Students will soon see a relative abundance of both stores and housing near campus, thanks to low loan rates in past years and an explosive degree of developer interest in \mixed-use"" construction. With several new multi-function complexes going up on the southeast side, campus-dwellers can look forward to an influx of street-level shops and upper-floor housing opportunities.
""Mixed-use development is very much in vogue,"" said City Planning Commission Staff Planner Pete Olsen. ""At the street level, it is very desirable to have shops and other services to engage the public.""
The imminent destruction of the University Square Complex, The Badger Pantry, 437 W. Gorham St., and the former Burger King building, 632 University Ave., all of which will be replaced by multi-story housing, heralds a heavy loss of commercial venues on campus. But the City Planning Commission and other zoning bodies are encouraging housing developers to build structures that contain commercial development on the lower floors, ensuring that all three sites will retain some retail space. Peggy Yessa, economic development technician for the City Office of Business Assistance, explained the city's position.
""Mixed use development is what they like to see, and that's what they're approving. Likewise the developers are savvy and they're going to build what they can,"" she said.
Badger Pantry owner Wayne Dishaw, a campus landlord of 27 years, said his upcoming complex must be mixed-use to fulfill zoning provisions and create an enjoyable street-level atmosphere.
""We're actually required to have commercial development on the first floor. The city is trying to avoid big concrete canyons,"" he said.
With retail falling to higher-density mixed-use structures, there is no question that available campus housing will increase dramatically over the next several years. Dishaw has been approved for up to 11 stories of housing; Executive Development's complex on University Square will have up to five, and The Varsity, to replace the Burger King, will have up to three. Expectations are mixed, however, as to what effect this will have on the cost of rent.
""Increased competition will not only hold down prices, but also provide an incentive for people to fix up the old properties,"" Dishaw said. ""It just puts more competition on the landlords' side of the equation, and what is does from the renters' side is it gives more power.""
Others, however, were not so optimistic, and believe the extensive construction is far from excessive.
""Madison is a desirable place to live,"" said Yessa. ""I don't know if we will have such an abundance of housing that prices will go down. I think not.\
