Alder Sara Eskrich
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210 Martin Luther King, Jr. Blvd
Madison, WI 53703
Phone: (608) 266-4071
Fax: (608) 267-8669
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District 13 Development
DEVELOPMENT APPROVAL PROCESS
The City Process
"Due diligence" Inquiries
Frequently developers contact city planning staff with inquiries about properties across the city. These informal inquiries typically involve requests for information about city plans and regulations that would influence what may be allowed on potential development opportunity sites. These inquiries do not always materialize as actual projects. When a project does materialize as an intent to file a formal land use application, the following procedures for notice, preapplication review, and formal land use application review apply.
Procedures for a variety of land use approvals are outlined in MGO 28.181 - Madison Zoning Code. These procedures describe the formal notice requirements (in Table 28L-2. Notice Requirements). Applicants must notify the registered neighborhood association(s) in the area where the property is located, any business association(s), DPCED staff, and the Alder of the district within which the property is located. Failure to provide the 30-day preapplication notice does not invalidate any action taken on the application by the Plan Commission or the Common Council. The neighborhood notice may be waived, if approved by the Alderperson, and Director of Planning, Community and Economic Development.
Notice for public hearings required for map amendments (rezonings), conditional use applications, and demolitions require class 2 notification in the official city paper. Additionally, the Planning Division sends notices by first class mail at least 10 days prior to a public hearing to:
- the alderperson of the district in which the affected property is located
- property owners and occupants of multi-tenant buildings within two-hundred (200) feet of the boundaries of the properties affected
- the owners of adjoining property
Signs are also placed on the property that is the subject of the application at least 21 days prior to the public hearing. The signs must be placed facing each public right of way that abuts the property, and the sign must be visible from the sidewalk or other public right of way. The signs provide information about the times and locations of public hearings. Application contents and information received from the public are included in an electronic file associated with project on the City's legislative information system, Legistar, and available from Planning staff on request.
While the preapplication process is optional, development teams almost always adhere to some level of preapplication review with Alders, neighborhood associations, and city staff. Typically, a development proposal will be reviewed at one or more neighborhood meetings hosted by the Alder, and we strongly encourage some review by Planning staff to ID any glaring inconsistencies with adopted plans and zoning.
Urban Design Commission preapplication phase
It is a the standing policy of the Urban Design Commission that any project where Urban Design Commission review is requested or required, the applicant must have a preapplication meeting with the Secretary of the UDC. During this preapplication meeting the UDC Secretary helps project teams bring their proposals into compliance with the adopted Urban Design District standards, as well as with other urban design standards that may be embedded in the relevant zoning regulations.
Formal Land Use Application review
After the 30-day notice period applicants may proceed to review by relevant bodies which may include Urban Design Commission, Plan Commission and Common Council. Typically these reviews include an informational presentation at UDC (which includes an opportunity for public comment), a meeting to secure initial approval by UDC (which includes a noticed public hearing), and a meeting to secure final approval by UDC (which also includes a noticed public hearing). Projects are not always approved at the first meetings and some are referred for multiple reviews with additional opportunity for public comment. After initial approval by UDC (if their review is requested or required), an application proceeds to Plan Commission for a public hearing. Some decisions end with the Plan Commission or Urban Design Commission, while others are decided by Common Council (an overview of Commission and Council involvement in development decisions may be found here:http://www.cityofmadison.com/dpced/planning/documents/Development_Review_Summary.pdf). The formal land use review process typically takes 60-90 days, though this timeframe may vary due to any number of extenuating circumstances over which the Planning Division has limited control.
Oftentimes meetings with neighborhood groups, Alders, and staff continue outside of the required informational meetings and public hearings. These meetings typically result in changes to development proposals to bring them into closer alignment with the spirit and intent of plan policies, and into compliance with the zoning standards. In the case of the 820 S. Park St. proposal, for example, meetings between the development team, staff, the Alder and the neighborhood association led to seven revisions to the proposed project.
Shortcomings of our Process
As we review our system for improvements, we recognize that better coordination between developer, staff, Alder and neighbors during the preapplication phase is needed. The need for an improved process was also identified by the Development Process Improvement Initiative report that Common Council adopted in 2011. This report called for the Planning Division to establish a "predictable, consistent process and expectations for staff review of development proposals during the Pre-Application Phase of projects."
The development of a formal process will make it distinct from the day-to-day calls and meetings that planners, administrative leaders, neighborhood groups, and elected officials may have with potential developers as part of their due diligence. Due diligence is an informal and discretionary process; it is not controlled by the Planning Division, though Planning staff may avail themselves to inquiries from project teams, neighborhood residents, and elected officials.
By contrast a formal pre-application process could draw a distinction between developer due diligence and a real proposal. The Development Process Improvement Initiative acknowledged the need to standardize this process in order to improve communication and coordination of various stakeholders. The purpose of establishing a formal preapplication process would assist with neighborhood coordination in the following ways:
- Predictable process. It will establish a set of prescribed steps that all projects must follow. This action will ensure a consistent threshold of review and public engagement for every proposal.
- Enhanced communication. It will establish clear expectations for the conveyance of information to applicants, administration and elected officials, the community, and partner agencies involved in the review process. This action will ensure that all stakeholders are uniformly informed about applicable plan policy guidance, regulations, and the standards for review.
- Project readiness. It will allow the Planning Division to gather necessary information to advise potential project developers about a proposal's consistency with plans and regulations and to conduct informed meetings with neighborhood residents who may be affected by a proposal. This action will ensure a standard of proposal readiness for formal review by our Commissions and/or Common Council.
The Planning Division is working a Pre-application Process which will be reviewed by stakeholders during the first part of 2016.
Development is driven by private investment. The City has a lot of "no" power but very limited power to force action. We'd say "no" if a foundry asked to build on Park St. but the City cannot tell a developer, "You must build...an apartment building" (or anything for that matter). The City's updated Standards for Review can be found here.
- Tell me and your neighborhood association your opinions.
- Email your opinion to review commissions below.
- Speak at public hearings of those bodies. Ask your neighbors to do the same.
- Urban Design Commission for design. Send comments to firstname.lastname@example.org.
- Plan Commission for land use. Send comments to email@example.com.
- Common Council if final approval is required. Email firstname.lastname@example.org
Associated Bank Redevelopment (1720 Monroe Street)
Urban Land Interests (ULI) is proposing the redevelopment of 1720 Monroe Street. The project will include the demolition of the current Associated Bank building and the construction of a new, mixed-use building containing underground parking, first floor retail and residential apartment homes. You may contact Anne Neujahr Morrison at ULI with questions regarding the proposed development at email@example.com or 608.441.5163
- Tuesdsay, September 19 at 6PM at HotelRED, Informational Meeting
The formal land use application has been submitted.
Urban Design Commission, January 10, 2018
Plan Commission, January 22, 2018, Alder Comments
Common Council, February 6, 2018
Small Cap TIF Information
The Greenbush Housing Renovation Program is designed to help pay for the cost of purchasing/renovating and converting current rental properties to owner-occupied housing through a forgivable loan. The program runs through the end of 2017.
Edgewood High School Athletic Complex
Edgewood High School is discussing enhancements to their stadium complex, including lights and a sound system. At this time, there is no formal proposal before the city to amend the Edgewood Master Plan. This would be a requirement for any field enhancements to proceed.
You can also learn more on this overview sheet. If and when Edgewood decides to proceed with a master plan amendment, more information will be provided on my website.
- Neighborhood Meeting, January 30 - presentation
New Opportunity to Learn about the Lighting Technology Proposed for the Edgewood High School Stadium
As of this writing, Edgewood High School has still not moved forward with a formal proposal to add lighting, amplified sound, and more significant facilities to their existing practice field. However, we did hear from them this week about a new opportunity for us to evaluate with our own eyes some of the technology they are proposing to use in such an upgrade.
As you may be aware, Edgewood has asserted that the new, advanced lighting technology they propose to invest in will be significantly less impactful on the neighborhood than we might expect from our collective experience with "stadium lighting." However, this technology was so new that no one else was using it and therefore there was no way for us to evaluate these claims for ourselves... until now.
Effective for this fall sports season, Waunakee High School is now using the same style of lighting that Edgewood is proposing to use in their upgrades. If you are interested in and/or concerned about the Edgewood proposal, I highly encourage you to attend all or part of one of the Waunakee sporting events listed below so that you can decide for yourself how disruptive or not having lights like these in our neighborhood would be. No matter what your current or future opinion on the potential Edgewood upgrades may be, we will all benefit from being informed when it comes to the specifics of what is being proposed. Edgewood has specifically asked that we consider the following assertions (quoting from Edgewood High School's president, Mike Elliott):
- Observe how these lights minimize light glow, spill and reflection.
- Stand outside the stadium and observe how the light ends at the edge of the track.
- Stand behind the shrubs outside the stadium at the west end of the field and see how little light escapes. This would be similar to our tree cover on Woodrow Street.
- Observe how the entire sky is not illuminated above and around the stadium.
The Waunakee High School football and soccer schedules are included below. As always, we'll be sure to keep you updated if and when we hear anything further from Edgewood.
- Waunakee Football Nighttime Home Games
- Friday, September 15 at 7:00 PM (vs. Portage)
- Friday, September 22 at 7:00 PM (vs. Sauk Prairie)
- Friday, October 13 at 7:00 PM (vs. Beaver Dam)
- Waunakee Soccer Nighttime Home Games
- Tuesday, September 12 at 6:45 PM (vs. Poynette)
- Tuesday, September 26 at 7:00 PM (vs. Sauk Prairie)
- Thursday, September 28 at 7:00 PM (vs. Reedsburg)
- Friday, September 29 at 7:00 PM (vs. La Follette)
- Thursday, October 5 at 7:00 PM (vs. East)
- Friday, October 6 at 7:00 PM (vs. Memorial)
- Tuesday, October 10 at 7:00 PM (vs. DeForest)
- Thursday, October 12 at 7:00 PM (vs. Lodi)
1313 Regent Street
Project Description : Convert auto repair shop into restaurant-brewpub and reception hall with outdoor eating area and non-accessory temporary outdoor event area related to Camp Randall.
Site Plans on the City Planning Website
Plan Commission Review: October 19, 2015
- Updated Plans here
- Passed with conditions of approval
Alcohol License Review: October 21, 2015
- Passed with conditions of approval
- Alder Comments here
This business intends to submit a conditional use request for an outdoor volleyball court. There will be a public meeting March 22, 2017 at 7pm at 1313 Regent Street in the event room.
NEIGHBORHOOD MEETING Lucky's 1313 Brew Pub is reapplying for a Conditional Use Permit (CUP) for volleyball courts in the space behind the brew pub. The application from June 2016 was put on file without prejudice after Lucky's 1313 Brew Pub applied for changes to its CUP before actual operations at 1313 Regent Street commenced. Now that the restaurant and brew pub has been operating for over six months, they are resubmitting the application with a few changes.
- Wednesday, March 22, 2017 at 7:00 p.m., Lucky's 1313 Brew Pub event room, 1313 Regent Street
- The letter of intent for this proposed conditional use can be found here.
Plan Commission Meeting, Monday, May 22 at 5:30pm - UPDATE - ITEM REFERRED (will not be on agenda 5/22/17)
1202 S. Park Street Perminent Supportive Housing
This proposed apartment building at 1202 S. Park Street will have approximately 63 apartments in a mixed use building with integrated supportive services for single adults experiencing homelessness. It is being developed by Heartland Housing.
- Plans submitted to the Urban Design Commission for information and feedback (1/17/2017).
Neighborhood Meeting, December 8 at 7pm
- Goodman Maintenance Facility, 1402 Wingra Creek Parkway
- Meeting Powerpoint (note: WHEDA deadline pushed back, UDC now February 18, 2017)
- Park Street FAQ, Affordable Housing FAQ
Neighborhood Meeting focusing on planning issues related to land use and the proposed site.
- Tuesday, January 24 at 6:30pm, Goodman Maintenance Facility, 1402 Wingra Creek Parkway
Neighborhood meeting focused on services provided (safety, quality of life concerns for this particular housing type).
- February 6 meeting at 6:30pm, Rethke Terrace, 715 Rethke Ave.
A fact sheet with more information on services can be found here.
This project did not recieve WHEDA tax credits in the Spring 2017 cycle. They intend to re-submit this fall.
Monroe Street Reconstruction
This area will continue to be updated with information regarding the Monroe Street reconstruction process, which is currently in the city capital budget for 2018. For the most up to date and comprehensive information, please see the city engineering webpage.
On January 3rd, the Common Council unanimously approved the future cross section (dimensions) for Monroe Street proposed by city staff with neighborhood input. The proposed full plans, which were subject to further neighborhood input, can be found on engineering's webpage.
This project is scheduled for 2018.
1004 & 1032 PARK STREET
This project was approved as revised.
HotelRED, 1501 Monroe Street
This project was approved.
Rockhound Brewery Proposed Changes
Barriques on Park Street Conditional Use
Barriques applied for a conditional use permit to continue coffee roasting operations on-site. This proposal was denied.
Sconnie Bar (Former Lucky's) at 1421 Regent Street
Sconnie Bar LLC, dba Sconnie Bar, is applying for a Class B Combination Liquor and Beer License and Entertainment License at 1421 Regent Street. This license will eventually replace the current Class B Combination Liquor and Beer License No. 76559-88479 held by Lucky's Madison LLC, dba Lucky's Bar & Grille.
- Public Information Meeting, Thursday, March 10 at 7pm
- Updated Live Entertainment Plan Provided Post-Meeting
- Alcohol License Review Committee, Wednesday, April 20 at 5:30pm
- The alcohol license and entertainment license were approved with conditions.
1605 and 1609 Monroe Street
This project was approved.
This project was approved on May 23, 2016. You can follow the construction progress here: http://www.1605monroe.com/
820 South Park Street
This project has been approved.
Wingra School: Design Drawings
This project has been approved.
101 S Mills St.
This project has been approved.
1313 REGENT STREET
edgewood high school parking
DMNA Street reconstruction Schedule
Map linked here.
1004 & 1032 Park Street
This project was approved in 2015.
Please find an updated parking strategy to be proposed by the developer here.
New city review dates (click on the links for minutes/action taken):
- 5/20 Urban Design Commission
- 6/8 Plan Commission
- 6/16 Common Council
- My comments to my colleagues.
- Project approval
- 7/27/15 Urban Design Commission Final Approval Application
- 8/10/15 Urban Design Commisson Final Approval Application - Take 2
3414 Monroe Street
This project has been approved.
Patrick Corcoran is proposing an updated design that was shared with the neighborhood on 2/5. The new proposed building is 25,800 sf above ground, 10,000 sf below ground, includes 19 apartments (studio to 3-bedroom), 3,400sf of commercial space, 30 parking spaces (21 below ground), 25 bicycles spaces, 4 moped parking spaces, and a public dog watering station. The massing of the building as compared to the previous design is pulled back from the Arbor house, moving the removed mass to create a 4th floor stepped back on all sides. The materials are cedar, natural plaster, and masonry.
The project will go before the Plan Commission at a public hearing on 4/22 4:30PM at 215 Martin Luther King, Jr. Blvd. Room LL-110 (Madison Municipal Building)
Depending on the recommendation of the Plan Commission, it's likely to then go to the Common Council on 5/6 for the final public hearing and vote.
1414 S Park St
1414 S Park St is approved.
Madison taxi - 1403 Gilson St
107 S Mills
Longfellow School, 210 S Brooks