CRITERIA FOR THE REVIEW OF
ALTERATIONS AND NEW CONSTRUCTION IN THE WILLIAMSON STREET BUILD STUDY AREA
Draft
as of November 7, 2002
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 maintain an historically accurate
appearance. Modern materials that do
not meet the exact requirements of the criteria but which duplicate the
historic appearance may be considered on an individual basis under the variance
procedure listed below.
1. Maximum height.
·600
block of Williamson Street, north side:
Within 100 feet of the sidewalk, no higher than the
height of Machinery Row plus two feet (this height should be determined for
inclusion in the criteria). Beyond
a line 100 feet from the sidewalk on Williamson Street, 60 feet (five
stories at a maximum height of 12 feet).
The set back from Williamson Street shall be no closer than the set back
of Machinery Row (this measurement should be included in the report).
·700 block, north side:
Fifty-four
(54) feet.
·600 block of Williamson Street, south side, and
south and north sides of the 800 through 1100 blocks:
For all but corner
“bookend” buildings, the maximum height shall be 35 feet (2-1/2 stories)
with a minimum height of 15 feet (1-1/2 stories).
Corner “bookend” buildings shall be no higher than
40 feet (three stories) for flat roofed buildings and 35 feet (2-1/2
stories) for gabled or hipped roofed buildings. Corner features, such as turrets and towers, may be permitted to
extend above the maximum height provided that they enhance the design of the
project and the character of the district as a whole.
The BUILD area has been
divided into four 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:
·“Book-end” buildings (flat-roofed structures of
mixed use) may be located on the corners of these blocks and shall be no higher
than three stories.
·On the north side of the 900 block of Williamson
Street, flat-roofed three stories structures may be permitted.
·On the north side of the 600 block of Williamson
Street, the height of new buildings shall not match the height of Machinery Row
across the street, plus or minus two feet.
b. Zone II. The maximum height is three stories,
with the following exception:
For projects that will include
the equivalent of at least 20% of the total units for affordable housing for people that earn no more than 60% of the
median income in Dane County, one additional floor above the allowable maximum
may be approved. Such additional floor
must be no closer than 60’ from the Williamson Street right-of-way.
c. Zone III. The height of a new building shall
not exceed 54 feet (five stories).
d. Zone IV. A new building shall be no higher
than five stories, except for the following: for
projects that will include at least 20% of the
total number of units for affordable housing for people that earn no
more than 60% of the median income in Dane County, one additional floor above
the allowable maximum may be approved.
For projects that will also include an additional 20% of the total
number of units for 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. No new
buildings, including those with affordable housing, shall exceed 85’ in height.
2. Preservation
Bonus. For projects that include on
the same site the restoration and preservation of one or more pre-1945
buildings built before World War II, an additional story may be
permitted provided that the additional story enhances the design of the project
and the character of the district as a whole. (Gary Tipler will present at
our next meeting proposed verbiage for the
minimum requirements for “restoration and preservation”).
3. Parking lots
Wherever feasible, parking lots shall be located
behind the building(s), or underground.
If such locations are not feasible, parking lot(s) on the side may be
approved provided that the lot(s) do not detract from the historic character of
the district.
Access for parking shall be on side streets,
rather than Williamson Street, wherever feasible.
Landscaping for parking lots shall include shade
trees and three-season vegetation at a minimum. Fencing and/or vegetation shall block the parking lot from view
as completely as possible.
4. Front Yard Setbacks on Williamson
Street.
·600 block: One
foot from the property line.
·Commercial and mixed use buildings in the 700
600 through 1100 blocks: The setback of street facades for such buildings shall be two
feet from the property line.
·600 through 1100 blocks, residential developments: The front yard setback shall be no
less than fifteen (15) feet, except that front porches may penetrate no more
than six feet into the minimum setback.
5. First
Floor Elevation. For commercial or
mixed use buildings, the first floor of the street facades shall be at grade.
For residential buildings, the first floor at the front facade shall be between
18” to 36 48”
above grade.
6. First floor storefronts on
commercial and mixed use buildings.
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. Upper stories shall
have double-hung windows proportioned and spaced to reflect the pattern of
older commercial buildings on the street.
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.
7. Side Yard Setbacks. Side yards on non-corner lots less than 44 feet in
width shall be a minimum of 5 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 except for side yards on a street face. 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.
8. Massing . New buildings shall be designed to reflect
the rhythm of masses and spaces within the visually related area.
a. Massing for Residential Buildings. 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 the ratio of height to width of each section of
the facade is more than 1:1 and provided that the building has varied setbacks
and/or varied heights and rooflines or other major variations in the design
sufficient to maintain the rhythm of masses and spaces of existing buildings in
the visually related area.
b. “Carriage house”
units. Carriage house units will be
a permitted residential use on both sides of Williamson Street. Residential units shall be above detached
garages only and shall be between 450 and 680 square feet.
c. “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.
9. Roof pitch and type.
Residential buildings shall have either 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.
10. Roof materials. 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. Thick wood shakes are prohibited. 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.
11. Siding Materials. 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. Stucco panels with visible dividing lines,
pebble dash and split-faced concrete block are prohibited. 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.
12. Windows and doors. On commercial buildings, upper stories shall have
double-hung windows proportioned and spaced to reflect the pattern of older
commercial buildings on the street. On residential buildings, windows shall be either double-hung,
single-hung or casement units. Other
designs may be approved provided they are compatible with the older buildings
in the visually related area. Windows
and doors shall be indented a similar amount to those on existing buildings to
reflect the rhythm of existing fenestration and shall either be wood or a
modern material that duplicates the appearance of wood windows and doors.
13. Open space requirements. 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.
14. Minimum parking requirements. For residential developments, there shall be
a minimum of one parking stall foe each three 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.
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.
15. Accessory Buildings. 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. Garage doors shall either be
entirely flat or shall have approximately square panels; horizontally paneled
doors are prohibited. Windows shall be
either double or single‑hung units of a similar proportion to the windows
on the building or shall be six‑paned (three panes across and two panes
high) units similar to those seen on 1920s era garages. Siding may either match the siding on the
building or be narrow‑gauge clapboard, vertical board‑and batten or
a 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 the material on the
building.
REHABILITATION OF EXISTING BUILDINGS
Criteria for the Review of Additions, Exterior
Alterations and Repairs to Residential
Buildings. All
additions, exterior alterations and repairs must be compatible with the
historic character of the building and the Third Lake Ridge Historic
District. The criteria listed below are
intended to maintain an historically accurate appearance. Modern materials that do not meet the exact
requirements of the criteria but which duplicate the historic appearance may be
considered on an individual basis in the variance procedure listed in Section
33.01(15) below.
1.
Alterations to
Post-1945 Buildings. Alterations
of buildings that post‑date 1945 shall be compatible with the original
character of the building and shall not detract from the historic character of
older buildings in the district.
Alterations that bring the building into compliance with the regulations
of this section regarding siding, decks, foundations, porches, and the
proportion of windows and doors, and proportion of solids to voids of the
street facades of such buildings are encouraged. It is not the intent of this
ordinance to create fake historic buildings, but to allow modern style
buildings to retain their essential style while still blending with the
appearance of historic buildings in the district.
2.
Porches. Porches that are original to the building, or
that pre‑date 1945 and blend with the historic character of the building,
shall be retained, rehabilitated or rebuilt to match the original or historic
architectural details. Porches on street facades may be enclosed with
wood-framed screens on the condition that the railing must be retained or
restored in a design compatible with the historic character of the
building. Porches on street facades
shall not be otherwise enclosed. If a
porch is on a street facade and the owner can demonstrate to the Commission
that it is beyond repair, then a new porch must be constructed in its
place. Construction of new porches to
approximate the dimensions of original porches is encouraged. All porches shall
present a finished appearance, e.g., all floor joists shall be hidden from view
and all porches shall be finished with ceilings and frieze boards. Porch ceilings shall have the appearance of
narrow beaded boards, unless another original material is approved by the
Commission. First floor porch flooring
shall be tongue‑in‑groove boards; carpeting and two‑by‑four decking are
prohibited. All wood on exterior
porches, except flooring and stair treads, shall be painted or opaque
stained. All railings on porches shall
be constructed of wood, or another material that duplicates the appearance of
wood, with top and bottom rails. Bottom
rails shall be raised above the floor level and shall be no higher than
3.5" from the floor. All balusters
on porch railings shall be square posts, unless the owner can demonstrate to
the Commission that a different design is original to the building, in which
case it will be approved. If applicable
codes require increasing the height of the rail, a two-part rail may be
permitted if the bottom part of the rail matches the original architectural
details of the railing. Railings on stairways may be either wood to match the
railings on the porch or wrought iron with one‑by‑one plain
vertical balusters. Twisted or other
decorative wrought iron is prohibited.
All balusters shall be constructed such that a 4" ball may not pass
through the railing at any point. All
balusters shall be located in between the top and bottom rail and shall not
extend across the face of either.
Siding on porch rails is prohibited unless the existing rail is
sided. Porch posts shall be trimmed with
decorative molding at the top and bottom of the posts. All porches and stairways shall be enclosed
between the frieze under the first floor and the ground with a framed lattice
of criss‑cross design, narrow vertical boards or other openwork
design. The lattice shall be designed
such that a 3" ball could not pass through any portion of the
lattice. All stairways shall have solid
wood risers.
3.
Decks. Decks in rear yards will be permitted provided
that the design complies with Subdivision (1.) above (porches), except that
tongue‑in‑groove flooring is not required. Decks in front and side yards may be
permitted if they are not replacing an entrance porch, if they do not detract
from the historic character of the building and neighborhood and if they comply
with Subdivision 1. above.
4.
Accessibility
Ramps. It is the intent of this
section to permit accessibility ramps wherever possible, especially when
required by ADA guidelines. Accessibility ramps will be permitted provided they
are as inconspicuous as possible. Landscape screening shall be provided where
possible. The details of such ramps shall not detract from the architectural
character of the building. Metal rails
with square vertical balusters shall be permitted.
5.
Windows. On the front facade and on the side facades
within ten feet of the front facade, all original windows or pre‑1945
windows that are compatible with the historic character of the building shall
retain their existing historic size, appearance and trim detail. If any of the
original windows or pre‑1945 windows that are compatible with the
historic character of the building have true divided lights (i.e., with small
panes of glass between muntin bars), replacement sash shall duplicate the
existing appearance and have either true divided lights, applied exterior
muntins or muntins between the panes of a double-glazed window. If windows have been altered in the past,
restoration to the original appearance is encouraged. Original bay windows shall be retained and preserved to match the
original appearance. On the sides of
wood frame buildings not within ten feet of the front facade, and on rear
facades of the building, the sills of windows may be raised to serve bathrooms
and kitchens, but in other respects the design shall duplicate the original
appearance of the existing window and surrounding wall. On the sides of the building beyond ten feet
of the front facade and on rear facades of the building, new windows in
locations where no window previously existed may be approved provided they retain
a similar ratio of height to width as original windows on the building, are the
same type of window as others on the building (e.g., double‑hung or
casement) and are trimmed and finished to match the appearance of the other
windows.
6.
Entrance Doors. If the entrance door is original or is pre‑1945
and blends with the historic character of the building, it should be retained
unless the owner can demonstrate to the Commission that it is beyond repair.
Wood replacement doors may be approved provided they blend with the historic
appearance of the building; unpaneled, modern‑style doors, and doors with
a fake wood grain are prohibited. All
doors shall be painted or varnished.
7.
Double or
Multiple Doors. Double or
multiple doors, such as doors leading onto patios or decks, may be permitted
provided they have frames similar to full view doors. Raw aluminum or other
metallic finishes are prohibited. Patio
doors shall be painted or finished with a material that resembles a painted
finish. Such doors on street facades
shall be hinged doors, rather than sliding doors, and conform to the
requirements for entrance doors above.
8.
Storm Windows and
Doors. Storm windows and doors
shall be enameled, painted or otherwise coated with a colored surface to
resemble a painted surface; raw aluminum or other metallic finishes on storm
windows and doors is prohibited.
Painted or varnished storm doors of wood and glass to match the original
design on the building or on similar buildings in the district is
encouraged. Storm doors of simple
design with no stylistic references may be used. Full view storm doors will be permitted. Storm doors with metal grills are
prohibited.
9.
Skylights. Skylights may be permitted on roof slopes
provided that the skylight is not so obtrusive as to detract from the general
appearance of the building and its location does not clash with the layout of
the architectural features of the building.
Skylights on any roof area not visible from the ground will be permitted. The design of new skylights shall be as
simple as possible, of the flat (not bubble) type, and finished to blend with
the color of the roof.
10.
Roof Materials. Reroofing shall be done with asphalt shingles,
fiberglass or other composition shingles similar in appearance to multi-layered
architectural shingles, 3‑in‑1‑ tab asphalt shingles or Dutch lap, French method or interlock
shingles. Thick wood shakes are prohibited. 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 which are not visible from the
ground. HVAC or other equipment that
must be placed on the roof shall be as unobtrusive as possible, and screened
from view as necessary.
11.
Dormers and Other
Roof Alterations. New dormers
shall match the appearance of original dormers on the building in roof shape
and material, width of overhang, siding, window design and trim details
whenever feasible. If the original roof
shape is not practical, another shape may be approved provided that it does not
detract from the historic character of the building or the neighborhood. The ridge
line of a new dormer shall not extend above the ridge line of the main roof of
the building unless such higher roof line is not visible from the ground. Shed
dormers behind existing dormers or gables on non‑street sides of the
building may be approved provided that the roof material, siding, window design
and trim details match the original features of the building. Other roof alterations shall be compatible
with the roof shape and other historic features of the building, such as siding
and trim details, and shall not extend above the ridge line of the building
unless such extension is not visible from the ground.
12.
Chimneys. The exterior appearance of original or pre‑1945
chimneys visible from the street shall be maintained in good repair. The removal of the exterior portions of
chimneys visible below the roofline and chimneys that retain important
architectural decoration are prohibited.
Chimneys not visible from the street may be removed. New chimneys shall be constructed of brick,
stone, stucco or other compatible material. Installation of metal chimneys and
wooden boxed chimneys, visible from the street, are prohibited.
13.
Siding. Restoration of original wood siding and
decorative wall details is encouraged.
Residing with aluminum or vinyl that replaces or covers clapboards or
non-original siding on buildings originally sided with clapboards will be
approved by the Landmarks Commission provided that the new siding imitates the
width of the original clapboard siding and provided further that all
architectural details, including, but not limited to, window trim, cornices,
barge boards, fascia, moldings, brackets and decorative shingles or other
decorative siding, shall either remain uncovered or shall be duplicated exactly
in appearance, including matching the dimensions and shape of existing details,
such as decorative shingles. This
includes original elements found during the removal of later siding. Where more than one layer of siding exists
on the building, all layers except the first must be removed before new siding
is applied, except that asbestos siding shall be permitted to be retained. In such cases and/or if insulation is
applied under the new siding, all trim must be built up so that it projects
from the new siding to the same extent it did with the original siding. Soffits
may be replaced or sided with wood or artificial materials provided the
appearance of the proposed material matches as closely as possible the original
appearance. Original brick, stone and
stucco siding shall be retained.
Unpainted masonry shall not be painted.
Installation of artificial siding on such buildings is prohibited.
Painting of unpainted brick is prohibited.
Mortar and other materials used in brick repair shall match the original
in color, hardness and appearance.
14.
Foundations. All original foundation masonry, such as brick,
stone or rusticated concrete block, shall be retained unless the owner can
demonstrate to the Commission that significant repairs are required, in which
case replacement with materials to duplicate the original appearance is encouraged. If duplicating the original appearance is
not practical, other materials may be approved provided they blend with the
historic character of the building and the district.
15.
Additions. New additions on the front of the building are
prohibited, except for open porches.
Additions on the sides or rear shall be permitted if they are compatible
with the building in architectural design, scale, color, texture, proportion of
solids to voids and proportion of widths to heights of doors and windows. Additions and exterior alterations that
exactly duplicate the original materials in composition are encouraged. Additions or exterior alterations that
destroy significant architectural features are prohibited. Side additions shall not detract from the
design composition of the main facade.
Siding on new additions shall be the same as the building, unless the
building is masonry, in which case narrow‑gauge clapboards will be
permitted. Foundation material on new
additions shall duplicate the original foundation material whenever
practical. Other foundation materials
may also be permitted provided they do not detract from the historic character
of the building.
16.
Fire Escapes and
Rescue Platforms. Fire escapes
and rescue platforms shall be located such that they are as unobtrusive from
the street as possible. No fire escapes
or rescue platforms shall be permitted on the front facade of a building unless
the owner can demonstrate to the Landmarks Commission that no other location is
practical. The design of fire escapes
and rescue platforms shall comply with the requirements of Subdivision 1. above
(porches), except that balusters on fire escapes and second exit platforms may
be metal with one‑by‑one plain vertical balusters, painted to blend
with the colors of the house. Twisted
or other decorative wrought iron is prohibited.
17.
Lighting Fixtures. Lighting fixtures that are visible from the
street shall be of a design that is compatible with the historic appearance of
the building.
18.
Permanently
Installed Air Conditioners.
Permanently installed air conditioners shall be as inconspicuous as possible.
Ground air conditioners shall be screened with landscaping where possible.
19.
Shutters. The installation of new shutters requires
approval of the Landmarks Commission.
Shutters will be permitted provided that they are compatible with the
historic character of the building and provided they are of a size and
placement that, if the shutters were workable, would cover the window opening.
20.
Repairs. Repairs to buildings shall either match the
existing or the original appearance.
Restoration to the original appearance is encouraged.
Criteria
for the Review of Additions, Exterior Alterations and Repairs to Commercial,
Industrial and Mixed Use Buildings. All additions, exterior alterations and
repairs to commercial, industrial and mixed use buildings must comply with the
regulations listed above for existing buildings erected for residential
use. In addition, the following
criteria shall also apply.
1. First floor storefronts. The
first floor storefront elevation of buildings erected in whole or part for
commercial use shall retain its basic composition of low kick panels and large shop windows surmounted by transom
windows. All glass used shall be clear
and untinted. Pilasters of the main
material of the building about a foot or so in width shall be retained. Kick panels should be no higher than 30” and
shall have a raised frame around inset rectangular panels. Original or modern materials may be
used. Transoms shall retain or replace
the look of the original sash framing.
Retention of glass in transoms is encouraged wherever feasible, although
in certain conditions the use of another material may be permitted, provided it
blends with the historic appearance of the storefront. Transom areas shall not be used for signage,
except for signage that is installed on the inside of a glass transom. If such storefronts have been altered
previously the current configuration may be retained unless a major remodeling
of the first floor is proposed, in which case it should be designed to reflect
the original basic design configuration.
Doors that enter onto the first story of the building shall be full view
doors that are of wood or of a material that resembles wood. Other historic storefront door designs may
also be permitted. Doors to second
story stairways may either match the storefront door or may be of a more closed
design to resemble wood paneled doors. Original
storefront configurations or materials that differ from the basic scheme may
also be retained or reintroduced.
If original, decorative cornices above the first
floor fenestration shall be retained; if not original, such a cornice may be
installed at the owner’s discretion.
2. Signage. Signs should typically be placed in the wide
panel extending across the storefront under the cornice. Other signage that
meets Sec. 28.___ of the Madison General ordinances (sign code)), such
as hanging signs and signs on side walls, may be permitted provided that the
signs do not cover architectural details or detract from the historic character
of the building. Canvas awnings of the
standard triangular shape shall be permitted.
If signage is placed upon the awning, it shall not be so intrusive as to
detract from the historic character of the building. Neon lighting may be approved, provided it does not detract from
the historic character of the building.
Interior illuminated signs and/or vinyl awnings are not permitted. Lighting for signs shall be with small
unobtrusive fixtures or goose-neck lamps.
3. Additions. Additions to the sides
of commercial buildings shall retain the basic composition of commercial
buildings on Williamson Street (i.e., open glass storefronts, cornice, second
story double-hung windows, top cornice, flat roof, etc.). If the side addition is wide enough to have
its own entrance, the addition should not duplicate the design of the existing
building, but rather give the appearance of a different building, with the
materials, architectural details, rhythm of voids (windows and doors) and
solids (walls) reflecting with, but not necessarily copying, the design of the
other commercial buildings on the street.
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).
·To allow for front yard set backs for new
construction on Williamson Street otherwise prohibited under this chapter.
·To allow for massing for new construction on
Williamson Street otherwise prohibited under this chapter.
·To allow for underground parking to encroach into
minimum set backs to provide efficient space for parking dimensions, the height
of the vertical encroachment cannot exceed three feet.
·To allow for higher foundation measurements for
unusual grade conditions.
DEMOLITION
CRITERIA
In
addition to the demolition criteria in the Landmarks ordinance, it is recommended to add the following
criteria:
·Whether
the building or structure is within a grouping of similar buildings or
structures
that creates a distinctive historic rhythm of masses and spaces that would
be
significantly altered by the removal of one or more of its parts.
Recommendations for Wilson Street
Note: This wording will be included in the BUILD
report for adoption as an amendment to the Marquette Neighborhood Plan. This area is outside of the current
boundaries for the Third Lake Ridge historic district.
For
the north half of the blocks on the north side of Williamson Street, the Wilson
Street facade of the building (or the north facade where Wilson Street does not
exist), will be considered a main facade, and the maximum height of a new
building should be measured on the
Wilson Street side as follows:
·700 block: five
stories and no more than 60 feet
·800 - 1100 blocks: three
stories and no more than 40 feet
Affordable
Housing Bonus
In
order to provide incentives for affordable housing, additional stories may be
permitted on the north half of the blocks on the north side of Williamson
Street, as follows:
·700 block:
For projects that will
include the equivalent of at least one floor of affordable housing (in other
words, one fourth of a four story building, one third of a three story
building, etc.) for people that earn no more than 80% of the median income in
Dane County, one additional floor above the allowable maximum may be
approved. For such projects that will
also include the equivalent of at least one floor of 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.
·800 –
1100 blocks: For projects that will include the equivalent of at least
one floor of affordable housing (in other words, one third of a three story
building, etc.) for people that earn no more than 80% of the median income in
Dane County, one additional floor above the allowable maximum may be
approved.
Mid-block
Alley system
For
developments on the north half of the blocks on the north side of Williamson
Street, driveway entrances on Williamson Street are discouraged. Mid-block alleys or lanes are encouraged for
access to the development.
The
City is encouraged to officially map an alley way system in the 700, 800 and
900 blocks of Wilson Street (and Wilson Street extended) for use as a public
thoroughfare. In the 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 only.
Design Standards
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.