Alder Marsha A. Rummel
210 Martin Luther King, Jr. Blvd
Madison, WI 53703
Phone: (608) 266-4071
Fax: (608) 267-8669
WI Relay Service
Alder Rummel’s Updates
D6 Items of Interest Week of August 20, 2018
Highlights: The Milwaukee St Special Area Plan update will be at Monday's Plan Commission. Also Monday, the conditional use for Grampa's Pizzeria will be referred at the request of the applicant. I will be asking the Plan Commission to oppose the request to demolish 924 E Main St, see item #13 for more details and a quote from Jane Jacobs about old buildings. On Wednesday, the Transportation Commission reviews the proposed hotel at 118-126 State St.
Last Monday, the Finance Committee voted to place the motor vehicle registration fee on file. It will be at the the Council meeting Sept 4.
Last Tuesday's neighborhood meeting about the Winnebago Arts Cafe alcohol license did not happen because the applicant did not show up. As a result, at Wednesday's ALRC meeting, I requested referral to the Sept 26 ALRC meeting. Stay tuned for a new meeting announcement. Nearby neighbors will get postcards. Also at last week's ALRC meeting, the owner of the New Mr. Roberts did not attend to discuss his application to change the business's name to The Atwood. On August 7, the Council referred the item back to ALRC after a former employee testified and shared her concerns about the business. At Wednesday's ALRC meeting, the name change request was also referred to the Sept 26 ALRC meeting.
Monday August 20, 2018
5:30p room 201 CCB
4. 52040 Planning Division update on the Milwaukee Street Special Area Plan
Check out the link for a summary of public comments, future land use maps, conceptual street design and staff report to PC.
5. 52049 Amending Section 28.142(3)(c) of the Madison General Ordinances to allow stone as a type of mulch allowed by the Landscaping and Screening Requirements.
Note: Items 6 and 7 are related. In addition to the Plan Commission, the rezoning request has been referred to the Transportation Commission and Downtown Coordinating Committee. The Transportation Commission is scheduled to review the development on August 22, 2018. As a result, these requests should be referred to September 17, 2018. See Wednesday for more info.
6. 52535 Creating Section 28.022 - 00338 and Section 28.022 - 00339 of the Madison General Ordinances to change the zoning of properties generally located at 118-126 State Street, 4th Aldermanic District, from DC (Downtown Core) District to PD(GDP-SIP) (Planned Development (General Development Plan, Specific Implementation Plan)) District.
7. 52218 Consideration of a demolition permit to demolish four commercial buildings located at 118-126 State Street; 4th Ald. Dist. as part of Planned Development to construct nine-story, 130-room hotel with restaurant-taverns.
11. 51949 Consideration of a conditional use for an outdoor eating area for a restaurant-tavern at 1374 Williamson Street; 6th Ald. Dist.
Note: Item 11 should be referred to a future meeting at the request of the applicant. ?
13. 52563 Consideration of demolition permit to allow a commercial building at 924 E. Main Street to be razed, and consideration of an alteration to an approved conditional use for a hotel at 901 E. Washington Avenue; Urban Design Dist. 8; 6th Ald. Dist. to allow a revised parking layout following the demolition.
I don't support the demolition of 924 E Main. We have a lot of interesting historic commercial buildings in the Cap East district that should be re-used if possible. The applicant has not made a case that the building could not be incorporated into the redevelopment of the Mautz site or that the building is beyond rehab/repair. Besides the construction of a hotel at the Kleuter warehouse corner at Paterson and E Wash, there is no proposed use for the rest of the Mautz site at this time. The applicant proposes to use the space for temporary surface parking. I'd rather see a commitment to retain the character of this section of E Main St., to retain its pedestrian scale as recommended in the Capitol Gateway Corridor Plan.
The Capital Gateway Corridor Plan regarding E Main St: "Blair to Ingersoll Streets - This is a working street dominated by utilities, industrial functions, and parking lots while being the entry and access to many small and established businesses. However, the Corridor should become more pedestrian friendly as a strong link to downtown and retain its cluster of historic industrial brick buildings. East Main Street facades should include pedestrian entries, but large, intensive parking and loading areas should be concealed with access directed to the north-south side streets, where possible."
Jane Jacobs, in the Death and Life of Great American Cities, talks about the importance of old buildings:
"Cities need old buildings so badly it is probably impossible for vigorous streets and districts to grow without them. By old buildings I mean not museum-piece old buildings, not old buildings in an excellent and expensive state of rehabilitation–although these make fine ingredients–but also a good lot of plain, ordinary, low-value old buildings, including some rundown old buildings.
If a city area has only new buildings, the enterprises that can exist there are automatically limited to those that can support the high costs of new construction. These high costs of occupying new buildings may be levied in the form of an owner's interest and amortization payments on the capital costs of the construction. However the costs are paid off, they have to be paid off. And for this reason, enterprises that support the cost of new construction must be capable of paying a relatively high overhead–high in comparison to that necessarily required by old buildings. To support such high overheads, the enterprises must be either (a) high profit or (b) well subsidized.
If you look about, you will see that only operations that are well established, high-turnover, standardized or heavily subsidized can afford, commonly, to carry the costs of new construction. Chain stores, chain restaurants and banks go into new construction. But neighborhood bars, foreign restaurants and pawn shops go into older buildings. . . . Well-subsidized opera and art museums often go into new buildings. But the unformalized feeders of the arts–studios, galleries, stores for musical instruments and art supplies, backrooms where the low earning power of a seat and a table can absorb uneconomic discussions–these go into old buildings. Perhaps more significant, hundreds of ordinary enterprises, necessary to the safety and public life of streets and neighborhoods, and appreciated for their convenience and personal quality, can make out successfully in old buildings, but are inexorably slain by the high overhead of new construction.
As for really new ideas of any kind–no matter how ultimately profitable or otherwise successful some of them might prove to be–there is no leeway for such chancy trial, error and experimentation in the high-overhead economy of new construction. Old ideas can sometimes use new buildings. New ideas must use old buildings."?
I agree with the general tenor of the staff report. I hope the Plan Commission pays attention and asks the applicant to show us plans for future phases before they approve demolition of 924 E Main.
Staff report: "Overall, staff supports the redevelopment of the adjacent Kleuter Wholesale Grocery Warehouse located at 901 E. Washington Avenue into a hotel and continues to believe that the overall project is consistent with the various employment-oriented land use and design recommendations for the subject site in the East Rail Corridor Plan, East Washington Avenue Capitol Gateway Corridor Plan, and Comprehensive Plan. When completed, the hotel will complement other uses and recent redevelopment projects along the E. Washington Avenue corridor.
However, the Planning Division does not generally support the demolition of buildings to facilitate the construction of surface parking, as such demolitions are at least minimally contrary to the spirit and intent of many of the City's adopted plans if not outright contrary to specifically stated goals and objectives. Like Planning staff's position on the buildings approved for demolition with the original hotel redevelopment in 2017, staff continues to be concerned about both the prominence and amount of surface parking proposed to serve the hotel, and does not feel that the parking lot proposed is consistent with either the pattern or character of recent developments elsewhere along E. Washington Avenue and E. Main Street. As proposed, the E. Main Street frontage of the site will be dominated by surface parking following the proposed demolition of the 924 building.
The applicant has previously indicated that the hotel project is the first phase of a larger multi-phase mixed-use redevelopment of the 900-block, which the 2017 letter of intent indicated "could occur in the next [2 to 4] years," and that the surface parking lot is temporary until a parking structure is constructed to serve the larger development, which would be located in the center of the block. However, detailed plans for that larger project are not pending before the Plan Commission beyond the relocated stormwater chamber, which the applicant indicates is being sited to facilitate further redevelopment of the rest of the block.
While a larger-scale redevelopment of the site and parking lot may be forthcoming, Planning staff and the Plan Commission are required to review the current plans for hotel and parking as though they are permanent in the absence of definitive plans for additional future redevelopment. However, despite the lack of a broader redevelopment plan for the site that would call for the immediate demolition of the 924 building, staff is also sensitive to the need to efficiently remediate the contaminated soil associated with the paint manufacturing, sales and storage activities that historically occurred on the 3.0-acre project site, for which the applicant has been awarded brownfield remediation assistance. As the applicant notes in the letter of intent, the soil excavation required for the environmental remediation of the site will require "expensive" shoring of the building "to preserve the building temporarily."
The applicant has provided photos of the building, which appear to show a structure in average repair given its age and historic commercial and industrial use, and no information has been provided that suggests that 924 E. Main Street would not meet the criteria for demolition permit approval. As a result, the Planning Division believes that the Plan Commission may find the demolition permit standards met to allow demolition of the 924 E. Main Street building.
The Landmarks Commission informally reviewed the proposed demolition of 924 E. Main Street at its July 9, 2018 meeting and recommended to the Plan Commission that the building has historic value related to the vernacular context of Madison's built environment as the work of a known architect, but that the building itself is not historically, architecturally, or culturally significant."
15. 52565 Consideration of a conditional use to construct a garage exceeding ten percent of lot area at 1054 Jenifer Street; Third Lake Ridge Historic Dist.; 6th Ald. Dist.
23. 52570 Consideration of an alteration to an approved Planned Development District to allow an outdoor eating area for a brewpub tenant in an existing mixed-use building at 2438 Winnebago Street; 6th Ald. Dist.
Staff Report: "The applicant, Eric Peterson, Looking for Group Brewing Madison, LLC, is requesting approval of an amended Specific Implementation Plan for the Carbon at Union Corners to allow an outdoor eating area for a brewpub to be established on a portion of the plaza located between the two mixed-use buildings located at 2418 and 2518 Winnebago Street. The "Union Corners Brewery" brewpub will occupy the easternmost commercial space in the western building (2418), with approximately 5,100 square feet of space on the first floor; the brewpub space is addressed as 2438 Winnebago Street. The outdoor eating area will be located parallel to the eastern wall of the building and brewpub tenant space, with doors shown opening onto the plaza space from the interior. The outdoor area will be used for general dining and adjacent to a multifunction room that will be located at the southeasterly corner of the brewpub. According to the plans submitted, the outdoor eating area will have seating for 40 and a total capacity of 58 persons. Per a condition of the Alcohol License Review Committee and Common Council approval of the brewpub's license (ID 51049), the capacity of the brewpub, including the outdoor eating area, is limited to 120 persons. The brewpub and accessory outdoor eating area proposes to operate from 11:00 AM until midnight, Monday– Friday, and from 9:00 AM until midnight. The letter of intent for the outdoor eating area indicates that there will not be live music and "no amplified music unless allowed by the building association."
However, the Planning Division believes that it would be appropriate for the Plan Commission to impose a series of conditions on the approved outdoor eating area to limit impacts on nearby residential uses, including the 90 units of housing within the Carbon development, and the 60-unit "Grand Families" apartment development that will be located opposite the subject site across Winnebago Street. To that end, staff recommends that the hours of operation for the outdoor eating area initially be limited to 9:00 PM on Sunday through Thursday and 10:00 PM on Friday and Saturday, with the opportunity for those hours to be modified by the Director of the Planning Division following a recommendation by the district alder. Staff also recommends that there be no outdoor amplified sound or live performance on the outdoor area. These proposed conditions are consistent with similar conditions approved for outdoor eating areas in proximity to residential uses through the conditional use process."
Given the location of the outdoor eating area, I agree with the staff report's proposed conditions for the hours of the patio.
Monday August 20
Task Force in Equity in Music and Entertainment
6:30p room 357 CCB
52878 Professor Randy Stoecker, UW-Madison Dept. of Community and Environmental Sociology, will discuss research support for developing implementation plans for our recommendations
52453 Review and present updates on assigned action items. (15 minutes) Attachments: 20180703_TFEME President Notes.pdf
52879 Develop recommendations related to media, police and transportation.
Wednesday August 22
Street Use Staff Commission
10a room 108 CCB
4. 52847 MADISON EAST HIGH HOMECOMING PARADE Friday, October 5, 2018 / 4:30pm - 7:00pm Staging: 100 block N Dickinson Parade: 1300 - 900 blocks of E Mifflin Homecoming Parade MMSD / Sarah Elmore?
Wednesday August 22
5p room 351 CCB
F.1. 52535 Creating Section 28.022 - 00338 and Section 28.022 - 00339 of the Madison General Ordinances to change the zoning of properties generally located at 118-126 State Street, 4th Aldermanic District, from DC (Downtown Core) District to PD(GDP-SIP) (Planned Development (General Development Plan, City of Madison Page 1 Printed on 8/16/2018 TRANSPORTATION COMMISSION Agenda - Approved August 22, 2018 Specific Implementation Plan)) District
The Capitol Neighborhoods Inc letter captures the views of neighbors and stakeholders who support and those who oppose the proposed hotel at the top of State St.
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