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The expansion at Dandy, 5020 W. Vliet St. Photo by Jeramey Jannene.
The time has come for the Department of Urban Development to overhaul the city’s zoning rules and promote growth citywide.
DCD has been developing its MKE expansion plan since 2022, holding dozens of public meetings and consultations. Now it is time to determine whether there is political will to adopt the proposal.
The city Planning Commission is scheduled to hold a special meeting July 29 to consider the proposal and make a recommendation to the City Council, which has the final authority to approve the changes.
Dozens of letters and comments in support and opposition have already been submitted ahead of Monday’s meeting.
The proposal would allow more housing types, such as live-work units and back cottages (accessory dwelling units), to be developed in most parts of the city. It would also allow more areas to accommodate three- and four-unit buildings, a type of housing commonly referred to as the “missing middle,” and provide incentives for higher density development along transit routes.
There are also elements designed to limit large or wide new buildings from being developed in historically low-density residential districts, based on lot width and other factors. The end result is an attempt to direct the densest new development into commercial or existing high-density districts, while allowing only incremental changes in density on residential side streets.
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The proposal is designed to support Mayor Cavalier Johnson’s vision to increase the city’s population by more than 400,000 to 1 million, and is part of a national movement to update zoning regulations to accommodate population growth, prevent evictions and accommodate changes in household size. According to a 2023 report from the Wisconsin Policy Forum, declining household size has led to a growing demand for different housing types, with the number of one-bedroom households outnumbering the number of one-bedroom homes in Milwaukee.
A draft of the plan was first released in April, and the July 15 memo said some elements had been changed based on feedback.
Most notably, a proposal to allow small apartment complexes across the city was withdrawn. The proposal was amended to only allow them on corner lots, major roads, or in commercial districts, though the memo acknowledges that many such buildings already exist in the city’s one- and two-family neighborhoods. The amendment has drawn opposition from some who supported the plan, who believe it weakens the proposal.
“A compromise could be to add one or two units to existing properties in these neighborhoods. Without additions, the mismatch between housing supply and demand would drive up home prices in the city. Moderate additions are a great and fair principle for existing and potential residents,” John December wrote in proposing the compromise.
“People have a right to live in apartment complexes on quiet streets. This type of housing should not be crammed into busy roads and arterial roads. Let people build homes that are useful. Allowing people to do something should be the basis, unless there is a clear reason not to,” Sam Engsberg wrote.
Letters of support were submitted by 1000 Friends of Wisconsin, AARP Wisconsin, Community Development Alliance, Community Advocates, Greater Milwaukee Association of REALTORS®, IndependenceFirst, Milwaukee County Transit System, Metropolitan Milwaukee Fair Housing Council, Milwaukee Habitat for Humanity, Near West Side Partners, Pedestrian and Bicycle Advisory Committee, Take Root Milwaukee, United Community Center and Urban Economic Development Association of Wisconsin. Many of the letters repeated three points: reducing housing costs, addressing residential segregation and improving public health.
Many of the letters of opposition and “e-comments” sought postponement, and a canned approach was also used.
“As a Milwaukee resident deeply committed to the future of our community, I urge the CPC to consider postponing the vote on this plan in order to prioritize community outreach and engagement. It is important that all voices, especially those of marginalized and underrepresented groups, are given the opportunity to be heard and contribute to the decision-making process. Taking additional time to foster inclusive dialogue and understanding will help ensure the plan reflects the diverse needs and aspirations of our entire community. Thank you for your consideration,” read one message sent by several people. Messages calling for a delay primarily came from individuals who belong to or reside in the Metcalf Park and Midtown neighborhoods.
“I am in the community [sic] “The Planning Commission will postpone voting on the Growing MKE plan until a more robust and inclusive engagement process has been implemented,” Betty Glosson, president of the Midtown Neighborhood Alliance, wrote in a letter calling for a delay and more targeted outreach.
Another letter signed by several Midtown residents said DCD failed to outreach to downtown neighborhoods. “We were informed that the rezoning plan had been presented to other organizations and neighborhoods beginning in 2021, but was not made public to the community until January 2024. Unfortunately, residents from several brown and black communities, including residents in areas served by the Midtown Neighborhood Alliance, were not included in the discussions or given an opportunity to provide input on the rezoning plan,” the letter said.
The neighboring Midtown and Metcalf Park neighborhoods are located in the city’s poorest 15th Alderman District, damaged decades ago by the unfinished Park West Freeway highway improvement. Habitat has built dozens of homes in Midtown in recent years. The 30th Street Industrial Corridor and railroad tracks run through Metcalf Park, and a significant portion of the neighborhood faces an uncertain future after Master Lock announced it will close its manufacturing plant in 2023. The area is represented by Alderman Russell W. Stamper II.
According to a memo attached to the CPC file, DCD hosted seven community open houses, two webinars, 33 “office hours” events at Milwaukee Public Library branches across the city, 14 focus group meetings, 20 “pop-up” engagement events at farmers’ markets and senior centers, and two community-wide online surveys. In addition, displays were set up at each library branch.
The proposal currently has three co-sponsors on the City Council: Zoning, Neighborhoods and Development Committee Chairman Jonathan Brostoff, Northwest Side Councilman Mark Chambers Jr. and South Side Councilman Jocasta Zamarripa.
Parliament is due to recess in August, so parliamentary deliberations could take place in September at the earliest.
The proposal would not ban the construction of new single-family homes or create immediate changes to existing neighborhoods. The zoning changes are intended to allow for gradual changes in density, with the largest changes concentrated in commercial districts and where high-density housing already exists.
The plan aims to facilitate new housing development in the city, including smaller homes that offer affordable rents but are currently prohibited or difficult to develop. Various elements aim to reduce costs by shortening approval timelines and uncertainty, prioritizing pre-defined criteria and allowing more housing supply to be developed.
The effort is being led locally by Sam Leichtling, Planning Manager, and Amy Oess, Project Manager and Senior Planner, for the Department of Urban Development.
The growing MKE initiative would legalize the development of accessory dwelling units throughout the city, where there are already hundreds of century-old “granny flats” and “backyard cottages,” and would change zoning in all neighborhoods to allow duplexes, triplexes and townhouses to be developed without special approval.
The city is receiving consulting support on the project from Delaware-based PlaceMakers and Miami-based DPZ CoDesign, a national consulting firm involved in the creation and development of New Urbanism in Seaside, Fla. The partner firms have been involved in several code changes and rewrites across the country. Walnut Way Conservation Corp. has assisted with community engagement efforts and a technical advisory committee of citizens and other city departments. A national request for proposals was issued to select a consulting team.
The last time the zoning code was significantly revised was in 2002. The original zoning code was enacted in 1920, long after the city’s downtown was developed.
A copy of the final proposed plan is available at Urban Milwaukee.
Related Law: File 240402
Details of the growing MKE proposal
First major vote on zoning overhaul scheduled for Monday – Jeramey Jannene – July 26, 2024 Editorial: Unlocking Milwaukee’s potential through smart zoning reform – Ariam Kesete – July 5, 2024 Milwaukee receives $2.1 million from HUD for growing MKE plan and affordable housing – Evan Casey – June 27, 2024 Zoning changes pave the way for 1 million residents – Jeramey Jannene – May 2, 2024 City of Milwaukee releases proposed growing MKE plan – Milwaukee Department of Urban Development – April 30, 2024 Murphy’s Law: How to grow Milwaukee to 1 million people – Bruce Murphy – March 13, 2024Cavalier Johnson is committed to growing Milwaukee – Jeramey Jannene – March 4, 2024 Changes to Milwaukee’s zoning code will encourage more development – Jeramey Jannene – November 6, 2023 City wants input on how to grow Milwaukee – Princess Safiyah Byers – September 11, 2023 We want your input on how to reach 1 million residents – Jeramey Jannene – June 27, 2023
Learn more about the growing MKE proposal here.
