Focus on Construction & Design: Take 5 Stritch project will help drive development in St. Francis

Robert Monnat has been around the block a few times, looking for suitable commercial and residential development sites.

Monnat, chief operating officer of Mandel Group Inc., Milwaukee, is the executive overseeing the proposed 130,000-square-foot Lakeside Market Square development in St. Francis south of the proposed Cardinal Stritch University redevelopment of the Cousins Center.

With Mandel Group, Monnat has participated in the development of East Pointe Commons in downtown Milwaukee, Trostel Square along the Milwaukee River, Gaslight Lofts in Milwaukee’s 3rd Ward and Norhardt Crossing in Brookfield.

Prior to joining Mandel Group in April 1999, Monnat was a vice president of Wispark LLC, a real estate subsidiary of Wisconsin Energy Corp., Milwaukee. As part of the Wispark development team, Monnat completed the 185-acre Westridge Business Park in Pewaukee and directed the conceptual planning work for the 1,600-acre Pabst Farms mixed-use development in Oconomowoc.

Monnat recently answered questions from Business Journal reporter Pete Millard.

How will the possible acquisition and development of the Cousins Center by Cardinal Stritch University affect your company’s plans for Lakeside Market Square?

“The addition of a projected 2,000 or so students, faculty and staff at the Cousins Center site adds the critical mass we’ve been looking for to justify the development of retail and neighborhood services at our Lakeside Market Square site. With the slowdown in housing development along South Lake Drive, this is a welcome addition to the local marketplace and an interesting diversifier of user groups for future retail and service providers. Even in a down economy, we like our chances a lot more today as a result of the Cardinal Stritch proposal.”

From your perspective, why will the addition of Cardinal Stritch University be an economic advantage to the city of St. Francis and ultimately its tax base?

“Smart communities are embracing higher education as a driver for local development. Everyone understands that by increasing our educational prowess, metro Milwaukee will be better positioned to succeed in the new economy. A substantial percentage of the future growth in our local economy will come from university spin-offs and the jobs they create. You’re already seeing this in cities across the country. On the housing side, Cardinal Stritch’s outreach efforts and continuing education programs are another attribute that contributes to the livability — and therefore desirability and value — in the south shore.”

In addition to your company’s commercial development, what other types of development would you expect to emerge along East Howard Avenue or other nearby corridors?

“I don’t foresee a lot of additional commercial development beyond Lakeside Market Square. The most pressing need right now is for family-oriented housing, similar to what Siepmann Realty is building at their Trestle Creek development in St. Francis. Too much of the housing stock in the area is more geared toward smaller households and seniors. For the community to continue thriving, it has to promote further diversity in its housing stock which will, in turn, provide support for neighborhood retail and services.”

Cardinal Stritch has indicated that in addition to a form of payment in lieu of taxes it will donate up to 6 acres to the city for a retention pond to help with stormwater management issues. What else could a nonprofit entity like the university do to help cover some of the costs of services?

“Financially, after splitting the tax bill between the different taxing authorities, local communities will often find that the payment (in lieu of taxes) is not too different from what they would have netted anyway. Cardinal Stritch will also contribute funds to the city’s stormwater utility, as do all properties in the community. Finally, colleges and universities are tremendous generators of lifestyle diversions such as public lectures, movies, art shows and similar events. They add a lot to the overall livability of the community.”

Some critics of the Cardinal Stritch plan point out that St. Francis could become a “student ghetto” with absentee landlords renting to unruly students. Why does it seem so outlandish to think St. Francis will turn into an “Animal House” community in five or more years?

“It is outlandish. Stritch has responsibly offered to provide supervised on-site housing as part of their campus plan. As a test case, you don’t see Fox Point and Glendale homes being converted to student housing because of the presence of their north shore campus. To conjure up the impression of Faber College, Delta House and Bluto Blutarsky really doesn’t add to what should be a constructive dialogue between parties who want to effect positive change; rather, this argument suggests the unrealistic notion that as a community we can thrive with no change.”

Friday, January 23, 2009
The Business Journal of Milwaukee