South 27th Street CHARETTE Summer 2016
Transforming the Auto-dominated Corridor into a Series of Walkable Destinations Client South 27th Street Business Association Client Representatives Rocky Marcoux, Department City of Development Vanessa Koster, Department City of Development Nolan Zaroff, Department City of Development Chuck Erickson, City of Greenfield Julio Maldonado, South 27th Street Business Assoc CDS Director Carolyn Esswein
CDS Project Assistant Anna Doran
CDS Staff Bill Noelck Jeremiah Huth
Community Design Solutions (CDS) was hired to facilitate a A day long charette was held at the UW-Milwaukee School process of information gathering leading up to a visioning of Architecture and Urban Planning on September 8th, charette for the South 27th Street corridor in the cities 2016. Throughout the day, teams generated ideas for the of Milwaukee and Greenfield. This process involved sites and then shared them with the larger stakeholder revisiting past plans for the area, examining the business group to receive feedback. Following the initial input, diversity of the neighborhood, and conducting a series of the architectural teams revised their designs to reflect Focus Groups to gather input from various stakeholders stakeholder input and provide illustrations for how including lenders, developers, residents, City officials, South 27th Street can be transformed from a suburban agency leaders, and business owners. This information auto-dominated corridor into a series of walkable was disseminated to six teams of architects, each assigned destinations that will serve both the neighborhood and to one of the Opportunity Sites. The intent of the charette attract visitors and customers to the area. process is to explore and evaluate development ideas and possibilites. It is not intended to imply the ideas are guaranteed by developers or the municipalilties.
2 Community Design & Development Charette Table of Contents
Area of Focus Maps 4-5
History & Area Overview 6-7 Infographics 8-9
Report Summaries 10-16 City of Greenfield Comprehensive Plan (2008) 27th Street Corridor Concept Plan, City of Greenfield (2009) Milwaukee - Southeast Side Area Plan (2008) Milwaukee - Southwest Side Area Plan (2009)
Maps 17-22 Land Use Major Employers Area Investment Business Diversity Area Traffic Public Transportation
Precedents 23-31
Opportunity Sites Map of 6 Sites 32-75 SITE 1- 3700-3736 S 27th Street SITE 2- 3774 S 27th Street SITE 3- 4521, 4275 S 27th Street; 2470, 2800 W Cold Spring Rd. SITE 4- 4560-4624 S 27th Street SITE 5- 4671 & 4691 S 27th Street; 2720-2810 W LAYTON AVE SITE 6- Wilson Creek Corridor
South 27th Street Corridor 3 Regional Map
Milwaukee
S 43rd St. Jackson Park
Oklahoma Ave.
Morgan Ave. S 27th St.
Loomis Rd. Howard Ave. Wilson S 35th St. S 20th St. S 13th St. Park
Cold Spring Ave. Bolivar Ave.
894/43
Cudahy Layton Ave. Greenfield General Mitchell International Airport
Greendale
4 Community Design & Development Charette Area of Focus and Opportunity Site Locations
Jackson Park
W OKLAHOMA AVE
6 6 S 35TH STREET S 27TH STREET S 20TH STREET
W MORGAN AVE
1 1 2 2
W HOWARD AVE Wilson Park Arlington Cemetary
3 W BOLIVAR AVE 3
4 4 5 5
South 27th Street Corridor 5 History & Area Overview
Southgate Mall Shopping Center, ca. 1966 Aerial over Southgate Mall Shopping Center, ca. 1983
South 27th Street, also known as Historic US The charette area of focus will be South 27th Commercial development is almost exclusively Highway 41, has a rich history as one of the main Street between Oklahoma and College Avenues, located along South 27th Street and on busy side commercial corridors in metro Milwaukee’s south which, for a portion of the study corridor, forms the streets. Big box and smaller retail stores in strip side. It was home to Southgate Mall Shopping boundary between the City of Milwaukee and the malls dominate the corridor. A Super Walmart Center which opened in 1951 and was one of the City of Greenfield. occupies the former site of Southgate Mall. Local first modern shopping centers in Milwaukee. Before eateries, such as Leon’s Custard and Mazo’s the interstate system was built, South 27th Street Hamburgers have also enjoyed long tenure and was part of the main route between Chicago and popularity in the corridor. South 27th Street has Green Bay, and development along this corridor also become a popular destination for a variety of sprang up to serve this automobile traffic. ethnic restaurants and grocery stores.
6 Community Design & Development Charette History & Area Overview
Leon’s Custard, ca. 2007
Most of the commercial areas and adjacent In addition to being a major commercial corridor importance of youth activities in the neighborhood. neighborhoods were developed in the early 1950s. for Milwaukee and Greenfield, South 27th Street is More than half of the houses in the study area are Consistent with the era, different land uses are WIS 241, part of the state highway system, under owner-occupied, with a median value of $157,000, separate from one another. The neighborhoods are the jurisdiction of the Wisconsin Department of illustrating a stable neighborhood. dominated by single-family Cape Cods and Ranch Transportation (WisDOT), and as such, serves an homes. There are no industrial uses in the study important role in the state transportation network. RESIDENT SURVEY area, industrial uses are concentrated east of the The City of Milwaukee facilitated a Resident Survey corridor, near the airport. DEMOGRAPHICS as part of the South 27th Street Strategic Action The demographics on the following page provide Plan. Selected results are illustrated on page Besides the variety of commercial land uses, the a snapshot of the area to better understand 9, showing what elements within the corridor neighborhoods near 27th Street corridor have who lives and works in the area. More detailed residents were satisfied with, or unsatisfied with and access to several parks that residents value and information can be found in the City’s South 27th should be part of the opportunities discussion and use, including Wilson Park, Pondview Park, Cooper Street Strategic Action Plan. A quarter of the recommendations. Detailed survey results are part Park, Copernicus Park, and Kilmer Park. Although population for the immediate census tracks is of the South 27th Street Strategic Action Plan. not a designated park space, Wilson Creek is an between the ages of 45 and 64 years, with another important natural resource. 21% being under the age of 15 years, indicating the South 27th Street Corridor 7 Area Demographics
HOUSEHOLD MAKE UP 3.3 $157,000 married couple 44% median house value average family size
nonfamily household 38% female householder with children 7% 53% $53,000 female householder 12% owner-occupied housing median household income
male householder 6% (Primary Trade Area, source: Streetsense)
AGE GROUP EDUCATION ETHNICITY 21% 81% white 26% <-15 6% asian 45-64 36% 22% 15% 5% african american HIGH SCHOOL SOME COLLEGE BACHELOR’S DIPLOMA OR GED DEGREE 16% 5% two or more races 65-> 14% 1% native american or pacific islander 25-34 12% 35-44 7% other race 11% 12% 8% 7% 15-24 NO HIGH SCHOOL ASSOCIATES GRADUATE DEGREE 21% hispanic or latino of any race DIPLOMA DEGREE OR DOCTORATE
8 Community Design & Development Charette Resident Survey
UNSATISFIED SATISFIED NEITHER
59% 49% 46% 43% Perception of Crime Pedestrian Experience Quality and Selection of Retailers Bicycle Accommodations
42% 39% 38% 45% Appearance of Buildings Appearance of Business Signs Streetscaping Parking Availability
South 27th Street Corridor 9 Report Summaries: City of Greenfield Comprehensive Plan (2008)
LAND USE PROGRAMS AND RECOM- DEVELOPMENT TRENDS ANALYSIS MENDATIONS • According to the City Building Inspector, • Single Family Residential for the period between 2001 and 2007, • Two-Family/Townhouse Residential the City issued a total of 304 residential and commercial building permits. • Mixed Residential This includes permits issued for the construction of both new buildings LAND SUPPLY – AVAILABLE LAND and additions to existing buildings. An ALREADY PLANNED average of 43 building permits was • Supply of land available for future issued each year between 2001 and development mostly includes areas 2007. of the City that have been planned or • Majority of residential development approved, but are not yet built-out, as activity occurred on either the East well as some vacant areas within the City of Greenfield City Hall or West side of the City. In all, these City that have not been planned. At residential developments accounted for the time of this analysis, the City has approximately 157 acres of land. approximately 496 acres of vacant land. LAND USE CONFLICTS – INCOMPATIBLE ADJACENT LAND USES • Because the City of Greenfield developed largely via infill development, different and sometimes incompatible land uses are adjacent to one another with little or no transition or buffer. Areas where land use conflicts are most significant include the residential neighborhoods surrounding the Layton Avenue and 76th Street intersection and the residential areas abutting the 27th Street corridor.
Prominent Destination Sign, Greenfield
10 Community Design & Development Charette Report Summaries: City of Greenfield Comprehensive Plan (2008)
BUSINESS AND OFFICE DEVELOPMENT LAND USE RECOMMENDATIONS ALONG MAJOR CORRIDORS • Jump-start implementation of this • Approximately 276 acres in Greenfield Plan by becoming actively involved in used for general business and redevelopment projects. office development, accounting for • Pay careful attention to “place-making” approximately 3.7 percent of the City’s features such as building scale, urban land. These land uses are concentrated form, and land use transitions. along the major roadways, including • Focus redevelopment efforts on key Highway 100, 76th Street, Loomis Road, areas of the City, including 27th Street Layton Avenue, Forest Home Avenue, and specific sites along Layton Avenue. and 27th Street. The majority of the City’s commercial development is located NATURAL AND CULTURAL RESOURCE in shopping centers or strip malls, RECOMMENDATIONS: PUTTING THE surrounded by ample parking. “GREEN” BACK IN GREENFIELD Ranch Style Residence, 3517 Honey Tree Lane #26, Greenfield RESIDENTIAL DEVELOPMENT • Promote sustainable building design. • Single-family residential development is • Work with the Milwaukee Metropolitan the City of Greenfield’s predominate land Sewerage District to restore Honey use (comprising nearly 40 percent of Creek. development in the City). • Create and implement low-impact • Two-Family/Townhouse Residential and development standards. Mixed Residential development accounts • Promote the Root River Parkway as a for just over seven-percent of land in the “Living Classroom.” City. • Design and install community entryway • Two-Family/Townhouse Residential and and way-finding signage. Mixed Residential development generally clustered together at average densities of between eight and sixteen dwelling units per acre.
American Colony Apartments, Greenfield
South 27th Street Corridor 11 Report Summaries: 27th Street Corridor Concept Plan, City of Greenfield (2009)
TRAFFIC PATTERNS CHANGES WIS 241 (SOUTH 27TH STREET) ACCESS • North-bound traffic on Interstate 94 MANAGEMENT PLAN wanting to access 27th Street are routed • Find opportunities to reduce the number to the Layton Avenue exit toward 27th of driveways for lots with multiple access Street where they can continue traveling points. north. • Consolidate, relocate, or remove existing • Vehicles traveling south on 27th private driveways if multiple lots are Street wishing to enter Interstate 894 consolidated or redeveloped, or the land and continue south on Interstate 94 use changes. are required to turn east on Layton • Promote cross-access agreements, Avenue from 27th Street and then enter shared driveways, interconnected southbound Interstate 94 from Layton parking lots, and on-site circulation. Avenue. • Evaluate medians and median openings. • Layton Avenue includes dual left-turn A range of options for median openings lanes are onto 27th Street. include closing the median opening, right-in/right-out access, allowing left-in movements, or leaving the median as full access. • Evaluate signalized intersections and traffic progression along the corridor to ensure that new signals meet the local needs for control and provide the best opportunity for traffic progression.
The 27th Street Interchange was reconstructed by WisDOT with U-ramps to significantly improve traffic flow and safety. All traffic is now entering the freeway via right-hand turns and eliminates vehicles turning left and crossing 27th Street to access the freeway. The interchange was completed in Fall 2012.
12 Community Design & Development Charette Report Summaries: 27th Street Corridor Concept Plan, City of Greenfield (2009)
POPULATION TRENDS COLD SPRING ROAD INTERSECTION • Slow population growth since 1980, • Cold Spring Road, intersects 27th Street growing at a rate of approximately 6% north of Interstate 894, consists of many every decade. small commercial uses. • In comparison, the populations of the • Traffic between Cold Spring Road and two communities south of Greenfield Interstate 894 has approximately 31,000 along the 27th Street corridor (City of vehicles, 32% higher than the same Oak Creek and the City of Franklin) have location along 75th Street. been growing at average rates of 30% • Parcels on Cold Spring have been and 32% per decade, respectively. converted from residential into a • Greenfield population is projected to commercial use. continue growing at a rate of about • Potential exists for redevelopment at 10% per decade to a total population of Cold Spring Road, especially on the land 45,316 by 2025. formerly used as a golf driving range. LAYTON AVENUE INTERSECTION However, along Cold Spring Road west of 27th Street there is a heavy business OPPORTUNITY FOR DEVELOPMENT use immediately adjacent to residential • Properties surrounding the western side uses. 27th St. and Layton Ave. intersection just below the 27th and HWY 43 interchange of the intersection at Layton Avenue present the greatest potential for improvements and redevelopment within the planning area based on current land uses and traffic patterns. • Almost 19,000 vehicles traveled Layton Avenue daily in 2005. • More than 37,000 vehicles traveled 27th Street north of Layton Avenue, with roughly 33,700 vehicles per day south of Layton Avenue. • Potential for redevelopment along Layton Avenue is extremely high with the large expanse of land and the possibility of creating a unified development utilizing US Bank building for sale at 27th St and Cold Spring Rd. Layton Avenue as the midpoint.
South 27th Street Corridor 13 Report Summaries: Milwaukee - Southeast Side Area Plan (2008)
OVERVIEW – CONNECTOR (SOUTH OF DEVELOPMENT – INDIVIDUAL FOCUS HOWARD) WITH LITTLE CONNECTION • Corridor serves as a major arterial • Each development generally has its own connecting several Milwaukee curb cut facilitating access by auto. neighborhoods and suburban • Pedestrian amenities are limited with communities, including Greenfield and virtually no comfortable way to cross the Oak Creek, to I-94. street on foot. • As a gateway at the fringe of these • Few street trees exist, but there is grass communities, this strip has attracted in the broad median dividing the street. large site users like auto dealerships, • Lighting is high mast cobra heads big box retailers and strip commercial designed to light the roadway. shopping centers. • Signage is auto scaled and generally MILWAUKEE SEGMENTS – VARIETY OF mounted on the building facades USES AND VACANCIES • No unified identity exists to emphasize Big box retailers at 3700 S. 27th Street, Milwaukee • Generally smaller commercial parcels a ”commercial district” along this widely characterize the City of Milwaukee varied collection of businesses. segments of the street in the planning area. WORKSHOP COMMENTS AND • Uses support surrounding RECOMMENDATIONS neighborhoods with a broad mix of • Visually improve the corridor goods and services. • Concern about continued commercial • Vacant properties include small strip vitality. commercial centers, auto service franchises, fast food and family restaurants, etc. • Car dealerships with surface lots occupy some of the larger sites.
Typical 27th Street driveway and intersection
14 Community Design & Development Charette Report Summaries: Milwaukee - Southwest Side Area Plan (2009)
SUBURBAN FORM DESIGN RECOMMENDATIONS • Corridor includes small scale commercial • Buildings and signs should be upgraded development, big box retailers, strip and attractive to both pedestrians and centers, multifamily housing, and drivers. institutional uses. • Where feasible, buildings should front • Character of the corridor is large parcels 27th St. with parking located in the and structures with significant setbacks, rear and accessed via local streets and underutilized surface parking, minimal internal access. landscaping, and inadequate pedestrian circulation. • Cross easement access between properties is encouraged to improve • Recent vacancies of auto dealerships circulation and safety. and other commercial establishments have contributed to a decline in the • Fencing and landscaping should appearance of the corridor and threaten enhance parking lots and establish its vitality. appropriate screening between varying South Towne Shopping Center uses. DEVELOPMENT LIMITATIONS • Several areas within the corridor • Lighting should be used to promote safe have limited potential for full-scale and secure parking and pedestrian areas redevelopment due to a number of • Unified signage should be encouraged limiting factors such as: to reduce visual clutter and create a 1. lot depth sense of uniformity between commercial 2. site acreage properties. 3. quality and age of buildings • Outlot commercial development should be established in underutilized parking areas at key intersections.
Large parcels of shopping centers
South 27th Street Corridor 15 Report Summaries: Milwaukee - Southwest Side Area Plan (2009)
GREEN INFRASTRUCTURE A PRIORITY CIRCULATION & ACCESS – • Address community goals regarding OPPORTUNITY FOR IMPROVEMENTS energy efficiency and stormwater • Pedestrian and vehicular connections management. need to be improved through-out • Features such as rain gardens, the 27th Street corridor to create an bioswales, and green roofs serve the environment that fosters a positive dual purpose of improving the aesthetic shopping experience where patrons value of a space while enhancing the can easily travel between businesses function of a site and maximizing the throughout the corridor. positive contributions of development • Minimal number of curb cuts along the with regard to the environment. corridor to reduce traffic congestion and • Landscaped parkway and sidewalk safety problems. should be provided adjacent 27th St. and • Cross access between adjacent parcels. internal local streets. • Off-street parking lots should be • Entry points should include monument designed and located so that they are signs and other site features such as safe, attractive, and efficient. seasonal flowers or colorful groundcover • Landscaped walkways should be to add visual interest to these key areas, provided along all local streets. and identify main access points into a Ongoing 27th Street construction development. • Internal pedestrian walkways should be established to provide safe, convenient • Components of open space should be connections between different residential integrated throughout new development and commercial areas. and interconnected with the local pedestrian network. • Wilson Park Creek should be enhanced and utilized as an asset throughout the corridor. • New development should strive to be stormwater neutral and utilize various techniques such as green roofs, bioswales, permeable paving, and rain gardens.
Large parking lot with minimal pedestrian walkways in Point Loomis Shopping Center
16 Community Design & Development Charette Land Use Map
Single Family Residential
Duplex Family Residential
W OKLAHOMA AVE Multi Family Residential
Parks
6 Institutional
Planned Development
6 Commercial (LB2) W MORGAN AVE Commercial (CS)
Industrial (Office)
Industrial (Light) 1 6
S 35TH STREET 2 S 20TH STREET
W HOWARD AVE 6 S 27TH STREET
3 W BOLIVAR AVE
4 5 W LAYTON AVE STTES source: City of Milwaukee and City of Greenfield
South 27th Street Corridor 17 Major Employers Map
St. Luke’s- Aurora
Northwestern Mutual- Franklin (1 mile south)
Pulaski High School- Carmen
Walmart
Alverno College
More than 11,000 employees work in the immediate corridor area. Employers with more than 100 people are noted on the map. Employees represent an opportunity as customers for local businesses.
Opportunity Sites
18 Community Design & Development Charette Area Investment Map
$10,000- $99,000 A
$100,000- $499,000 B
$500,000- 1 MILLION A A A B C AA $1 MILLION- 5 MILLION A B BABB BA A A A BB EBCAA D B A A B BAABA D $5+ MILLION B CAA C BBABA CAAA A A E AA ABC
B Commercial investments D over the past 10 years A A A are mapped to illustrate the commitment local A businesses have made D A to the area. Large A remodeling to small facade ABAA D AAB enhancements contribute D AA to the improved character.
C Opportunity Sites DB B TOTAL SUM INVESTMENT: $36,366,540
source: City of Milwaukee and City of Greenfield
South 27th Street Corridor 19 Business Diversity Map
FOOD Bars and Restaurants Fast Food Restaurants
RETAIL Big-box Retail Beauty and Fitness
HEALTHCARE
SERVICE Auto Service, Gas Station Financial, Law, Insurance
EDUCATION
GROCERY
HOSPITALITY/ENTERTAINMENT
MANUFACTURING
GOVERNMENT/RELIGIOUS
A diversity of businesses can be found throughout the corridor and South 27th Street neighborhood. This mix of businesses brings a variety of people to the area, allowing customers to find products and services to meet their daily needs.
Opportunity Sites source: City of Milwaukee and City of Greenfield
20 Community Design & Development Charette Area Traffic Map (Average Vehicles per Day)
16,000 N/S E/W 25,000 894/43
15,000
14,000 20,000 15,000
11,000 31,000
5,000 18,000 11,000 10,000 6,000 10,000
6,000 25,000 22,000 2,500 31,000
12,000
4,500
133,000 9,000
18,000 Opportunity Sites 21,000
source: Wisconsin Department of Transportation
South 27th Street Corridor 21 Public Transportation Map
Total # Average Riders: 8,719 Total # Riders (on/off): 17,439
Important Stops: (total # of riders) PURPLE 27 35 19 19 80 *** N27/Wisconsin: 1,614 *** Layton/National: 1,129
51
40U 14 46 P 50
00 daily bus route
00 weekday bus route
AA metro express bus route
metro express bus stop
bus stop
P park and ride
00 freeway flyer P 46
55
Opportunity Sites
22 Community Design & Development Charette ‘Green’ Around South 27th Street Corridor
Farmer’s Market in Jackson Park Kinnickinnic Garden near St. Luke’s Hospital
Jackson Park Landscaping along business fronts
South 27th Street Corridor 23 Precedent: Key Elements for Success (Urban Land Institute)
1) Embrace mixed use developments 2) Honor the human scale by creating a pedestrian friendly place shown above: Mashpee Commons in Mashpee, MA shown above: Westlake Promenade in Westlake Village, CA
3) Increase density and local interconnectivity 4) Share and manage parking shown above: shown above: Belmar, retrofit of low rise shopping mall in Lakewood, CO Plaza Escuela, with retail at first level of a parking structure in Walnut Creek,, CA
24 Community Design & Development Charette OTHER STRATEGIES TO ENHANCE THE CORRIDOR
• Understand your position in the market, what uses can be supported, and what changes are needed to attract new uses • Build community support, ignite leadership and champions to implement the ideas • Develop a vision and a plan • Break up super-blocks and optimize connectivity for vehicles, bicyclists, and pedestrians • Create public/private partnerships to implement projects with public and private elements • Increase density when trying to create a hub of activity and support mixed-use • Allow uses other than retail in order to create a vibrant 5) Utilize public transportation mixed-use corridor that is active 24/7 shown above: “off-the-grid Bus Stop” in Rochester, New York • Calm the traffic to allow for different modes of transportation and allow pedestrians to safely cross South 27th Street
6) Create public spaces shown above: Belmar ice skating rink in Lakewood, CO
South 27th Street Corridor 25 Precedent: Greening Surface Lots
• Opportunities for public art sculptures • Landscaped street edge • Generously sized islands for trees providing shade • Designated bio-retention areas • Permeable surface allows on-site water retention • Protected bicycle parking creates unique and functional lot edge
Toronto’s Design Guidelines “Between Heaven and Earth” John McEwen
Permeable parking, US Cellular Field, Chicago, IL Designated bio-retention area Sculptural bicycle parking
26 Community Design & Development Charette Precedents: Grandview Boulevard Retail Strip Center, Waukesha
• Majority of parking is located behind the street frontage • Street intersection is engaged by landscaped feature • Outdoor space for cafe or restaurant • Parking lot includes green space and green islands
Large sculpted entrance Site Plan Aerial
Bright colors organizing program Main corridor from entrance (MSR Design)
South 27th Street Corridor 27 Precedent: Adaptive Re-Use (McAllen Public Library)
Large sculpted entrance Site Plan Aerial
• Formerly an abandoned Walmart • “The greenest building is one that already exists” • Bright color scheme opens up and organizes the large interior • Patterned wood ceiling helps way-finding • Largest single level library in the U.S.
Bright colors organizing program Main corridor from entrance (MSR Design)
28 Community Design & Development Charette Precedent: Well-Designed Strip Mall
• Strip center development in Madison, WI • Simple, interesting brick pattern • Unique signage and outdoor seating create a sense of place • Distinctive entrance and architectural features
Aerial View
Outdoor seating and unique signage Distinctive entrance and varied elevation
South 27th Street Corridor 29 Precedent: La Grande Orange Grocery (2002, Hays Inc.)
• Adaptive reuse in Phoenix, AZ • Formerly a 3 store strip mall featuring a laundromat and convenience store • Converted into a hip eatery and grocery • Warm color exterior and the addition of seating • Unique signage and landscaping to invigorate the basic strip
Unique signage Outdoor seating area with generous natural shade
Bright open interior Aerial View
30 Community Design & Development Charette Precedent: Mashpee Commons (2002, DPZ)
• Retrofit of a strip shopping center in Mashpee, MA • Mixed-use development accommodating residential and commercial uses • Suburban setting • Wide range of retailers, including small businesses • Includes lofts and live-work units
outdoor seating
parking hidden in back apartments, lofts and liver-work options above retail
South 27th Street Corridor 31 MAP OF 6 SITES
OPPORTUNITY SITES CHARETTE GOAL Opportunity Sites were The corridor is dominated by selected by representatives big box stores and smaller from the City of Milwaukee retail stores in strip malls, all Jackson Park and the City of Greenfield, with large parking lots and with input from the Historic limited pedestrian emphasis. 41 Business Improvement Transforming the corridor District, Greenfield Plan from an auto-dominated W OKLAHOMA AVE Commission, and Greenfield shopping street, into a series Common Council. of walkable destination nodes Ownership, susceptibility is the goal of the charette to change, opportunity process. Creating places 6 to attract investors, and that people can shop, dine, S 35TH STREET S 27TH STREET S 20TH STREET ability to enhance further and live will provide amenities W MORGAN AVE improvements in the area for the area residents, were key factors in selecting employees, and help to the sites. Four sites are attract visitors and customers 1 located in the City of to the corridor. Milwaukee, two sites in the 2 City of Greenfield. INTENT W HOWARD AVE The intent of the charette Wilson Park process is to explore and Arlington evaluate development Cemetary ideas and possibilites. It is not intended to imply the ideas are guaranteed 3 W BOLIVAR AVE by developers or the municipalilties.
4 5
32 Community Design & Development Charette SITE 1: 3700-3736 S 27th Street (City of Milwaukee) Point Loomis Shopping Center
Marshalls S 27th Street 27th S
Michaels
W Loomis Rd. Buffalo Wild Point Loomis Wings
Wong’s Wok
Save-A-Lot
Kohl’s Point New China Buffet Loomis SITE 1
Sun Tan City
Denny’s American Freight Furniture & Matress
City: Milwaukee
South 27th Street Corridor 33 SITE 1: 3700-3736 S 27th Street (City of Milwaukee)
S 27th Street
34 Community Design & Development Charette SITE 1: 3700-3736 S 27th Street (City of Milwaukee)
Privately Owned
Site
City of Milwaukee
Roads
Canal LOT City of Milwaukee
Site Size: 4.74 acres
Traffic Count on 27th: 31,000 SITE 2 City: Milwaukee S 27TH ST SITE 2 Site Address: 3700-3736 S 27th Street
LOT Numbers Owner Zoning Code Building Area Address Year Built Square Feet LOT 1 NRF VIII SOUTH TOWNE LLC LB1 73,301 SF 3700 S 27TH ST N/A 206,257
South 27th Street Corridor 35 SITE 1: 3700-3736 S 27th Street (City of Milwaukee)
CONTEXT & FOCUS GROUP INPUT MODEL FOR FACADE AND SITE ENHANCEMENTS OF EXISTING STRIP CENTERS
OPTION 1: ADDITIONAL SUGGESTIONS: • Facade Improvements that keep the • Potential connection over the creek to the current tenants neighborhood • Site improvements: green space, improved • Potential connection to property to the signage, shared parking, landscaping, and south (Site 2) sustainable strategies • Outlot building if feasible OPTION 2: • Entire building is an adaptive reuse or new construction
36 Community Design & Development Charette SITE 1: 3700-3736 S 27th Street ENGBERG ANDERSON
SCHEME 1: Facade & Site Improvements
Providing a model for revitalizing as retailers come and go. The system strip retail centers, two schemes also creates a covered walkway for are proposed to allow for a phased pedestrians directly adjacent to the approach. The first scheme re-skins retailers. the façade of the existing building with an adjustable panelized system while Site improvements to create a walkable retaining the majority of the existing retail experience include a tensile market space. The permanent back layer of the structure and plaza along S 27th Street, façade is composed of a continuous landscaped parking islands, and a storefront base and corrugated metal fountain plaza at the northwestern panel along the top portion. corner of the site if the existing business is moved or integrated into The façade is a flexible and always the strip center. The new plaza is a changing mosaic composition. signature feature that connects the site Adjustable steel-framed panels clad in with the retail to the north. Based on SCHEME 1: Site Plan Sketch SCHEME 2: Site Plan Sketch wood slats and acrylic accent elements the planned improvements to Wilson sit 10 feet from the permanent face of Creek, a future pedestrian corridor the building and can be customized could cut through the site, linking or moved laterally to accommodate S 27th to the businesses and to the different sized vendors and/or change neighborhood across the creek.
SCHEME 2: Facade Improvements with Residential Component
The second scheme is a long-term the proposed townhomes wrap the vision that incorporates all the façade remaining portion of the existing improvements to the retail of Option retail building and face outward to a 1, but pushes the development further residential street that could potentially with the addition of two smaller retail continue south to the adjacent site, buildings along the street edge and the facilitating a larger development over introduction of a residential component. the two sites. As with the first scheme, The proposed naturalization of Wilson a strong pedestrian corridor could run Creek creates an opportunity for through the site toward a bridge that new development facing the existing connects to the neighborhood across neighborhood to the east. Many of the creek. SCHEME 1: Sketch
South 27th Street Corridor 37 SITE 1: 3700-3736 S 27th Street ENGBERG ANDERSON
SCHEME 1: Public park and landscaped parking islands
SCHEME 1: Adjustable steel-framed paneled Facade
Charette Day: Engberg Anderson Architects SCHEME 1: Rendered Site Plan
38 Community Design & Development Charette SITE 1: 3700-3736 S 27th Street ENGBERG ANDERSON
Charette Day: Engberg Anderson Architect
SCHEME 2: Residential units facing the pedestrian walk-way over Wilson Creek SCHEME 2: Rendered Site Plan illustrating new housing units (blue)
South 27th Street Corridor 39 SITE 2- 3774 S 27th Street (City of Milwaukee)
Save-A-Lot
Kohl’s Point Loomis New China Buffet
Sun Tan City
Denny’s
SITE 2 S 27th Street 27th S
Monro Muffler Brake & Service
Southgate Apartments CVS Pharmacy
Supercuts
w Howard Ave
PLS Loan Store
City: Milwaukee
40 Community Design & Development Charette SITE 2- 3774 S 27th Street (City of Milwaukee)
S 27th Street
South 27th Street Corridor 41 SITE 2- 3774 S 27th Street (City of Milwaukee)
SITE 1 Privately Owned
Site
LOTLOT 1 1 City of Milwaukee
LOT 2 Roads
Canal LOT 3 City of Milwaukee
S 27TH ST Site Size: 5.27 acres
Traffic Count on 27th: 31,000
City: Milwaukee
Site Address: 3774 S 27th Street
LOT Numbers Owner Zoning Code Building Area Address Year Built Square Feet LOT 1 CITY OF MILWAUKEE LB1 N/A 3774 S 27TH ST N/A 81,382 LOT 2 DARWIN CHENTNIK LB1 3,351 3800 S 27TH ST N/A 9,000 SF LOT 3 GUIFFRE IV LLC LB1 30,446 3804 S 27TH ST N/A 139,392
42 Community Design & Development Charette SITE 2- 3774 S 27th Street (City of Milwaukee)
CONTEXT & FOCUS GROUP INPUT:
Historic Hotel Adaptive Reuse and New Construction (CITY OF MILWAUKEE)
• Historic Wildenberg hotel remains SUGGESTIONS: but can be moved on the site • Housing along the east facing the • Historic designation is only for the improved creek front and two sides • Central public space with retail • Include sustainable strategies and • Retail along S 27th Street public space • Cluster of restaurants around public space • Move laser tag and go-kart use from Site 3 to this site and develop youth entertainment uses
South 27th Street Corridor 43 SITE 2: 3774 S 27th Street ZIMMERMAN ARCHITECTURAL STUDIOS
SCHEME: Wildenberg Hotel and vicinity
Design goals for this large site included creating a dynamic and pedestrian friendly multi-use development that takes advantage of the future assets of the site—a restored historic Wildenberg Hotel and a naturalized Wilson Creek. The design strategy consists of a flexible circulation network that is integrated with the adjacent parcels. Zimmerman proposes a variety of pedestrian-friendly spaces, including an active court centered on the Wildenberg building that can be programmed for a variety of events and activities.
Urban Design Framework: The 2,000 Proposed Uses: The Wildenberg hotel foot long block running north from is proposed to be adaptively re-used as Sketch of adaptively re-used Wildenberg Hotel Howard Avenue is divided into 1-1/2 a “Brew Pub” or restaurant. Additional blocks by adding two “complete” retail and small shops would sit within streets (public or quasi-public) that the new public frontages. Townhouses create new walkable public frontages. and apartments would also be Service and parking would occur on incorporated on this site. The proposed street or mid-block. surface parking would total around 180 spaces. The framework could easily accommodate alternative uses in similar building masses.
S 27th Street Corridoor Elevation
Sketch along Wilson Creek Zimmerman Architects working with local residents
44 Community Design & Development Charette SITE 2: 3774 S 27th Street ZIMMERMAN ARCHITECTURAL STUDIOS
Zimmerman Architects sketching design concepts for the site
Rendered Aerial looking southeast Rendered Site Plan
South 27th Street Corridor 45 SITE 2: 3774 S 27th Street ZIMMERMAN ARCHITECTURAL STUDIOS
Rendering: View of the townhomes facing Wilson Creek to the east
Rendering: View of the new street that connects S 27th Street to Wilson Creek
Rendering: View of the Wildenberg Hotel Courtyard Site Diagram: Car and Pedestrian Traffic
46 Community Design & Development Charette SITE 3: 4521, 4275 S 27th Street; 2470, 2800 W Cold Spring Rd. (Greenfield)
Braeger Ford Scrub-A-Dub Wash & Oil Change
Lightspeed Go-Karts New Salvation & Laser Tag Army Site Planned playground SITE 3 & parking Building (Old Salvation Army) Outline McDonald’s FAST TRACK
Oil Change Center S 27th Street 27th S W Coldspring Rd W Boliviar Ave
Advance Auto Parts U.S. Bank
Rich’s House of Cakes
South 27th Street Corridor 47 SITE 3: 4521, 4275 S 27th Street; 2470, 2800 W Cold Spring Rd. (Greenfield)
W Coldspring Rd
W Boliviar Ave S 27th Street
Aerial does not reflect recent development to the west which is a new Salvation Army building and to the north with a re-development of the Braeger Ford site.
48 Community Design & Development Charette SITE 3: 4521, 4275 S 27th Street; 2470, 2800 W Cold Spring Rd. (Greenfield)
Privately Owned
Site
Roads
LOT 1
LOT 2 LOT 3
LOT 4 S 27TH ST W BOLIVAR AVE W COLD SPRING RD Site Size: 2.97 acres
Traffic Count on 27th: 31,000
Traffic Count on W. Cold Spring Rd: 4,500
City: Greenfield
Site Address: 4521, 4275 S 27th Street; 2470, 2800 W Cold Spring Rd.
LOT Numbers Owner Zoning Code Building Area Address Year Built Square Feet LOT 1 MAJDOCH HOLDINGS LLC C2 N/A 4251 S 27TH ST N/A 47,045 LOT 2 POVLICK ENTERPRISES LLC C2 N/A 2740 W COLD SPRING RD N/A 33,265 SF LOT 3 ROS NO 17 LLC C2 N/A 4275 S 27TH ST N/A 36,590 LOT 4 POVLICK ENTERPRISES LLC C2 N/A 2800 W COLD SPRING RD N/A 12,450
South 27th Street Corridor 49 SITE 3: 4521, 4275 S 27th Street; 2470, 2800 W Cold Spring Rd. (Greenfield)
CONTEXT & FOCUS GROUP INPUT:
New Construction that builds on surrounding investment (CITY OF GREENFIELD) CONSTRUCTION & SUGGESTIONS: DEVELOPMENT AROUND THE • Mixed-use project that may or may SITE: not incorporate McDonald’s • New Salvation Army developed to • Neighborhood grocery and gas the west station with signature architecture • Re-development of the Braeger • Uses to create a gateway to north Ford dealership to the north and south • 250 apartments proposed west of the car dealership (northwest of the site)
50 Community Design & Development Charette SITE 3: W Cold Spring Road and S 27th Street EPPSTEIN UHEN
SCHEME: Mixed-Use Development
Located on the northwest corner To enhance the building’s gateway of South 27th Street and W Cold presence on South 27th Street, a Spring Road, the intersection serves second floor provides space for as the northbound gateway to the a workforce development center. Historic 41 district. Based on recent The modern design allows people and proposed development, the City to see the interior activity and can and property owners were open to be a glowing beacon at night. moving current businesses to allow Leveraging South 27th Street’s for a new identity at the corner. strong automotive retail presence, This proposal aspires to incubate this facility could provide much synergies between proposed needed training opportunities in the and recent investment, workforce emergent field of electric, hybrid, and development, history, and the fuel cell motor vehicles maintenance. immediacy of an automobile-centric The second floor’s cantilevered mass retail presence. is accentuated by a dramatic display window to expose and celebrate the The development concept technology and learning within. recommends to supplement this successful neighborhood food Vaguely reminiscent of the Googie service location by repositioning architecture once prominent McDonald’s to the north (maintaining on historic highway 41, this drive-thru service), and inserting development’s fitting and optimistic additional retail food service square combination of quick service dining footage on site (a 5,000SF Panera, and 21st century mobility is poised as an example). Activating the street to help usher in a new paradigm: is a connected outdoor dining area clean cruisers freely riding up and composed of impervious pavers and down the strip. softened with native plantings and Site sketches depicting layout and program bioswales.
South 27th Street Corridor 51 SITE 3: W Cold Spring Road and S 27th Street EPPSTEIN UHEN
Rendering: Aerial view looking northwest, multi-use retail and offices EUA Architects speaking with one of the site property owners
HISTORIC 41 BID/Community Design Solutions - South 27th Street Site 3
Rendering: Public plaza at the corner of S 27th and Cold Spring Road EUA Architects presenting concepts for charette feedback
52 Community Design & Development Charette HISTORIC 41 BID/Community Design Solutions - South 27th Street Site 3 SITE 3: W Cold Spring Road and S 27th Street EPPSTEIN UHEN
Rendering: Drive-Thru McDonald’s looking southwest from S 27th Street
HISTORIC 41 BID/Community Design Solutions - South 27th Street Site 3 SITE DEVELOPMENT DATA:
SITE AREA: 2.97 ACRES
TWO STORY 18,000SF STRUCTURE: STREET 4,500SF+/- McDONALDS WITH DRIVE THROUGH 5,000SF+/- RESTAURANT
TH 8,000SF SECOND FLOOR WORKFORCE TRAINING McDONALDS (4,500sf+/-) PARKING SUMMARY: GREENFIELD CITY ZONING DRIVE THROUGH RESTAURANT: 20 STALLS/1,000GSF TECHNICAL SCHOOL: 1 STALL/STUDENT
207 STALLS SECOND PROPOSED PARKING:
FLOOR: SOUTH 27 RESTAURANT:
CROSS ACCESS EASEMENT FOR RESIDENTIAL DEVELOPMENT WORKFORCE McDONALDS: 60 STALLS TRAINING RESTAURANT: 60 STALLS (BASED ON COMPARABLE DEVELOPMENTS IN FIRST FLOOR: OUTDOOR MARKET) RESTAURANT PATIO TECHNICAL SCHOOL: 87 STALLS (4,500sf+/-)
STORMWATER STRUCTURE
WEST COLDSPRING AVENUE WEST BOLIVAR AVENUE
Site Plan
South 27th Street Corridor 53
NORTH N.T.S. HISTORIC 41 BID/Community Design Solutions - South 27th Street Site 3 SITE 4: 4560-4624 S 27th Street (City of Milwaukee)
Interstate 43
Dunkin’ Donuts
S 27th Street 27th S SITE 4 Suburban
Puppy World Schlossmann Subaru Guaranty Bank City of Milwaukee
54 Community Design & Development Charette SITE 4: 4560-4624 S 27th Street (City of Milwaukee)
S 27th Street
W Layton Ave
South 27th Street Corridor 55 SITE 4: 4560-4624 S 27th Street (City of Milwaukee)
Privately Owned INTERSTATE 43 Site
City of Milwaukee
LOT 1 Roads
Highway
S 27TH ST LOT 2 LOT 3
LOT 4 Site Size: 3.68 acres
Traffic Count on 27th: 25,000
City: Milwaukee
Site Address: 4560-4624 S 27th Street
LOT Numbers Owner Zoning Code Building Area Address Year Built Square Feet LOT 1 AURORA HEALTHCARE METRO LLC LB1 10,679 SF 4570 S 27TH ST N/A 47,306 LOT 2 THE DE ROSA CORPORATION LB1 N/A 4560 S 27TH ST N/A 20,352 SF LOT 3 NAROTTAMBHAI V LB1 21,705 SF 4600 S 27TH ST N/A 88,209 LOT 4 CHANCERY OF MILWAUKEE INC LB1 6,755 4624 S 27TH ST N/A 42,092
56 Community Design & Development Charette SITE 4: 4560-4624 S 27th Street (City of Milwaukee)
CONTEXT & FOCUS GROUP INPUT:
ADAPTIVE REUSE AND NEW SUGGESTIONS: CONSTRUCTION (CITY OF • Restaurant cluster around a public MILWAUKEE) space, attract a new franchise that • 16th Street Community Center can serve as a regional draw moving into vacant Aurora building • Synergy health care uses with the on site, option could include future community center expansion • Retail or office with signage and • Suburban Motel and vacant visibility from the highway Chancery buildings can be • Improve internal circulation removed to allow for new development • Integrate green space and sustainable strategies
South 27th Street Corridor 57 SITE 4-: 4560-4624 S 27th Street UHILEIN WILSON ARCHITECTS
SCHEME: Mixed-Use Medical and Retail Center
Collaborating with the Sixteenth Street The Medical-Retail center consists of a two Community Health Center moving to the story building with all retail and all medical site, additional medical uses and retail are tenants having storefront access on the first proposed to create a community medical- floor of the building. retail center. Other site features include; a greenbelt In order to improve site access, the architects and quiet area for patients around the free propose to gain access to Layton Avenue standing Sixteenth Street Health clinic; (and southbound 27th Street) by acquiring a new walking path to connect existing land from the existing auto overflow lot and apartments east of the subject site to this new an easement from the existing Wheaton development and to 27th Street; landscaping Franciscan Healthcare medical office building for reduced stormwater drainage; and on Layton Avenue. landscaped walking paths and pedestrian plazas providing connections throughout the site.
Site sketch concept Site traffic and parking ideas
58 Community Design & Development Charette SITE 4: 4560-4624 S 27th Street UHILEIN WILSON ARCHITECTS
INTEGRATED + STOREFRONT ENTRANCES FOR BOTH RETAIL AND MEDICAL / OFFICE MEDICAL / OFFICE + RETAIL USES MOST OF FIRST FLOOR AREA USES ALL 2ND FLOOR +MEDICAL / OFFICES USES ALL OF SECOND FLOOR
MEDICAL / OFFICE STOREFRONT ENTRANCE RETAIL STOREFRONT ENTRANCE
RETAIL USES ALL FIRST FLOOR EXCPEPT MEDICAL / OFFICE ENTRANCES
TOWNHOME 2 STORY MEDICAL / OFFICE + STOREFRONT ENTRANCES FOR MEDICAL / OFFICE - SMALL 2 STORY SPACES NOT FLEXIBLE
Uhilein Wilson Architects presenting and sketching design schemes
2 STORY RETAIL
LAYER CAKE 2ND FLOOR MEDICAL / OFFICE - NO STOREFRONT ENTRANCES FOR MEDICAL / OFFICE + RETAIL USES MAXIMUM FIRST FLOOR AREA
1ST FLOOR RETAIL W/ STOREFRONT ENTRANCES
Blocking Diagram Aerial view looking southeast
South 27th Street Corridor 59 SITE 4-: 4560-4624 S 27th Street UHILEIN WILSON ARCHITECTS
I - 43
B ENTER EXIT
C A. NEW INTEGRATED MEDICAL - RETAIL BUILDING
B. FUTURE 16th STREET CLINIC SITE 4 S. 27th STREET S. 27th C. EXISTING RETAIL TO REMAIN D D. NEW PYLON SIGN
E. EXISTING AUTO DEALER 5 2 F. EXISTING WFHC MEDICAL OFFICE
A 6 NEW ACCESS TO SOUTH 27th 3 1 STREET VIA LAYTON AVENUE
2 NEW PRIVATE CROSS STREET
E NEW WALKING PATH 3 CONNECTION
CURRENT AUTO LOT, FUTURE 4 DEVELOPMENT AREA F STOREFRONT ENTRY FOR 2nd 5 FLOOR MEDICAL SUITES
6 1st FLOOR RETAIL SPACE
1 W. LAYTON AVENUE
Site Plan Rendering: Integrated Medical-Retail Building viewed from S 27th Street
Uhilein Wilson Architects presenting the design for feedback\ Rendering: Outdoor plaza at the east end of the Medical-Retail Building
60 Community Design & Development Charette SITE 5: 4671 & 4691 S 27th Street; 2720-2810 W Layton Ave (Greenfield)
Dunkin’ Donuts
Suburban
Puppy World Schlossmann Subaru Guaranty Bank City of Milwaukee
Roberto’s Mufflers Street 27th S & Brakes
SUPREME GAS SITE 5 AND FOOD
W Layton Ave W Layton Ave
American Family Insurance BP AML Communitcations Medicate Pharmacy Walgreens Greenfield Auto Body CARSTAR
Pho Cali Sonic Drive-in
South 27th Street Corridor 61 SITE 5: 4671 & 4691 S 27th Street; 2720-2810 W Layton Ave (Greenfield)
W Layton Ave
S 27th Street
Aerial does not reflect the recent re-development of the entire vacant Kmart store and site to the northwest which is now occupied by the ‘At-Home Decor Superstore’
62 Community Design & Development Charette SITE 5: 4671 & 4691 S 27th Street; 2720-2810 W Layton Ave (Greenfield)
Privately Owned
Site
LOT 1 LOT 2 LOT 3 Roads
LOT 4 LOT 6 LOT 7 City of Greenfield LOT 8
LOT 9 LOT 10LOT 11
S 28TH ST LOT 5 LOT S 27TH ST Site Size: 3.71 acres
W LAYTON AVE Traffic Count on 27th: 23,000 Traffic Count on W Layton Ave: 18,000
City: Greenfield
Site Address: 3700-3736 S 27th Street
LOT Numbers Owner Zoning Code Building Area Address Year Built Square Feet LOT 1 ROS NO 11 LLC PUD N/A 4625 S 27th St N/A 11761 LOT 2 Windom IV LLC C2 N/A 4651 S 27th St N/A 24961 LOT 3 Guaranty Savings & C2 N/A 4661 S 27th St N/A 14375 LOT 4 ROS NO 11 LLC R2 N/A S 28th St N/A 8875 LOT 5 JAS A. TOMINSEK R2 N/A 2810 W Layton Ave N/A 8875 LOT 6 JOYCE NAUMANIS R2 N/A 2800 W Layton Ave N/A 17820 LOT 7 KELLY C. STAAT R2 N/A 2744 W Layton Ave N/A 17820 LOT 8 FRED W STORM, LLC C2 N/A 4671 S 27th St N/A 21780 LOT 9 CAMPBELL LAYTON INVEST- C2 N/A 2736 W Layton Ave N/A 6098 LOT 10 LAYTON AVE PROPER- C2 N/A 2730 W Layton Ave N/A 6000 South 27th Street Corridor LOT 11 LAYTON AVE PROPER- C2 N/A 2720 W Layton Ave N/A 6098 63 LOT 12 TAJINDER SINGH C3 N/A 4691 S 27th St N/A 16988 SITE 5: 4671 & 4691 S 27th Street; 2720-2810 W Layton Ave (Greenfield)
CONTEXT & FOCUS GROUP INPUT:
NEW CONSTRUCTION (CITY OF SUGGESTIONS: GREENFIELD) • Apartment housing with retail • Include bank in new construction • Destination restaurant with central • Integrate mixed-use, signature parking and plaza corner feature, public space, • Retail uses to serve the shared parking, and sustainable neighborhood and be a destination strategies for non-residents • Consider shared parking with the new “At Home” business to the north of the site (future opportunities for outlet buildings)
64 Community Design & Development Charette SITE 5- W Layton Avenue and S 27th Street KUBALA WASHATKO
SCHEME: Connectivity Beyond 27th Street & Layton Ave
TKWA UrbanLab proposes to bring reinforce a sense of community and new vitality to the South 27th Street pedestrian activity. corridor by creating a sense of place, supporting pedestrian activity and Connections to the site are safety, attracting diverse commercial enhanced with a proposed ‘linear uses, addressing sustainability park’ featuring a tree-lined green goals, helping to unify adjacent Elevation sketch parkway along South 27th Street. neighborhoods. This requires a new The parkway includes a two-lane way of thinking that cannot be done bike path, separate walking path, in isolation. The City and property and bioswales for stormwater owners were open to moving current management. Sidewalks are also businesses and residents to allow for located along Layton Avenue. a new identity and character on the site. Vehicular traffic can enter the site via southbound South 27th Street Responding to suggestions prior or westbound Layton Avenue. to and during the charette, TKWA Additional parking to the north of the UrbanLab designed a “one-stop site can be utilized with pedestrian shop” Neighborhood Center with passages into the core of the site a variety of retail options, including and activity. a coffee shop, area for a farmer’s market, bank, apartments, other retail, conference center, and Site sketch residential.
Outdoor spaces are given the same attention as indoor spaces, creating a series of niches and gathering places that can adapt to suit a variety of seasons and group configurations. The internal ‘parking court’ can convert to weekend or night markets. Restaurants and retailers occupy sidewalks and outdoor spaces to
Corridor elevation sketch
South 27th Street Corridor 65 SITE 5: W Layton Avenue and S 27th Street KUBALA WASHATKO
Proposed Pedestrian/Traffic Diagram Kubala Washatko Architects collaborating
Site Plan Kubala Washatko Architects presenting design concepts
66 Community Design & Development Charette SITE 5: W Layton Avenue and S 27th Street KUBALA WASHATKO
8’ 12’ 12’ 12’
CURRENT 27th STREET BRIDGE
11’ 11’ 11’ 11’
PROPOSED BIKE/PEDESTRIAN LANE
4 STORY APARTMENT BUILDING RESTAURANT / RETAIL RESTAURANT/RETAIL WITH ROOF DINING CRAFT BREWERY / RETAIL
PARKING COURTYARD
Massing Diagram
8’ 12’ 16’ 15’ 19’ 5’
SITE SECTION LOOKING WEST
Site Section looking West
GREEN PARKWAY PAVED WALKING PATH PARKWAY WITH RAINGARDEN, BIOSWALE PAVED BIKE PATH GREEN PARKWAY
6’ 8’ 4’ 16’ 6’ 110’ 6’ 10’ 4’ 6’ 4’ EXISTING ROAD 40’ 30’
27th STREET LOOKING NORTH
Proposed South 27th Street Section
South 27th Street Corridor 67 SITE 5: W Layton Avenue and S 27th Street KUBALA WASHATKO
68 Community Design & Development Charette SITE 6: Wilson Creek Corridor (City of Milwaukee)
W Oklahoma Ave W Oklahoma Ave
St. Francis Hospital
Alverno SITE 6 College Street 27th S Walmart
W Morgan Ave W Morgan Ave
Point Loomis Center Mt Olivet Cemetary SITE 6
W Howard Ave W Howard Ave
Arlington Cemetary Wilson Park
South 27th Street Corridor 69 SITE 6: Wilson Creek Corridor (City of Milwaukee)
S 27th StreetSite 1
Site 2
American Freight W Howard Ave Furniture & Mattress Wilson Creek CVS Pharmacy
SHAW Hockey Ice Arena W Howard AveWilson Creek
S 20th Street
Marcus Southgate W Morgan Ave Cinema Point Loomis Shopping Center
Southgate Firestone Auto Care Shopping Center
W Lakefield Dr Wilson Creek
Chase Bank S 27th Street Wilson Creek
70 Community Design & Development Charette SITE 6: Wilson Creek Corridor (City of Milwaukee)
W OKLAHOMA AVE Privately Owned
Site LOT 1 LOT
W EUCLID AVE City of Milwaukee
Roads
City of Greenfield LOT 2
Site Size: 24.44
W MORGAN AVE Traffic Count on 27th: 31,000
S 27TH ST City: Milwaukee
Site Address: Wilson Creek
W LOOMIS RD LOT 3
LOT Numbers Owner Zoning Code Address Square Feet LOT 1 CITY OF MILWAUKEE PK 3110 S 30TH ST 67,606 LOT 2 CITY OF MILWAUKEE RT2 3102 W MORGAN 340,513 W HOWARD AVE LOT 3 MMSD LB1 3600 S 27TH ST 418,848
LOT 4 MILWAUKEE COUNTY PK 2501 W HOWARD 130,110 LOT 4 LOT 5 MMSD RT2 2201 W VAN BECK 107,362
South 27th Street Corridor 71 SITE 6: Wilson Creek Corridor (City of Milwaukee)
CONTEXT & FOCUS GROUP INPUT:
WILSON CREEK -- JACKSON SUGGESTIONS: CREEK TO WILSON PARK • Create an amenity for the (MMSD) neighborhood and corridor • Build on MMDS stormwater • Incorporate connections between management planning the neighborhoods and the • Creek will become naturalized in businesses the future • Consider daylighting a portion of the parking lot at Loomis Center • Trails along the edge that connect Jackson Park to Wilson Park and provide recreational opportunities
72 Community Design & Development Charette SITE 6: WILSON CREEK CORRIDOR GRAEF
SCHEME: Naturalizing Wilson Creek
The long-term goal of MMSD is to at Point Loomis Center, providing an naturalize Wilson Creek as part of environmental and visual amenity that an overall Stormwater Management has long been absent. The widened Plan for the area. This provides an and naturalized waterway provides opportunity to create a neighborhood stormwater relief in this highly amenity that allows for recreation, impervious area of the city. public spaces, and enhanced views. Two different edge conditions GRAEF suggests the naturalization are proposed for the creek; contain more diverse vegetation and “Biofiltration” edges along the creek softer materials. While the need for a will aid in catching, storing, filtering, strong stormwater system remains, and returning stormwater to the the concrete lined, channelized water table in a safe and effective edge will become an undulating way; and “Interactive” edges allow combination of rip-rap edges, terraced for recreational opportunities, walls, and resilient vegetation. The plazas, and connections to and once enclosed creek could be day lit across the water.
Wilson Creek site map and points of interest sketch Wilson Creek integration into the corridor
South 27th Street Corridor 73 SITE 6: WILSON CREEK CORRIDOR GRAEF
Rendering: Hardscape plaza adjacent to major retail or developed parcels
Rendering: Creek view looking northwest in a residential area
Rendering: Day-lighting the creek and park at Loomis Point
GRAEF planners discussing Wilson Creek potential Rendering: Loomis Point/Pedestrian Bridge
74 Community Design & Development Charette SITE 6: WILSON CREEK CORRIDOR GRAEF
Interactive Edge
Site Plan Natural Filtering Edge
South 27th Street Corridor 75 76