AN INTERVIEW WITH BRUCE BOSBEN, CHAIRMAN OF APEX ENTERPRISES
When the news recently broke in the Wisconsin State Journal that plans existed to redevelop the 200 block of East Mifflin in Madison, tempers flared and rumors started to run rampant. Why the controversy? It just so happens that redevelopment would involve the Frank Lloyd Wright-designed Robert Lamp House and fears spread that the home would be in danger. Initial designs presented for re-development, showing the Lamp House engulfed in a larger building, didn't help the situation. In an attempt to shed more light on this story, PrairieMod decided to interview Bruce Bosben, Chairman of Apex Enterprises, whose firm both owns the Lamp House and is planning the development of the 200 block of East Mifflin.
Eric: As a developer, what drew you to this particular block in Madison? Did the presence of a Frank Lloyd Wright-designed structure figure into that decision?
Bruce: Several years ago, the mother-in-law of a good friend fell and broke her hip. This necessitated her move to assisted living. I got called asking if I would buy her house, 215 E. Mifflin. We bought it, figuring someone would eventually want it when redeveloping the block. Shortly thereafter, the owners of 219 E. Mifflin called me asking if I was interested in their house. We bought it under the same theory. Then the 209 Mifflin owners called, and so on. Once we had the whole block, we approached the owners of the Lamp House asking if they would contact us if they ever wanted to sell. They were immediately interested so we struck a bargain.
Eric: Were you surprised by the backlash from the community and preservationists towards your development plans? Bruce: Most of the vocal response regarding our proposal(s) emanates from residents of the near-by Capitol Point Condominium building who are; in their own interest, legitimately concerned that one of our proposals for building on the Capitol Square North Parking Ramp will block their view of Lake Mendota – they prefer we build on the block with the Lamp House. The thinking of preservationists is diverse. Some would prefer we not do anything in the block including leaving the other houses in place. Others are more concerned about the Lamp House rather than the surrounding properties. Others want to see our final proposals.
Whatever we do, we expect to restore the Lamp House. We have spent about $7.5 million restoring old buildings in Madison, Wisconsin since 1986: stripping woodwork, removing aluminum siding, restoring room configurations, removing suspended ceilings, installing: real plaster, antique light fixtures, oak and maple floors, ceramic tile, HVAC and electrical systems. We restore antique elegance while adding modern conveniences to allow 19th century buildings to remain useful in the 21st century. I consider myself a preservationist. We have never torn down a building. I am also a student of Urban Land Economics. Central business districts need to grow in density as metropolitan areas grow in size. This block is only a few hundred feet from the Capitol Square. Madison cannot afford to preserve the entire block “as is” in perpetuity. I think that both Mr. Wright and Mr. Lamp would disagree with the idea that the face of the 200 block of East Mifflin cannot be redeveloped due to its adjacency to the Lamp House.
Eric: Given the economic climate, the current state of the housing market and the intense negative reaction to your chosen development of the chosen site, does Madison need a new construction high rise or would developing something pre-existing be more advantageous?
Bruce: I would like to let the process run its course. Time will then tell us if you are correct in your description of “intense negative reaction” and “backlash from the community and preservationists” in your question. The site, one block from the Capitol, the long-term economic conditions, the community commitment to reduce sprawl, and concentrate populations proximate to public transit all indicate that denser development will eventually take place on this block.
Eric: Apart from the chosen site, it seems the size and scope of the development is generating most of the controversy. Would a more scale sensitive and site integrated approach be an option?
Bruce: My opinion is that a site this close to the capitol square is appropriate for a tall building. We would like the high point of our building to be about as tall as the adjacent Capitol Point condos. We have engaged architect Tony Puttnam, a distinguished Wright Apprentice, to propose a design, appropriate in scope and integration.
Eric: What could you say to critics of your plans to try and convince them that development around the Lamp House needs to occur?
Bruce: In a healthy city, 20% of the property taxes are paid by 1% of the land mass. In Madison, we are at about 10%. Tall buildings pay way more taxes and use way fewer services than small buildings. Tall buildings need parking. The only place where underground parking is viable is the central business district, where rents are high enough to pay for it. Elsewhere, huge asphalt lots are necessary. We have put forth 4 possible plans to develop the block. We think opening the Lamp House to public use while committing to the growth of the central business district are both good for the city and the tax base. We believe that development needs to occur in this part of the city at some point in time for the reasons just stated, how that development occurs, however, is an open question. That is one of the reasons we engaged Mr. Puttnam; to get his ideas, specific to this setting on the best way for development to occur.
In closing I do want to stress that we do not see the public conversation about our project as negative. We have made a commitment to engaging in the public dialogue in a meaningful and productive way. While that conversation may have intense moments it need not devolve to contentiousness. We think public dialogue is healthy and useful and will very likely provide a positive influence on the final size, scope, and design of any development project. pm
:: Original Wisconsin State Journal story
:: Apex Enterprises website
:: Anthony Puttnam's website
All Images copyright Scott Templeton
Eric O'Malley is a co-founder and contributor to PrairieMod.
He lives with his wife in the Little Red House, a Mid-Century Modern
ranch in suburban Chicago. You can email him at eric@prairiemod.com. Special thanks to PrairieMod reader, Scott Templeton, for providing all of the photos for this article.
Comments