Architecture Planning RESPONSE TO CITY OF MADISON REQUEST FOR PROPOSALS 640 EAST GORHAM STREET DAWN O’KROLEY 07.07.11 Architecture Planning July 7, 2011 Dan Rolfs, AICP Community Development Project Manager Department of Planning and Community and Economic Development 215 Martin Luther King Jr Blvd Room 312 Madison WI 53701‐2985 Subject: City of Madison 640 East Gorham Request for Proposals Dear Dan, As an architect and Madison native, it has always been a goal of mine to rehabilitate a historic property in the city for my own use. The enclosed proposal combines skillfully restoring the character of a historic building; infusing a use appropriate to the neighborhood; and well designed architecture to create a place rich in history and energy in which each component is strengthened by the other. My experience displays my ability to design and manage projects, manage a business and lead a process that is enjoyable for team members. My appointment to the Urban Design Commission in 2008 displays my personal commitment to well designed spaces in Madison. By providing public access and maximizing the potential of the site with two residential units, the City gains the greatest overall investment in the property and most significant increase in the tax assessment roll with the potential for increased value through future work. The opportune timing of this proposal allows for me to provide the City with maximum flexibility with an offer that is not contingent upon the sale of another property. My financial strength and the strength of this proposal is displayed in the attached proforma and as qualified by First Business Bank. I appreciate and look forward to the opportunity to discuss this proposal with you. Feel free to contact me at 608.239.8426 or 608.204.0777, [email protected]. The undersigned has read the City of Madison’s Request for Proposals for the re‐use and rehabilitation of 640 East Gorham Street. I agree to and accept the terms, specific limitations, and conditions expressed herein. WE HAVE READ, RELY UPON, ACKNOWLEDGE, AND ACCEPT THE CITY OF MADISON’S DISCLOSURE AND DISCLAIMER, AS PROVIDED IN THIS RFP, HERE TO FULLY EXCECUTED AND FULLY INCORPORATED INTO THIS LETTER. Sincerely, Dawn O’Kroley, AIA Principal Dorschner|Associates, Inc. Proposer: Dawn O’Kroley Dorschner|Associates, Inc. 849 East Washington Avenue Suite 112 Madison, WI 53703 608.204.0777 fax: 608.204.0778 PROJECT CONCEPT STATEMENT SITE PLAN AND CONTEXT DIAGRAM SITE SECTION GROUND FLR PLAN FIRST FLR PLAN SECOND FLR PLAN BASEMENT FLR PLAN PROPOSED SCHEDULE left: outdoor living space addition at dusk, The Not So Big House, Sarah Susanka. upper right: Period Park in Mansion Hill lower right: the current unsuccessful transition on the site between public streetscape and the lake PROJECT CONCEPT STATEMENT This rehabilitation of 640 E GORHAM STREET will serve as an outstanding example of adaptive reuse that appropriately preserves the historic character while bringing a new vitality to the property through a thoughtful and creative design to improve the quality of living and public access. The combination of skillfully restoring the character of a historic building; infusing a use appropriate to the neighborhood; and well designed architecture CREATES A PLACE rich in history and energy in which each component is strengthened by the other. To most successfully TRANSITION BETWEEN CITY AND LAKE, a front door will be created on the park where the current private side door is located, to extend a welcoming public space from East Gorham Street into the park. Private living space will be defined by an OUTDOOR LIVING SPACE addition integrated on the North side of the building allowing the remainder of the site to have public access and improve views to Lake Mendota. Architecturally, the design of the outdoor living space will be APPROPRIATE TO THE HISTORIC STRUCTURE, express the new vitality of the site and improve views to the City from Lake Mendota. Address numbers and mail delivery will be freestanding site elements to retain the historic character of the building from the street. The restored side entry facing the park will lead to the OWNER‐OCCUPIED ground floor one‐bedroom unit. A restored front entry will lead immediately the stair to the upper three‐bedroom unit. This unit size could accommodate a family and would be ideally located in proximity to the business developments on East Washington Avenue. The fully exposed lower level allows for the future expansion of the one‐bedroom unit. The two‐unit adaptive reuse is CONSISTENT WITH THE GOALS OF THE TENNY‐LAPHAM NEIGHBORHOOD PLAN for Medium Density Residential use. The proposed adaptive reuse is consistent with the character of the Fourth Lake Ridge Historic District and neighboring rehabilitation projects including Das Kronenberg, City Market Apartments and Lincoln School Apartments. THIS PROPOSAL INCLUDES USE WHICH IS A CONDITIONAL USE UNDER THE CURRENT R5 ZONING. R4 zoning includes conditional use for the division of and addition to any single‐family, two‐family or multiple‐family dwelling which results in the creation of additional dwelling units therein. Side yard setback requirements or the need for a variance will be reviewed with Zoning staff following procurement of a survey. The existing 1920 Colonial Revival Connors House (Worden House) WILL REMAIN IN ITS CURRENT LOCATION and all rehabilitation work will comply with the CITY OF MADISON LANDMARKS ORDINANCE AND THE SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES. Improvements to landscape will support the historical significance of the property for its association with the Collins and Conners families as indicated in the Landmark nomination. All work will be compatible with the historic building in scale, material, color and texture and approvals from all applicable agencies will be obtained. The required improvements to meet current building codes; repairs to address deferred maintenance; and improvements to revitalize the property will respect the history of the site. The balance between preservation and rehabilitation will contribute to the character of the street and neighborhood SUPPORTING OF THE GOALS OF THE COMPREHENSIVE PLAN. The PUBLIC USE of the site will be improved through the thoughtful design of the site to more appropriately treat the edge of the James Madison Park open space and the residential Fourth Lake Ridge Historic District. This space can also strengthen the identity of the Fourth Lake Ridge Historic District through coordination with the City Preservation Planner to include a historic marker for the District as well as the property. The aesthetic of the landscape will reflect the history of this site and the connection to the lumber industry. Understanding the richness of the current James Madison Park rooftop landscape and Mansion Hill Period Park has continued to develop through the dedication of the neighbors, the City and other support, our team will be stewards of the planning efforts for the landscape design including public input and communication with the City. Funds are dedicated in this proposal to site work including the removal of the fence and existing concrete and providing new landscape. The project will gracefully transition and respect the two outstanding contexts the site holds: a beautiful natural landscape and an active urban streetscape. Functionally, creating usable outdoor living space will create A STRONG CONNECTION BETWEEN INDOORS AND OUTDOORS, reflecting modern living and improve the quality of life provided by the site. The existing quantity of 3 parking stalls is proposed to remain, contingent upon site plan approval, with one stall dedicated to the one‐bedroom unit and two stalls allocated for the 3‐bedroom unit to best serve a family. All landscape surfaces will be redesigned with the impact of vehicles minimized. The outdoor living spaces creates a larger sense of space allowing the viability of an efficient footprint, while also serving as a second means of egress for each of the units and screening waste and recycling containers. Exterior modifications to connect the interior and exterior through the addition of doors on the ground floor proportioned to be more appropriate to the original brick lintels than the existing large window openings. Masonry removed from secondary facades will be made available for the replacement of masonry on the primary facades. All historic lintels will remain and proportions of openings will reflect the original design intent still seen in the lintel coursing. The addition will be construction on secondary facades and designed with a structure independent of the historic building with compatible materials and scale per the Secretary of the Interior’s Standards for Historic Rehabilitation. The density is CONSISTENT WITH THE COMPREHENSIVE PLAN goals for a livable, walkable community and the plan encourages sustainable development by promoting urban infill and redevelopment. The first commitment to SUSTAINABLE DESIGN is the reuse of an existing structure. The site is a located in a community with various modes of transportation and amenities within walking distance. The location offers the opportunity for the Owner to walk to work at Dorschner|Associates, Inc., located in the former Gardner Bakery Building at 849 East Washington Avenue. Treatment of the landscape will respect the natural environment by improving erosion control and stormwater management as a part of the efforts being made to improve the quality of our Lakes. U.S. Green Building Council LEED Guidelines will be utilized when designing high efficiency systems to reduce energy and water use, or selecting materials that are regional, include recycled content or improve indoor air quality. Inappropriate materials will be safely removed through lead remediation and asbestos abatement. The PROPOSED SCHEDULE is based on the estimated dates of the approval process provided by the City in the RFP. The proposer is able to offer the City maximum flexibility to meet your schedule.