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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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 email@example.com.
- Plan Commission for land use. Send comments to firstname.lastname@example.org.
- Common Council if final approval is required. Email email@example.com
Jade Garden Redevelopment
The developer is proposing redevelopment of 1109 South Park Street.
- Plans as of May 25, 2016
- Plans as of June 29, 2016
- Plans as of August 18, 2016 - with additional shadow studies, and more shadow studies
- Plans as of October 12, 2016 - updated shadow studies
The public input process will include:
- 1st Neighborhood Meeting, Tuesday, May 31 at 7:30pm
- Urban Design Commission Informational Presentation, Wednesday, June 1 at 4:30pm
- Urban Design Commission 2nd Informational Presentation, Wednesday, June 29 at 4:30pm
- Detailed notes from UDC meeting.
- 2nd Neighborhood Meeting, Thursday, September 8 at 7pm at the Madison Water Utility
- Urban Design Commission Submission for Approval, October 26
- Plan Commission, November 7
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.
- Next Meeting: Cross-Section Workshop on September 29 from 6-8pm at Wingra School. Please RSVP here.
- The workshop will include:
- Priority results from the summer's targeted public engagement on business enhancement, multi-modal infrastructure and green infrastructure.
- Technical parameters, opportunities and tradeoffs involved in potential cross section configurations.
- Hands-on small-group exercise with scaled infrastructure modeling pieces to create and share a preferred cross section for Monroe Street.
- Discussion of next steps toward determining the final cross section for Monroe Street.
Here are the results from the Monroe Street Reconstruction Community Survery.
Please join us on Thursday, October 27th for the Monroe Street Cross Section Open House, the sixth meeting in the Monroe Street Reconstruction community engagment process. Come to learn about the outcomes of the Cross Section Workshop; results of City traffic modeling and analysis; and the final proposed cross section and design opportunities for Monroe Street.
Please note: the evening will begin with short presentations by City staff from 6:00-6:45pm, followed by an open house viewing and discussion of the proposed cross section and associated design opportunities.
Barriques on Park Street Conditional Use
Barriques is applying for a conditional use permit to continue coffee roasting operations on-site. You can find their application and information here.
- Neighborhood Public Information Meeting, March 30 at 7pm
- Plan Commission Hearing, Referring to September 19 at 5:30pm
- The applicant and Bay Creek Neighborhood Planning & Economic Development Committee have requested referral from the May 23 meeting to September 19. This will allow time to install a new, larger catalyst in the existing afterburner and pursue modifications to the exhaust stack to further mitigate impacts on neighbors. The conditional use request to continue roasting will be evaluated and formally either permitted or denied in September.
- My memo to the Plan Commission.
- The Plan Commission denied the Conditional Use for limited production and processing. Barriques may, per current zoning, continue to roast on-site for the Park Street location only. The city has issued the requisite notice to Barriques to cease opearations of wholesale roasting within 30 days. There may be an extension granted, due to the work required to relocate, but staff and Barriques realize the importance to the neighborhood of moving the roasting offsite ASAP.
Here is some background information, as well as the formal channels for providing input to the Plan Commission (the decision making body for this application):
- In the city's zoning codes, there are certain "permitted uses" and "conditional uses" of property based on the type of zoning district. Permitted uses may occur without special permission. Conditional uses require approval from the city's Plan Commission.
- When the city adopted new zoning codes in 2012, much of Park Street, including Barriques, was zoned as a Traditional Shopping Street (TSS) district. This zoning did not include limited production and processing of food as either a permitted or conditional use. This oversight put many operating businesses in the TSS out of compliance with the zoning code. Barriques has been roasting on-site since they opened in April 2011.
- In 2015, the city amended the code to allow for conditional small scale food production permits in the TSS. The information on this change can be found here.
- In December 2015, Barriques notified me and the neighborhood association that they intended to file for such a conditional use permit to come into compliance with the zoning code. You can find their application and information on the city approval process here.
- Comments to be included in the staff report should be sent to Tim Parks.
- There will be a public hearing at the Plan Commission on September 19 prior to their deliberations on the application. Please attend and share your thoughts directly with the decision-makers.
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 has been approved.
Gregg Shimanski is proposing the 1603-1609 Monroe Street redevelopment project, which will consist of demolition of the current office building at 1603-1605 Monroe Street and a residential rental house at 1609 Monroe Street. The proposed structure will include first floor retail/office/ commercial use; three floors of upscale residential apartment homes; and top floor of owner-occupied condominiums. Parking will be underground and consist of 1:1 ratio of parking for apartments, 2:1 parking condominiums, and 14 stalls of public parking. The anticipated time frame is to begin demolition and construction in early summer 2016 with completion in spring/summer 2017.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.
Project Description: JT Klein Company, Inc. is proposing an affordable housing development adjacent to St. Mary's Hospital. The proposed development would include affordable housing for individuals, families and seniors in a multi-family building along S. Park Street, Delaplaine Court, S. Brooks Street and Haywood Drive. There would also be a small portion of market-rate apartments.
Steering Committee: A group of neighbors from Greenbush and Bay Creek are serving on a project steering committee to delve into this and help provide in-depth input. This was the first presentation to the steering committee on the project, on 7/29/15. We will also host two full neighborhood meetings.
- Steering Committee Materials from 10/1/15 Meeting
- Steering Committee Compiled Comments as of 9/14/15
Neighborhood Meeting 1:
Neighborhood Meeting 2: November 5 at 6:30pm at Neighborhood House (29 South Mills Street)
Project Page on City Planning Website
- Staff Report on Project
- Alder Comments to Plan Commission
- Updated Submission to Urban Design Commission
This project was approved with conditions on January 19, 2016.
- 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
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
The project team is proposing changes to their origional approval. This will require a full re-approval process. The updated plans are here.
- Urban Design Commission Informational Meeting, July 13 at 4:30pm
- Neighborhood Meeting, TBD
- Urban Design Commission Approval Mtg, TBD
- Plan Commission, TBD
- Council, TBD
This project has been approved.
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
1200 ST JAMES CT
1902 MONROE ST - STRICTLY DISCS
2620 Monroe St and 665 Knickerbocker
1129 S Park St - Gas station
The new gas station is complete.
1033 High St
This proposal for 1033 High St is approved. It has 67 units and underground parking.
Wingra shores 2nd building, 2628 Arbor dr
This proposal for 2628 Arbor Dr is approved. 36 units, underground parking.
Back (toward Monroe St):
Lane's Bakery, 448 S Park St
This proposal to redevelop the Lane's Bakery site, 448 S Park St, is approved. This will be a 5-story, mixed use building. The first floor will have 6500 feet of retail space. The upper 4 floors will have 40 apartments. There is underground parking.
Southeast, view from Park & Drake:
THE IDEAL, 502 s park st
The Ideal, at 502 S Park St, is complete.
Meriter Daycare, 201 S Mills St
Meriter's daycare building, at 201 S Mills St, is complete.
BETH ISRAEL CENTER, 1406 MOUND ST
Beth Israel Center, 1406 Mound St, has proposed a major renovation and addition. We had a neighborhood meeting and there was strong support for the proposal. www.bethisraelcenter.org They hope to begin construction in summer 2014.
Wingra Clinic, 1102 S Park St
Wingra Clinic is completed.