Skylights shed more light on downtown Green Bay workforce housing project units
Jeff Bollier, Green Bay Press-Gazette
7 min read
GREEN BAY - City Center Lofts’ developers added skylights to the two dozen interior units whose lack of exterior windows and natural light became a lightning rod for concerns this spring.
The additional skylights addresses the primary concern downtown Green Bay residents, business owners and city officials in June shared with Gateway Collective, the newly formed nonprofit behind the 72-unit supportive housing development on the second floor of the Baylake City Center building.
Christian Jensen, Gateway Collective’s development director, said the group determined it was financially feasible, its contractors found the building’s roof could support it, and a Milwaukee developer helped highlight the impact skylights can have on similar apartments.
A construction dumpster outside the Baylake City Center building where construction crews continue to convert the second floor into apartments.
Natural light in the interior units was a primary concern, but not the only update to the supportive housing development’s plans as construction progressed. Gateway Collective has pursued long-term financing, inked on-site service partnerships, talked about making a payment in lieu of taxes, and examined opportunities to add green space to the site.
“We’ve added some things like the skylights in the rooms and partnerships that are exciting,” Jensen said. “We’re starting to see the community get excited for the project. They’re learning what it’s for, what it will do and the positive energy around it.”
Construction has experienced some supply chain delays, but continues to progress toward a 2024 opening, said Paul Belschner, of Base Companies LLC, the project's general contractor. Belschner said the space is now weather-protected, so crews will be able to continue work as it turns colder.
Here's what else to know.
Work has started on the construction of 72 apartments on the second floor of the Baylake City Center building in downtown Green Bay. Gateway Collective, a newly formed housing nonprofit, plans to purchase the development in order to create housing affordable to service industry workers whose jobs are often in downtown but do not pay enough to afford market-rate rents.
Renters show 'overwhelming' interest in City Center Lofts apartments
City Center Lofts is a $16 million workforce housing development that will add 72 one-, two-, three- and four-bedroom apartments on the second floor of the Baylake City Center building at 301 N. Adams St.
Gateway Collective, its nonprofit owner, plans to lease 70% of the units to families that earn less than 80% of the area’s median income, about $46,000 for one person and $65,800 for a family of four. The remaining units would be leased at market rates.
Rents will start at $835. Several units will include accessible features for people with disabilities.
"The interest is quite overwhelming," Jensen said. "Every single day we get messages wondering if it's done yet. It's been exciting to see."
Gateway Collective’s goal is to offer market-rate-quality housing to food service, child care, hospitality and other workers whose jobs are downtown but who cannot afford downtown rents that can start above $1,300 for a one-bedroom apartment.
A rendering of an interior unit in the City Center Lofts apartment development. The unit is one of 24 that would not have exterior windows but would have natural light directed to it via skylights.
An updated rendering shows City Center Lofts added skylights to the site's 24 interior units which do not have exterior windows. Gateway Collective, the nonprofit that will operate the 72-unit workforce housing project, was able to add skylights to plans this summer.
Milwaukee developer showed Gateway Collective how large skylights could help shed light on interior units
Baylake City Center is a large remnant of the Port Plaza Mall and converting the expansive second-floor space to housing created 24 units that lacked windows on the building’s exterior.
The units would include windows that look out into the building’s hallways. Base Companies added skylights over the second-floor hallways so some natural light would make it to those units. The in-unit skylights will be in addition to those skylights.
Gateway Collective and Base Companies got a firsthand look at the impact skylights can have thanks to an assist from Milwaukee developer New Land Enterprises. New Land connected with the City Center Lofts team as it continues to explore redeveloping the surface parking lot next to Baylake City Center.
Jensen said New Land provided advice and arranged for the group to visit The Avenue, the redeveloped Grand Avenue mall in downtown Milwaukee, to see how developers used skylights to create attractive housing units.
"It helps a lot to have a real world example instead of just an idea or a rendering, and we were happy we could help," New Land's Tim Gokhman said in an email.
Jensen said the added skylights above each unit dramatically increases the amount of natural light that reach them.
“It’s going to add a lot of natural light into the space. It’s not like those tubular skylights that bring in a little bit of light. This is light like, woah, you’re outside,” Jensen said.
A rendering of an interior unit in the City Center Lofts apartment development. The unit is one of 24 that would not have exterior windows but would have natural light directed to it via skylights.
Gateway Collective pursues up to $12.1 million in tax-exempt housing bonds
Gateway Collective intends to purchase City Center Lofts for about $16 million using private donations and long-term financing, which could include up to $12.1 million in housing revenue bonds.
The Green Bay Housing Authority in late September approved Gateway Collective’s request to issue up to $12.1 million in housing revenue bonds. The actual amount could be lower and will be determined before a public hearing is held and final vote taken.
Public entities like the housing authority can authorize developers to issue tax-exempt housing bonds if the development serves a public need. Cheryl Renier-Wigg, the housing authority’s executive director, said housing bonds have been used before to finance a couple of housing projects in Green Bay.
The housing authority would not be held liable if Gateway Collective defaulted, Renier-Wigg said. She also said the bonds include an annual fee paid to the Housing Authority that helps fund other affordable housing developments in the city.
Green Bay area businesses donate to City Center Lofts
In addition to housing bonds, City Center Lofts has secured donations from several Green Bay area employers in the Green Bay area to help fund the project.
Amerhart, Packer Fastener and Paper Transport have all donated. Jensen said they all understand the challenge workers face to find quality housing they can afford.
“It’s neat to see that,” Jensen said. “A lot of employers are thinking about how to elevate themselves, to make themselves more attractive to workers. They see this as a benefit.”
Hy-Vee grocery deliveries, banks and Greater Green Bay YMCA to offer supportive services to residents
City Center Lofts will offer socially inclusive housing. In short, Gateway Collective plans to offer tenants access to transportation, financial education, grocery services, child care, health care, exercise and other services that help provide stability to families who often may live paycheck-to-paycheck.
Jensen said five nonprofits and local companies have now agreed to get involved.
Hy-Vee, in Ashwaubenon, will provide regular grocery deliveries to City Center Lofts residents but Jensen said the service could be extended to other downtown residents.
Fox Communities Credit Union and Bank First have both agreed to support the project and to work with tenants on things like budgeting tips and financial literacy.
The Catch Fund has agreed to provide low-interest loans to cost-burdened tenants pay for emergencies like car repairs or medical bills that can send a family living paycheck-to-paycheck spiraling.
Greater Green Bay YMCA wants to provide programming to help support tenants’ well-being, Jensen said.
Gateway Collective is open to a payment in lieu of taxes
One question out there was whether City Center Lofts would pay any property taxes since the development is owned by a nonprofit. The answer is "no," but Gateway Collective is open to discussing a payment in lieu of taxes, or PILOT, with the city, Jensen said.
Property and buildings owned by government, schools, nonprofits and utilities have no taxable value. Some of those entities will agree to make a PILOT each year to cover some or all of the “lost” property taxes. Such payments also recognize that the properties and uses do require or benefit from city services and programs.
Renier-Wigg said the Housing Authority pays the city a PILOT on Mason Manor and its other housing sites scattered across the city. When the Housing Authority discussed the housing bonds, Renier-Wigg asked about discussing one for Gateway Collective. Jensen said the nonprofit remains willing and interested in a PILOT.
“We’re definitely open to that and really any way we can partner with the city, whether it’s a PILOT agreement or how to improve green space around the building,” Jensen said.
What's that about improving green space?
The site's lack of green space was another concern that arose earlier this year and Gateway Collective thinks it could create almost half an acre of green space on the site.
Baylake City Center has several owners, though, so Jensen said any plans would have to be approved by the other owners, as well as the city.
"We can't unilaterally make a decision around common spaces," Jensen said. "We're putting together plans to review with the condo association."
