps will be followed by very real police officers, said Richard Blomberg, a contractor in charge of the study.

Even after motorists adjust, the fake bumps will act like flashing lights in a school zone, reminding drivers they are in an area where they should not be speeding, he said.

"After awhile the novelty wears off, but not the conspicuous effect," Blomberg said.

For increased nighttime visibility, the markers, made by Japan's Sekisui Jushi Corp., contain reflective glass beads.

They are the latest in a long list of traffic calming devices in use across the country, including various types of real bumps, dips, traffic circles and roundabouts.

Proponents say fake bumps require little engineering or planning and can work in places where real humps or dips in the road may not be acceptable -- such as near a firehouse.

Philadelphia officials said they at least want to give them a shot.

The Associated Press interviewed about two dozen people who have driven over the fake bumps, and only a few said they braked for them.

(Continued at CNN.com)

Fountains of Franklin: No tenants, but looking to build. Here's a suggestion -

(Image above from Cooltown Studios)

Let me make a (in light of my current situation, rather selfish) suggestion to the developers of Fountains of Franklin: TWO STORY BUILDINGS with co-working spaces up top - - WiFi, phones, electric, desks and chairs - - that collect nominal monthly/weekly/daily "user fees" whether or not the commercial spaces below are leased. Maybe a handy FedEx Kinko's Office and Print Center moves in. Starbucks loves these gatherings of coffee-swilling laptop pounders who can be counted on to show up every day (better yet, let a locally-owned coffeeshop get in there).

Imagine - - actual all-day foot traffic! People coming and going! Impromtu meetings in the greenspace! Bike racks!

Truth is, you should have done that with the ANDY'S building, which now has attractive empty windows on either side of the service station section of the building - no tenants.

C'mon - think outside the box already. Shoppes at Wyndham Village is certainly no threat to do something the least bit innovative or outside their build-a-stripmall kit - - make yourself stand out! Create a positive vibe over there!

Or build another strip mall.

See also:
Third place coffeehouses and coworking sites as economic development tools
Attract more creatives with 'anchored coworking'

From FranklinNow.com:

For the second time in six weeks the Plan Commission conditionally approved a plan for the next phase of the Fountains of Franklin Sendik's development. The Common Council has yet to cast its vote on the plan.

The $25 million to $30 million project would feature two commercial buildings totaling 39,700 square feet. Both structures, which do not have tenants yet, would be adjacent to the 61,500-square-foot Sendik's Fine Foods, a popular store that opened in November.

After reviewing revised architectural plans, the commission on June 19 conditionally approved a revised certified survey map for the next phase of the multiphase development in the 5300 to 5400 blocks of West Rawson Avenue. The commission called for more tweaking, particularly to the larger building's south elevation, which will face Rawson Avenue.

The commission approved a similar plan last month, but it was rejected the the Common Council on May 20.

Free Wi-Fi is all Starbucks needs to conquer the world - and it arrives Tuesday

This could be the final nail in the coffin of locally-owned coffee-houses: Affordable (read: FREE) Wi-Fi at Starbucks.

Frankly, free Wi-Fi is probably the number one factor for me in choosing a spot to sit and drink expensive coffee - - a "third place" where I can escape the home office for a bit. I imagine this'll bring in the laptops by the bucketful.

From USATODAY.com:

Starbucks offers new flavor: Free Wi-Fi
By Bruce Horovitz, USA TODAY

Thirsty for more business during the worst slump in its history, Starbucks will try to lure more customers by offering two hours of free AT&T Wi-Fi a day.
The Wi-Fi freebie will be available starting Tuesday to customers who purchase a minimum $5 reloadable Starbucks Card, register online for the Starbucks Rewards Card program, and use the card at least once a month. The two hours must be consecutive. New members also receive a voucher for a free drink.

Starbucks' 7-year-old relationship with T-Mobile for Wi-Fi service is being phased out in 2008.

For the coffee chain, the move is an attempt to entice its shrinking customer base — cutting back on pricey treats during the economic downturn — to return. Traffic and sales have been shrinking for months as founder Howard Schultz searches for a way to revive the brand. He's hoping the Wi-Fi freebie will attract more traffic to its 7,000 company-owned U.S. stores.

"Customers have let us know they want to be recognized for choosing Starbucks," says Brad Stevens, vice president of customer relationships. Particularly, he says, at a time when "budgets are tight."

While the Starbucks Card is 6 years old, the rewards program attached to it was rolled out in April. Rewards program members who register online already receive free syrup and milk options with drinks as well as free refills of hot and iced brewed coffees and a free drink when they buy a pound of coffee beans.

One brand experts says Starbucks still has a ways to go to revive the brand's image.

"They are desperate to keep the traffic going in their stores," says Eric Zeitoun, president of Dragon Rouge USA, a brand consulting firm. "But free Internet access won't get you there. Starbucks needs to fundamentally rethink the environment of its stores."

But Stevens says that free Internet will become a "core benefit" of the rewards program.

The Starbucks Card has become a behemoth — with more than $1 billion loaded onto cards last year.

Nearly 14% of all U.S. transactions at Starbucks are paid for using the Starbucks Card, says Stevens.

The card's new rewards program gives Starbucks an opportunity to gather personal information on its best customers (if they opt in), including details on what they like to eat and drink, and even when.

Starbucks is trying to figure out ways to market individually to consumers based on those preferences. "The Holy Grail is to reward customers with exactly what they want," says Stevens.

If you buy a scone each time you visit Starbucks, the chain is looking at programs that would reward you in the future with a free scone from time to time, he says.

Starbucks also is looking at ways to put card data on key fobs, cellphones and even travel mugs.

Has Fountains of Franklin peed on local blogger's lawn?

ABOVE: A recent picture of the Fountains of Franklin site. Or an old one - - it doesn't really matter, as nothing has changed.

How does one begin to dissect the folly of the latest manifestation of Republican senate aide Kevin Fischer’s fixation with the baby-step progress of Fountains of Franklin?

True - nothing is going on over there. I've had a little fun at Fountains' expense as well; there's no great glory in tagging a slow-moving beast, however. But Mr. Fischer seems deeply, personally offended by the lack of earth-moving equipment on the site. He is asking the city of Franklin for no less than “an analysis of the monthly lost tax revenue to the city of Franklin caused by the continued dormant site at 56th and Rawson. How much tax revenue is it costing the city of Franklin each and every month that site fails to operate with open businesses?”

He equates this request, you see, with the conjecture that Alderman Sohns' disastrous grandstand play wherein he displayed property values and taxes for Franklin bloggers was prepared by a city employee. Therefor, thinks Mr. Fischer, this same employee can run some numbers for him as well.

This is not a matter of retrieving numbers from a database, however. Evidently Mr. Fischer imagines an Excel spreadsheet sort of thing that the city of Franklin can fire up on their Dell computers (because I just know they don’t have Macs at city hall) and spit out a neat and tidy number that somehow perfectly conjectures not only what kind of businesses would be operating in Fountains of Franklin, but exactly how much revenue they are taking in per month: “By gar - - that idle land is costing us $7,267.54 per day, and $7,976.21 on double-coupon days! Let’s get a Walgreens planted, stat!”

The answer, perhaps, is an evening's session on the computer game SimCity. Punch in some data, do some terraforming, get rid of pesky plan commission input and UDI nonsense, add permanent tax cuts - DONE. Here's what Fountains of Franklin should look like in, say, 2010:

Will you just LOOK at the tax revenue we're losing as Fountains stands idle! No wonder Mr. Fischer is typing with such righteous ferver and purpose! Compare to the "before" photo:

Thank goodness for Mr. Fischer's vigilance, born as it is out nothing more than a pure and overwhelming concern for his community.

(Pause as laughter subsides....)

Fortunately, since "just a concerned citizen" Mr. Fischer has begrudgingly emerged from stealth mode (we are now told in his blog bio - - though not in print - - that he is an employee of state senator Mary Lazich, but only after I admonished the concealment) readers can fairly easily supply context. His employer has received (and undoubtedly hopes to continue to receive) financial contributions from Mark Carstensen, the developer of the troubled, no-announced-tenants Target-Shoppes at Wyndham Village (that's the one I fixate on, but I wear my bias on my sleeve), which is a direct competitor of what is planned for Fountains of Franklin. Nothing wrong with that, but smart businessmen don't lay out dough without expecting results. For her part, Senator Lazich has delivered, writing in support of Carstensen’s development sight unseen. She's a little inaccurate, however, in her effusive 1/6/07 letter to Secretary Frank Bussalacchi of the Wisconsin Department of Transportation:

I am pleased to add my support for the project to the unanimous support off [sic] the City of Franklin Plan Commission and Common Council.

Not unanimous. Plan Commissioner Kevin Haley voted against the development's crummy site plan - - hence, I submit, his momentary (more on that later) ouster from the commission.

So, bad for Fountains of Franklin is good for Carstensen and Shoppes at Wyndham Village. You don't think he'd like the tenants that are talking to Fountains to reconsider and come over to the currently Shoppes-less Shoppes at Wyndham Village? (How's this for a sales pitch: "Hey, Azana Spa - wouldn't you love to be located in the Target parking lot? it's, uh, really warm in the Summer!")

So, here's an idea: Plant seeds of doubt in the competing development. The only question is: Do Mr. Fischer’s marching orders come via fax, email, or over the phone? Bluetooth receiver in his ear? Bike messenger?

On the other side of the "methinks he protests too much" continuum is Fountains of Franklin's de facto champion, Greg Kowalski. His reaction to Mr. Fischer's post is virtually a Fountains press release. Having met with Fountains developer Dave Hintzman and apparently made privy to some Top Secret Information, Mr. Kowalski appears to have embraced the project and takes criticism of it somewhat personally. 

Who said municipal planning has to be dull?

Outdoor seating at Sendik's

Sendik's in Franklin, Wisconsin, originally uploaded by johnruexp.

Snapped this about a week ago. I wonder if people will feel comfortable enough in an area surrounded by the parking lot to linger.

Boomgaard: Relax - "professionals" have the situation in hand

The May 22nd Franklin edition of the NOW community paper printed a letter to the editor from Casper Green. As I've noted here previously, Mr. Green is a familiar fixture at various city meetings, keeping tabs on issues and reporting back to the senior community. Deservedly so, he was inducted into the Milwaukee County Senior Hall of Fame this year; to call him an asset to the Franklin community is quite an understatement. If anyone has earned the right to publicly register an opinion, it's him.

Mr. Green is not, in other words, simply an otherwise-disengaged attention-craver lobbing spitballs from the peanut gallery.

The grain of salt ...

I recall a conversation I had with Mr. Green almost a year ago regarding Shoppes at Wyndham Village development, and I was left with the overwhelming impression that he nurtures almost unshakable faith in "the professionals" and almost anyone in city government. The mayor "assured him" that the Wyndham Target would be "best in the state"; that was good enough for Mr. Green. He said of Doug Wheaton, Franklin’s Director of Economic Development: “He’s sharp. He could have taken lots of other jobs; he’s a lawyer. You heard his remarks, how he recommended going ahead. And he has nothing to gain from saying that.” That sealed the deal for Mr. Green.

I was especially taken with his response when I brought up the poor Shoppes at Wyndham Village site plan - - a layout that is distinctly unfriendly to persons with limited mobility such as the elderly. Mr. Green took this as a personal attack on Mark Carstensen, the developer of the project and, Mr. Green noted, a generous contributer to programs for the elderly:

"People fight him with excuses, not reasons," he said.

“You said 'they' fight him. Not 'they' fight the development?" I pointed out. "You said 'they' are actually fighting Mark Carstensen the person.” Mr. Green clarified that he didn’t mean to make that implication.

But then, later in our conversation: “When someone is against Mark, we …”.

I interrupted to call attention what he'd said; “It appears that you feel that a criticism of the development or elements of the development is personal criticism against your friend Mark Carstensen.” Once again, he assured me that that was not the case. Yet I could not help feel that, in Mr. Green’s eyes, if you hinder the progress of Shoppes at Wyndham Village, you hinder his friend personally.

Mr. Green's "Boomgaard" letter again reflects a rock-steady faith in "the professionals." Apparently, membership on a civic committee and/or employment at a PR firm(!) bestows special powers of perception that we should defer to without question. To wit (with emphasis added by me):

The name Boomgaard is thought, by professionals, to be a name which would attract businesses from all over the world...

In this case, they have started rumors that are not true and have no foundation, according to those on the committee and the Zizzo Group.

The committee expects to eventually attract $2 billion worth of tax-paying businesses to the corridor with only $300,000 budgeted for advertising.

...[M]aybe instead of second-guessing professionals, we amateurs ought to pull in our horns and allow the name to be used.

Let me, with all due respect, remind Mr. Green of some other great (and expensive) ideas dreamed up by professionals:

New Coke
Edsel
Miller Clear Beer
Betamax
Titanic - UNSINKABLE!
The Tacoma Narrows Bridge
The Green Bay Packers game plan in Super Bowl XXXII

All designed and conceived by "professionals." Some "second-guessing" would have been welcome in retrospect, yes?

Here's Mr. Green's letter from the FranklinNOW Public Forum:

Boomgaard! After culling through hundreds of names, that is the name chosen by a steering committee of two Franklin residents and two Oak Creek residents for the South 27th Street corridor. The Zizzo Group, a professional advertising and public relations firm, was also involved.

Now the second-guessing has begun.

I've lived in Franklin for 24 years. I've accepted leadership responsibility in helping run organizations, so I can tell you that no matter what decision one makes, second-guessers show up. Seldom do these second-guessers take on a responsibility of any magnitude, but to hear them talk you'd think they've been around the world at least twice and seen everything and done everything.

I happen to know, very well, the two Franklin men - Ted Grintjes and Jim Rhiner - who are on the 27th Street Corridor committee. I do not know the two from Oak Creek; however, one can bet they are also of upstanding character.

And one would think all four people are concerned citizens who are giving of their time for the good of both cities. These people have given thousands of hours of their time. Yet, when their committee comes up with a name, someone has to complain.

The name Boomgaard is thought, by professionals, to be a name which would attract businesses from all over the world, but that doesn't matter to the second-guessers as they shower committee members with ridicule. How sad.

What bothers me most, personally, is the way second-guessers work. In this case, they have started rumors that are not true and have no foundation, according to those on the committee and the Zizzo Group.

Yes, the name Boomgaard is different, but certainly not offensive.

The committee expects to eventually attract $2 billion worth of tax-paying businesses to the corridor with only $300,000 budgeted for advertising. If the committee is successful, it would be a very small price to pay.

The name Boomgaard is strange to those of us who have lived here all our lives. Some of us have never gone outside the United States and maybe have not even ventured outside of Wisconsin. But if we intend to further 27th Street's long-term image and status, maybe instead of second-guessing professionals, we amateurs ought to pull in our horns and allow the name to be used.

Casper T. Green

Franklin

Fact-deficient Wal-Mart defenders make it easy

ABOVE: Wal-Mart promotes literacy at its Menomonie "Distrubution" Center

What motivates a private citizen - - with no ostensible ties to Wal-Mart - - to write a letter to the editor filled with mistakes and sloppy logic?

Big-box retailer has economic benefit

Letter writer Pamela Fendt made several incorrect assumptions about Wal-Mart ("Don't welcome store," May 13).

She incorrectly stated that Wal-Mart is using the state's publicly funded health insurance, BadgerCare. This program is not used by stores. It is set up for individuals. Being a Wal-Mart employee is not an eligibility requirement for BadgerCare, which is based on income and other factors. These folks would be getting BadgerCare whether or not they worked for Wal-Mart.

Being a Wal-Mart employee is not an eligibility requirement for BadgerCare. However, one goes with the other pretty snuggly; Wal-Mart employees use BadgerCare.

Quoting one of my earlier posts: In Arkansas - Wal-Mart headquarters - Wal-Mart is NUMBER ONE in Children of employees on publicly-funded State Health Care programs.

Quoting a story in the Arkansas Democrat-Gazette: "Georgia, Tennessee, Washington, Massachusetts, Wisconsin, West Virginia and Connecticut have also reported that Wal-Mart employees, or their children are a disproportionately large share of their state health rolls."

More: "A 2002 Georgia state survey showed that 10,261 of the 166,000 children covered by PeachCare for Kids (a Georgia state health program) had a parent working at Wal-Mart. That’s 14 times the number for the next highest employer, Publix grocery store, with 734."

Now, is that just because Wal-Mart employs SO MANY people that the numbers are skewed? I'm afraid not: Wal-Mart claims to have similar health care coverage as other large retailers. That's just silly. A recent Harvard Business School study (2002) shows that Wal-Mart spent an average of $3,500 a year on health care for each employee, compared with $4,800 for the average retailer and $5,600 for the average U.S. company. In Tennessee these numbers are even worse, with 3,700 of Wal-Mart’s 9,617 employees, or 26%, on state aid (according to the Chattanooga Times Free Press)!

When you are the biggest employer in the country, these practices CAN and DO cost the taxpayer money, putting ENORMOUS pressure on state health care systems. Just "good business"? It's irresponsible and simply shameful.

As an addendum: Wal-Mart has been shamed into marginally improving its health insurance offerings to employees, but the company is still far from a superhero.

Back to the letter:

While it's true that Wal-Mart has used public subsidies, Fendt ignored all the revenue it brings to the state through sales taxes. Without taxes, BadgerCare would not exist.

"While it is true that Wal-Mart has used public subsidies...". That's it? Talk about colorful understatement - - Wal-Mart is the patron saint of corporate socialism, and avails itself to our coffers on a gargantuan scale.  From "Wal-Mart's Tax On Us" at Alternet:

The subsidies Wal-Mart lobbies for run the whole gamut: free or reduced-price land, infrastructure assistance, tax increment financing (TIF), property tax abatements or discounts, state corporate income tax credits, sales tax rebates, enterprise zone tax breaks, job training funds, and low-interest tax-exempt loans. The most deals and dollars were found in Texas (30 deals worth $108 million) and Illinois (29 deals worth $102 million).

And because of poor disclosure in most states, this could be just the tip of the iceberg.

And taxes? Think again.

More from the letter:

The claim is made that for every job Wal-Mart creates, 1.4 retail jobs are eliminated in the local economy. Economists have questioned this claim. At the University of Missouri, economist Emek Basker found that a Wal-Mart's move into a community increases employment.

Oops - I don't think the letter-writer read Basker's entire paper (neither did I). Other economists did; let's look at a passage from the testimony of Heather Boushey, Economist at the Center for Economic and Policy Research:

Wal‐Mart does create jobs. But, as I mentioned above these jobs are generally not well‐paid, and, the total number of jobs created, after discounting the local jobs destroyed, is actually quite small. In a recent paper, Emek Basker finds that Wal‐ Mart’s entry into a community in the United States increases retail employment by 100 jobs in the first year, but 50 of those jobs disappear over the next five years. Wholesale employment declines by approximately 20 jobs due to Wal‐Mart’s vertical integration, but no spillover effect is detected in retail areas that Wal‐Mart does not compete in. 

Ms. Boushey, you see, read the whole paper - not just the "good parts."

We shouldn't forget the jobs created indirectly from Wal-Mart's distribution network. Many local businesses buy supplies from Sam's Club.

Er - wonderful, I guess. For reasons not explicated.

Successful economies are diverse. Big-box retailers like Wal-Mart contribute to that diversity.

Al Savastio

Milwaukee

Right-o, Mr. Savistio.

UPDATE:  The Menomonie "Distrubution" Center pictured above cost the city $750,000. They subsidized half of Wal-Mart’s land acquisition costs through the use of tax increment financing. (Source: Shopping for Subsidies: How Wal-Mart Uses Taxpayer Money to Finance Its Never-Ending Growth, by Philip Mattera and Anna Purinton)
 

More on the Wal-Mart blight:

The cost of doing business with Wal-Mart.

George F. Will - "Condescending lectures by liberals RE Wal-Mart"

What's wrong with having a Wal-Mart across the street?

FAST COMPANY: The Wal-Mart You Don't Know (the article that became the book THE WAL-MART EFFECT

Paul Soglin: "Your Wisconsin Tax Hell: Manufactured by WMC"

"Scamming the system" - More about corporate tax abuse

Property taxes: "Why am I paying so much?" PART 2

 

 

Pabst Farms looks pretty sad

As a commenter on this post from Water Blogged in Waukesha says, it's one thing to read about this debacle, but quite another to actually see the growing blight-by-design - - be sure to see the video posted by blogger Jim Bouman:

Water Blogged in Waukesha: Pabst Farms is looking like a bust...:

(Via .)

Why site design matters (and why "landscaping ratio" does not)

The world of strip malls. A nice, 68-degree day; behold the treacherous route between buying an audio adapter plug at the 27th Street Radio Shack and walking(!) to a Jimmy John's subway shop that's a mere 120 yards away.

Ah - but there are PATCHES OF GRASS, so the site is probably well within "minimum landscaping ratio" requirements.

A community built for vehicles.

UPDATE:

Contrast the pedestrian-killing scene above with the walker-friendly (though grass-free) crossing below: