Promoting intelligence and reason in city government.
Our mission: to inform and involve ALL Birmingham citizens.
Our mission: to inform and involve ALL Birmingham citizens.
Number 27: August 19, 2002
------------------------------------------------------------------------------
THE BIRMINGHAM BUZZ
"The cardinal sin, when we are looking for truth of fact
or wisdom of policy, is refusal to discuss, or action
which blocks discussion." -- Sidney Hook
------------------------------------------------------------------------------
Buzz # 27 -- August 19, 2002
Promoting intelligence and reason in city government. Our mission: To inform and involve all Birmingham citizens.
VISIT OUR WEBSITE at http://www.bhambuzz.org for:
-- Up-to-date news items
-- Resources such as the 2016 Plan and the proposed Ethics ordinance.
-- A calendar of important city events
-- A lively and intelligent discussion group
We want to hear from you! Please send questions, suggestions and feedback to info@bhambuzz.org
{{PERIOD}}
In this edition:
1) Editorial: Planning Board's latest attack on 2016 Plan would require parking for offices
2) Quarton Lake park plan scaled back
3) Who should foot the bill for virtual reality fees?
4) Editorial: Loft living should be considered
5) Class war? Quarton proposal is criticized
6) Editorial: Ask candidates about revenue sharing
7) Invitation: Celebrate Graziella's grand opening
8) Editorial: Jacobson's must be replaced soon
9) PS: DADA takes soap box derby to Rochester
10) Derby promoters trade letters with mayor
11) Open letter from First Baptist Church of B'ham
12) To be removed, send email to info@bhambuzz.org
{{PERIOD}}
1) Editorial: Planning Board's latest attack on 2016 Plan would require parking for offices
From our Discussion Forum
Posted: Aug. 18, 2002, by Roger Gienapp
I just finished suffering through the latest episode of the Wednesday Night Comedy Show and was astounded to find that the Planning Board is proposing a revision to the Overlay District Ordinance which would effectively render it null and void.
What they have done is to propose an amendment to the ordinance which will REQUIRE on site parking for office use in the Overlay District in direct opposition the the 2016 Plan and the resulting Overlay District ordinance that Duany created for us.
They have done so with the justification that the Overlay Ordinance INTENDED to encourage retail and residential use and DIScourage office uses. This is blatantly false and, in my opinion, is another step in a plan to usurp the very concept behind the 2016 Plan.
The 2016 Plan and the resulting overlay ordinace DID NOT address use except for the first floor street level.
Duany said again and again that the marketplace would determine what uses would develop on the upper floors, and that these would probably change over time as conditions changed. Any and all uses were permitted on upper floors.
What the Overlay Ordinance sought to do was to REQUIRE architectural standards as a condition of electing to use the Overlay instead of the current, underlying, ordinance.
Duany said again and again that our parking system was "remarkable" in its comprehensiveness and was a model for other cities to use.
It is the very presence of this parking that is the basis of making the developers design buildings with minimum architectural standards as a condition of approval. He said, and proved it to all but the most anti-development deadheads, that we have sufficient public parking to handle current and future development possibilities.
Now our Planning Board is asking the City Commission to REQUIRE parking on site for office use, which is exactly opposite the intent of the Overlay Ordinace as Duany designed it! They quietly did the same for residential uses several months ago, and when they do the same for retail, the 2016 Plan and the Overlay District Ordinace will be dead.
There was NO ONE in the audience as they debated this revision, and no report of it here on the Buzz. Does anyone GET IT? Does anyone CARE? The 2016 Plan is being gutted piece by piece before our very eyes!
Don't let the antis fool you with the claim that they are only ENCOURAGING retail and residential. They are attacking the very concepts behind the Plan, and they're getting away with it. If you care about the plan, contact your Birmingham City Commissioners and let them know that they should vote this proposal down!
2) Quarton Lake park plan scaled back
August 18, 2002
From the Birmingham Eccentric
By Larry Ruehlen
The ambitious plan for a $1.5 million overhaul of the park at Quarton Lake has been scaled back in the face of public criticism.
"Would you believe I put in the covered bridge just to get everyone out here tonight," said David Anthony, an urban planner with Wade-Trim, consultant for the city. "We want the park to fit all the needs of the community, not just special interest groups."
Anthony was speaking to a standing-room only crowd at a city meeting Tuesday where he revealed the latest illustration of possible park improvements. Anthony said much of the criticism of the first plan came from people who didn't want man-made structures in the park.
The first thing to go in the new design was a covered bridge that had been in the plan. The picnic structures were the next to go. Both were replaced by humble designs that serve the same purpose. A simple bridge and prairie grasses would suffice, said Anthony.
"You are now going to have a more naturalistic design," he said.
Another point of contention in the first design was a parking lot near the lake.
Jared Rundell, a citizen who lives near the lake and serves on the citizen's advisory committee planning the park improvements, said parking would increase traffic in the area and detract from the natural setting. Rundell's critics claimed he was trying to protect his property values and keep people with less cash away from the lake, where houses often sell for $1 million. The classism issue didn't come up Tuesday, but parking was once again a major point of contention.
"I was part of the fight that closed the parking on Lakeside," said Robert Schreiner, who owns a house on the lake. "Back then, you could buy a nickel bag (drugs) any time you wanted. You don't want a parking lot on Lakeside. People don't want to go back to the '70s, but back then all you had was nickel bags and condoms all over the place."
Anthony said parking is a must if the city wants all people to use the park and not just those who live near it. He recommended two smaller parking lots with a total of 12 spaces. Some people said that was too much parking, while others said it wasn't enough.
Many in the audience liked the idea of better fishing opportunities in the warm months and solid ice for skating in the winter. Both features and a footpath are integral to the design as the park should provide recreational opportunities for everyone, said Anthony.
The city stopped removing snow from the lake for ice skating after a plow fell through the ice and a worker almost a died. The new design will have a shallow end that will lead to thicker ice for skating. The city would once again plow the snow and have an official rink if all goes according to planned, said Bob Fox, assistant director of public services.
The new estimate for the construction is $837,000 with another $210,000 set aside for such things as benches and educational displays.
The Birmingham City Commission is expected to consider the issue later this month. The lake will also be dredged starting in November. Park improvements are slated for next year.
3) Who should foot the bill for virtual reality fees?
August 18, 2002
From the Birmingham Eccentric
By Larry Ruehlen
At least one elected official doesn't believe residents should pay a cent to update Birmingham's virtual-reality urban planning software.
"This was ill-conceived from the start, and we were given bad information," said Birmingham City Commissioner Seth Chafetz. "Where is the benefit to the average taxpayer? I'm not going to ask my neighbors to pay for a virtual reality model for small businesses and developers of large buildings."
In April 2001, the commission adopted an ordinance that requires downtown property owners to pay fees related to building construction or alterations. The fees are passed on to Vantage Point Technologies, a company that spent $600,000 developing a computerized virtual reality model of the entire downtown area.
The model -- the first in the country -- is supposed to be a state-of-the-art planning tool that allows city officials to see the impact of proposed construction before it happens.
The idea is to have a computer rendering of every storefront, alley and parking meter in the city. When a new building is proposed, planners would be able to see how it fits in with surrounding structures.
But the ordinance goes further than that. It also establishes fees for small changes to existing buildings such as new signs or changing the color of a front door. Merchants supported the idea at first but began complaining when they had to open their checkbooks. Those complaints were aired at two meetings between the commission and merchants, and Birmingham City Manager Tom Markus said he would negotiate to try to bring costs down.
Current fees range from $150 for a new sign to $600 for facade improvements, to $6,000 to $50,000 for new buildings. Merchants complained that the fees often exceeded the cost of the improvements.
Mel Kaftan was the first person to start a major project under the new rules and was hit with a $8,600 fee. He complained and later worked out a better deal with the software company. The city is now trying to do the same.
Details of the possible deal were revealed Monday and Chafetz didn't like it. The basics of the deal call for the city to lease the software for a year and update the virtual reality model with city staff. Chafetz said the $15,000 lease agreement would shift the costs from merchants and developers to the city, which indirectly means taxpayers would be paying for something that doesn't benefit them.
While the majority of commission members said they were willing to let the city's legal staff draw up a lease contract for future consideration, Chafetz said doing so would be a waste of time because the commission had no business supporting the deal.
Markus said the city would explore other funding options such as having merchants pay part of the costs or requiring the city's Principal Shopping District to chip in.
4) Editorial: Loft living should be considered
August 15, 2002
From the Birmingham Eccentric
It's surprising that loft living should be an issue in Birmingham. Most cities encourage and promote lofts. Birmingham looks at them somewhat warily.
The city commission is looking into easing parking restrictions that have effectively blocked lofts by requiring two parking spaces for every downtown residential address.
There has not been a ban on lofts, but the parking requirements have made building them difficult because most folks like to park where they live and that isn't always possible with lofts.
Easing the requirements would allow for lofts to be built downtown, although the resident might have to park a distance from where they live.
But lofts would bring more residential living right into the heart of downtown Birmingham, even more so than the upscale condominiums, like The Willits.
Bringing people into downtown infuses a new dimension of life into a community and anchors the town. Stores serve their purpose of pulling people into the town during the day, as entertainment venues do in the evening. A permanent residential population would complete the cycle.
Lofts in Birmingham would not be cheap, but they certainly would be more affordable than the expensive condos.
Lofts have become a popular alternative to apartment and condo living in many cities. They're stylish and trendy yet not overbearing - in short, a reflection of Birmingham itself.
Several sites, such as the Briggs and the Wabeek buildings, have been singled out as potential loft sites. They are prime locations right in the downtown district and no doubt would be highly desirable living spaces.
It's too soon to say the city should plunge ahead with a program to bring lofts to downtown Birmingham. The full ramifications, such as the parking issue, have to be weighed carefully.
But this is an idea that is worth investigating.
5) Class war? Quarton proposal is criticized
August 11, 2002
From the Birmingham Eccentric
By Larry Ruehlen
A class war may be brewing over what becomes of the park near Birmingham's Quarton Lake.
The city is planning a major renovation of the park in conjunction with the dredging of the lake. Design firm Wade-Trim, the city's consultant for the project, recently unveiled a preliminary sketch that raised eyebrows all over town.
Jared Rundell, a resident serving on the Quarton Lake Ad Hoc Committee formed by the city, voiced concerns that the initial design included elements that none of the residents said they wanted.
A covered bridge, wooden boardwalks, picnic shelters and a small parking lot would likely draw outsiders to the park, said Rundell, and the serene setting would be lost.
"We are trying to figure out where the plan came from," said Rundell, "because it doesn't reflect the opinions of the residents at the meetings. So my question is: Is there an outside force other than the committee directing Wade-Trim for this project?"
Critics of Rundell, however, have said he is trying to make sure a parking lot isn't built near his home. They also say he wants to keep interlopers away from his upscale neighborhood. The plan has been a hot topic on The Buzz Web site -- which includes a chat room where city issues are discussed by often anonymous persons who aren't shy about expressing opinions:
"Let's face it. There is no community called Birmingham anymore. You've driven us to become just a collection of angry neighborhoods. If it's class war you want to start. Fine. In the end it's scum like me that have always won. You see there are more of us than of you. It may take a while, but it's your $1 million house and $10,000 a month mortgage that will go down the toilet. We'll just keep plugging away in our '50's houses, paying our bills and living our lives."
The comments came from an unregistered user.
Rundell responded to the criticism on the Buzz by saying the neighborhood likes it when people from the city use the park, but they are concerned about rows of parked cars, noise and other disturbances.
"We don't want to make the park a tourist attraction for the state of Michigan," said Rundell.
On the issue of bias, Rundell said all residents of the city have a stake in what happens with the parks. He said the only way to seat an unbiased committee would be to get them from Toledo.
City Commissioner Donald Carney, who also sits on the Quarton Lake committee, defended the planning process by saying the design is a first step that will be altered with input from residents. City Manager Tom Markus said he wasn't aware of a force trying to turn the park into a regional destination.
"Consultants have a tendency to look at our town as having the resources so they say, 'let's think out of the box,'" said Markus.
This is not the first time a plan turned out a bit more grand than some intended. Another consultant's plan for expanding Shain became so big that it was scrapped altogether at a cost of hundreds of thousands of dollars.
The Birmingham Parks & Recreation Board will consider the plans at a 6:30 p.m., Aug. 13, meeting at the department of public services building at 851 S. Eton. The ad hoc committee will then take public comments at 6:30 p.m., Aug. 15 meeting that will also be held at the DPS building.
The Birmingham City Commission is expected to consider the issue later this month. Dredging is scheduled to begin in November and park improvements are slated for next year.
6) Editorial: Ask candidates about revenue sharing
August 11, 2002
From the Birmingham Eccentric
By Chuck Moss
Just hold on a minute, Governor! Take your hands off the revenue sharing money and step away from the till.
Here's the deal, folks. Gov. Engler has vetoed state revenue sharing money to Michigan's cities, villages and townships. Why? He says that three ballot proposals will bust the state's budget . . . and if we peasants vote "yes" on these proposals, then Big Daddy will have to spank us. Now the state legislature says it's voting to override the governor on Aug. 13. The Guv won't back down. We'll see.
What are these ballot proposals?
1) A plan to divert the tobacco settlement money from one set of programs to another set.
2) A requirement that state union employees get binding arbitration.
3) Changing drug laws so that "low-level" offenders get "treatment" instead of jail . . . an expensive, camel's nose, stealth decriminalization measure.
Personally, I think these are all butt-head ideas. The tobacco diversion is just the hospitals cutting themselves in on the swag. "Binding arbitration" means in practicality, that unionized government employee labor costs go through the roof. And the drug bill is opposed by law enforcement across Michigan. I'd vote "no" on all three.
But hands off our revenue sharing! What is "revenue sharing" anyhow?
Revenue sharing is a scheme by which our tax money taken by the state is guaranteed to come back to us. The scheme is divided into two parts:
"Constitutional" revenue sharing, which is graven in stone. "Statutory" comes from a complicated formula re-negotiated every year. It's this statutory part that the state is now calling "discretionary" and playing with.
But keep in mind that the statutory piece was always meant to go to local government. It was never Christmas candy, given by generous Daddy. At the time revenue sharing was set up, Lansing's role was simply to act as fiduciary, like a trustee at the bank disbursing dividends. It's our money and the state is merely an agent.
But since the state got into budget troubles, Lansing has been diverting our money to cover its own budget crunch. That's like the bank saying, "I'm keeping your dividends to cover my shortfall." Even worse if your banker said, "If the wrong guy wins, you don't get your check." He'd go straight to jail, because that money isn't his -- it's yours.
How much money are we talking about? Answer: lots and lots. For instance, Hazel Park would lose $1.7 million out of a $13 million budget.
Cash-strapped Pontiac loses a whopping $10.3 million. Ferndale loses almost $2.3 Million. Now remember that the total amount is down anyway, because sales tax collections are down due to the economic slump. Engler has kicked us in the . . . well, the teeth.
So what do we do? Well, we yell -- loud. Next, our current lame-duck, term-limited, running-for-the-next-job legislators will attempt to override the Guv's veto on Aug. 13, when the legislature returns to session. From top to bottom, even (especially?) the Republicans are talking tough about bucking the Governor on this one. But here's something else: we must demand our candidates for state office answer the questions: "What will you do to protect our revenue sharing money?"
All these birds, from the Guv's race on down, are busy as beavers. Some are promising to give us more free stuff, others are promising to "cut your taxes." Still others are promising to do both. Folks, this is total baloney.
There is no money in Lansing to give anyone anything -- they're going to be deciding what to cut. And it won't be taxes, because they're desperately figuring out how to live within the tax income they already get. So when candidates knock on your door, just shake your head at the promises. Ask about revenue sharing - and demand an answer.
Chuck Moss (R-Birmingham) is a member of the Oakland County Board of Commissioners representing the Birmingham area. He is a former Birmingham City Commissioner.
7) Invitation: Celebrate Graziella's grand opening
August 9, 2002
Please Join Us for a Festive Grand Opening
GRAZIELLA LIMITED
203 Pierce St.
Birmingham, MI 48009
(248) 723-5650
Thursday, September 26, 2002, from 4 to 8 p.m.
Refreshments and door prizes
10% of all sales for the week of 9/26/02 to 10/3/02
will be donated to Oakland Family Services.
See our lines of fine linens, china, crystal, baby & gifts.
Friends and family welcome.
8) Editorial: Jacobson's must be replaced soon
August 8, 2002
From the Birmingham Eccentric
The demise of Jacobson's is no surprise. The company has been floundering for months, having little success in trying to reorganize its finances.
Within a month or so, the two Jacobson's stores in Birmingham likely will be closed. It will be a loss for the community and a serious blow to the downtown Birmingham shopping district.
But both will survive. The sites eventually will be redeveloped. The key is when. There are already nibbles for at least one of the buildings, although nothing has been decided definitely.
What's critical is that the city do whatever it can to aggressively market the buildings and get them filled as soon as possible. Birmingham needs a major anchor store, although the shopping district certainly would survive without one.
If you remember, the death knell for downtown Birmingham was sounded several years ago when the Somerset Collection opened up just a few miles away.
That hardly proved to be the case as Birmingham has shown itself to be a remarkably resilient town. There are several factors that keep Birmingham's shopping district viable. It is well-located, right off of Woodward. It boasts a wide variety of fine quality stores, and it is the hub of the community, pulling in people from surrounding areas.
People still like downtowns, and with Detroit's virtually abandoned, Birmingham offers an excellent alternative. People enjoy the downtown atmosphere and intimacy of side-by-side shops in the open that isn't evident in shopping malls.
The merchants have done a pretty good job of marketing that appeal, and now they must do that more than ever. A downtown is like a garden. It must be tended carefully. To allow one patch to go bare is to invite weeds, or blight.
And that is why every effort needs to be made quickly to replace the Jacobson's stores or fill the existing buildings.
9) PS: DADA takes soap box derby to Rochester
August 8, 2002
From the Birmingham Eccentric
By Judy Berne
In "Arrogant officials aren't serving the community" (June 6), I abhorred the Birmingham City Commission's rude treatment of some people and organizations that come before it, including the Detroit Auto Dealers' Association (DADA). The dealers' group was attempting to launch the First Detroit Soap Box Derby on Old North Woodward.
I had no problem with the close vote that denied holding the race on the weekend before the Woodward Dream Cruise. Merchants were worried about a loss of business two Saturdays in a row. But the adversarial tone of some commission members was demeaning.
In a recent letter to each member of the Birmingham City Commission the dealers' association formally withdrew its application, stating they hadn't been treated in a congenial and business-like manner. The city was advised to re-evaluate a "confusing" application process.
"We were misled," said Colleen Rivera, DADA project coordinator. "It would be disheartening for others to experience the same problem."
It was recently announced that the derby will be held Sept. 14-15 in downtown Rochester.
"We were looking for a host city that would embrace this event and partner up with us and Rochester did," Rivera said. "The Rochester mayor told us 'Welcome to our city.' "
10) Derby promoters trade letters with mayor
"Dismayed and disappointed" promoters of the proposed soap box derby have sent a letter to Mayor Dianne McKeon, and she has responded. Visit http://www.bhambuzz.org/pdfs/DADA.pdf to read the letters.
11) Open letter from First Baptist Church of B'ham
31 July 2002
Memo: Friends of FBCB
Jude V. Nixon, Moderator
The Church Council, FBCB
It has been brought to the attention of the leadership of FBCB by several individuals from the Birmingham community that a malicious "rumor" is by design being circulated that the substantial gift the Church received for the elevator project was given by the builders of the Willits project adjacent to our Church. The gift, it has been alleged (and even the allegation is not clear), is said to have been a "payoff" for our approval of the liquor license the Willits is/was seeking. We have neither given our approval nor, as far as we know, has a public hearing been held on the licensing.
We on the Church Council have been duly informed by the elected members of the Church finance team that the allegation is unequivocally false; no such transaction has occurred between us and anyone connected to the Willits. Gifts for the elevator project came from past and present members of the Church as well as friends of family connected to the Church. We want to state publicly that gifts given to the Church for the elevator are documented, although we are compelled, ethically and perhaps even legally, to protect the identity of donors who wish to remain anonymous. Indeed, there was, as was made public at the outset, a large gift of approximately $140,000 as foundation money for the elevator from a donor who wanted to remain anonymous. And while we cannot disclose the names of anonymous donors as a matter of confidentiality, the donor of the gift in question is willing to go public should we decide to undertake any legal action on defamation.
We requested and were granted a meeting with the Birmingham City Manager, the Chief of Police, and the City Attorney to inform them of the maliciousness of the rumor and to inquire whether a criminal act has been perpetrated on our Church. We also wanted to go on record should we in the future choose or are forced to enter into litigation to clear our name. That meeting was held on Tuesday. And today, the Church Council met in an emergency session to discuss the matter and ready itself for future action.
We on the Church Council want to assure you that the First Baptist Church, Birmingham, will not bargain away its reputation for anything. And we have not, nor ever will, compromise our ability to freely make decisions or take stances based upon the values and convictions we as a faith community embrace. Thus, we enjoin you as friends of First Baptist Church to dispel all such malicious rumors, which hurt not only those they are aimed at but even those who perpetrate them. Sticks and stones do break bones, and words do harm. But words can also heal. "A good name," says the writer of the Proverbs, "is more desirable than great riches." And while the Shakespearan character Iago is a most discredited fellow, not so his otherwise and equally profound observation: "Good name in man and woman ... Is the immediate jewel of their souls; Who steals my purse steals trash; 'tis something, nothing; / 'Twas mine, 'tis his, and has been slave to thousands; / But he that filches from me my good name / Robs me of that which not enriches him, / And makes me poor indeed."
12) To be removed, send email to info@bhambuzz.org.
Number 26: August 5, 2002
------------------------------------------------------------------------------
THE BIRMINGHAM BUZZ
"The cardinal sin, when we are looking for truth of fact
or wisdom of policy, is refusal to discuss, or action
which blocks discussion." -- Sidney Hook
------------------------------------------------------------------------------
Buzz # 26 -- August 5, 2002
Promoting intelligence and reason in city government. Our mission: To inform and involve all Birmingham citizens.
VISIT OUR WEBSITE at http://www.bhambuzz.org for:
-- Up-to-date news items
-- Resources such as the 2016 Plan and the proposed Ethics ordinance.
-- A calendar of important city events
-- A lively and intelligent discussion group
We want to hear from you! Please send questions, suggestions and feedback to info@bhambuzz.org
{{PERIOD}}
In this edition:
1) Now is time to speak up on Quarton Lake plan
2) Retailers nibble at Jacobson's
3) Night shopping? It's a possibility
4) Lofts may loom on the city's horizon
5) Editorial: Who are losers in bid for legal ads?
6) Commission won't accept Tholen resignation
7) New city planner starts Aug. 19
8) Jacobson's in countdown to oblivion
9) Editorial: One merchant's story of frustration
10) Willits, 76% sold, still controversial, opens soon
11) City OKs civic center street improvements
12) Editorial: Consultant's proposal for park would turn Quarton Lake into tourist attraction
13) Editorial: Loss of Jacobsons is grave; city urgently needs public-private cooperation
14) To be removed, send email to info@bhambuzz.org
1) Now is time to speak up on Quarton Lake plan
August 5, 2002
The Birmingham Parks & Recreation Board will consider plans for the parkland surrounding Quarton Lake at a joint meeting with the Quarton Lake Ad Hoc Committee Tuesday night. Members of the public are invited to comment on the plans, prepared by city consultant Wade-Trim, at the 6:30 p.m. meeting at the Dept. of Public Services, 851 S. Eton.
Wade-Trim is proposing numerous improvements to the park after dredging is completed.
Preliminary plans are below.
2) Retailers nibble at Jacobson's
August 4, 2002
From the Birmingham Eccentric
By Larry Ruehlen
At least two department store chains are exploring coming to Birmingham and possibly occupying the Jacobson's sites, said Dan Jacobs, a broker with Southfield-based Signature Associates.
"So far they have just kicked the tires," said Jacobs, "There has been interest... but it's tough to attract retailers to Birmingham because there are so many other markets with more foot traffic."
Jacobs said he has contacted Bloomingdale's, Macy's and Lord & Taylor but other retailers have expressed more interest.
Parisian, a Birmingham, Ala., chain with 41 stores from Florida to Michigan, and Von Maur, a Davenport, Iowa, retailer with 18 stores throughout the Midwest, have responded favorably to inquiries, said Jacobs. But neither has made a commitment.
"Parisian has stores in Livonia and Rochester," said Jacobs, "So it would be a good fit."
Parisian officials would not comment on whether they were pursuing stores in Birmingham.
Erin Marshall, spokesperson for Von Maur, said the company has a policy against talking about expansion.
But James D. Von Maur, company president, proclaims boldly on the store's Web site that "long-range plans find us exploring expansions opportunities in medium to large markets throughout the Midwest."
Several Realtors met last week to discuss possible deals for Jacobson's' holdings in Birmingham. The city's anchor department store since 1950 is bankrupt and creditors are taking bids for its 18 stores across the country. Interest in the Birmingham stores is reportedly high with clients in the retail, hotel and office sectors.
Jacobson's owns two buildings in Birmingham. The first is the woman's store, which has 98,825 square feet on 1.18 acres at Maple and Chester Street, and the second is the men's store, which has 80,000 square feet on 1 acre of land at Woodward Avenue and Willits.
The company that's selling Jacobson's property is Hilco Real Estate out of Northbrook, Ill. Hilco has the option of striking a deal at any time, but the winning bidder will likely be determined at a Sept. 17 auction.
Jacobs has brokered several key land deals including The Uptown Palladium site, the former GAP building and the Anthropologie store on Maple Road. He offered insight into what could become of Jacobson's Birmingham locations.
"A new department store would pump new blood into the city," said Jacobs. "But Birmingham has a stigma that it's not a regional market... at least one of the buildings could end up office."
Local developers including Jim Weiner and Ted Fuller have said they are interested in both sites but a national holding company could also make a bid for all of Jacobson's holdings, said Jacobs, and creditors are only concerned about money, not what ends up in Birmingham.
An office building is a distinct possibility because a company looking to build a new headquarters will pay more for real estate than a developer, who must make a profit on what gets built.
"Weiner is probably the farthest from getting the property," said Jacobs. "A user could come in at the last minute and overpay for a site in Birmingham."
A user is a client who actually uses the building rather than leasing it to others.
Bids for the Jacobson's sites are hovering around $15 million, he said, but some potential investors are wary of city politics.
"Whoever buys those sites is going to have a legal fight with the city," he said. "Other cities welcome them (developers) with open arms, but that's not the case in Birmingham."
He also said potential buyers are talking about tearing down the current buildings rather than remodeling.
3) Night shopping? It's a possibility
August 4, 2002
From the Birmingham Eccentric
By Larry Ruehlen
While brokers are looking to fill Jacobson's Birmingham sites, area retailers are searching for ways to keep their own stores full of shoppers. Speculation is that the Jacobson's buildings are too old to refurbish and will have to be torn down. Birmingham City Manager Tom Markus has said it will take two to three years for new buildings to get through the approval and construction process.
With that in mind, adding night shopping hours has been a hot topic at merchant meetings.
"There are a lot of people in town at night but we have to make them into shoppers," said Mark Keller, a merchant who owns Lilith, a women's clothing store. "It's the type of thing you would have to get everyone on board."
Kurk Kuchukian, president of the merchant's association, said retailers are discussing a plan to stay open late Thursday through Saturday -- a time when downtown is usually crammed with people going to movies, restaurants and coffee shops.
While some retailers see potential profits, others aren't convinced the entertainment-craved hipsters will shop as they hop from one hot spot to the next.
"We did have late hours and all we got in were people waiting for movies and dinner reservations," said Pat Spadafore, owner of Imelda's closet, a shoe store. "I have no intention of staying open later."
The owners of successful stores claim they don't have to stay open late like area shopping malls to compete. The key, they say, is providing a level of service that malls can't compete with and offering products not found in chain stores. Birmingham shoppers want to walk in and see the store owner behind the counter, said Karen Daskus, owner of Tender, a women's clothing boutique on Maple.
Keller said the city should also take another stab at hiring a professional business recruiter -- something the city has done twice with less than dazzling results.
"When you have a pitcher who doesn't pitch well you get another pitcher," said Keller. "You don't forfeit the game."
4) Lofts may loom on the city's horizon
August 4, 2002
From the Birmingham Eccentric
By Larry Ruehlen
Affordable loft apartments may yet come to Birmingham.
"The idea is that this is a litmus test to see what kind of interest people have in living downtown without a car parked out front," said Gary Kulak, chairman of the Birmingham Planning Board.
Kulak was talking about a board recommendation to eliminate parking requirements for residential uses in historic landmark buildings in the city.
Currently, the city requires two parking spaces for every residential address downtown. Members of the Birmingham City Commission and planning board have said for years that the city needs affordable housing downtown, not just $1 million condos. The new rule would allow loft apartments in some 29 buildings downtown.
Notable buildings that could replace upper-story offices with living space include the Briggs and Wabeek buildings on Maple. Parking is an issue because the price of land is often exorbitant downtown. Recent condominium projects have included underground parking at $35,000 per space.
That type of expense drives up overall construction costs and the price of housing downtown.
Bob Ziegelman, an architect with Luckenbach/Ziegelman and Partners, designed the Briggs building.
"That building would be a wonderful place for lofts," said Ziegelman. "The 2016 Plan envisioned lofts downtown and it is a good idea."
Ziegelman said the market place will determine whether units without parking will ever take off in Birmingham, but having more options for lofts will get people talking about the possibilities.
"Birmingham is a desirable place to live and lofts can be good for both ends of the market," he said. "Some people want parking and are willing to pay for it."
The commission is expected to consider the board's recommendation at an August meeting. Kulak said people have learned to live without cars in other cities and could do so in Birmingham by using mass transit. And residents who won't go without an auto could get a long-term parking pass at one of the city's garages.
Several expensive downtown condominiums have remained vacant for years, so lavish isn't always best, said Kulak. But he also realizes developers generally make more profit on expensive units.
5) Editorial: Who are losers in bid for legal ads?
July 31, 2002
Second guessing City Manager Tom Markus is second nature for most members of the Birmingham City Commission.
Monday night, their propensity for micromanagement dovetailed with their vendetta against the Birmingham Eccentric when they voted down Markus' recommendation to award the local newspaper a contract for the publication of legal notices.
Markus sought bids from the Eccentric, the Detroit News/Free Press and the Oakland Press. Only the Eccentric and the News/Free Press responded.
The Eccentric, with a total circulation of more than 14,000, offered to run the ads for $7.25 per column inch. The News/Free Press, with a circulation in Birmingham of just over 4,000, offered to run them for $25 per column inch.
The better bid was clear to Markus, and he was supported by Commissioner Rackeline Hoff, who moved to accept it. She was supported by Commissioner Russell Dixon and Mayor Dianne McKeon.
But Commissioners Dante Lanzetta, Donald Carney and Seth Chafetz voted against the motion after Lanzetta suggested it be tabled to give Commissioner Gordon Thorsby, who was absent, a chance to comment on the matter. So the motion failed.
Thorsby and Carney, running mates in the last election, apparently are still stinging from their failure to win the support of the Eccentric, which backed opponents Mike Wooley, Carol Greenslade and Julie Plotnik.
Carney was moved to sign an October 2001 letter to the Eccentric cancelling his subscription. Thorsby publicly questioned whether the Eccentric ought to run the city's legal ads.
The vendetta was supported by residents Dorothy Conrad, who questioned the Eccentric's circulation figures, and Paul Marion Reagan, who claimed the Oakland Press never received the bid request and called the bidding "flawed."
(Reagan said he informed the appropriate Oakland Press staffer of the bidding process. Apparently, the paper was less concerned than Reagan, as it didn't see fit to send anyone to Monday's meeting or otherwise communicate with the city.)
The upshot, wryly noted by Hoff: In the absence of a new contract, the Eccentric will continue to run the city's legal ads.
6) Commission won't accept Tholen resignation
July 30, 2002
Charles Tholen has resigned from the Planning Board, but the City Commission Monday night refused to accept his resignation and put off the process of filling the vacancy.
Tholen submitted his resignation letter on July 13. Monday night, it was included in the Commission's packet. A consent agenda item called for acceptance of the resignation, along with direction to the City Clerk to begin the process of filling the vacancy. (The consent agenda is a portion of the agenda that includes numerous items intended for summary approval near the beginning of each Commission meeting.)
Commission Donald Carney requested that the item be removed from the consent agenda, and when it was taken up later in the evening, he praised Tholen for his many years of service to the community, and suggested that the Commission reject his resignation and ask him to reconsider.
In his letter, Tholen said, "My plans had been to retire last March, but at the urging of other Planning Board members, friends and neighbors, I agreed to continue and was reappointed. Although my intention had been to stay longer, the increasing time commitments necessary and recent events have caused me to reconsider that decision."
Commissioner Rackeline Hoff said the Commission ought to respect Tholen's wishes, and made a motion to accept his resignation. The vote was 3-3, with Commissioner Russell Dixon and Mayor Dianne McKeon supporting the motion. Commissioners Dante Lanzetta, Seth Chafetz and Carney voted against the motion. Gordon Thorsby was absent. In a tie vote, a motion fails.
Tholen said Tuesday he wouldn't attend the next Planning Board meeting, scheduled for Wednesday evening. He wouldn't elaborate on his reasons for resigning. He has served several terms on the Board over the past 20 years.
Planning Board Chairman Gary Kulak said Tholen "was a valuable asset to the City of Birmingham. His 20+ years of service is a testament to his commitment . His understanding of the history of Birmingham’s land use and his attention to details provided an important dimension to the Planning Board.
"Mr. Tholen worked hard to guide and balance development, always thorough and thoughtful in the application of the City Ordinance, and diligent in his efforts to make improvements whenever possible," Kulak said. "He was part of developing the City Master Plan, Eton Road Corridor Plan, and reviewed hundreds of projects both public and private as well as recommendations for changes to the City Ordinance. He was one of the pillars of this community with respect to planning. He will be missed by all and it is with regret that I see him leave. I can only wish him well in the future."
7) New city planner starts Aug. 19
July 29, 2002
Jana Ecker, director of planning and development in Jeffersonville, Indiana, will join the city's Community Development Department on Aug. 19, City Manager Tom Markus told the City Commission Monday night.
Ecker is the first planner to be hired since the resignations of Keith Edwards, Jill Bahm and Patricia McCullough. She joins the only remaining staff planner, Jim Sabo. She has a undergraduate degree in urban planning and environmental studies from the University of Toronto and a law degree from the University of Windsor. She is a member of the Ontario bar.
8) Jacobson's in countdown to oblivion
July 28, 2002
From the Birmingham Eccentric
The countdown began Thursday and will end in September. That's when Jacobson's likely will close its two Birmingham stores for good as the entire chain liquidates its assets.
"Depending on the rate of retail sales, it could be sooner, but we are expecting the stores to last at least a few weeks into September," said Frederick Marx, spokesman for Jacobson Stores Inc.
Jacobson's has been a landmark in Birmingham for more than 50 years. It operates a women's store with 98,250 square feet on 1.18 acres of land at Maple and Chester and a men's/children's store, with 80,000 square feet on 1 acre at Old Woodward and Willits. Nationally, the 134-year-old company operates 18 stores and employs 2,800 people.
Jacobson's has been battling through bankruptcy for months. But the death knell officially sounded Thursday when a bankruptcy court judge in Detroit approved the bid for all of the Jacobson's inventory to be liquidated.
The end stirred emotions among longtime customers and employees.
Beverly Hills resident May Weinbaum said she feels sad to see the store go, as well as the employees.
Weinbaum, who has been a patron of the Jacobson's beauty salon for 15 years, was one of many shoppers turning out for the Jacobson's liquidation sale that began on Friday.
"I'm very sad that the people who have been working here loyally for years had the door closed on them," she said.
John Heiney of the Birmingham Principal Shopping District said Birmingham merchants would prefer the city attract another anchor store to replace Jacobson's.
"We're very active in seeking retailers. Some come to us, and we contact some," Heiney said.
"It's an ongoing process."
Kathy Domzalski of Warren said she hates to see the closing of Jacobson's.
"It's another landmark going down," Domzalski said. "It seems everything I remember from being a young girl is disappearing."
Chris Winans, director of the Birmingham Bloomfield Chamber of Commerce, said the city will particularly miss Jacobson's as a driving force in the community.
"It was an anchor for our downtown," she said. "People came to (Jacobson's) first, and then traveled from there to surrounding stores."
Winans said the closing of the store will leave an unusually large rental space in the downtown area, but it will be unknown for some time who will take over next.
"There are heartstrings there," Winans said.
"We're going to go through a little bit of mourning once the store closes."
Jacobson's will join other large retailers such as Winkleman's, Ward's and Crowley's to slip into recent Michigan history. The Hudson's name also is gone, although the store continues on as Marshall Field's.
9) Editorial: One merchant's story of frustration
July 25, 2002
By Kelli Lewton
So let me tell you my story of being a small business in Birmingham.
I own Aunt Olives Good Food 2 Go in the north end of downtown Birmingham. We are in our second year of operation.
Our first summer at the store, I had planned on putting out a couple tables and chairs in front of the storefront. We labored on a garden project adjacent to our property early in the summer season. Unfortunately, we did not have any inkling the review process to obtain permission would take several months. Towards the end of last summer, I was advised by then-City Planner Keith Edwards (who has since left the city) to wait until the following season. I agreed.
Earlier this year, I was invited to a "we-want-to-help-you-and-be-a-friend-to-small-business-in-Birmingham" meeting with the City Commission. One concern that I voiced publicly at the meeting included lowering the cost of parking rates for employees to aid owners in a never-ending battle of attracting and keeping our help. My second concern was to shorten the process for outside café seating, perhaps to an administrative process vs. going before a review board.
We were told that the process had in fact been changed to a one-page "E-Z" form. I was elated! At the end of April or maybe the beginning of May, I stopped to pick up my "E-Z" form for outdoor café seating, as I guessed it could take a few weeks to process the application. To my disbelief, I was given a set of criteria to meet that included 12 site plan drawings to scale showing my petit few tables, material and photos. In fact, it would have to go before the Planning Board, and they could not put me on the agenda until the end of July.
I was flabbergasted!! Ironically enough, two days after I got this information there was to be a follow up meeting to the first "help-Birmingham's-small-business meeting." I again attended the City Commission meeting, this time armed with the burning question WHY????? I was told by Jill Bahm (who has also since left the city) that the E-Z form was only for renewals.
I would have certainly started this long journey of months and months earlier had I been given the correct information. To my surprise not one city official said a word, not even a, "We would like to help you." Only silence filled the air. Needless to say, I left the meeting and went about the task of meeting the printed criteria and made a submittal to the city.
My case was heard last evening July 24th, and again to my surprise I did not receive a permit to put a few 24-inch tables outside my store. They used phrases like "overlay area 1, overlay area 2, special land use permit as it is zoned business/commercial," blah, blah, blah, blah.
Completely bewildered, I addressed the board and spouted my sad story from the beginning. How could I be held accountable for other special permits and information that I never knew existed?? I followed the criteria that I was given by the city to the letter!!!!!!!!!! So for the second time the rules had been changed and I had to pay the price!!!!!!!!! I again pleaded for help and was given the old "We understand your frustration but our hands are tied"!!!!!!! Let me tell you, emphatically NO, the members of this board cannot understand my frustration.
How can a small business owner that follows the overzealous protocol of submitting 12 professionally detailed, to-scale, site plan drawings to put a few very small tables outside her store even start to grasp yet another step?! Those 12 submissions were not even reviewed by the board. The only plan that was viewed was the one mounted on a poster board. I know this because I had included a picture for each submission showing materials, which was unraveled from the packet in front of me. Why did the young lady presenting my sidewalk plan to the city not even state the correct finish of my furniture and then recommended I be made to choose different furniture? (My furniture is finished with the old B'ham green color.) She did not know my business or me and never even had one communication with me regarding any concerns prior to the review. It is my understanding now that she is from a separate company contracted by the city. All that work, all that time and money invested, and still no cute little tables. Back to Square One!!!!!!
My questions are: How can any city, entity or person operate in this cumbersome, overly burdened manner? What keeps happening to longtime city employees like Keith, Patty [McCullough, recently resigned Community Development Director] and Jill? Why is Birmingham losing its administrative staff after years and years of service? Why is everything so gosh darn hard in this town? Is anyone reading the local papers, including the Free Press/News? Is anyone grasping the fact that the word on the street is "don't open a business in Birmingham; they are anti-development and most everything that goes along with it." Do homeowners realize their precious property values might plummet when there is no little town of downtown Birmingham?! When will enough be enough?! Is anyone out there, or listening?!
I grew up here in Birmingham and have worked hard for many years to open my dream of a store, which I hoped would be of service to my community as well as myself. I know the adage -- you can't fight City Hall -- but maybe it's time the residents and business owners together take a look at what is going on at City Hall. Perhaps it is time to institute some changes so that we may work and live in a community that promotes cooperation, prosperity and good will.
Very Frustrated Chef/Owner
Kelli L. Lewton
Aunt Olives Good Food 2 Go
525 N. Old Woodward
248-593-0364
10) Willits, 76% sold, still controversial, opens soon
July 25, 2002
From the Birmingham Eccentric
By Judith Doner Berne
It's time to take a good look at the mid-rise condominium building that has assumed high rise proportions in the city of Birmingham.
After years of controversy over development north of Maple, construction of The Willits is winding down.
The six-story, curvilinear structure that has changed the face of mid-town -- along with some faces on the Birmingham City Commission -- will debut next week. A series of parties will be held for construction workers, politicos, journalists, real estate brokers, unit owners and prospective buyers.
Move-ins will begin sometime after that. "I'd say we're 90-120 days behind," says Jim Weiner, president of Related Retail Corp., the co-developer that is marketing the retail component.
At last count, 44 of the 58 condominiums had been sold. For the most part, owners are people who already live in the Birmingham-Bloomfield area, reports Jan Robertson, vice president of sales and advertising for Robertson Brothers, the other co-developer. That means each has put down a non-refundable deposit and signed a purchase agreement.
Although they started at slightly lower prices, the condominiums now range from $595,000 for approximately 1,694 square feet on the lower levels to nearly $2 million for the two-story, more than 3,500 square-foot penthouses.
As I tour The Willits, on a sweltering July day, it is still the scene of hard-hats and construction materials. By sheer coincidence, I walked the area on a similarly hot July day four years ago. It was just after plans for The Palladium Theatre and The Willits, along with three projects that are currently scuttled, were submitted to the planning board. Then I was actively trying to envision the cityscape that has now become a reality.
The block-long building where open space once stood is at first glance jarring.
"When I go down Willits, that building swallows me," says Dorothy Conrad, a longtime Birmingham activist who has been a vocal opponent. "It is too massive for the site."
"I think it's an appalling building," echoes John Jickling, an architect who has lived in Birmingham his whole life. "It doesn't blend in well with the community."
But at least one opponent has modified his views. "I saw it last night," says Tom Spoto, president of the South Poppleton Park neighborhood association. "I was wrong. I think it's a very attractive building, although oversized. We're all scared of change. It may be a catalyst" to revive that part of the town.
With Jacobson's two Birmingham locations on the market, the condominium complex could soon be the only viable commercial building on the street.
Birmingham architect Victor Saroki, known for his redesign of the Birmingham Theatre, says he drew inspiration for The Willits from buildings he has seen in European cities. It's the largest project his Birmingham firm has done.
Constructed of limestone-colored pre-cast concrete and topped by a mansard roof, the exterior features a repetition of pilasters, window bays, terraces and balconies. The large windows are designed both to give the owners views over the city and to give the building buoyancy, Saroki says, "especially when viewed at night."
"This building could be picked up and put on any street in Europe," says Paul Robertson Jr., president of Robertson Brothers. You can hear his pride. The lobby is still in flux, but I am impressed by the brass-doored elevators and hallways that are indented every so often to give a feeling of intimacy. The units I see resound with light and space.
"I consider this the pinnacle of my career," he tells me. "I've never done more than two stories." He is particularly happy "to do a building like this in my hometown." Saroki, too, lives in the city.
Who's moving in? Robertson describes an ethnically, religiously and racially diverse population. Besides the expected empty-nesters, "there are a number of divorced guys, some athletes, some young people," he says. "We have alternative life styles. We have a large preponderance of people who also have a home somewhere else. It's a great cross-section of the city."
Bruce McDonald was first to buy one of the 11 penthouses. He will move from another Birmingham condominium.
"I love living downtown. I'm single and I like condo living," says McDonald, who is president of McDonald Modular Solutions Inc. in Southfield. He was attracted to the location, the view that he has to the west, the first-floor restaurant and other amenities. These include a full-time concierge/doorman ("If he's there I'm going to use him."), underground parking and an exercise room featuring a swimming machine that pits you against a current.
Empty-nesters Gail and Timothy Williams are trading their 4,000-square-foot Rochester Hills home for 1,800 square feet in downtown Birmingham.
They spotted The Willits as they were driving through the city a few months back. "I said to my husband, 'didn't this used to be a parking lot?' she recalls. A few days later they saw an advertisement for it. "Would you be interested?" Timothy asked her. "I said 'yes.'"
"We totally fell in love," reports Gail, who manages her husband's Troy and Waterford orthodontics practices. "We got the unit we wanted on the fourth floor looking straight down Henrietta." Although the Williams are building a home in Harbor Springs, they look forward to spending most of their time in an urban environment.
I ask her about some of the views that look out on unattractive commercial rooftops and, the soon-to-be-empty Jacobson's buildings. "When you go to New York," she says, "you're not going there to look at birds and green grass. We're going to Birmingham to have the excitement of the city."
Few of us will live in the building. But, come spring, the general public can dine at its street-level restaurant, Mitchell's Fish Market, headquartered in Columbus, Ohio. It will feature fresh fish and seafood, flown in daily from both coasts, according to a restaurant spokeswoman. A new menu is printed each day. And, if you want to sample its fare ahead, a sister restaurant will open in East Lansing this fall.
A full-service spa is another street-level enterprise open to the public. Illusions by Sherri, currently on Hamilton, will expand into The Willits space. Owner Sharon Nicole is aiming for a November opening, but says her move-in date is dependent on city approvals.
About 6,000 square feet of retail space remain, Weiner says.
Another improvement that Birmingham walkers (and runners) will realize is the L-shaped pedestrian walkway, complete with greenery and street lamps. It runs along the east and south sides of the building.
To obtain the view on the street, I stand in the parking lot directly opposite The Willits and interview the first two people I meet.
"I think it's gorgeous," says Birmingham resident Libby Palmer, who regularly brings out-of-towners to Birmingham. "They are blown away by this wonderful little urban-feeling city. The 2016 plan (the master plan for development) is just fine. The city should make it easier not harder to develop Birmingham."
Holding the opposite view is Wally Habboo whose office as senior vice president of Wachovia Securities is on Maple, just behind The Willits. "I watched it from ground up," the Farmington Hills resident said. "It's a beautiful structure and a quality building, but it just adds to the congestion of downtown Birmingham."
My view: I predict that Birmingham will integrate The Willits into its life as a city, as it has its other major buildings.
11) City OKs civic center street improvements
July 25, 2002
From the Birmingham Eccentric
Birmingham's touch of elegance will stretch to the Civic Center and surrounding streets this fall.
The Birmingham City Commission selected contractor Thompson-McCully Co. to complete the Civic Center Streetscape Project at the cost of $548,538.50. Thompson-McCully Co. was the low bidder out of four others that ranged to $962,389.00
The project, which is scheduled to begin in late August or early September, includes the installation of new sewers, water mains and streetscape sidewalk on Martin, Henrietta and West Merrill streets - the area around city hall.
The project will also include an upgrade of the Chester Street intersection, and the addition of three new parking spaces on the west side of Henrietta. The additional parking spaces, which prior to the now-approved road construction could not be completed, will preserve the already-existing trees on Henrietta.
Dennis Dembiec, director of engineering and public services, said the streetscape will bring a combination of elegance and convenience to the city.
"The streets and sidewalks affected will have the elegant look similar to those blocks which have been upgraded already, and it certainly gave us an opportunity to upgrade roads that were in need of repair," Dembiec said.
"There will be a very nice, warm feeling with the extrapolation of streetscape in downtown Birmingham."
The streetscape project, as well as the 250 Martin St. project, is estimated to be completed before the end of 2002 and is not foreseen to cause major traffic problems in the city.
Dembiec said there has been little feedback from residents about the project, but he has not received any complaints, either.
"There will be the usual small inconvenience of surface road construction, but we don't see any major problems occurring," Dembiec said.
"If we were working on Maple Road, that might be a little different."
12) Editorial: Park proposal would turn Quarton Lake into tourist attraction
July 25, 2002
Birmingham parks and planning consultant Wade-Trim unveiled preliminary plans for more than $1 million in improvements to Quarton Park Tuesday Night.
Despite strong sentiment among residents to maintain and enhance the natural beauty of the park and lake, the proposal contained numerous structural improvements that could turn the lake into a tourist attraction for the tri-county area.
Included were:
* A covered foot bridge over the northern part of the lake.
* Three picnic shelters estimated to cost $225,000.
* A 15-space parking lot in prime green space south of Oak.
* Wooden boardwalks and viewing platforms at several shoreline locations.
The proposal was Wade-Trim's first recreational plan for the park. Until now, the committee has focused on dredging and legal issues.
Jared Rundell, a member of the committee representing the Mill Pond area, objected to the large amount of money that would be spent on structures, as
opposed to natural enhancement.
He said the proposal contradicts what residents have said they want.
The cost of the plan was estimated at $1.1 million to $1.4 million (not including dredging and dam repairs).
The plan is a first draft and now needs public input. It will be presented at a Parks Board meeting on Aug. 13, and then reviewed by the Quarton Lake Advistory Committee again on Aug. 15 before being presented to the City Commission on Aug 26.
The plan is to be finalized by late February.
Public input is essential in this process.
To see a the preliminary Quarton Lake site plan submitted July 23, visit http://www.bhambuzz.org/images/QLSite.jpg
To see a typical sections of Lakeside and a lakeview access point, visit http://www.bhambuzz.org/images/QLSectionA.jpg{{PERIOD}}
To see the section that includes a proposed covered bridge, visit http://www.bhambuzz.org/images/QLSectionC.jpg{{PERIOD}}
13) Editorial: Loss of Jacobsons is grave; city urgently needs public-private cooperation
July 24, 2002
It won't be long before Jacobsons is shuttered and Birmingham gets a huge dose of reality.
Jacobsons was Birmingham's frontline in a retail battle with Somerset Mall.
How we deal with the loss of this longtime anchor, the continuing competition from Somerset, and the coming redevelopment proposals will test the mettle of almost everyone involved.
The new property owners, Birmingham's remaining retailers, our city's leadership and residents all face two to three years of difficulty as we adjust to the loss and face the future.
We have no choice but to be positive, to take advantage of opportunities, and remain committed to sustaining our retail district in the face of competition that sometimes may seem overwhelming.
Any other path will spell doom for downtown.
For some, it may be impossible to survive the coming lull in retail traffic.
Jacobsons generated an estimated $25 million or more in annual sales in Birmingham. The spillover of customers and dollars to other, smaller retailers has been enormous. Many of those retailers can't draw customers on their own; try as they might, they simply can't survive without an anchor like Jake's.
So if you think Birmingham has a lot of retail vacancies now, ponder the landscape 12, 24 or 36 months from now. That's how long it will take, at a minimum, to redevelop the Jacobsons property. In the meantime, leases will expire, businesses will fold and vacancies will increase.
People look at Birmingham today and remark at the vitality. The Palladium is drawing thousands of people to town, and our restaurants and other entertainment venues are thriving. The Willits is about to open, and construction seems to be booming.
But these developments came to fruition only after years of work. Very little is in the pipeline now, and downtown development is likely to be stagnant for the next year or more.
A strong downtown is at least three years away -- but only if we act quickly and decisively.
With any luck, the Jacobsons property will be sold quickly. Potential buyers can't ignore current zoning regulations, and the notorious reputations of the Planning Board and City Commission, as they try to determine a fair market value for the property and consider how to develop it.
Ironically, these factors could work in a developer's favor, because they almost surely devalue the property. If a developer can muster support for a non-conforming project, a purchase made today may seem like a bargain once variances are granted.
The city should be open to what are now considered non-conforming uses for the properties. The acre-plus site at Old Woodward and Willits, if combined with adjacent public and private property (the surface parking lot, the parking structure, and the aged apartments just north of the structure), has fantastic potential.
Affordable residential units, office space to generate daytime traffic, retail space to replace the Jacobsons space, expanded parking for all users, and a much-desired greenbelt linking downtown to the Rouge River and Booth Park, are all possible if the new owners and the city cooperate.
None of that is possible if the new owners are constrained by current zoning regulations, and face costly delays and hostility from city officials.
At a meeting last Monday night, the City Commission and downtown business people discussed, among other things, the proper role of city officials in fostering a more successful downtown.
Streetscape improvement, tenant recruitment, surveys of shoppers and other steps the city is taking are all important and appropriate roles.
But we think the most important steps the city can take involve the intelligent macro-management of development. To insure our success and vitality, and avoid stagnation and decay, our city officials MUST create a regulatory environment that allows and encourages private developers to create a physical environment that will attract tenants and customers alike.
This was the essence of the 2016 Plan, and if ever there were a time to embrace the plan, it is now.
Our city officials and local developers must bury the hatchets and cooperate.
Both sides showed remarkable willingness to begin doing so on Monday night. City Manager Tom Markus said the city understands the gravity of the situation. Local developer Jim Weiner, who almost surely is involved in the bidding for Jacobsons, offered his views on the downtown retail environment in general. Commissioners then took the opportunity to quiz Weiner on his thoughts about the Jacobsons property. In contrast to previous discussions between Weiner and the Commission, this one was civil, informative, and perhaps even productive.
Birmingham can survive the loss of Jacobsons, revive its downtown retail district and ultimately thrive in its competition with Somerset if it plays on its strengths -- its character, and the character of its stores. It is, fundamentally, an upscale, charming downtown with the kinds of stores that can't be found in a mall.
To attract more of those stores, a new retail anchor and the customers that will make them all successful, it needs to play on its strength as a place where people want to be. Birmingham is now a place where many people want to be. But to survive and thrive, it needs to be a place where even more people want to be.
We can make Birmingham that place if our private developers and city officials listen to one another, show one another some respect, and cooperate.
Don't think we have a choice.
14) To be removed, send email to info@bhambuzz.org.
