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Garage entrance snags Sequoya Commons plans

Mike Ivey  —  7/08/2008 8:37 pm

Miriam Levinson doesn't want to stop the redevelopment of the Midvale Plaza shopping center. If anything, the Westmorland resident is looking forward to walking to the new Sequoya Library branch and visiting the retail stores with her daughter.

But Levinson and her neighbors are steadfast against locating the entrance for an underground parking garage for 100 new apartment units on Caromar Drive, a shady residential street of modest ranch homes.

"We're all hoping for a lot of great things here, but we want to make sure it's something that works for the community," Levinson said.

And the issue of where to put the garage entrance has now slowed plans from developer Joe Krupp for the $20 million Phase 2 of the Sequoya Commons project.

The Madison Plan Commission Monday night delayed action on Phase 2 until its Aug. 4 meeting and asked the developers to draw new plans showing the garage entrance on Midvale Boulevard.

Krupp has said changing the entrance to Midvale is problematic because of the slope of the building site. It would reduce the number of units and remove a rain garden that would provide greenspace and capture stormwater from the four-story apartment building.

"Instead of having decks overlooking the greenspace, people would overlook a driveway and parking lot," Krupp said.

But neighbors took the Plan Commission delay as a positive and said that at least their concerns were being heard.

"It's crucial that the city get this right so we don't end up giving new urbanism a bad name," said Michael Bell, referring to the planning concept that favors compact development and pedestrian access over parking lots and automobiles.

Indeed, the project from a group including businessman Jack Kelly and his professional golfing son, Jerry, is bringing high-density urban-style development to an area of single-family homes.

Phase 1 at the corner of Midvale and Tokay boulevards on the city's near west side includes a new branch library and 28,000 square feet of retail space, with 45 condominiums units on the upper floors. While the library is still months from completion, some condo units are nearing occupancy.

Phase 2 calls for 100 rental apartment units with 136 underground parking spaces and 10,650 square feet of retail space. A landscaped terrace would connect a shared surface parking lot between the two mixed-use buildings.

From the beginning, residents have voiced concerns over traffic, parking and the changing nature of their neighborhood. Many already walk to the shopping center via Caromar, as do children attending nearby Midvale Elementary.

"Mr. Krupp is looking at this only in terms of his dollars and doesn't want to work with the neighborhood," said Karen Matteoni, whose elderly parents live across the street from the development site.

But a traffic study from the development team estimated the 100 apartment units would generate only 60 additional vehicle trips per day on Caromar Drive versus the existing one-story strip center. The city transportation department also said in a report that a garage entrance on either Caromar or Midvale would be feasible and did not state a preference.

Still, several commission members said they were willing to go with a Midvale entrance, despite a potential $50,000 in additional costs to the developer.

"I really like the project overall, but I think the neighborhood has raised some legitimate concerns about traffic and safety," said Vilas area Ald. Julia Kerr.

Commission member Ald. Tim Gruber, who represents the Midvale area, said he was steadfast against the Caromar entrance.

"We've heard pretty loud and clear from the neighborhood, and I agree with them," he said.

Commission member Judy Olson said there was no easy answer to the garage entrance issue but said she was more upset over changes in the project since it was initially proposed. Those changes include having only one- and two-bedroom apartments aimed at seniors, singles and professionals.

"I'm a little concerned about what the quality of life will be like there with that kind of unit mix," she said.

But Krupp said market studies showed little interest from families looking to rent a three-bedroom apartment at that location. He also said families who could afford a unit at Sequoya Commons would likely buy a home instead. Rents would range from $875 for a small one-bedroom to $1,750 for larger two-bedroom units, Krupp estimated.

Mike Ivey  —  7/08/2008 8:37 pm