CRITERIA FOR THE REVIEW OF NEW CONSTRUCTION IN THE WILLIAMSON STREET BUILD STUDY AREA

Draft modified from the Nov. 18 draft.

CRITERIA FOR NEW CONSTRUCTION

Criteria for the Review of New Construction on Williamson Street. All new construction must be compatible with the historic character of the Third Lake Ridge Historic District. The criteria listed below are intended to promote construction that does not detract from the historic appearance of the neighborhood and contributes to the affordability of housing in the neighborhood. It is not the intent of these criteria to create fake historic buildings, but to allow modern buildings to have their own style while still blending with the appearance of the historic buildings in the district. Modern materials that do not meet the exact requirements of the criteria but which are in harmony with the historic appearance may be considered on an individual basis under the variance procedure listed below. Throughout, preservation and rehabilitation of existing functional structures is preferred to demolition and new construction.

1. Maximum height.

The BUILD area has been divided into five zones with different height criteria (see map). The maximum heights permitted are as follows:

a. Zone I. New buildings shall be no higher than 2-1/2 stories, except for the following:

·On the north side of the 800 and 900 block of Williamson Street, flat-roofed three stories structures may be permitted.

b. Zone Ia. New buildings shall be no higher than 4 stories, except for the following:

·On the north side of the 600 block of Williamson Street, the height of new buildings may be limited to 2 or 3 stories in order that they do not block the view of the capital dome from the sidewalk at mid-700 block of Jenifer Street.

·On the south side of the 700 block one additional story, up to a maximum height of five stories may be permitted if the project meets the preservation or affordable housing bonus criteria described below. A bonus story, up to a maximum height of five stories, may also be permitted if a project incorporates significant publicly accessible green space along Lake Monona.

c. Zone II. The maximum height is three stories, with the following exception:

· In Zone II either affordable housing, preservation or structured parking bonuses may be used to allow an additional story up to a maximum height of four stories.

The intent of the setback of Zone II from Williamson Street in the 800 and 900 blocks is to insure that a fourth story does not dominate the Williamson streetscape. The depth of the setback must be such that a fourth story be not visible from the sidewalk directly across Williamson Street. In any case, the setback for a fourth floor in the 800 and 900 blocks of Williamson Street will be at least 45 from the property line.

d. Zone III. The height of a new building shall not exceed 54 feet or five stories, whichever is less.

e. Zone IV. A new building shall be no higher than five stories, except for the following exception:

· In Zone IV a mix of affordable housing, preservation or structured parking bonuses may be used to allow additional floors, but no new buildings, including those with bonus floors, shall exceed 85’ in height from the street grade or 7 floors whichever is less.

2. Preservation, Affordable Housing, and Structured Parking Bonuses.

Preservation Bonus:

A preservation bonus may be granted and may be built on an adjoining or nearby parcel for the substantial rehabilitation and restoration of a historic building. The preservation bonus will be an additional volume of building equal to up to double the difference between the existing Floor Area of the historic building and the buildable Floor Area that would be permitted under current zoning if the building was not preserved. The additional volume of new building may be located on the same parcel as the historic building, or on an adjoining or nearby parcel. Bonus building volume must not detract from the historic character and qualities of the adjacent buildings.

Definitions for Preservation Bonus:

The substantial rehabilitation and restoration of a building must result in a marked improvement in the usefulness and attractiveness of a property, while maintaining and restoring the historic qualities and characteristics of the building. The historic qualities and characteristics should be significantly based on the records, documents and structural history of the subject property. Recent additions will not be eligible for inclusion in the floor area calculation. For the purpose of these guidelines, a historic building is defined as a building built before 1945. Examples of such pre-1945 buildings are the Vogel House, the McCormick Warehouse, the Chrysalis Building, the Wisconsin Inn, and the Schlitz Building.

Affordable Housing Bonus:

For projects in Zone 1a, Zone II or Zone IV that will include the equivalent of at least 20% of the total residential floor space as affordable housing for people that earn no more than 60% of the median income in Dane County for rental units and earn no more than 80% of the median income in Dane County for owner occupied units, one additional floor above the allowable maximum may be approved. For projects in Zone IV that also include an additional 20% of the total residential floor space as affordable housing for people that earn no more than to 50% of the median income in Dane County, one more additional floor above the maximum may be approved.

Structured Parking Bonus:

In Zone II and IV, for non-residential projects, up to one additional story above the listed limits may be permitted if more than one floor of structured parking is provided.

3. Front Yard Setbacks in Zone 1 and 1a. All setbacks shall be adequate to allow space for full tree development in the terrace or within the setback.

·Commercial and mixed use buildings in the 600 through 1100 blocks: The setback of street facades for such buildings shall be one to two feet from the property line. In areas where there is a narrow sidewalk a two foot setback will be required. Larger setbacks may be allowed to accommodate design for businesses that require outdoor retail space.

·600 through 1100 blocks, residential developments: The front yard setback shall be no less than fifteen (15) feet, except that front porches may penetrate up to six feet into the minimum setback. Variation in the above requirements may be allowed in that a new building's setback should be related to the setback pattern established by the adjacent buildings and the existing context. If setbacks in a block are varied, new residential construction can be located at a setback that is the average of the setback distances of the 5 adjacent residential buildings on either side, but no closer to the property line than 5 feet regardless of the setback of adjacent buildings.

4. First Floor Elevation in Zone 1 and 1a. For residential buildings, the first floor at the front facade shall be between 18” to 48” above grade.

5. First floor storefronts on commercial and mixed use buildings in Zone 1 and 1a. First floor storefronts shall be broken up into bays of a similar width to those on existing pre-1945 commercial buildings. The general historic pattern of large storefront windows, low kick panels, transom windows, side pilasters and a cornice shall be used in new construction For corner buildings, angled corner entrances are encouraged. For buildings with multiple commercial tenants, a sign band should be included in the design to maintain consistency in the building design.

6. Massing:

Massing in all Zones. New buildings shall be designed to reflect the rhythm of masses and spaces within the visually related area. The total mass of a new building shall be compatible with that of surrounding buildings. A buildings of larger than typical mass may be appropriate if it is broken into elements that are visually compatible with the mass of surrounding buildings. Adjacent placement of multiple 2-lot buildings in a 1-lot building environment is discouraged.

a. Massing for Residential Buildings in Zone 1 and 1a. The street facades of residential buildings shall be articulated with dormers, bays, porches, and other architectural details to visually reduce the apparent mass of the new building and to blend with the details of older existing residential buildings within the visually related area. Residential buildings shall have one or more porches and at least one entry door on the main street facade.

Larger residential buildings may be permitted, provided that each section of the facade is no more than 30 ft wide, and provided that the building has varied setbacks and/or varied heights and rooflines or other major variations in the design. Between each section of facade there shall be a break or offset at least 5 foot in depth. In addition, buildings wider than 60 feet shall have a major break of no less than 10 feet in width and 60 feet in depth. Articulation and breaks in the facade must be sufficient to maintain the rhythm of masses and spaces of existing buildings in the visually related area.

b. Massing of Commercial, and Mixed-use Buildings in Zone 1 and 1a. Articulation and breaks in the facade of commercial and mixed-use buildings must be sufficient to maintain the rhythm of masses and spaces of existing commercial and mixed-use buildings in the visually related area.

Larger commercial and mixed-use buildings may be permitted provided that each section of the facade is no more than 30 ft wide. In addition, buildings wider than 60 feet shall have a major break of no less than 10 feet in width and 60 feet in depth.

7. Roof pitch and type in Zone 1 and 1a. Residential buildings shall have a moderate to steep pitch, to reflect the pitches of existing residential buildings in the district, or a flat roof. Pitched roofs may be either gabled or hipped. Commercial/mixed use buildings shall have a flat roof. Other roof pitches and types may be approved provided that the design is compatible with the older buildings in the visually related area.

8. Roof materials in Zone 1 and 1a. Roofing materials shall be asphalt shingles, fiberglass or other composition shingles similar in appearance to multi-layered architectural shingles or 3‑in‑1 tab or Dutch lap, French method or interlock shingles. Sawn wood shingles may also be approved. Vents shall be located as inconspicuously as possible and shall be similar in color to the color of the roof. Rolled roofing, tar‑and‑gravel, rubberized membranes and other similar roofing materials are prohibited except that such materials may be used on flat or slightly sloped roofs that are not visible from the ground. Innovative or alternative roof materials may be approved provided that they contribute significantly to energy efficiency, recycling or durability and are in harmony with roofing materials of existing structures.

9. Siding Materials in Zone 1 and 1a. All new buildings may be sided with masonry, such as stone or brick, in sizes and textures to reflect the masonry on existing buildings in the district. Stucco or stucco-like materials may also be permitted if of high quality. Residential buildings may also be sided with wood clapboards of a narrow gauge (5” or less), or artificial materials that duplicate the appearance of wood clapboards. Wood shingles or modern materials that duplicate the appearance of original wood shingles within the district may be used for up to one-half of the siding on a residential building. Combinations of the above materials may be permitted. Innovative or alternative siding materials may be approved provided that they contribute significantly to energy efficiency, recycling or durability and are in harmony with siding materials of existing structures.

10. Lighting in all Zones. Outdoor lighting shall be compatible with the existing architecture of the area and will use designs that minimize light pollution and maximize energy efficiency.

11. Parking lots in all Zones. Parking lots shall be located underground or be structured parking. Structured parking may not detract from the historic character of the district. Access for parking shall be on side streets, rather than Williamson Street. Landscaping for parking structures shall include shade trees and three-season vegetation at a minimum. Fencing and/or vegetation shall block the parking structure from view as completely as possible. All parking areas shall use innovative design to minimize quantity of storm water runoff and maximize quality of storm water runoff from the parking area.

12. Side Yard Setbacks in all Zones. Side yards on non-corner lots less than 44 feet in width shall be a minimum of 4 feet in width, with the total of both side yards being no less than 9 feet in width. On non-corner lots over 44 feet in width, side yards shall be no less than 6 feet in width with the total of both sides yards being no less than 16 feet in width. For residential side yards on a street face the minimum width shall be eight feet for residential properties and for commercial and mixed use side yards on a street face the width shall be two feet.

13. Open space requirements in all Zones. 70 square feet of open space is required for each bedroom in the new development. Balconies built to a minimum size of 4 feet by 8 feet, common outdoor roof top space and half of any interior community space can be included as part of the open space requirement. Use of outdoor open space for storm water control and infiltration is encouraged. If new construction is adjacent or near to existing residential structures, rear lot setbacks should maintain or increase the existing amount of open space. Open space should enhance air flow and visually communal rear lot space.

14. Parking requirements in all Zones. For residential developments, there shall be a minimum of one vehicle parking stall for each two units. For commercial use less than 800 square feet there is no minimum parking requirement. For office use over 800 square feet there shall be one stall for each 1000 sq. ft. For restaurant/entertainment use, there shall be at least one stall per eight seats; for other commercial uses there shall be one stall per 800 sq. ft. Maximum vehicle parking provided for residential developments will be one vehicle stall for each unit.

Off-site and shared parking may be approved with written agreements with adjoining property owners to share parking spaces. Shared parking spaces count towards the off-street parking requirements of all sharing parties. Covered or indoor bicycle parking will be supplied at a rate of at least one stall per two residential units. All bicycle parking must be readily accessible from the units and from the street.

Incentives for alternative transportation:

The residential parking minimum can be reduced to one parking stall for each three units and the commercial minimum reduced to one stall per 1200 sq. ft. if at least one free bus or local rail pass for use by residents or employees is provided to each and all residential units and for each 800 sq. ft. of commercial space. For restaurant/entertainment use, the parking requirement can be reduced to one stall per 10 seats if one free bus or local rail pass for use employees is provided per eight seats.

Alternatively, up to ½ of the initial vehicle parking requirement for residential or commercial developments may be replaced with covered bicycle parking, a portion of which must be individual bicycle containers. Replacement must be at a rate of 3 additional bicycle stalls/containers for each replaced car stall. In addition heated space for bicycle maintenance and cleaning must be provided.

15. Accessory Buildings in all Zones. Accessory buildings, as defined in Section 28.03(2) of these ordinances, shall be compatible with the design of the existing building on the zoning lot, shall not exceed fifteen (15) feet in height and shall be as unobtrusive as possible. Accessory buildings shall be located in the rear yard wherever possible Siding may either match the siding on the building or be narrow‑gauge clapboard, vertical board‑and batten or a high quality smooth stucco or stucco‑like applied material. The roof shape shall have a pitch and style similar to the roof shape on the building. The roof material shall match as closely as possible or compliment the material on the building.

16. Special Building Types in all Zones.

a. “Carriage house” units. Carriage house units will be a permitted residential use. Residential units shall be above garages only and shall be between 450 and 680 square feet.

b. “Live and work units.” Live and work units, in which between 500 and 1000 square feet is used for retail office, art gallery, crafts, etc. with access to the unit above for a residence, shall be a permitted use.

VARIANCES

In addition to the variances already permitted for landmarks and buildings in historic districts in the Landmarks Commission ordinance, it is recommended to add the following:

·To allow the use of materials for new construction which use would be otherwise prohibited under Sec. 33.01(12)(f)l.b.(University Heights) and under Sec. 33.01(11) (Third Lake Ridge) if those materials are of high quality and contribute to environmentally friendly construction.

·To allow for front yard set backs for new construction on Williamson Street otherwise prohibited under this chapter should the site dictate an alternative setback.

·To allow for massing for new construction on Williamson Street otherwise prohibited under this chapter but only if the proposed massing is completely compatible with that of surrounding buildings and reflects the rhythm of masses and spaces within the visually related area.

·To allow for underground parking of residential buildings to encroach into minimum set backs to provide efficient space for parking dimensions, the height of the vertical encroachment cannot exceed three feet and in no case can the encroachment reduce the setback to less than 5 feet.

·To allow for higher foundation measurements for unusual grade conditions.

Recommendations for Wilson Street

Note: This wording is for adoption as an amendment to the Marquette Neighborhood Plan.

Mid-block Alley system:

The City is encouraged to officially map an alley way system on the south side of the parcels facing the 700, 800 and 900 blocks of Wilson Street (and Wilson Street extended) for use as a public thoroughfare. As an alternative, developers are encouraged to dedicate, along the same street and street extension, appropriate space for a alley way system to remain either in private ownership with cross-property easements, or to become a public alley system for the use by residents and snowplows, garbage trucks and other public services.

Design Standards on Wilson Street

For the area along Wilson Street, which is outside of the Third Lake Ridge historic district, the design criteria proposed for the Third Lake Ridge historic district are recommended to be used as guidelines by City staff and boards and commissions.