Local Newspaper Features - 2003
Menasha development is vibrant in 2003
Major marina project is among accomplishments
By Michael King
News-Record staff writer
MENASHA A record year in new single-family home construction, ongoing efforts to retain and expand the city's industrial base and a major new downtown redevelopment project highlighted a busy 2003 for the city of Menasha.
With the opening of a number of new single-family residential subdivisions east of Oneida Street, including the unique Lake Park Villas, Woodland Hills and Woodland Heights development, the city's new east side is developing quickly.
At the start of the new year, the Menasha Fire Department no longer existed thanks to its merger with Neenah. The new Neenah-Menasha Fire Rescue began operating Jan. 1 and has continued to offer seamless service to Twin City residents.
Meanwhile, in a consolidation-related issue, the common councils of Menasha and Neenah voted in August to begin studying a possible joint Neenah-Menasha police department in January.
Municipal buildings received some major attention in 2003 as a $4.5 million expansion/remodeling of the Elisha D. Smith Library took place along with the relocation of the Health Department to a free standing building downtown and a $304,000 remodeling of City Hall.
Demolition of 17 buildings that comprised most of the former Canal plant was made possible by a $1.2 million economic assistance package from the city to Pechiney Plastic Packaging. The funding helped entice the firm to renovate a warehouse into a new state-of-the-art printing facility that now houses four high-speed presses as part of an $18 million investment by Pechiney.
Perhaps the biggest development news for the year came with the startup in October of construction on the $6 million Marina Place housing development and a $1.1 million, 74-stall, two level parking ramp. The bottom floor of the municipal ramp will be dedicated to residents of the five-story, 41-unit apartment building being constructed immediately east of the city-owned marina.
The project also includes 12 condominiums being built along the canal just east of the new apartment building. Residents are expected to be moving into the new buildings by next summer.
Menasha police arrested a long-time controller from Goodwill Industries in late May after she was confronted and admitted to a large-scale embezzlement. Carol Braun, 64, was eventually sentenced to five years in prison followed by five years extended supervision for more than $500,000 worth of thefts from the nonprofit organization to feed her gambling addiction.
In August, the city approved a stipulated agreement with Star Enterprises of Menasha that resolved numerous court actions and effectively brought an end to nude dancing at the former Vixens strip joint downtown.
The unexpected closure of the relatively new Cub Foods store in August was tempered by an announcement that Piggly Wiggly would move to the store at 1151 Midway Road from its location in the nearby Shopko Plaza.
By year's end, nearly 20 homes had been sold in the Lake Park Villas, a residential development on a former farm purchased by the city a few years ago off Lake Park Road and U.S. 10/State 114. The 115-acre neighborhood includes several ponds, cascading rock water falls and fountains along with walking trails, pedestrian bridges, gardens, prairie grasses and wildflowers. The most popular amenity in the development is Athletica Fitness, a 32,000-square-foot, $2.8 million fitness center located in the 26-acre Lake Park Square commercial center. Memberships at Athletica Fitness are included in the monthly homeowners' fee for Lake Park Villas residents.
In mid-October, about 150 employees at Intertape Polymer Group were relieved to learn that the Menasha plant at 741 Fourth St. had survived a consolidation that would close the company's Ashwaubenon plant instead.
Last fall, Affinity Health System announced plans to build a $3 million to $4 million, 19,000-square-foot medical clinic along Midway Road immediately south of its Midway day surgery center and Affinity corporate headquarters at 1570 Midway Place.
Earlier this month, the Common Council authorized the purchase of 3.7 acres south of Manitowoc Road and east of Oneida Street for $140,000 as a future site of a relocated northside fire station. .
Menasha waterfront housing project under way
Downtown project seen as catalyst for future development
By Michael King
News-Record staff writer
MENASHA With a boat tie up outside their front door and marina slips available nearby, Bob and Chris Biechler can't wait until next summer.
That's when their new canal front townhouse condominium is expected to be completed as part of the $6 million Marina Place housing development downtown.
"We don't have to go to the cottage any more," said Bob Biechler. "We'll be right on the water."
The Biechler's, who own and live at the River's Edge Apartments in the former Hotel Menasha, have purchased the first of 12 townhouse condos being built along the navigation canal east of the city-owned Menasha marina.
"We'll have our slip right in front of the place," Chris said.
A short distance away, a five-story, 41-unit apartment building is also going up as part of an "urban renaissance" taking place downtown, according to Andi Simmons, director of development for Professional Realty & Development Corp., Middleton, the Marina Place project developer.
"It's a unique opportunity to own a waterfront property where you can actually anchor your own boat right in front of your own condo," said Simmons.
"I think it's the best thing that ever happened to Menasha," Chris Biechler said. "It will bring people in and business in."
That was the goal of city officials when they purchased the former bank and Elks club buildings on the site in hopes of luring a new development.
Simmons said PRDC seeks to find underutilized sites where city assistance is available to help "revitalize the downtown area."
Mayor Joe Laux said the hope is that the additional housing downtown will spur other economic development in the central business district.
"The long-term plan is as you bring in new people living in this area, it should stimulate other types of economic development," Laux said. "We've got good office space down here now, but at 5 o'clock the carpet rolls up and people go home. What we need is more people living down here. I think that will help stimulate more economic development downtown and help fill some of the empty storefronts," Laux said.
Spinoff development is already under way. On Monday, the River's Edge Caf้ opened at 177 Main St.
Harbormaster Diane Schabach is excited about the project adjacent to the marina that she has operated since it opened in 1987. "It's a beautiful piece of property on the water and to take full use of it residential is a good way," she said. "More residents bring in more people, friends, family and maybe some new development downtown," she said. "It will enhance the area."
"Marina Place is a significant and very positive economic development for Menasha, it's downtown and waterfront," said Dennis Rydzewski, president Menasha Action Council. "The project will bring new business to the community, improve the aesthetics of the area and hopefully attract further redevelopment."
The city is investing roughly $3 million via tax incremental financing to acquire property, clear the site, contribute to the new development and build the parking structure to serve the housing project that is expected to bring about 100 or more residents downtown.
Construction on a $1.1 million, two-level parking structure, the lower level of which will be secured parking for the apartment complex, is underway. Miron Construction Co. Inc. is the contractor on the parking ramp project.
"Most of the work should be done, weather permitting, by Jan. 1," said Paul Riederer, project manager for Miron. Pre-cast concrete panels are expected to be delivered to the site Nov. 11.
"Logistically, we have to work very closely with the developers, PRDC, on the construction of the apartment building," Riederer said. "We hope to be in and out of here long before they are fully geared up. There are some logistics concerns right now because the roads are only so big and the trucks are a lot bigger. It does present challenges."
Some of the TIF funds will be utilized to fund the city's fa็ade program to enhance aesthetics of the area.
Nearly a year ago, city officials took a calculated risk by spending nearly $1 million to buy the bank and Elks properties without a project in hand. A few months later, PRDC became interested in the site.
"PRDC was attracted to the site because of the marina and waterfront as well as the historic downtown neighborhood," Simmons said.
From Fox Cities Magazine
Posted September 3, 2003
A lot could be happening next spring in
Menasha as well, when the waterfront Marina Place
housing development is complete, says Colleen
a consultant with the Menasha Action
Council."If you bring residential housing of the right
kind to a downtown, it will add flavor, a tax base
and liveliness," she says.
MAC was formed in the late 1980s to improve
the business base and quality of life in Menasha. The
group was responsible for community events like
Otto Grunski bike race and German Fest. But a few
years ago, the group passed that responsibility to
community organizations so it could exclusively
dedicate time to economic development downtown
and around Menasha. "Right now our organization
has to focus on the bottom line," Canale says.
"Businesses say they get more value out of [new
lights, roads] instead of a street party. The whole
idea is to spend time on things that will affect the
whole tax base."
Along the way, the town and MAC are trying to
change the image of Menasha, which has been
known for having a large number of taverns. "It's
had a hard time getting over that reputation,"
Canale says.
While it seems to be an uphill battle, she says
there have been some strides. In addition to the new
Marina Place apartments and condos, there will be
a new parking deck. New businesses such as the
Menasha Grill and Mystical Threads have moved in
while longtime businesses like Club Liquors remain.
"People come from all over the Fox Cities to go to
that store," Canale says of the corner shop with an
inventory of every beer and wine imaginable.
But there is still a lot of work ahead, she says.
"It*s definitely in a state of transition. It would just
be nice to finish up and clean up some of this stuff.
For instance, the town has to address existing
buildings, some of which need the wrecking ball
while others require lots of TL.C and money. "I se
a lot of vacant buildings that are posed for the righ
kind of change," Canale says.
In addition to the downtown, MAC actively
supports developments in other areas of th
community. For instance, it lobbied to have a traffic
light installed at the intersection of Highway 47 an
Midway Road, which has become a popular
shopping destination. MAC also supports Lake Park
Square, a planned unit development on Highway 1'
that will include a day care, walking paths an
athletic club.
Posted June 03, 2003
City plans $1M parking facility for development
Menasha ramp to hold 39 private, 35 public stalls
By Michael King
Post-Crescent staff writer
MENASHA Plans are moving ahead to start construction in July on a two-level, 74-stall parking structure for the planned $6 million Marina Place housing development.
The Common Council Monday night agreed to spend $1 million for the proposed parking ramp and also endorsed a ramp design.
The financing plan, which comes back June 16 for final council approval, includes the projected $1 million cost for the ramp. but the cost may be adjusted based on the best estimate available June 12.
"I think it's going to be a nice enhancement to the downtown," said Mayor Joe Laux.
"It's going to provide some parking in that area that never really had much. I think that will help revitalize that area, especially for the existing structures that are there. Maybe it will stimulate some additional interest in what's there."
The repayment schedule for the parking ramp portion of the project is being structured to conform with the overall debt repayment scheduled for tax incremental financing district No. 6, which is financing the parking improvements.
A plan for the new parking structure shows 39 parking stalls in the secured lower level for the four-story, 41-unit apartment building next to the downtown marina, and 35 public parking stalls on the street-level parking area, including two stalls on each level designated for handicap accessibility.
The site plan for the project also reveals 37 surface-level parking stalls in a newly designed area between the existing Main Street buildings and the 12 townhouse condominiums fronting on the canal and the existing Mill Street right of way.
"We'll have about 70 more stalls than we have today for public parking," said Community Development Director Greg Keil.
Keil said an effort is being made to match the exterior of the ramp with the nautical theme of the apartment building and townhouse condominiums.
Ald. Tom Michalkiewicz asked if the parking ramp could be designed to accommodate a third level if future parking demand increased.
Keil indicated that site limitations and the need to provide for traffic circulation might preclude that option. But when other aldermen expressed support for the idea, Keil indicated that the architect would be asked to consider it.
When questions arose concerning the apartment building, Keil said the developer chose market rate apartments out of concern for the marketability of multi-story urban condominiums.
"They may decide to condo-ize that at some point in the future," Keil said.
Michael King can be reached at 920-729-6622, ext. 33, or by e-mail at mking@ postcrescent.com |
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| Marina Place
Planned $6 million downtown housing development includes 41 apartments and 12 townhouse condominiums on redevelopment site next to the marina.
Apartments: 1-, 2- and 3-bedroom apartments, 750 to 1,100 square feet at rents about 95 cents per square foot. Key amenities: secured lower level parking, exercise facility, resident lounge for community activities/private parties, rooftop terrace overlooking marina and channel.
Townhouse condominiums: two-bedroom, two-bath, two-car garage, 1,700 square feet, starting at $180,000. | |
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| | Menasha's debt limits ability to pursue public works project
By Michael King
Post-Crescent staff writer
MENASHA Construction of a new public works facility has been put on the back burner for two years due to debt limitations.
City officials have yet to choose a site for the proposed new 80,000-square-foot facility, but the Common Council learned Monday night that state's legal debt limit could prevent Menasha from borrowing the estimated $10 million to $11 million until 2005.
Comptroller Tom Stoffel said a $4.5 million borrowing for the public library and a Pechiney Plastics incentive package earlier this year pushed the city's outstanding debt to $26.6 million.
With plans to borrow additional money to build a parking ramp for a downtown redevelopment project this summer, Stoffel said the city might not have enough room to pursue the costly public works project this year.
Since the state limits municipalities to borrowing only up to 5 percent of their equalized value, Menasha's legal debt limit is projected at $39.5 million. After reviewing the city's debt repayment schedules, Stoffel recommended that the public works project would "fit best in 2005."
"A lot of the debt that we are carrying is self-supporting debt," said Mayor Joe Laux, referring to projects that are oriented toward economic development. "There's a lot of money out there that's in infrastructure that's going to allow the community to grow and develop."
Overall, the city is in "very good financial health," particularly with a $1.3 million undesignated reserve and another $500,000 in a tax stabilization fund, Laux said.
Public Works Director Mark Radtke said the delay is disappointing, "but there's nothing we can do about it. We're pretty used to limping along so we can do it for another two years."
Last August, a facilities assessment report identified the deteriorating and cramped public works facility as the city's No. 2 priority. Since the top priority was addressed when the health department moved to a former medical clinic downtown, city officials began exploring site options and hired an architect and a construction manager to aid the effort.
Radtke said he hopes the site search process will continue. "I would like a decision on that made this year, and soon, so we can plan accordingly," he said.
Laux included a $6 million borrowing in the 2003 city budget for the project, but preliminary estimates with higher costs are probably "more realistic numbers."
Michael King can be reached at 920-729-6622, ext. 33, or by e-mail at mking@ postcrescent.com
Restaurant's future in Menasha may depend on parking
Former Bankroll building bought in hopes of rebirth
By Michael King
Post-Crescent staff writer
MENASHA Enhanced public parking as part of an upscale, waterfront residential complex may indirectly prompt the rebirth of a dining establishment in the former bank building that once served as City Hall.
Arendal Inc. has purchased the former Bankroll Restaurant building, 175 Main St., for $180,000, according to Green Bay architect and developer James Olson.
"It's a wonderful building," said Olson, who hopes to attract "a high-end restaurateur" to buy or lease the building. "It's attractive in so many ways."
It is actually two historic, side-by-side bank buildings constructed in 1887 and 1916. City Hall offices were housed in the buildings until 1987, when they moved across the street.
Plans for a $6 million residential development on the waterfront in the same block prompted Olson and his partners to pursue the property.
Menasha officials had reached an agreement with a Middleton-based developer for a 41-unit, four-story apartment building and 12 canal-front townhouses, but on recently the Common Council ordered them back to the negotiating table.
Part of that project includes parking that would be made available to patrons at nearby Main Street businesses.
Olson said the off-street public parking is an important part of his business plan for the Bankroll building.
"The parking at street level just a building away from us, I think, will really improve the viability of the buildings on the historic block," he said. "The real weakness that all of these buildings had was that they did not have contiguous parking."
The Bankroll, which opened in 1990 after being refurbished, was closed by bankruptcy in 1993 and eventually sold. It reopened in 1996 under new ownership but closed after seven months.
The building last housed Das Schnitzel Haus, a German restaurant that closed at the end of 1999 after 10 months in business.
Olson said interior improvements are being done and some exterior treatments will be undertaken to prepare the structure for re-use.
"We've got two people who are quite interested," he said. "It would be more of a club-type atmosphere upstairs and a restaurant/bar downstairs. That's a possibility and not a given."
"It would be great if we have some movement in there," Mayor Joe Laux said. "Some people have been showing more interest in that area over there because they've heard about our putting a ramp in there that will be open to the public and help with some of the parking issues.
"One of the reasons the Bankroll was never able to take off was because of the lack of parking," said Laux.
News of additional public parking plus the waterfront housing project has generated some new interest in the downtown.
City officials also plan to work with building owners to fix up the rear facades that will overlook the new parking area.
"The back of those buildings are going to get cleaned up," said Colleen Canale, economic development consultant for the Menasha Action Council. "The business community is real interested in what's happening on that site."
Michael King can be reached at 920-729-6622, ext. 33, or by e-mail at mking@ postcrescent.com
Waterfront project faces opposition
By Michael King
Post-Crescent staff writer
MENASHA Plans for a $6 million waterfront housing development ran into a parking lot speed bump Monday night.
The Common Council sent staff members back to the negotiating table over concerns that a proposed development agreement was too favorable to the developer of the planned 41-unit apartment building and 12 canal-front townhouse condominiums.
Ald. Stan Sevenich raised concern about a parking lease provision that called for the developer to get reserved parking stalls for tenants of the housing units for 99 years at $1 per year. He said the city made "a mistake before" by entering into a similar agreement with a developer for the Riverview Plaza office building to get reserved parking stalls in the Broad Street parking lot.
"This could tie our hands," Sevenich said. He noted that the agreement calls for the city to commit $1.2 million to the housing development plus build a two-level parking ramp to provide parking.
Sevenich's motion to amend the parking lease provision from 99 years to the length of the tax incremental financing (TIF) district expected to be formed for the project and refer the $1 annual payment to the city's Parking Committee for a recommendation was approved by a 7-1 vote.
Hank Gempeler, a Madison attorney representing the developer, Professional Realty and Development Corp. (PRDC), Middleton, said parking is critical to the project both in terms of being able to sell the townhomes or rent the apartments and to secure financing. He believes it could prove to be a major stumbling block that could kill the project if the city takes a rigid stance.
"I am assuming we're going to meet with city officials and talk further about it and see if there's some flexibility in the position," he said. "But if it stays where it is, and we would stand to lose the parking at the end of the TIF, whether it be 10 years or 20 years, I think it's a real problem as far as the project."
Attracting people to invest in living downtown requires the same parking and accessibility provided by greenfield sites, Gempeler said.
He doubts that PRDC will want to spend a lot of money developing architectural plans and specs "without knowing whether or not we have a deal with the city. We would hope to be able to city down with city officials fairly promptly on this."
Community Development Director Greg Keil called it a "significant issue" but said he is "very optimistic that we can work something out to meet their needs."
Michael King can be reached at 920-729-6622, ext. 33, or by e-mail at mking@ postcrescent.com |
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Newspaper Features - Business Park
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Posted Sep. 03, 2003
Contract awarded for Midway Road-State 47 widening
The Post-Crescent
MENASHA By late fall, motorists who often have to wait to make left turns from Midway Road onto State 47 should instead have clear sailing through the busy intersection.
On Monday, the Common Council approved four right-of-way acquisitions on the south side of Midway Road and awarded a contract for $435,489 to Vinton Construction Co., Manitowoc, to widen the intersection and add left-turn lanes.
"Construction is slated to start Sept. 15 and be substantially completed by the end of October," said Public Works Director Mark Radtke.
New development in the Midway Road corridor in recent years has increased the traffic going through the intersection and heightened safety concerns. Motorists on Midway trying to turn left onto Appleton Road (State 47) complained frequently about the frustration and danger of trying to make unprotected left turns during busy traffic times.
The right-of-way acquisitions were accomplished for about $70,000 and a land swap.
Community Development Director Greg Keil said the land prices were established by an appraiser hired by the city and were influenced by some recent land sales in the area for $450,000 per acre.
Right-of-way strips along Midway were purchased from: Cub Foods, 1153 Midway Road, $11,500; Van Zeeland Oil, 1492 Appleton Road, $29,400, and, Jo-to-Go, 1497 Appleton Road, $28,500. A fourth strip acquisition involved a land swap involving part of an out lot from the city's Midway Business Park with Winnebago Color Press, 1233 Midway Road.
City to fix frustrating intersection
Menasha to work on crossroads at County AP, State 47
By Michael King
Post-Crescent staff writer
MENASHA On any late weekday afternoon, a dangerous game of thread- the-needle occurs for motorists who use the busy intersection at Midway Road (County AP) and State 47.
"If you have to turn left, you can't. It is a problem," said Margie Reetz, who works at the nearby University of Wisconsin-Fox Valley. "There's two lanes of traffic coming at you and it's real dangerous. The people behind you are honking at you, 'Go, go.'"
Good news is on the way for motorists as the city plans to widen the intersection and add signalized left turn lanes to solve the commuter nightmare.
With the increased development in the Midway Road corridor over the past five years, traffic volumes have increased.
The lack of dedicated turn lanes and signals on Midway Road make the intersection difficult to negotiate at rush hours.
The city is trying to acquire about 16 feet of right of way on the south side of Midway Road to accommodate the turn lanes.
"The main complaint that we have been receiving is there is a large line at certain times of the day, mostly late afternoons for Midway Road eastbound," said Public Works Director Mark Radtke.
Steve Brueggeman, senior project manager for Martenson & Eisele Inc., said the redesigned intersection will have protected left turn lanes off Midway Road. It may also include a median that may eliminate left turns from driveway access to businesses on both sides.
He is working with the Department of Transportation on signal modifications.
Construction will be done under traffic beginning July 23 and take five to six weeks to complete, Brueggeman said.
The project is expected to cost about $300,000, including land acquisition, and will be funded through tax incremental financing district 6, which includes the Cub Foods, Marathon/ Arby's and Digiprint Business Center developments. The city is facing a deadline as it needs to spend the TIF increment by Sept. 18 or lose the ability to use them.
Michael King can be reached at 920-729-6622, ext. 33, or by e-mail at mking@postcrescent.com |
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Neenah Menasha News Record April 5, 2006
Going strong
Menasha Action Council helps business grow
By Andy Thompson
News-Record Editor
MENASHA The demise of the Menasha Action Council has been greatly exaggerated.
While the business-oriented Action Council has changed its focus in recent years and undergone a restructuring, it is not dormant.
In fact, the organization is alive and well.
"The perception is that MAC is no longer in existence that couldn't be farther from the truth," said Renee Brey, owner of Nauts Landing in downtown Menasha and a leading member of the Action Council.
Looking for evidence? Check out last weekend's opening of the Wreath Factory/Otter Creek Outdoor store at 220 Main St.
The garden and home d้cor store and its lush surroundings are sure to bring more people into the downtown area, which has been very popular among business investors lately. In recent months, Accent Floral & Gifts, Jdog Studios, Rammro Asian Imports, Treillage and Jacks or Better have set up shop in Menasha.
And if Brey and her fellow pro-business advocates at the Menasha Action Council have their way, more good news will be coming down the road.
Not only does MAC have a new logo, it has developed a new business directory, is in the midst of doing a business survey and has secured a Jazz-Fest event for later this year at Jefferson Park. And it has updated its Web site www.menashaactioncouncil. org to make it more user-friendly and more informative.
"There seems to be some new and some fresh ideas," said Community Development Director Greg Keil. "This has been a very good year for our downtown in terms of bringin in some new activity and positive change."
Brey said that while MAC wants to be a strong partner with the city of Menasha, the organization wants to retain its own identity. "We don't want to look like we are, in fact, city government," she said. "We want to be a liaison for the city."
The MAC has no executive director, but there is a focus among its members. Downtown advocates are involved in efforts such as cross-promotion, cooperative advertising and encouraging a free flow of ideas to make Menasha as attractive as possible to shoppers and prospective businesses.
It all underscores Brey's point that MAC is a viable, growing entity that has Menasha's best interests in mind.
"We are far from gone," she said. "We're here and we're working hard for the city."
Just ask Ellen Marshall, owner of Accent Floral & Gifts, who opened her business at 182 Main St. on Sept. 6.
Marshall, who worked at The Flower Case in Neenah before it closed last year, says she has been very pleased with her decision to set up a business in downtown Menasha.
"The building really fit our needs and I like the area," she said. "We've got a fountain right in front. It's really nice for our business."
Marshall said she expects considerable foot traffic in the downtown area as the summer months approach. And while the business has only been open since last September, she likes what she sees.
"It's great," she said. "Business has been really good."
Marshall praised the Action Council for playing a prominent role in the revitalization of downtown Menasha.
"We're hoping it gets better and better down here," she said.
Donna Dunbar, owner of Rammro Asian Imports, 7 Main St., opened the business in September of 2005. Dunbar, who moved to the area from Texas three years ago, said she is impressed with Menasha.
"We've been doing very well especially for a first year (of business)," she said. "I've been pleased."
Rammro is located in the Brin Building, which Dunbar has found to her liking.
"I thought it was a shame that such wonderful architecture was going to waste and we wanted to build it up," she said.
Dunbar said the entire downtown will benefit as a result of the influence of the Menasha Action Council.
"I think it's wonderful that they are trying to promote Menasha," she said. "It's much-needed and it's nice to see that someone took the initiative."
Brey said she is excited about the future and is gratified that so many business interests are pulling together.
"Nobody is taking their own personal approach; they are pulling for the entire downtown," she said.
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