marquette central · of madison comprehensive plan and the marquette-schenk atwood neighborhood...
TRANSCRIPT
Marquette Central
A Transit Oriented Development
PC: East Washington Ave. Capitol Gateway Corridor Plan
BY DANIEL HANDEL, ABIGAIL JACKSON, DUFFEY PHELPS, BRAD SIPPEL | SPRING 2015
Census, Tables 1 and 2 display an age breakdown of the population and a unit breakdown of housing for both the neighborhood and the city as a whole. Fitting perfectly, Marquette neighborhood is represented in the Tables 1 and 2 by Dane County Census Tract 19. As can be seen in Tables 1 and 2, Marquette neighborhood paints a different picture when compared to the city. Notably, the neighborhood has a smaller share of youth and elder residents (age groups 0-19 and 65+) and a larger share of working adults (age groups 20-64). Also noteworthy is the difference in housing stock: the neighborhood is two-thirds rental.
Looking to the future, the city will need to develop more housing and commercial space. Madison Gas & Electric announced their 2015 1st quarter estimated vacancy
This report presents a three phase development/redevelopment proposal for two blocks along the
East Washington Corridor in Madison, WI. The project’s name “Marquette Central” primarily incorporates goals that are identified in the East Washington Avenue Capitol Gateway Plan and the Madison Metropolitan Area and Dane County Regional Transportation Plan while also paying close attention to the City of Madison Comprehensive Plan and the Marquette-Schenk Atwood Neighborhood plan.
The layout of the site plan pays close attention to the needs of pedestrian and bike traffic while also allotting
Current ContextS I T E
As seen in Figure 1, our site is located on the intersection of Paterson Street and East Washington Avenue. Livingston Street serves as the southern bound, Brearly Street is the northern bound, and Main Street is the eastern bound. There will be a BRT stop on both sides of East Washington Avenue; the inbound stop located on the northeast corner of the intersection and the
Figure 1. The red buildings represent currently standing structures that will be either demolished or renovated through this proposal. Photo Credit (PC): Capital Area Regional Planning Commission (CARPC)
sufficient parking and circulation for automobile traffic. Additionally, the plan adds density to the area while being cognizant of the need to not only maintain aesthetically pleasing architecture, but also maintain green and open space that the surrounding population can enjoy.◊
IntroductionM A R Q U E T T E C E N T R A L outbound stop located on
the southwest corner. These stops are designated by the Madison Transit Corridor Study as medium-sized stops. Currently, the site houses office space for several businesses and non-profit organizations, a meadery/bar, as well as a large parking lot that is underutilized. Surrounding these buildings is a mix of commercial, industrial, retail, residential, and park uses.
Zooming out, our site falls within Madison’s Marquette neighborhood. Using the 2010 Decennial
Figure 2. Marquette neighborhood outlined in maroon, Dane County Census Tract 19 in blue. The red buildings mark the location of our site. Source: CARPC
M A R Q U E T T E A R E A
ContentsIntroduction 2Current Context 2
MARQUETTE AREA 3WEAKNESS 4STRENGTH 4
Consistency with Adopted Plans & Ordinances 5
Plans 5Zoning 6
Marquette Central Site Plan 7Spatial Mix 7Density Overview 8Financial Impacts 9Shadow Studies 10Building Elevations 11Circulation 11Landscaping 11Residential Characteristics 13Office Characteristics 13Destinations & Placemaking 14
Project Phases 15Contact 17 0.4mi
rate for the isthmus’ zip code (53703) to be 2.07%. Moreover, Madison’s population is expected to increase and continue increasing. As of 2012, the Madison Area Metropolitan Planning Organization projects the city to take on about 60,000 more residents by 2035 ; the projection breakdown can be seen in Table 3.
Table 1.
Table 2. Table 3.
2010 Popula+on Breakdown
Age Census Tract 19 Percentages City of Madison Percentages
0-‐19 793 12.97% 51,367 22.03%
20-‐39 3,164 51.75% 95,184 40.81%
40-‐64 1,878 30.72% 64,275 27.56%
65+ 279 4.56% 22,383 9.60%
Total: 6114 100.00% 233,209 100.00%
2010 Housing Breakdown
Census Tract 19 City of Madison
Total 3,375 108,843 Occupied 3,237 102,516
Owner-‐Occupied 1,136 50,555 Renter-‐Occupied 2,101 51,961
Madison Area MPO’s Popula2on Projec2ons
2010 2020 2030 2035
233,209 254,800 279,700 290,500
Current Context
W E A K N E S S
Our site has few drawbacks, but we do not consider them to be great enough to hinder the success of the development proposal. First, the Wisconsin & Southern Railroad is an active rail line running along the adjacent block (can be seen in Figure 1). This could create unwanted noise for residents and businesses; however future development planning and
design can work to mitigate this noise pollution. The freight line runs adjacent to the nearby Madison Gas & Electric natural gas power plant; combined, these two establishments might affect local air quality. Marquette Central’s priority of green infrastructure will contribute to maintaining clean air for the proposed site.
Our proposal will require the demolition of several buildings. This will necessitate acquiring demolition permits, which could be met with some neighborhood opposition. We have pledged to renovate the historic Mautz paint factory building and have plans for adaptive re-use of demolished materials (see page 12).
Amenities
S T R E N G T H
Public Market
Williamson Street
The Brass Ring and High Noon Saloon
Festival Foods
Capital City Trail
Madison Metro
Young professionals
Increasing older population
Future projected increase
Disposable income
Constellation Apts
Galaxie Apts
Townhouses on both sides
Amenities. Residents and employees will not have to travel more than a one-two block radius for neighborhood amenities, as shown in Figure 3.
Connections. The site is on the major connecting axis of public transit in Madison, which forces all bus lines crossing the City to stop within a four-block radius of the site. The Capital City Trail is also just a half-block away, providing cyclists and pedestrians with dedicated space to get to and
from our site. Figure 4 shows our site’s walk-,bike-, and bus-scores as determined by walkscore.com.
Demographics. Over 80% of the neighborhood’s population is between 20 and 64 years old, making it a great location for office and retail space. The residential units will also help to alleviate the tight housing market and accommodate the rising population projected for the city over the next twenty years.
Location. Our site is in a prime location to serve large numbers of transit riders and local residents. The Constellation and Galaxie high-rise apartment buildings are high-density mixed use residential buildings, and just beyond them are medium-density residential areas. The Capital Square and UW-Madison campus are both a short commute away as well.◊
Figure 3.
Location
Minute Bus Ride Minute Bike Ride Walk Score30 20 86
Figu
re 4
.
Consistency with Adopted Plans & OrdinancesP L A N S
As with most urban sites, Marquette Central must comply with various plans and codes such as in Figure 5:
Connections Demographics
City of Madison Comprehensive Plan East Washington Avenue Capital Gateway Corridor Plan
Marquette-Schenck-Atwood Neighborhood Plan
The City of Madison Comprehensive Plan Future Land Use map designates our site as employment. Additional goals that our
proposal fulfills includes redeveloping obsolete commercial areas, promoting
greater densities and infill development.
This plan encourages employment-focused use, including urban startups
and accelerator spaces. This plan designates the future land use of our site as traditional employment. This plan also
calls for the preservation of significant historic structures, and designates
the Mautz paint factory as potentially significant.
The site lies near the southwestern edge of the Marquette Neighborhood. Two primary recommendations from this
include creating a geographic balance of scattered site affordable housing, and increasing the amount of open space in
the neighborhood.
Madison Metropolitan Area and Dane County Regional Transportation Plan Urban Design District 8 City of Madison Zoning Code
This plan establishes that goal to develop an integrated and balanced
transportation system, and to encourage higher density, mixed use, pedestrian
friendly employment centers along transit corridors.
The objective of the Urban Design District 8 (UDD8) is to establish the East Washington Capital Gateway Corridor as a Transit Oriented Development Corridor. This codifies the East Washington Avenue
Capital Gateway Corridor Plan, establishing requirements for development. As part of an Urban Design District, the project
will require approval review by the Urban Design Commission.
The zoning code establishes use and dimensional standards. The parcels
proposed for development and redevelopment are zoned as a Traditional
Employment District.
Figure 5.
PC: Google Earth
75’
13%
35% 52%
Occupied Space Mix % of Total
Retail Office Residen;al
Figure 10.
Z O N I N G & L A N D U S E
Consistency
P E R M I T S
Figure 8. (Not to scale); based on directives of plans on previous page.
Figure 6. Cross Section of Future DevelopmentFigure 7. Future Land Use map; Sources: East Washington Avenue Capital Gateway Corridor Plan
Portions of our development could require conditional use permits (CUPs) in addition to the standard zoning permits. CUPs will be needed for a building height above five stories and for residential units in a mixed-use building. Other potential permits are also listed below:
Conditional Use Permit – height above five stories
Conditional Use Permit – residential units in mixed use building and live/work units
Conditional Use Permit – restaurants, taverns, brewpubs, general retail
Conditional Use Permit - theatre◊
Marquette Central Site PlanS P AT I A L M I X
Marquette Central will incorporate a 50/50 mix of residential vs office/retail, the breakdown as a percentage of total space is found in Figure 10. An additional representation of structure square footage by an expanded mix of uses is shown in Figure 11.
Based on the demographics of the surrounding area, there is significant demand for market and affordable rate units on our site. Additionally, there is a growing market for luxury condominiums, especially in TOD sites. The mix along with expected prices is found in Figure 9:
# of Units Bedrooms Square Footage Total Square Fotage Price $/sf10 1 850 8500 255000 30025 2 1500 37500 450000 30015 3 1800 27000 540000 30050 105 4150 73000
# of Units Bedrooms Square Footage Total Square Feet Price $/sf35 1 780 27,300 1,250$ 1.60$ 60 2 1225 73,500 2,100$ 1.71$ 30 3 1300 39,000 2,300$ 1.77$ 25 4 1450 36,250 2,600$ 1.79$ 150 345 4755 176,050
# of Units Bedrooms Square Footage Total Square Feet Price $/sf20 1 750 15,000 550$ 1.36$ 35 2 1150 40,250 750$ 1.53$ 20 3 1250 25,000 900$ 1.39$ 75 150.00 80,250
Condominums
Market Rate
Affordable
Figure 9.
Residen'al
Retail, Commercial
Office
Parking
301,040 sq. =
82,286 sq. =
1st Quarter
216,862 sq. =
91,088 sq. =
Green Infrastructure
98,674 sq. =
789,950 sq. =
Total Structure
Impervious Surfaces of Structures
48,800 sq. =
Figure 11. 75’
P O T E N T I A L B U I L D A B L E A R E A
$99,285
$2,041,729
$-‐
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
As Is As Improved
Annual Tax Revenue
Figure 15.
$1.6 $3.2 $4.8 $3.5
$80.8 $84.3
$-‐
$20.0
$40.0
$60.0
$80.0
$100.0
Land Improvements Total
Assesesed Value In Millions
As Is As Improved
Figure 14.
Site Plan
The projected densities of Marquette Central are modeled after a TOD precedence site in Miami, FL, whose figures are displayed in Figure 12.
The actual density of Marquette Central as it is currently planned is observed in Figure 13. While there are a few more dwelling units per acre
than in Figure 12, the number aligns with other projects in the Isthmus area, including the Constellation which sits just one block Northwest of Marquette Central. 263 jobs per acre are expected, which is important as our site lies in the employment zone. While the number of parking spaces is slightly below what is recommended,
the growth of the BRT, as well as the close proximity to grocery shopping, restaurants and entertainment of the Isthmus area, will translate to less units requiring a car. If necessary there is room around on neighboring sites to place an additional parking deck.
D E N S I T Y O V E R V I E W
• Gross Dwelling Per Acre: 15 -‐35
• Persons Per Acre: 100 – 145
• Miniumum Net Density: 45 – 60 units/ acre
Residen'al
• 1.5 Space per unit • 2 space per 1,000 F office
• Shared parking • Maximum surface parkin: 15%
Parking
• 50% ReisidenOal 50% Non-‐ResidenOal
Other
• 190 – 250 Job per acre
Employment
+ + + +
Figure 12. DOTFL
Figure 13.
• Gross Dwelling Units Per Acre: 51
• Persons Per Acre: 140
Residen'al
• 1.3 Space per unit • 2 space per 1,000 ? office
• Shared parking • Surface parking: 13%
Parking
• 50% ReisidenGal 50% Non-‐ResidenGal
Other
• 263 jobs per acre • 5:1 Jobs per dewlling unit
Employment
+ + + +
75’
The current site is being used at a minimum with a majority of the land being used for either storage or parking by the City of Madison. The parts of the site that are actually developed are low density and the majority of the structures do not have aesthetic value to them. We plan to demolish the majority of the structures on the site, with the exception being the now vacant Mautz Paint Factory on the corner of Paterson and E Washington. Once redeveloped, there will be an extraordinary jump in the improved value of the site and a gigantic upswing in the level of property taxes collected. An overview of both the implications of the redevelopment from a value and tax basis can be seen in Figure 14 and 15.
F I N A N C I A L I M P A C T S
75’
East Washington Ave perspective
Site Plan
00M
Figure 16. All images were projected for 12pm throughout the calendar year. Buildings along E Main St. are arranged to allow pockets of sunlight pour into the pedestrian-friendly plaza and walkway. Focus on the courtyard plaza. Summer’s season will be the sunniest time of year, while winter will be the least.
E Main St. perspective
E Washington Ave. perspective
Jan Apr Jul
Figure 17. Located in UDD8, Marquette Central capitalizes on its bonus stories to increase buildings elevations from the City of Madison TED zone permit of five stories, or just 68’. Setbacks of bonus stories must adhere to the UDD8 angle stipulations. See more on page 6.
Oct
S H A D O W S T U D I E SB U I L D I N G E L E V AT I O N S
Figure 18., left, illustrates the circulation of Marquette Central. The yellow on the interior of the site represents a network of pedestrian pathways, while the varying degrees of orange represent the multi-modal traffic exterior to the site. Some sites will have underground parking available in excess of the B9 parking structure, in addition to ample bicycle parking scattered throughout the site.
C I R C U L AT I O N
Figure 19., right, shows the landscape plans for Marquette Central. The urban orchard of fruit trees will be planted in raised beds. These fruit trees will help beautify the parking structure and help mitigate air pollution exuded by vehicles. Street trees and planters will the edges of structures, accompanied by a water feature in the center plaza.
L A N D S C A P I N G
12:P
Figure 18.Figure 19.
Figure 16.
water feature at its center, planters (as depicted on page 11), benches, outdoor cafe seating, string lights and other amenities to create a sense of enclosure and ambiance. Marquette Central plans to provide
an oasis amidst the urban beat of a bustling TOD development, staying relevant and active during the day and throughout the evenings. The site will not only cater to the daily influx of the workforce, but will cement itself as a host of neighborhood establishments that contribute to the cultural vibrancy of the community.◊
orchard. The developer of this site agrees to cover costs and maintain the urban orchard, although it is
open to the public. At the core of TOD principles is the idea of complete communities; access to fresh, healthy food is a key aspect of a complete community and we are targeting demographics that value self-cultivation.
B5 will house the only dog park currently within a one-mile radius of the site and the only rooftop dog park within city limits. Special consideration will be given to ensure pet safety along both roof top levels of B5. Other green roofs will include space for community garden plots, residential playgrounds, outdoor patios, adult exercise equipment and stormwater management infrastructure.
Retail will line the first floor. Businesses dependent on heavy foot-traffic will be oriented between B3 and B4 and edges of the inner plaza. These include retail uses such as restaurants, bars, clothing and other goods for sale. Retail with a more loyal customer base such as hair salons, direct service non-profits or law offices will also be located on the first floor, but less concentrated in the pedestrian plaza. Additionally, the movie theatre will reside on the Northwestern corner of the site with underground parking readily accessible.
The pedestrian pathway is designed with non-linear intention to spark visual intrigue and mystery for the user. Adding to the placemaking
strategies, the pedestrian plaza, abutted by the urban orchard on its Southern side, will incorporate a
R E S I D E N T I A L C H A R A C T E R I S T I C S
D E S T I N AT I O N S & P L A C E M A K I N G
Inspired by the Third Ward in Milwaukee, WI, Marquette Central’s development will pay homage to its
industrial heritage. To capture such historical essence, restoration of the famous Mautz Paint Building at 901 E Washington Avenue will occur to set the tone of the overall development. Although environmental remediation might be necessary, any brownfield development funds will go towards preserving this significant building, maintaining its industrial characteristics while assuring its safety and efficiency for five stories of office space and a green roof. Additionally, 849 E Washington’s façade masonry materials will be reused for paving the pedestrian walk-way, accompanied by a historical placard authored and approved by the Marquette and Tenney-Lapham n e i g h b o r h o o d representatives. With each floor to ceiling at a height of 15 ft., the interior floor plans will embrace open layouts observed in the typical industrial setting. Buildings B1 and B3-B8 will mimic the exterior and interior aesthetics of the historic Mautz
paint building with a mix of brick and cement façades and open floor plans. Large windows will allow sunlight to
illuminate the interior space, with exposed brick and cement on the interior.
The first floors, mostly comprised of retail space, will have awnings that adhere to the local UDD8 code, and signs will be restricted to the human scale, with the exception of the
movie theatre site located on the North Western corner. Residential access points will dot the streetscape with cement stoops descending down to the right-of-way. These stoops will provide a spot for social interaction and congregation, in addition to the more solitary balconies that are affixed on the floors above. Semi-public/private green space will be used to foster inclusivity among residents and neighbors, along with 27% of housing designated as affordable. As mentioned on page 8, the developments will be dense, at 51 DU/acre, reflective of similar TOD sites.O F F I C E S P A C E
The E Washington corridor from the Capitol building to First Street is transforming into an innovation corridor. Sited alongside the Metro Innovation Center, MG&E’s Madison Enterprise and the new Starting Block, Marquette Central will contribute to the hub mentality of the E Washington corridor. This development will reinforce the transition from blighted,
underutilized property to areas of robust economic development in family-supporting jobs. Additionally, we will provide desk space for freelance workers to plug in and utilize our desktop computers, Internet service and computer software for a small monthly fee, akin to a gym membership. This space will facilitate community engagement through entrepreneurial support, making the innovation corridor a place that gives opportunity through the built environment on a spectrum of infant ideas to large employers. Keeping with the vibrancy of design, office space within the human visual scale (floors 1 & 2) will prioritize creative-based business that is visually interesting; for example, uses such as printing, art studios, design studios, or salons. Moreover, TOD design will impact the landscape by limiting the amount of parking available to employees to two spaces per 1000 sq. ft. of office, as compared to conventional design. Use of public transit is encouraged, and the site’s position along the BRT line will support this initiative to utilize space for functions superior to parking. Ample bicycle parking will be accessible to employees, including indoor and secured bicycle parking.
Boasting more square footage of green infrastructure than impervious surface, Marquette Central complements its dense development with vast park area by utilizing roof space in conjunction with planned landscaping (as mentioned on page 11). Introducing the first of its kind within the City of Madison, the public is welcome to enjoy the fruits of Marquette Central’s urban
Entrepreneurship
Consistency w. Innova5on
Mixed Income, Use
27% Affordable Housing
Warehouse-‐style
Look & Feel
Studio Space
Human Scale Transparency
Aesthe&cs
Urban Orchard
Healthy Living Furnishings
Aesthe&cs
Furnishings
Movie Theatre
Retail
PC: All photos on pages 12-13 are sourced from Flickr Creative Commons.
Site
Pla
n
Figure 20. The rooftop dog park is located on B5.
75’
Project Phases
Phase 11 8 - 2 4 M O N T H S
Phase 31 2 - 1 8 M O N T H S
Project Completion4 - 5 . 5 Y E A R S
Phase 1 includes construction of BRT stations B1 and B10, the parking structure B9 and B6. B2, which is currently vacant, will be historically preserved and remediated to office space. The urban orchard will be installed as it takes five years for an orchard to mature.
Construction of B7 and B8 is during Phase 3. Additionally, the pedestrian pathway and other streetscaping touches will be applied in this final stage.◊
Phase 21 8 - 2 4 M O N T H S
With Phase 1 complete, phase 2 will begin with demolition of existing structures along E Washington Avenue and E Main St. will occur. Occupants of to-be-demolished structures can relocate to B6 during this phase. B3-B5 are constructed in Phase 2.
75’
120’75’
75’
M.S. Urban & Regional Planning ‘16Specializing in Transportation-Oriented
Abigail Jackson
Duffey Phelps
Daniel HandelM.S. Urban & Regional Planning ‘16
Specializing in Urban Design and Community, Economic Development
M.B.A. Real Estate ‘[email protected]
Brad SippelM.S. Urban & Regional Planning ‘15
Specializing in Sustainable Community Development