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South 27Th Street CHARETTE Summer 2016

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South 27Th Street CHARETTE Summer 2016 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.
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