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    July 2009

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    The Project Begins

    27thstreet_1 Welcome to SPRAWLED OUT, a blog which will accompany my work on a book designed to use my city of Franklin, Wisconsin as an example of the community planning process in modern American cities and towns around the country. As the title implies, there will be a certain bias against the sort of unchecked, freeway-fed expansion that the United States has seen since the end of World War II.

    Ultimately, our built environment is a reflection of who we are and who we aspire to be. It should not be taken lightly, nor left solely in the hands of carpetbaggers and opportunists.

    Continue reading "The Project Begins" »

    July 13, 2009

    Best Places to Live 2009 - Franklin absent from top 100; Middleton comes in strong again

    Best Places to Live 2009 - Maps: Wisconsin - from MONEY Magazine
    Uploaded with plasq's Skitch!


    ABOVE:  A look at communities in the region that placed on MONEY magazine's Best Places to Live 2009 - Top 100.

    July 09, 2009

    "Mary Lazich" apparently a "skimmer" when reading news articles

    Lazich At FranklinNOW, "State Senator Mary Lazich (R-New Berlin)" (does anyone believe for a moment she actually writes "her" blog?) once again reinforces her position on Milwaukee Magazine's list of worst legislators by linking to a news article she (or whomever is writing her blog) obviously didn't bother to read.

    "Cleveland RTA Struggling", the blog proclaims. Therefor, "Wisconsin communities should think long and hard before developing RTA’s."

    Had "she" bothered to read beyond the headline of the article "she" links to from the Cleveland Plain Dealer, "she" would have learned:

    Ridership dropped 14 percent in April and almost 21 percent in May because of rising unemployment and a continuous decline in Cuyahoga County's population.

    And:

    In 2008, ridership remained relatively flat, even as it increased at other transit agencies across the country because of high gas prices.

    Embarrassing. Not one for nuance, that "Mary Lazich." Or basic competence, it seems.

    Why in the world would anyone take her seriously at this point? Bookmark "her" blog and follow the reliable madness.


    "State Sen. Mary Lazich" blog - FranklinNOW.

    And this is the INSTRUCTOR, I assume? Wacky "sane" handgun training poster

    IMG_1126

    Posted at my local Gander Mountain store. Because, evidently, that scary guy in the poster is lurking in your cul-de-sac.

    "Practical... Safe... Sane... Education... Expertise... Live-Fire Excitement"

    July 08, 2009

    O'Toole (and anti-transit zealotry) revealed in ramshackle testimony

    Rotoole Anti-transit zealot Randal O'Toole (left) got his highly-subsidized ("Cato institute fellow") behind handed to him at a recent Senate hearing:

    Two things were clear at this morning's hearing of the Senate Banking Committee concerning green investments in public transportation. First, transportation experts and leading legislators are very much in agreement on how transportation spending should change. And second, Randal O'Toole's days as anything other than an anachronism are numbered.

    He'll continue to cash checks in exchange for spouting anti-transit dogma based on faulty data, but fewer and fewer people are willing to listen to O'Toole's tripe.

    Read and enjoy the rest at Streetsblog. (via The Political Environment).

    Only near-impossible in Franklin: biking, walking to school illegal in Saratoga Springs

    IMG_9103
    ABOVE: Walking or biking to school here in Franklin is not yet illegal. Just incredibly dangerous.

    Switchboard, from NRDC :: Kaid Benfield's Blog :: Biking, walking to school illegal in Saratoga Springs.

    Amazingly, Saratoga Springs was cited only a week ago in Business Week, in an article titled "Livable Saratoga," to illustrate places "with a small-town feel where you can walk to work and shopping."  But not, apparently, to school.

    UPDATE via Sustainable Cities Collective:

    The ironies to this story are many. To begin with, there is clearly a crosswalk in front of the school that appears to connect to a well used path. Whether a cross-walk on a two lane country road without a traffic light or a stop sign is an invitation to frogger is an open question. Secondly, Kaid Benfield of the Natural Resources Defense Council notes that Saratoga Springs was commended only a week ago by Business Week for being an "anti-suburbia" where "you can walk to work and shopping".

    In a greater irony Saratoga Springs is, of course, the chosen home of anti-sprawl post-peak oil zealot James Howard Kunstler. .... Kunstler has yet to acknowledge the story brewing in his own backyard.

    July 07, 2009

    Municipal complaint? There's an app for that

    Boston to debut ‘killer app’ for municipal complaints - The Boston Globe.

    City officials say the application, dubbed Citizen Connect, is the first of its kind in the nation. It was designed as an extension of the city’s 24-hour complaint hotline for the younger set, making the filing of complaints quicker and easier for iPhone users.

    “If I’m just walking along the sidewalk and I have a complaint - maybe a storm knocked downed a tree - I could take a photo and send it immediately,’’ said Christopher Loh, 28, a press assistant in the mayor’s office who helped come up with the idea for the program. “You don’t have to bumble around looking for a number to call. It’s right there in the palm of your hand.’’

    July 06, 2009

    New Report on Old Roads Uses Old Assumptions

    P1020189  
    Still genuflecting to the gods of asphalt, facts be damned. Here in Franklin, "wider" and "faster" are default positions when it comes to roads of any kind - see 31st Street above (an expensive debacle of process and execution which is so little-traveled you'd almost never have to yell "game off" when playing street hockey on it):

    Adding or widening shoulders for bike lanes or pedestrian paths is one thing, but the notion that driving can be made safer by widening and straightening roads (or "improving roadway alignment," as the report puts it) has been debunked by Traffic author Tom Vanderbilt, transportation planner Eric Dumbaugh, and others. In fact, making roads more complex and curvy can often serve as a deterrent to unsafe driving practices, particularly on urban streets.


    Read the rest at Streetsblog Capitol Hill » New Report on Old Roads Uses Old Assumptions.

    July 03, 2009

    Home Buyers Are Drawn to Nearby Organic Farms - NYTimes.com

    Perhaps something to consider in Franklin, where farmland is still fairly abundant:

    From NYTimes.com:

    The bewildered Iowan who converted his farm into a ballpark in “Field of Dreams” in 1989 might reverse the move today. From Vermont to central California, developers are creating subdivisions around organic farms to attract buyers. If you plant it, these developers believe, they will buy.

    Read the rest at Home Buyers Are Drawn to Nearby Organic Farms.

    July 01, 2009

    Sendik's closing: the elephant in the room has a red bullseye drawn on it

    A reader emailed to ask when I would be writing an "I told you so" blog entry regarding the recent closing of Sendik's at Shoppes at Wyndham Village.

    While my apprehensions were public and frequent (and early), I certainly take no pleasure in seeing the Sendik's at Wyndham Village close. But, the bottom line is, you can't buy a Batmobile at Sendik's.

    A year ago, I wrote:

    I stopped at Target because it was opening day, but also because I really wanted that Hot Wheels '60s-era Batmobile that just came out (lost my childhood Corgi version in the flood). I ended up getting some cereal and a Starbucks coffee at the same time. Didn't go near Sendik's - - you can't get a Batmobile there, you know. (Nor can you loiter in an aisle examining dozens of varieties of pens, another favorite pastime of mine.)

    Don't think this is significant? Think this is all "great competition?" Then you haven't studied closely the reasons people shop where they shop and buy what they buy. As it happens, I've spent twenty years of my life squandering brain cells on exactly those questions. I'm good enough at it by now that companies regularly pay me decent money to advise them on those exact issues. (Heck, spend a weekend with a book and you'll start to get the picture very quickly. Just don't horn in on my client base).

    Grocery stores like Sendik's don't make their real nut on you going in and getting exactly what's on your list. The real money is in incidentals that you suddenly decide you need while you're there - - and that's where the higher mark-up is. On everything else, they have to remain competitive and therefor maintain thinner - - sometimes murderously thin - - margins.

    Example: Computer nerds and audio jocks know that you should never buy cables or cords at Best Buy. A nominal length of USB or ethernet line is just outrageously expensive there (recent example from The Consumerist website: Three generic 6-foot optical audio cables from online retailer Monoprice.com for $10.79, shipped. Same product from Best Buy [the cheaper, Acoustic Research brand], shipped price was $97.47 for three).

    But Best Buy still manages to make really big money on high mark-up cords because it's an incidental purchase made while picking up a DVD player or iPod. (Best Buy managers encourage their no-commission floor sales crew to push the cables, of course; they sold my mom a $100 cord she could have gotten at Radio Shack for $5.99). And, you guessed it, they don't make much  - - if anything - - on the sale of that DVD player; it's the cables that excite the Best Buy bean counters.

    Bottom line: We are about to watch a seasoned nation-wide predator slowly and efficiently absorb its locally-owned prey over the course of a couple years; it has overtly configured itself as if Sendik's does not exist, much less live right next door.

    However...

    It's interesting that the central and controlling presence of Target in Shoppes at Wyndham Village seems to be the elephant in the room ignored by the Milwaukee Journal Sentinel (see below), Business Journal, and other bloggers.

    In fact, the preceding examples do not once even mention the name "Target" in their reports of Sendik's closing.

    "Succumbs to economy."

    Perhaps. But, by all accounts, the other Franklin Sendik's at 51st and Rawson - the one not chained to a grocery-selling Target store - is doing a great and growing business, as are the other region-wide Sendik's locations. They face the very same economic pressure, but are not hindered by a site plan dominated by a big box that, in effect, eats their lunch each and every day.

    That's not to say there's anything wrong with a Target store. At the same time, one must recognize the implications of making a big box like Target the center of a strip mall whose site plan discourages cross-shopping. And all that talk of a "high-end lifestyle center" and "high standards" is coming down to earth. It's ubiquitous Cousin's Subs rather than a Potbelly's or even a Jimmy Johns; it's econo-cut SportClips rather than a spa/salon. Let's hope Ferch's, the one remaining "as advertised" tenant, takes hold.

    Metro_market

    The happy surprise in this story? The immediate entry of Roundys into this market space. While this is much better news than ending up with a vacant building (or a Target Greatland as I predicted), one can only hope that Pick n' Save is a "serious shopping" draw in a way that a more upscale grocer is not.

    However, there are rumors (already?) that Roundy's may install their "Metro Market" upscale configuration, which is largely a matter of re-signage; same market appeal, different name. Perhaps Roundy's can muster success through its huge economy of scale.

    Otherwise, there's a Target Greatland in our future.

    (See also Shoppes at Wyndham Village: Part 2 - The issue of site design; "My part of the development, which is the Sendik's and all the outlying buildings..."; A tale of two Sendik's stores;


    From the Milwaukee Journal Sentinel:

    Franklin Sendik's Succumbs to Economy

    A sinking economy, combined with heavy competition, is leading one of two Sendik's supermarkets in Franklin to shut down after just one year of business, the store's co-owner said Tuesday.

    "Over the last year, we've struggled to gain market share in Franklin," said Lori Balistreri Barczak, whose family owns the Sendik's Fine Foods at The Shoppes of Wyndham Village at the southeast corner of Highway 100 and Drexel Ave.

    Despite a "gorgeous facility" and "tremendous staff," the store has been unable to draw enough sales to cover its costs, Barczak said.

    The store will close at the end of July, Barczak said. Roundy's Supermarkets Inc. will reopen it as a Pick 'n Save supermarket in November, said Roundy's spokeswoman Vivian King.

    Roundy's is buying the store's equipment and will assume the lease for the building, King said. She said the store's 141 employees are being encouraged to apply for jobs at the Pick 'n Save.

    The Sendik's store opened July 9. Since then, the recession deepened, which hurt sales, Barczak said.

    Also, the store has a lot of competition, Barczak said. That includes a separately owned Sendik's Food Market at 5200 W. Rawson Ave., Franklin, which remains open.

    The two Sendik's stores in Franklin - which are about a 10-minute drive from one another - are owned by different branches of the Balistreri family. The group that owns the Wyndham Village store also owns a Sendik's at 18985 W. Capitol Drive, Brookfield. That store opened in 2001 and is performing "extremely well," Barczak said.

    The Rawson Ave. Sendik's opened in fall 2007 and is owned by a branch of the Balistreri family that owns seven other Sendik's Food Markets in Elm Grove, Germantown, Grafton, Greenfield, Mequon, Wauwatosa and Whitefish Bay. (Yet another family branch owns three Sendik's stores in Bayside, Brookfield and Milwaukee, while the Shorewood Sendik's is owned by John and Anne Nehring).

    The Rawson Ave. store, located in the Fountains of Franklin development, "is doing quite well for us," said co-owner Nick Balistreri.

    "Our business has been growing at a very steady rate," he said, "and we are very happy with its performance."

    Sendik's stores have won customers partly because of their reputation for providing higher-quality fresh meat and produce. Several new Sendik's stores in recent years have filled gaps left behind by the departure of the Kohl's Food Stores and Jewel supermarket chains, along with other grocery store closings.

    Pick 'n Save, however, remains the Milwaukee area's dominant supermarket chain. Roundy's doesn't plan to close any of its Franklin stores despite the conversion of the Wyndham Village store to a Pick 'n Save, King said.

    "We think this store will fit in with our network of stores very well," King said. "Franklin is a growing community."

    Industry consultant David Livingston said, however, that the Wyndham Village location is "entirely inadequate for a supermarket." .

    "The primary reason is the lack of population density. This is due to much of the trade area being composed of lakes, landfills, golf courses and farms," Livingston said. "While there are a few small subdivisions of higher-income housing, there just isn't enough to support a high-end supermarket."

    June 29, 2009

    UPDATED: Sendik's at Shoppes at Wyndham Village to CLOSE; re-open as PICK 'n SAVE

    Letter to the city of Franklin as received yesterday at city hall is below:

    June 29, 2009

    VIA HAND DELIVERY AND REGULAR U.S. MAIL
    Mayor Tom Taylor
    City of Franklin
    9229 W. Loomis Road
    Franklin, WI 53132

    Re: Notice of Cessation of Operations/Sale of Business

    Dear Mayor Taylor:

    Due to changing business circumstances connected with the economy, our Wyndham Village store assets, located at 7780 S. Lovers Lane Road, Franklin, Wisconsin ("Sendik's-WyndhamVillage") will be sold to Roundy's Supermarkets, Inc. We expect the sale to close at the end of August. We will begin to wind down our operations during the weeks prior to that date.

    We intend to continue pay and benefits for 74 eligible employees for 60 days from the date of this letter as required by Wisconsin law. Most of those employees will continue to work for most of that 60 day period while we wind down the operation. 8 additional employees will be offered positions at our Brookfield location. An additional group of part time low hour employees will also be laid off. All employees are also receiving notice on today's date.

    It is our understanding Roundy's intends to reopen the store as a Pick 'n Save around November 1st. Roundy's has offered to interview all of our employees for positions in their new store. We have provided information to our employees about that interview process.

    We are working with our employees to insure a smooth transition as our employees pursue other opportunities. If we can provide any further information or coordinate this activity with your office, please contact me at (262) 781-8200.

    Sincerely,

    Lori B. Barczak

    RELATED:

    A tale of two Sendik's stores

    Sendik's (Shoppes at Wyndham Village) grand opening

    IMG_2163

    Roundabouts: Knowledge is economic power

    FINAL Rendering College

    A West Allis blogger recently weighed in regarding roundabouts. His opinions, unfortunately, are derived from nothing more substantial than a "gut feeling"; he lashes out against those darn "knowitalls" who are going to "screw up your businesses."

    Read his blog entry yourself and assess the quality of his reasoning. You cannot assess the veracity of his data because, well, he doesn't provide any.

    Which is good enough for one of his fellow community bloggers. Always entertaining is the trick of shrugging off mountains of data by equating empirical research and documented facts to "brochures and pamphlets and spin." Why expend intellectual muscle when you can chuck peanuts from the sideline?

    "Data." "Research." "Careful study." "Endorsements by business groups." "Documented success in other communities." "Fact-based debate." These are the tools of those darn "knowitalls" who are going to "screw up your businesses."

    "Supposition." "Gut feeling." "Fear of personal annoyance." "Poor math skills." "Colorful language." "Dogmatic partisanship." Ah, the tools of persons with a keyboard and access to the internet - - and little else to aid their position.

    The West Allis blog entry, self-evident in its irrelevance and divorced from reality in favor of venting annoyance, is not worth the point-by-point dissection (in this case, evisceration) that a carefully reasoned argument would deserve. However, I wanted to answer here a couple questions for commenter "StubbornOldMan," because some technical shortcoming on the NOW blogs will not allow comments over a certain number of characters.

    The questions "StubbornOldMan" came up with (even after claiming that he'd spent some time reading entries on this blog) were:

    I have no personal axe to grind with you John, but you haven't answered either of the two questions I asked you.

    1) What specific conditions would lend a particular interchange to be a poor candidate for a roundabout interchange? You hinted that there are defintely some. You're being just a tad bit too general in your criticisms for my objective mind.

    2) If businesses lose income as a result of lower sales as a result of consumers going elsewhere, doesn't that automatically result in a less profitable business (consequently less tax revenue)?

    Yes, I'm aware of the irony of "StubbornOldMan" demanding my specificity in the form of his grossly generalized questions. Let's see, however, if we can use this space to encourage specific questions about the dozens of specific issues surrounding roundabouts.

    (An aside to "StubbornOldMan": Specific questions about specific issues - and specific criticisms of specific assertions I make or quote in this blog from other sources  - would indicate at least a minimal level of respect for the value of my time.)

    I’ll answer the second question first: Yes. And the point of that question? Alas, a mystery. Is "StubbornOldMan" asking this on the basis the muddled blog entry he and I commented under? Does he believe that the "gut feeling" of one Michael James of West Allis ("roundabouts are bad for business," says Michael James) constitutes a sound platform from which to launch some manner of if-then connection?

    To address question one, let’s first lay out some simple realities:

    1. Roundabouts are not appropriate everywhere.
    2. Worth repeating: Roundabouts are not appropriate everywhere.
    3. And, once again, in case you missed it: Roundabouts are not appropriate everywhere.

    Hence the saying: Knowledge is knowing a tomato is a fruit; wisdom is not putting it in a fruit salad.

    Also, let's be more precise about "my criticisms." My argument is NOT "All roundabouts, all the time." My argument is: IF  careful study by the DOT brings a recommendation of roundabouts on 27th street, we should have the informed wisdom to exploit that to our advantage and not succumb to uninformed apprehensions.

    What is important to note is that there are conditions that make roundabouts the far-and-away better choice in terms of safety, cost to build and maintain, convenience and commercial growth.

    The blog entry we commented under - a blog entry based on zero facts, incorrect assumptions, a poor grasp of history and context, and a reliance on "gut feeling" - seems to deny that reality.

    If I remain a “tad too general,” it's because, A) the data in three 4-inch thick three-ring binders gets a bit dense for non-engineers like myself and, one might suppose, “StubbornOldMan,”and B) "specifics conditions" are not at issue here other than to admit, as "StubbornOldMan" must if he is intellectually honest, that "specifics conditions" indeed exist and are measured by professionals.

    To indulge "StubbornOldMan," here's a list of just a few of the factors - "specific conditions," if you will - the DOT weighs when measuring the appropriateness of a roundabout in a particular traffic environment. They look at the finished product in terms of:

    • Entry Width
    • Entry Flare
    • Entry Angle
    • Entry Radius
    • Entry Deflection 
    • Entry Path Curvature
    • Entry Path Overlap
    • Entry Speeds
    • Fast Path Speeds
    • Speed Consistency
    • Sight Distance
    • Exit Path Overlap
    • Entry and Circulating Visibility
    • Splitter Island Design
    • Exit Lanes and Geometry
    • Pedestrian Crossings/Crosswalks
    • Maneuverability of Large Trucks
    • Vertical Design Parameters

    The ENTRY DEFLECTION is very important, for instance, as noted in the paper "Roundabout Studies in Kansas":

    It must be stressed that the significant reductions in crashes and crash severity result from a well designed modern roundabout, with sufficient deflection to ensure low-speeds – no more than 30 to 40 km/hr. Also, the roadway environment or approach geometry (e.g. roadway curvature) should be such that drivers do not approach at high speeds. A study (Flannery, 2000) of crashes at modern roundabouts concluded that the main cause were approach geometry that allowed high-speed entry and lack of adequate deflection in the roundabout. Unfortunately, due to lack of clear cut guidelines and inexperienced designers, some new roundabouts in the USA are being built with little or no deflection.

    That last line is very important.

    If all of those (and much, much more) is found to be satisfactory, then roundabouts (properly engineered!) are recommended. If roundabouts are NOT recommended for 27th street by the DOT (which could still happen), then I would be first to agree with them. Tomatoes in fruit salad, remember?

    But the bottom line is this:

    After 20 years of careful study and data collection here and abroad, it has been shown to the satisfaction of state and national transportation officials, engineers, insurance companies (whose fortunes rise and fall on safety issues) and commercial organizations that properly engineered roundabouts in appropriate settings are far and away superior to traditional signaled intersections.

    I’ll repeat a key phrase: “properly engineered roundabouts in appropriate settings.”

    (DIGRESSION: I'll not insert here a long analysis of the difference between roundabouts and traffic circles that was flat out missed by a NOW commenter. Rather, I will direct "StubbornOldMan" to a website by the "knowitalls" at The Insurance Institute for Traffic Safety and a chart that conveys the information nicely.)

    Then there's this from the voluminous file of "brochures and pamphlets and spin":

    The Insurance Institute for Highway Safety (IIHS) performed a study titled Crash Reductions Following Installation of Roundabouts in the United States in 2000 on 24 U.S. intersections that had been converted both signalized intersections and stop-controlled intersections to modern roundabouts.  Similarly, the Institute of Transportation Engineers (ITE) also completed a related study in 2002. The U.S. Department of Transportation, Federal Highway Administration (FHWA) also produced Roundabouts: An Information Guide in 2000 with safety statistics contained.  All of these studies revealed very consistent “before” and “after” results with respect to the safety of modern roundabouts compared to other types of stop controlled and signalized intersections. The following is a brief summary of these results with regard to the extent to which modern roundabout conversions improved the accident safety of the intersections: 

    • 38 - 40% average reduction in all crash types
    • 74 - 78% average decrease in injury accidents 
    • 90% average decrease in fatalities or incapacitating injuries 
    • 30 - 40% average decrease in pedestrian accidents (depending on the  roundabout location and existing pedestrian volumes)
    • As much as a 75% reduction in delay where roundabouts replaced signals

    These study results replicate other results of numerous studies conducted on roundabouts in Europe and Australia and provide quantitative evidence that the selection of a roundabout over the more conventional intersection geometrics and traffic control can have significantly positive traffic safety implications. 

    - Source: High Speed Approaches at Roundabouts

    But, are roundabouts good for business? This is a discussion I'm having as a member of the Franklin Economic Development Commission, and I can tell you that many of my fellow commissioners knew very little about roundabouts and their effects at the beginning of our discussion; they know a bit more now that I've corrected their stated misconceptions with documented facts.

    So, "StubbornOldMan," I invite you to read a paper entitled, simply enough, "Are Roundabouts Good For Business?"

    As a preview, the paper ends thusly:

    SUMMARY AND CONCLUSIONS 
    South Golden Road is a typical suburban strip commercial corridor. The installation of four roundabouts within this half-mile long arterial has resulted in slower speeds, but lower travel times and less delay at business access points. Accident rates have dropped by 88% and injury accidents have declined from 31 in the 3 years prior to installation to only 1 in the 4½ years after – a decline in injury accidents rates of 93%. The improvement in traffic flow, vehicular safety and access to businesses combined with amenities such as landscaped medians and pedestrian walkways has stimulated economic activity. Sales tax revenues have increased 60% since installation of the roundabouts and 75,000 square feet of retail/office space has been built.  In Golden, CO, businesses have said “Yes, roundabouts are good for business.” 

    Is this section of road, though a close match. exactly like 27th street? Of course not. But you cannot help but be compelled by the similarities and the positive results.

    And, "StubbornOldMan," as you read the paper (it's not very long, I promise), you will encounter data that contradicts in rapid succession the egregious (and, frankly, adolescent) suppositions made by the WestAllisNOWblog entry we commented under.

    You may choose to ignore, "StubbornOldMan," these data and the fruit of the other studies also included. You may choose to ignore the fact that this particular paper is but the tip of the iceberg in terms of data gathered and studies conducted that conclude in support of properly engineered roundabouts. But in doing so, you are putting intuition and "gut feeling" ahead of hard facts, and I have a difficult time accepting that mode of thinking.

    In other words: If, on the one hand, I face "annoyance" and "the public's fear of change," and on the other hand I have reliable data that shows me over and over again that properly engineered roundabouts regularly lead to substantial improvements in safety, higher local commercial success, lower costs to build and maintain, fewer delays, better transit times, lower fuel consumption, etc., then, my friend, I will recommend that the local governments in question demonstrate leadership and advocate for roundabouts when the DOT indicates they're appropriate.

    With that said - and knowing that there are specific problems with roundabouts that indeed need to be addressed -  I welcome informed, specific questions and challenges to the material above, "StubbornOldMan."

    I also welcome your opinion of the KISS concert at this past weekend at Summerfest!

    June 27, 2009

    Roundabouts later; "Rock and Roll All Nite" now

    Over at a WestAllisNOW community blog, "StubbornOldMan" asks me the following:

    I have no personal axe to grind with you John, but you haven't answered either of the two questions I asked you.

    1) What specific conditions would lend a particular interchange to be a poor candidate for a roundabout interchange? You hinted that there are defintely some. You're being just a tad bit too general in your criticisms for my objective mind.

    2) If businesses lose income as a result of lower sales as a result of consumers going elsewhere, doesn't that automatically result in a less profitable business (consequently less tax revenue)?


    Having had no luck attempting (twice) to post a hasty - but long - reply at the community blog, let this post be an assurance to "StubbornOldMan" that I will address his questions right here on Sunday.** (Especially that incisive second question, which seems to be based on someone's mistaken supposition about roundabouts' impact on a local economy. Hmmmm ... could loss of income mean a less profitable business?)

    But I'm not doing it today, because I'm going to Summerfest to see KISS! Maybe I'll see "StubbornOldMan" there ...

    **Gonna have to be MONDAY - - got caught up in a photography project at the KISS show, which you can see here.

    June 25, 2009

    Enriching the public discourse? The lost art of fact checking at NOW newspapers

    Apparently, in addition to sponsoring blog space for the black helicopter crowd, Community Newspapers has evidently extended their laissez-faire policy to assertions of fact made in print at Community Newspaper Inc.'s "MyCommunityNOW" papers.

    Witness the "Community Voices" feature in the June 25 edition of the Franklin/Greendale/Hales Corners/Oak Creek NOW Newspaper, "Love or hate 'em, plenty of views on roundabouts."

    From "Linda G" of Philadelphia:

    I spent 25 adult years in the Franklin area before moving out east and find this talk of roundabouts a bit strange. People in Pennsylvania and New Jersey are getting RID of them. Folks here hate them. Accidents abound. Granted, most accidents are minor. Ten years from now, I bet people will regret having built these things.

    Editing? Well, the underlined material above was actually edited out of the print version of this comment (the online posting is here,) Another (wiser) edit was the rambling "A tour guide in Halifax, during one of our visits, said of a roundabout we were navigating that it was going to be replaced because at least two or three accidents happen every day. Sure enough, one happened right there in front of us. Semi-truck crunched a van.")

    Fact checking? Opinions are one thing, but, as a newspaper, when you print an assertion of fact, it's generally a good idea to go to Google or make a phone call. Had anyone at Community Newspapers done so, they would have learned that in the older cities of the eastern United States - particularly in Pennsylvania and New Jersey - traffic circles were and are common traffic features.

    Let's make this clear (as Community Newspapers missed a teachable moment): Just as not all roundabouts are correctly engineered or appropriate for certain locations, Traffic circles are very different - and much less safe and efficient than - roundabouts. In fact, any traffic circle - often erroneously referred to as a "roundabout" - built in the U.S. prior to 1994 is almost certainly not a conforming roundabout.

    And, guess what? The old traffic circles in Pennsylvania, New Jersey, New York, Rhode Island, etc. - some dating back to horse and buggy days - are indeed being removed. And often replaced by roundabouts when appropriate.

    Does Community Newspapers enrich public discussion when they take this lazy approach?

    I guess it falls to me to do what they don't have time for.

    From Traffic Circles vs. Roundabouts:

    Traffic Circles vs Roundabouts_

    June 23, 2009

    Democrats move to close developer loophole

    Good news from Madison for home property taxpayers.

    Democrats zoom in on property tax loophole - JSOnline.

    Break meant for farmers, not developers, they say By Mike Johnson of the Journal Sentinel Posted: Jun. 22, 2009 Senate Democrats are moving to close a loophole that has given developers huge property tax breaks by planting crops on land that is zoned for residential or business purposes.

    In some cases, lots have roads, utilities and street lights and are straddled by houses, but the developers get a break on the assessment and taxes because they have farmers grow corn, winter wheat or other crops.

    At issue is the use-value assessment law enacted in 1995 to help keep farms viable by giving them a property tax break. Real estate developers soon found a way to make the law work for them.

    "It just seems like it is being misused and getting out of hand," Fond du Lac Assessor Donald Wegner said.

    Local assessors and municipalities complained to Senate Majority Leader Russ Decker (D-Weston) about the problem, and he has inserted a provision in the Senate version of the state budget bill that would remove the tax break.

    Under the provision, the definition of agricultural land would be modified for property tax purposes to exclude any land that is platted or zoned for residential, commercial or industrial use.

    If approved by the Senate and Assembly and signed by the governor, the change would take effect Jan. 1.

    Effect on development

    Developers and attorneys who represent them oppose the change, arguing it will stymie development.

    "It will significantly increase costs related to development, discourage further economic development and have a direct impact on the affordability of housing and commercial office space," said Thomas D. Larson, director of Regulatory and Legislative Affairs for the Wisconsin Realtors Association. "With the downturn in the economy, many developments have been delayed, causing land that was planned and platted for development to continue to be used and taxed for property tax purposes as farmland until the economy improves," Larson said.

    Larson said if this provision becomes law, the property tax assessments on land will significantly increase - ranging anywhere from 10 to 50 times higher per acre depending upon the location of the property. This, he said, would result in more financial hardship for developers, financial institutions and local economies.

    Assessors and municipal officials, though, say they want the change because the loophole shifts property taxes that should be paid by developers to other taxpayers, mostly homeowners.

    The change would not add "one nickel more" in tax revenue for municipalities, said Ed Huck, director of the Alliance of Wisconsin Cities, which supports the change. "For long periods of time, developers have been able to hold land and shift taxes to others," Huck said.

    Rich Eggleston, communications coordinator of the Wisconsin Alliance of Cities, said a developer in Eau Claire is tilling and seeding two parcels next to the Metropolis Hotel so it will qualify for the use-value assessment next year. Currently, the property taxes for this land are $27,000, but next year, taxes will drop to about $40 because of the farm designation, Eggleston said.

    And land adjacent to a Gander Mountain in Eau Claire also is being planted with crops. The current tax bill is about $50,000. It will drop to about $75 next year, Eggleston said.

    Mike Grota, of Grota Appraisals, handles property assessments for Germantown and a number of municipalities in Ozaukee, Milwaukee, Washington and Waukesha counties.

    "In Germantown and in many neighboring communities this scenario is common," he said of developers planting crops on land zoned for other purposes.

    In Fond du Lac, Wegner, the assessor, said there are two commercial lots that should be assessed at $636,100, but are valued at a total of $900 because winter wheat was planted on them. With the commercial designation, the property tax bill should be around $13,536. Instead, the bill's estimated at $19.15.

    Then there's the Whispering Springs subdivision that has homes along a golf course. Six lots there should be assessed at a total of $270,000, with property taxes totaling about $5,745. But with corn planted on one lot and weeds and marsh hay being harvested from the other five and used for farm bedding, Wegner said he is required to assess the land as agricultural. The total tax bill would be about $12.77.

    June 21, 2009

    Public can comment on city's master plan - FranklinNOW

    IMG_9248
    Oops.

    From FranklinNOW.

    The city of Franklin has scheduled a series of sessions to gather public comments and input on its comprehensive master plan. The review sessions will be held from 6 to 8 p.m. June 23, June 25, June 29, June 30 and July 1 at Franklin City Hall, 9229 W. Loomis Road.

    These sessions are for review of the current draft of the plan, which has not been completed yet.

    Comprehensive plans are essentially a guide for city leaders to look at in future planning. Municipalities are required by state law to create comprehensive plans every 20 years.

    A second series of review sessions will be held July 20, 22, 23, 28 and 29. Those are for review of the rough draft of the entire plan and will also be held from 6 to 8 p.m. at City Hall.

    June 19, 2009

    Is the tide slowly turning against sprawl?

    Ten years ago, few had heard the terms "new urbanism", "walkable urbanism", "complete streets", "town center development", "mixed use development" and so forth. Today those terms are widely known - and not just in planning and architectural circles.

    I attending the American Planning Association's annual convention in Minneapolis a few weeks back and noted that nearly every session incorporated the principles I listed above - a big change from just a year ago. The hottest subject there was "form-based codes" which is very much a town center/mixed use orientation that greatly de-emphasizes the automobile and elevates walking, biking, and mass transit use.


    Read the rest at: Sense Of Place - An Architect's Point of View: The Future of Sprawl.

    June 18, 2009

    MilwaukeeWorld: WISPARK THREATENS OAK CREEK WITH BUSINESS "PARK" PLAN

    From Michael Horne, a perspective on that scourge of the suburban dross-scape, the soul-killing, single-use "business park":

    Oak Creek officials are saddling the citizens with an unsustainable development, even if they cover every square inch with green roofs, permeable pavement and solar panels. Why is New Urbanism observed only in the breach? We're talking about 1.4% of Oak Creek's total area in this development -- that is a large amount of space for an exceedingly limited use.

    The city is giddy about attracting high paying jobs to the office park, which, according to Oak Creek standards, should lead to further sprawl.

    You can be sure the development will not be tied into light rail or other transit, and that its convenience to the Interstate Highway system will be judged high among its attributes.

    Wispark, of course, will ask the city to create a Tax Incremental Finance District to finance road improvements in the business park. Why not stick it to the taxpayers? The roads, to be sure, will be undulating and cul-de-saccharine. There will be parking lots, pretty flower beds, flags aplenty and lots of lawn to mow.


    MilwaukeeWorld: WISPARK THREATENS OAK CREEK WITH BUSINESS "PARK" PLAN.

    June 16, 2009

    Roundabouts & drunk driving: A new defense against impaired drivers?

    A note from local businesswoman and activist (Citizens for a Safe Wisconsin, Inc.) Shari Hanneman prompted this thought:

    Could the argument be made that encountering periodic roundabouts provides an IMPEDIMENT for drunk drivers that stops them from getting too far and eventually venturing into residential subdivisions ala the incredibly tragic Buckhorn situation in Franklin?

    Consider this: I'm not certain of Eddie Lynn Keck's exact route the night he killed two people with his vehicle after being overserved, but it's a pretty safe bet that the WIIIIIDE and fast 27th street or Ryan Road did nothing to impede him; he was on autopilot for that portion of the drive. He could very well have blown a few red lights without stopping his progress.

    I'm willing to bet that a series of roundabouts might have caused him to run up a curb or sideswipe someone non-lethally rather than allow him to continue unabated into a subdivision where the tragedy occurred.

    Food for thought. Roundabouts for 27th street are on the Franklin Economic Development Commission's agenda for this coming Monday.

    From the column Circular Logic Wins Out- Car And Driver:

    It occurred to me that these five consecutive Michigan roundabouts might comprise a better drunk-driving exam than any count-backward-and-touch-your-nose routine. It was the first quintuple roundabout I'd ever encountered and, as I later learned, Roundabouts No. 1 and No. 2 hold the distinction of being the first in the country intended to act as a single system. A tourist destination.

    I immediately drove to see local police chief Robert Brookins. I said, "Hi, I'm a reporter, and I want to ask..."

    "About the roundabouts?" he interrupted. And off he went.

    "You should have seen it before," the chief said. "With stoplights and stop signs, the traffic would back up along the exits and onto the freeway. You could wait through three or four stoplight cycles. But now the longest delay I've observed is about 20 seconds. I know it looks complex, but it flows 17-to-20-percent-more traffic and does so at faster average speeds."

    Brookins had been monitoring the roundabouts for less than a year but already possessed compelling statistics. "We've had 16 accidents in the big roundabout," he said. "One crash in the middle roundabout. And six in the eastern one. All were minor, mostly sideswipes, 'cause the speeds are so slow. Prior to the roundabouts, you'd get guys blowing the lights, and there'd be high-speed broadsides that were really bad."

    Then the chief directed me to Mike Goryl, a soft-spoken county traffic engineer who helped design this crop of circles. Goryl explained that the center islands aren't perfectly round but resemble the agitator in a washing machine, flinging traffic away from the hurricane's eye and toward an exit — with no static cling. All the roundabouts are off-camber, too, he said, mostly to drain water but also to reduce cornering speeds. "Even if you follow what we call the 'fastest path,'" he said, "you'd voluntarily drive at about 25 mph."

    In the coming years, Goryl predicts, Americans will become accustomed to such systems. "It's a really efficient way of flowing dense traffic," he says. "People complain at first, but what they don't realize is they're always moving, rather than stopped dead at a light."

    June 15, 2009

    Wiley aldermen haven't given up on their "eastward through Hillendale" fixation

    Photo

    Through the windshield: Last day of school 2009 - and last day to walk and ride safely to Hillendale?

    NOTE: "Wiley" is arguably not a real word. It was invented by the makers of Looney Tunes cartoons, a form of "wiles" contorted to create the name Wile. E. Coyote.

    While 27th Street roundabouts have not been allowed on the agenda for tomorrow night's Common Council meeting, a couple of wiley aldermen have - SURPRISE! - brought back the Hiilendale-Pleasant View road connection issue. And you thought it was settled at the last council meeting?

    To recap: There is a cadre of city officials who are determined to build a connective road to Pleasant View east through Hillendale subdivision, eliminating an existing walking and biking path and ignoring the more logical westward route toward 49th street and, eventually, 51st street. We'll go west eventually, they claim. So we spend the money twice.

    I've looked this issue over from stem to stern, talked at length to Alderman Steve Olson (who favors going east through Hillendale) about it, and I cannot for the life of me figure out why Olson, Alderman Lyle Sohns, and, it seems, city engineer Jack Bennett seem fixated on going east despite being contrary to the city's master plan and destructive to a safe walking/biking path.

    At the last Common Council meeting, Hillendale residents attended in force and spoke on behalf of the more logical westward route. However, any municipal official realizes that it's a dead-cinch that you won't get turnout like that at more than one meeting in a row (I may not be able to make it tomorrow night either); just find a "problem" in the paperwork and bring in up at a subsequent meeting - - which I predicted in a comment on a Franklin Today blog entry erroneously titled "Marquette Avenue's fate has now been decided."

    I wrote:

    Not quite "decided."

    Wiley practitioners of Robert's Rules know that if you vote YES on a motion (Wiley OLSON and Wiley SOHNS both voted YES), you can bring that motion back, then use that opportunity to ask the city engineer if he might "see a problem."

    See what I'm getting at?

    See what I'm getting at?

    Voila! Indeed, the city engineer has "found a problem in the paperwork."

    PART 2: Time for leadership on 27th street roundabouts

    In yesterday's post I spoke of the need for leadership in ensuring that the best possible traffic features are installed on 27th Street.

    To recap a bit: Roundabouts provide continuous movement of vehicles through an intersection at lowered speeds without any full stops. Unlike traditional intersections with stoplights, vehicles in roundabouts slow to yield to other vehicles in the circle and then merge into the flow. This continuous movement saves time, fuel, and money.

    After reviewing a report comparing intersections to roundabouts (as prepared by consultants HNTB), the Franklin-Oak Creek Joint 27th Street Steering Committee unanimously voted to recommend to the Common Councils of their respective cities that they pass a resolution in favor of roundabouts on 27th Street.

    Oak Creek will vote on it at their next meeting (tomorrow night); in Franklin, however, the item was removed from this Tuesday's agenda by Alderman Ken Skowronski and Mayor Tom Taylor.

    Alderman Skowronski feels that the 27th Street Steering Committee  is a “sub-committee” of the Franklin Economic Development Committee (which he chairs and of which I am a member), and that the EDC should take it up before it goes to council.

    Mayor Taylor has said that he's heard anti-roundabout sentiment from constituents, and is therefor against them. 

    I doubt that I can change Alderman Skowronski's predisposition against roundabouts. He is under the erroneous impression that they may slow traffic, when in fact studies show that traffic proceeds more efficiently and indeed faster from point to point while maintaining slightly slower (safer) speeds enroute - - not coming to a full stop and waiting for people to turn in front of you really helps move things along.

    I sent an email to Mayor Taylor asking that we discuss his contention that "anti-roundabout sentiment from constituents" should indeed stop him from ensuring the best outcome for 27th Street by endorsing - - or allowing to be endorsed via common council vote - - construction of roundabouts.

    This is where LEADERSHIP comes in - with more than a little help from cold, hard facts.

    The Insurance Institute for Highway Safety (IIHS) performed a study titled Crash Reductions Following Installation of Roundabouts in the United States in 2000 on 24 U.S. intersections that had been converted both signalized intersections
    and stop-controlled intersections to modern roundabouts. Similarly, the Institute of Transportation Engineers (ITE) also completed a related study in 2002. The U.S. Department of Transportation, Federal Highway Administration (FHWA)
    also produced Roundabouts: An Information Guide in 2000 with safety statistics contained.

    Some of their findings:

    • 38 - 40% average reduction in all crash types
    • 74 - 78% average decrease in injury accidents
    • 90% average decrease in fatalities or incapacitating injuries
    • 30 - 40% average decrease in pedestrian accidents (depending on the
      roundabout location and existing pedestrian volumes)
    • As much as a 75% reduction in delay where roundabouts replaced signals

    But there are a few members of the public who are wary of roundabouts; it's human nature to fear the unknown. Others are annoyed by them; how they cause you to have to think for a bit while driving. It's also human nature for those with fears, apprehensions and/or anger to become the squeaky wheels, while those content to participate in change generally remain silent.

    So, on the one hand you have overwhelming statistics indicating the safety and efficiency superiority of roundabouts, and on the other hand you have... people who might be annoyed?

    If the potential displeasure of a segment of the electorate is the "problem," rest assured that I have your answer below. I brought these charts to the Joint 27th Street Steering Committee meeting, but it turned out that I didn't need them; HNTB incorporated these findings (published by the Washington State Department of Transportation) into their explanation that "Community Acceptance" could in fact be a positive in favor of roundabouts over intersections - - favorable opinion of roundabouts DOUBLED after drivers used them, and those strongly opposed shrank enormously from 41% to 11%.

    Click on each chart to embiggen.


    RoundBEFORE
    ABOVE: Public Opinion BEFORE driving roundabouts


    RoundAFTER
    ABOVE: Public Opinion AFTER driving roundabouts

    On the "After" chart, see that blue line in favor of roundabouts STRETCH skyward? And the green "Strongly Oppose" line is receding like an earthworm into the ground.

    So, the mayor can rest assurred that the "negative feedback" he is experiencing now will indeed flip to the positive side once drivers experience roundabouts regularly. And, as this community's leader, it falls to Mayor Taylor to ensure that we attend to facts and legitimate research before succumbing to the frailities of mere intuition and human nature.

    At the very least, that means making sure it roundabouts are discussed by our common council.