At tonight's standing-room-only Plan Commission meeting, 80+ people attended to hear the application of conditional use by Sal's Pizza, who will move in to the location formerly occupied by Ciao Café in July.

After little debate, and a unanimous vote, Katie Pritchard announced "Welcome to Whitefish Bay, Sal's Pizza!"

(Oh, yes.  In other business, the Plan Commission thricely voted unanimously to permit Sendik's to expand their offices, Skin Guru to open, and Aurora/Advanced Health to open a clinic on the old Talbot's/Famous Footwear property.)

What can I say?  I knew it would be extraordinarily difficult for the Village to turn down a multi-billion dollar corporation to occupy a long-vacant location on Silver Spring.  Tremendous kudos goes out to Boulder Venture, who fought the winning fight, holding out for years to find that one solid renter with deep pockets, regardless of its benefits to the Village as a whole.

I remain in belief that the Village lost a tremendous opportunity tonight, not just to hold out for something better, but to send a signal to prime property owners that they are required, by the decision of the people, to find tenants that move the district forward and do better than "not hurt."   -- In the end, Sal's Pizza, with its tiny footprint, will benefit Silver Spring and surrounding businesses far more than the health clinic.

(In other news, a reader emailed me that a single buyer will purchase all three units on the top floor to create one residence in the 5600 Lake Drive condo building.  Who owns 5600 Lake?  None other than Boulder Venture.  With Aurora winning tonight, the champagne is flowing down at BV headquarters.)

(Thank you to KM for tonight's photo.)

I've written many times on the debate over whether Aurora/Advanced Health Care should be granted permission to move in to the old Talbot's / Famous Footwear location owned by Boulder Venture.

Tuesday, April 29th, 7pm, at the Village Hall, the Plan Commission will decide our fate.  (See Agenda)  The public is invited to appear and speak.   You may also send statements to the Village Manager (Manager@WFBVillage.org) who will forward them to the Plan Commission.  (Do so quickly.  The meeting is tonight!)

Since I've already written a half-dozen articles on this subject, I'll summarize:

1. Silver Spring Drive needs help, having lost 9+ businesses over the past year and a half.  While its infrastructure will be renewed in the next 18 months, the true cancer is the lack of broad-appeal retail and service offerings on the Drive.   

2. Because of this decline, we need aggressive action to improve the district, with a strong vision for the end goal of having a thriving business district full of entities the Villagers find necessary and interesting.  The Plan Commission (and CDA) should allow or deny businesses on the basis of whether said business moves us closer to that vision.   "Aurora won't hurt" signals a terrible policy direction: we've given up.  When prime locations are vacant, the Village must ensure they are used optimally.

3.  A medical clinic is not bad for the area; It is simply a poor use of prime land.  A clinic does not fill a need for Villagers, as there are over 200 physicians in a two mile radius.   Silver Spring needs businesses that provide spill-over from one establishment to another.  People who visit doctors do so for a clear reason, because they are unwell.  This means there will be little customer spill-over, as people will see their doctor, then depart the area.   Silver Spring needs businesses that "turn night into day" adding to the economic health of the street, past 5pm, at which time, a medical clinic will be a big, dark building.

4. For these reasons, I urge the Plan Commission to understand that the granting of a conditional use for Aurora on this prime land WILL impede the normal and orderly development and specifically impede the improvement of surrounding property in the district.  

As an additional note .. I am not anti-Aurora.  I am confident they have hundreds of caring professionals serving thousands of people in the area.   I would welcome them to other locations in Whitefish Bay that aren't front and center, signature opportunities.

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If you'd like to read another letter sent to the Plan Commission, two residents have forwarded theirs for your perusal.

In today's NorthshoreNOW there was a "Public Forum" letter titled "Village could not dream of better proposal" .. which professed glowing support for the Aurora Advanced Health Clinic, to be discussed at the Plan Commission next Tuesday, April 29th. 

Seriously?  Could not dream of a better proposal?    "It is a much better proposal than boutiques that do not have a history of longevity."  

"Residents of all ages would have access in their own neighborhood to a physician.."    I had no idea the mostly well-insured residents of Whitefish Bay were so starved for health care.  One would have thought the 200+ doctors within 2 miles would be enough.  Guess not.

The author continues "..jobs would be available, and there would be no concerns about late-night hours or permits to serve alcohol."    Can you imagine the horror that would befall Whitefish Bay if there were businesses that drew people to Silver Spring after dark?  That serve booze?   Pandemonium!

And those "jobs" the writer suggests?  I got an email from a loyal reader today that might explain this...

The Public Forum letter in today's North ShoreNOW in support of the Aurora Advanced Healthcare Clinic is written by .. the wife of an Advanced Healthcare physician. She does not so indicate this in her letter.

And, if Google is correct, if this 2002 picture (page 5) is one of the author herself, it turns out she worked as a nurse at Aurora Healthcare!

Ahhhh.  Now I understand what "jobs" she's talking about.   Can you say .. conflict of interest?

There's a few items you should have on your calendar over the next 10 days:

1. Monday, April 21st is the first Village Board meeting with newly elected Trustees Julie Siegel and Thomas Fehring. The agenda is a real barn-burner!

2. This Thursday, April 24th at 7pm, Advocates for Education of WFB will host a forum entitled "The Pitfalls of Raising a Children in an Affluent Community" with featured guest Philip Chard.  The event is located on the 2nd floor of the WFB library.  You can find out more about Advocates for Education here, and read more details about the forum here.

3. Saturday, April 26th, the WFB Civic Foundation is hosting "Green Day in the Bay" .. This is a volunteer effort to spend one hour, from 9am-10am, to clean up our streets, parks, and beaches.  Contact JulErickson@sbcglobal.net or read the details here or the NOW article here.

4. Next Tuesday, April 29th is the WFB Plan Commission meeting to discuss the application for Aurora Health Care to build a medical clinic on the old Famous Footwear/Talbot's property on Silver Spring.  The agenda can be read here. 

Prediction 1:  Aurora gets their clinic.  The CDA approved it, and what Aurora wants, Aurora gets.  Who knows, though.  Maybe the seven commission members will see what an important corner-stone property it is, and hold out for something that would be welcomed.  Hope against hope.

Predictions 2-3-4: The next three major properties that are renovated on Silver Spring will have rents so high that the only viable businesses are medical clinics, pharmacy chains, and banks.  Shorewood will be so envious!

A few more items about the Aurora clinic today..

A loyal reader reported back from Aurora's meet & greet at the high school.  He stayed an hour, and estimated 7 other people drifted in.  He said they displayed a number of posters of the project which included pictures of the vacant buildings on Silver Spring .. a not-so-subtle way of Aurora saying "See?  Love us.  You have no other choice."

Next, this story caught me off guard.  In honesty, I didn't know the CDA was meeting about Aurora.  Kept thinking the Plan Commission was the (only) meeting where it'd be discussed. 

The summary of that CDA story is that they voted 6-1 that, while they preferred retail move into the old Talbot's/Famous Footwear spot "so surrounding business benefit from the foot traffic generated" .. that the "proposed medical clinic would probably not hurt the business district."

Hooray.  It "probably won't hurt the business district." --  I must agree there.

But my, how we've lowered the bar.  Makes me wonder what businesses would hurt the district.  A gas station?  Used car lot?  Hooters?  I think you could argue none of them would "hurt" the district.  (My neighbor thinks Hooters would be awesome, though.  If my wife didn't read this blog, I would agree.)

How about "Would certainly help the business district" or "Would be a great asset to Silver Spring and Whitefish Bay"  or . "A unique business Whitefish Bay needs" as guidelines?

I've received more than one email suggesting, with CVS and now Aurora, people (like me) stop trying to "block" business who want to come to Whitefish Bay.    Firstly, it's only been two.  On the same property.  Both fit similar molds, in that they don't fill a community need.  We have 3 major pharmacies within a 5 minute drive.   There are over 300 physicians within 5 miles.  Neither of these businesses move Silver Spring forward.  Neither business generate any excitement with villagers.

The argument that we should stop "blocking" .. give in .. lower the bar because what, we've been worn down?  What about the next property?  Should we just squander great potential this time, or continue to acquiesce until we've got a street full of pharmacies, banks, and clinics?

It's not far fetched to imagine the future areas that may be developed, like Zita's block, Fox Bay lot .. that they would fall to the same peril.  Expensive renovation, high assessment, high rent, and presto, citizen opposition because the only ones who can pay are the CVS and AHC type companies few are interested in.

That's where we are headed if things don't turn around, without strong partnerships between the Village, land owners, developers, and businesses.

I received an email today from Heather Nill, a Whitefish Bay resident who is interested in the re-development of Silver Spring.

Nill attended a meeting Thursday with Aurora, Silver Spring businesses, and several Whitefish Bay officials, and reports.  I've attained permission to reprint her email here in the blog, to give it a wider distribution.

One note before the email.. she writes "While everyone agrees it is CRUCIAL to fill that spot (Talbot's), most agree we would 'prefer' to have retail in that location, or how about that restaurant?  Some don't want Aurora at all (as communicated in today's NOW). "

My blog entry was reprinted in the Thursday paper-edition of the NorthShoreNOW, and I assume "Some don't want Aurora at all (as communicated in today's NOW)" is supposed to be a summary of my position.  -- That would not be correct.  I want Aurora, right after 14 other restaurants and retail stores open.  I want Aurora to open a clinic in a spot that isn't a prime candidate for a true home run, like the dream of a restaurant/tavern/retail complex would be.   (Pipe dream, perhaps.)  -- In the end, the Aurora Clinic is an office building that does not depend on "foot traffic" .. using prime foot-traffic property for a business that doesn't need foot traffic is an opportunity, wasted.

On with the email.  I'm always pleased to present different sides of public opinion, and Nill's balances my hesitation with Aurora, with significant optimism. 

As always, feel free to comment below.  This is a great step towards a more informed Village.

This is the last installment of my candidate interviews for Whitefish Bay’s Village Board.  There are three candidates vying for two trustee positions on the board.  The top two vote-getters in the April election will serve a three year term.

DAVID FEE

I spoke to David Fee for a couple hours last week.   While Fee grew up in Brooklyn, NY, he’s spent the past 17 years in Whitefish Bay, and has served one term on the Village Board.  He ran unopposed three years ago, making this his first election with a challenger.

I asked Fee why he was running again.  He explained that he ran three years ago to represent the northern side of Whitefish Bay during the JCC expansion, but that you “get past that single issue pretty quickly. There are many more issues that starkly define the vision on how to manage our community. ”

Fee is pleased with a number of items he’s helped accomplish.  He represents the Board on the Shorewood/Whitefish Bay Public Health Board, and in this past term, the Board, working with the Northshore Board of Health, hired a sanitarian to execute food inspections and perform training on food safety issues in the North Shore.  Responding to his concerns for the tax-payer subsidy of this service, the communities voted to fund it primarily through the license fees, and to make it subject to efficacy audits to determine the cost effectiveness of annual and complaint based inspections.

Another item Fee was proud of, was the new rules for the Historic Preservation Commission.  The original draft allowed the unelected commission to designate a property as Historic without the approval of the homeowner.  Fee believed that over-stepped bounds and reduced homeowner rights, and obtained an amendment that dictates a homeowner must approve of the designation.

Fee believes the new rules concerning demolitions hit the mark as well, as he believes there is wisdom in the “organic replacement” of housing stock in the village.   “When renovations are managed through the Architectural Review Commission (ARC) to protect size and scale, demolition and renewal can add value to a block, and tax base to the community”, he said. 

We then turned to the issues surrounding Silver Spring.  “Silver Spring is a really disappointing commercial strip.  There are virtually no trees.  The way the area is framed is in a sorry state.”

Fee provided this quote:  “Though a village survey found support for multi-use development up to 4 stories (Johnson Bank building), I am concerned that such extensive development the length of the street would drastically change the image of Whitefish Bay.  I understand the CDA echoes text book planning to utilize a mixed used development with condos as a tool to enliven a commercial strip.  My concern is that with the limited space of Silver Spring, and the existing residential density WFB, such mixed use would have marginal impact on the night life of The Bay.  Given the significant number of un-leased apartments and office space in the new Bayshore Town Centre, and the below expected performance of virtually all the restaurants, I am very cautious on any joint development the Village would invest in through the eminent domain process.”

Fee pointed to fellow Board Member, Rita Cheng as an expert on how TIF monies should be used in redevelopment, and he summarized her repeated advice to the CDA and Board that “TIF money should go into infrastructure, like streetscaping, that benefits the whole community in the long term.”   While skeptical, he is open to using TIF dollars for individual projects that subsidize one developer “if there is a clear business plan that indicates potential merchants that would occupy the space,” Fee added.

We spoke at length about the Talbots/Famous Footwear spot, and his vote to deny the village the use of Eminent Domain to purchase the property and try to develop it in accordance with the CDA’s master plan. Fee is joined by Trustees Brennan, Berg, and Cheng, who are against this process.  In broad terms, Fee said he "will not vote for such action unless there is a solid business plan with identified financial partners."  He said prefers “to negotiate for the site on the open market, rather than use eminent domain to force a ‘fair market valuation’ on the property owner.”

He stated a number of times that he would keep an open mind about the Village working with developers for Silver Spring, “but you can’t chase it.  If there was a great business plan put forth, and a reason to believe it was a workable concept, I could see the village ponying up.   No such plan has been presented at this point.”   He also said he “had a philosophical problem with using eminent domain in a selective environment.  If the property was clearly blighted, sure, but in this case it was a heavy handed ploy, and the village doesn’t have a plan for the property.”

Fee believes that if the Village were to ever propose making large investments in Silver Spring, he would support putting them to a referendum, so the citizens could have a vote. 

Fee concluded with explaining how he loves Whitefish Bay.  “It’s a special place.  Development can’t be rushed, and the first rule is to do no harm.   Governmental action can have unintended consequences and do far greater damage beyond the problem that was being solved.” 

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I wish to thank David for taking the time for the interview. This concludes the candidate interview series. 

I’m pleased all the candidates made themselves available for this, and learned a great deal about the political environment of Whitefish Bay in this process.

In mid-March, I will write summary of how I see the issues, the race, and who I will be voting for, and why.

Be sure to read the interviews of the other candidates:

• Interview with Tom Fehring (Running for Trustee)
• Interview with Julie Siegel  (Running for Trustee) 
• Interview with Katie Pritchard  (Running Unopposed for Board President)

I got an email from our Village Manager that included a letter from Aurora Health Care asking that the public hearing for AHC inhabiting the old Talbots/Famous Footwear location be removed from the February 19th Plan Commission agenda.

Don't get too excited:

We look forward to bringing before the Plan Commission a more complete plan for a distinctive clinic that will offer important health care services close to home .. and contribute to a vibrant Silver Spring business district.  In the weeks ahead we will continue to reach out to village merchants, building owners, neighboring residents and others.  These conversations will help us craft the kind of project that village residents will embrace.

In other words .. AHC doesn't want to go into the Plan Commission half cocked.  They'll bring in consultants and lawyers and architects.  Probably a puppet show for any children in the audience.  All to convince us that a health clinic would be super duper.

I've received comments about how people perceive my reluctance for this Clinic, and want to clarify.  I'm not against having a health clinic on Silver Spring.  I'm not against Aurora.   However.  The Famous Footwear/Talbots spot is a huge opportunity.  HUGE.  It's the only large parcel currently completely available on Silver Spring. 

In baseball terms, Silver Spring needs a triple or a home run on that spot.  As I wrote a few weeks ago, any new business should be evaluated on the basis of several factors.  Uniqueness, Customer Count, Customer Spillover, Regional Reach, Night-time effect, and X-factor Enthusiasm.  The Aurora Health Clinic scores very low on that scale .. it's not awful, but it's about 15th on the list of things Silver Spring needs.

So if Aurora's big scheme is to try and make nice with the natives, dress up the building .. give us all a free MRI .. it's not going to change the fact that it's still a bad choice for a big opportunity.  Nothing personal, Aurora. 

I suppose they should get points for not just ramming it through, which they probably could.

Unfortunately, Whitefish Bay is stuck. There isn't a consensus on the Village Board to act aggressively act upon Silver Spring.  I assume this landlord is trying their best, but without a partnership with WFB, and yes, public TIF money, they are interested in any tenant who can pay the rent.   This means, the chance of getting that home run, is very small. 

2008 will be an interesting year for Silver Spring.   With the US and regional economy stuttering .. and, in theory, Silver Spring ripped up for streetscaping, further depressing business ..plus no aggressive moves by the Village to recruit business .. watch out for more store closures.

Who knows.  By 2009, Silver Spring may be so empty, we'll beg Aurora to come back.

As announced a few weeks ago, we have a race for Whitefish Bay Village Board President. Katie Pritchard is seeking her 3rd three-year term and is being challenged by Doug Weas.

While the NorthShoreNOW covered the Village Board races .. it dedicated about 3 sentences to each candidate. That’s where this blog comes in, as I will try to interview each of the five candidates running for the three spots on our Board of Trustees, and give them ample space to talk about the issues.  

KATHLEEN PRITCHARD

I sat down with Katie Pritchard and interviewed her for about an hour this Sunday.  To date, I’ve interviewed three other candidates, all new-comers to the Whitefish Bay political scene.  Pritchard is the first incumbent I’ve spoken to, and thus, the interview was vastly different.

We already know who Pritchard is, as she’s led the village for two terms, and has had a hand in every major decision for her 6 years in office.    We remember how, in 2002, she challenged James Gormley, who held the position for a dozen years.  The 2002 challenge was unusual, as Whitefish Bay had gone 55 years since an incumbent Village President had even been challenged (an amazing factoid.)   Pritchard was re-elected in 2005 unopposed, but this year, a challenger, Doug Weas,  has surfaced and Pritchard must defend her position.

The defense starts with commentary about the past 6 years.  I asked Pritchard for her accomplishments over this period, and in all honesty, was impressed with the drumbeat of items. 

She inherited a Village budget in deficit status, and has changed that to a surplus over 6 years.  Pritchard has been directly involved in creating the Village’s first Community Development Authority (CDA) and Historic Preservation Commission, as well as creating a Village Financing plan, and 5-year Capital Improvement plan where none existed before.  There are also new regulations about residential demolitions that were created this past term.  She is also proud of her effort to fill every Village commission with new volunteers on a regular basis.  (No small feat.)

While Pritchard is sensitive to Silver Spring ’s situation, she would like to point out the good changes that have occurred over 6 years.  The Silver Spring business district has increased in assessed value from $36 Million to $65M.  She explained that some businesses on The Drive have had their best years ever, and while there are vacancies, new businesses have entered the village in recent history, from the Balia Wellness Center, to Hounds Around Town, and Milwaukee’s Finest Guitars to name a few, and nearly every building strip on Silver Spring has taken advantage of the façade improvement program the Village funds. 

We spoke briefly about the status of the most recent story about Silver Spring and its redevelopment, concerning an Aurora Clinic moving in to the current Talbot’s/Famous Footwear location.  In October of last year, the Board had voted to initiate Eminent Domain unless the property owners submitted a proposal that fit the Community Development Authority's master plan for the business district.  Since none was submitted, I asked Pritchard what had happened.   “Eminent Domain needs 4 votes on the board.  We have 3,” Pritchard explained.  I also asked what the chances are that Aurora would win approval, and with a wink, she said “Well, Aurora is usually pretty successful with this kind of thing.”

Pritchard does believe the Talbot’s property is a “stronghold” and she would like to see a vibrant Silver Sprint business district, with multiple restaurants and residences for empty-nesters who could take advantage of the shopping and grocery offerings on the block.   She agrees that a Business Improvement District would be great, but it has been voted down (by the business owners) in the past.  "I believe that the most successful redevelopment efforts require a partnership between businesses and government," with business in the lead, not the Village Board. 

Finally, we did speak about what I had written, concerning her Bay Leaves column, where I’d suggested that there is a lack of information and communication in Whitefish Bay that should be addressed.  Pritchard defended her position, and listed her efforts to inform the Villagers, with quarterly Bay Leaves and monthly “Saturday Morning Coffee” with the Village President, which has been attended by as many as 45 people.  Pritchard believes it is the responsibility of the citizenry to be informed, and to seek out information on their own.

I wish to thank Katie for taking the time to talk with me.  I will have an interview with Doug Weas up tomorrow.

It's official.  Whitefish Bay has received a Conditional Use Permit for the Famous Footwear/Talbot's site by "Aurora Advanced Healthcare," presumably to create a "Clinic" on that property.

In an email to interested parties, Village Manager Jim Grassman has written that "it is important to recognize that the ability of the Village to control the use of property that is already zoned commercial is limited to the review of additional standards that are set forth in the Zoning Code."  

I think that means that the Zoning Code does not provide any element whereby the Plan Commission can deny it based on "Well, this really isn't what we'd like here."

There are a few elements that could provide wiggle room from the code:   "That the establishment .. will not be detrimental to ...  general welfare." or "That uses, values and enjoyment of other property in the neighborhood .. shall be in no foreseeable manner substantially impaired or diminished .. and is compatible with the use of adjacent properties and businesses."

Or maybe "That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district."

One could argue that a Health Clinic, instead of something more beneficial to Silver Spring's redevelopment could "impede the normal and orderly development.." of surrounding businesses.

Maybe.

Anyhow, this will all go down on 7:00pm on Tuesday, Feb. 19 at Village Hall during the Plan Commission hearing. Interested residents are able to appear to provide "formal input" into the decision. 

From a personal perspective, I would say that the Plan Commission should do everything in its power to interpret the Code to the advantage of what's in the best interest for the re-development of Silver Spring, a district that's been riddled with business closures due mainly to a poor mix of retail businesses.  An Aurora Health Clinic will not advance this important cause.

While the community talks about a variety of Silver Spring parcels that "could" be redeveloped, this spot is the ONLY one that's actually vacant and big enough to entertain property improvement that could substantially help our immediate need. 

Furthermore, the Village Board should continue the process they started in October, and proceed with Eminent Domain on that property.  It's a signature parcel and the village should control it to the optimal benefit of the district.

Ideas on how to stop this?  Comment below!  I know you're out there, reading this blog.  Add to the conversation.

I received an email tip from a loyal reader with information that there is a rumor (unconfirmed, at the moment) that the landlord for the Talbot's / Famous Footwear parcel is having conversations with Aurora about putting an Aurora Clinic in that location.

While a clinic isn't the worst idea in the world, it clearly won't help Silver Spring's redevelopment.   It's about 15th on the list of things to put on Silver Spring. 

This will bring up the Eminent Domain issue again, as this is probably the most important piece of SS's new beginning.  To squander it on something that won't help would be a huge blow.

I got word back from the Village Manager .. his comment is that the village has "no application" (for permit) for that parcel.    -- So, either this is a bogus rumor, or simply in the very first stages before the landlord contacts the Village.

Time will tell.

Update:  The email I received suggested contacting the Village and/or the Trustees to let them know what you think about an Aurora Clinic going in.   At this point, I'm not sure that would have much impact, since as far as the Village is concerned, no notification has been received.  Best to let your thoughts be known when there's some official word that it is even being considered.

Additionally, this has made me think that WFB needs some sort of metric in deciding what goes in to that most important spot.   A series of line-items that can be scored.  Here's my draft.  Feel free to leave comments with other line-items.

Graded on a scale of 1-10 .. and of course, not all questions would be equally weighted.

1. Unique: Would the new business be a unique addition to Silver Spring, in a sector that is currently unrepresented?  (For example, a new bank or movie theater is not unique, and not needed.)

2. Customer Count: How many customers would the new business draw through its own doors?  (i.e. A gas station would draw quite a few customers.  A vacuum repair shop would not.)

3. Customer Spillover: How many customers would the new business draw to OTHER businesses on Silver Spring?  (A gas station, nor a repair shop would not draw customers to any store but their own.  A retail or restaurant type store could, in that, some customers may be browsing or lingering after their visit.)

4. Regional Reach: What is the regional reach of the new business?  (A barbershop would generally draw customers from a small, 2-3 mile radius.  A boutique with specialized goods could draw for dozens of miles.)

5. Night-time Effect: Would the new business "turn night into day"?  (One element of rebuilding a depressed retail community is to bring customers to the area not only during the day, but also at night.)

6. Enthusiasm: X-Factor - Would WFB residents be excited about the addition?  Would they support the new business?

Any other factors?  Comment below!

Trustee James Brennan said his abstention should have been considered a "no" vote, under Robert's Rules of Order, leaving the vote tied. A tie vote would mean the motion failed.

When the original vote for using Eminent Domain on the Famous Footwear/Talbots building passed 3-2, one Trustee recused himself, and Jim Brennan abstained.

Now, it appears, Trustee Brennan wanted the measure to fail, now arguing that his abstention should have been counted as a NO vote. The village's attorney has explained that an abstention is a blank vote, and the measure stands as originally reported.

Making Silver Spring into a vibrant community asset continues to be an uphill battle.

1. A 3-story parking garage. Everybody loves parking!
   
   
2. We need another bank on Silver Spring. We only have 9 in a ½ mile radius, and that's clearly not enough to meet our needs. Or how about a usurious check-cashing place?
   
   
3. Another gas station. Only 5 of these within a 2 minute drive.
   
   
4. Something in the rug or carpet industry. Whitefish Bay homes are notoriously in need of floor coverings. 3 of these isn't enough.
   
   
5. How about a used-car lot? Whitefish Bay is appallingly underserved in this regard .. as well as adult video stores.
   
   
6. Another coffee house. Can't have enough Starbucks in the area. Sure there's one on the north side of Silver Spring. The south side of Silver Spring is woefully un-caffeinated.
   
   
7. How about another pharmacy? We've only got Walgreens, CVS, and Fitzgerald's already. Clearly, we could use another one of those. We need our drugs asap, and we can't be driving over 7/10ths of a mile.
   
   
8. Another luxury condo development would be great, too. The occupancy rate for the 5600 Lake Drive is approaching 20% after a year, which means 5 years from now, that'll be full and we'll need new condos.
   
   
9. Three words: Off Track Betting

Did I miss any great ideas?
Join in and write them below!