/ SOLOMON CORDWELL BUENZ 333 N. WATER STREET ARB COA/ SPORZ PACKAGE 08-09/2021 1 TABLE OF CONTENTS chapter 1. SITE & CONTEXT chapter 2. MASSING, PLAN & SECTION chapter 3. EXTERIOR DESIGN chapter 4. SPROZ EXHIBITS chapter 5. DEVELOPMENT CONTEXT chapter 6. ZONING COMPLIANCE © 2021 SOLOMON CORDWELL BUENZ 333 N.WATER STREET | MILWAUKEE, WI | 08-09-2021 2 CHAPTER 1 SITE & CONTEXT © 2021 SOLOMON CORDWELL BUENZ 333 N.WATER STREET | MILWAUKEE, WI | 08-09-2021 3 Site Location US BANK LAKE MICHIGAN TOWER MILWAUKEE DISCOVERY ART MUSEUM WORLD MILWAUKEE DOWNTOWN DISTRICT WATER STREET I-794 FREEWAY ST.PAUL AVE MILWAUKEE MILWAUKEE TRAIN STATION RIVER (INTERMODAL) © 2021 SOLOMON CORDWELL BUENZ 333 N.WATER STREET | MILWAUKEE, WI | 08-09-2021 4 Project Site MILWAUKEE PUBLIC MARKET GREEN SPACE KAYAK RENTAL BOOTH GREEN SPACE BRICK & METAL "ARCH" CONCRETE 8 STORY RETAINING WALL BRICK BUILDING E. ST PAUL (102 FT) AVENUE PROPERTY LINE EXISTING SURFACE LANDSCAPED AREA PARKING LOT PROJECT SITE " 15 32 METAL GUARD RAIL (35,099 SF) 216'-7 13' WIDE RIVERWALK SURFACE (12' MIN.) N. WATER PARKING LOT 13'-0" STREET 159'-11 1 MILWAUKEE 8" RIVER 1 STORY 6 STORY CONVENIENCE EXISTING BRICK BUILDING STORE PEDESTRIAN (77 FT) BRIDGE 7 STORY BRICK BUILDING (131 FT) E. BUFFALO N STREET © 2021 SOLOMON CORDWELL BUENZ 333 N.WATER STREET | MILWAUKEE, WI | 08-09-2021 5 /$1'0$5.6,7(6 $ODQGPDUNVLWHLVDSURPLQHQW UHFRPPHQGDWLRQVDQGGHVLJQ RUZHOONQRZQORFDWLRQRUXQLTXH JXLGHOLQHVDUHQRWSURYLGHGWR GHYHORSPHQWRSSRUWXQLW\WKDWFDOOV ODQGPDUNVLWHVDVDPDWWHURIULJKW IRUDVSHFLDOGHVLJQ/DQGPDUNVLWHV As large industrial businesses continue to leave the area due to +LJKHUGHQVLW\GHYHORSPHQWVRU Third Ward Neighborhood market forces, the plan recommends replacing them with VKRXOGEHUHVHUYHGIRUVXSHULRU commercial, residential, and institutional land uses. Small, light WDOOHUEXLOGLQJVPD\EHORFDWHGDW Comprehensive Plan manufacturers will continue to be part of the diverse land usFXOWXUDODQGDUFKLWHFWXUDOH[SUHVVLRQVe mix Executive Summary of the Third Ward. EH¿WWLQJWKHVLJQL¿FDQFHRIWKHVH ODQGPDUNVLWHVRQO\LIWKHEXLOGLQJV PHULWVSHFLDOFRQVLGHUDWLRQGXHWR These and other recommendations are organized as VLWHV/DQGPDUNVLWHVDQGWKHLU Part Old Milwaukee, part young creative class, part main street neighborhood-wide strategies and policies (Chapter 3), districts WKHTXDOLW\RIWKHLUGHVLJQDQGKRZ hominess, and part downtown pizzazz, the Third Ward is widely and corridors (Chapter 4), and catalytic projects (Chapter 5).GHYHORSPHQWRIIHURSSRUWXQLWLHV regarded as one of Milwaukee’s most dynamic and interesting IRUUHFRQVLGHUDWLRQRIPRVWIRUP ZHOOWKH\IXO¿OOWKHXUEDQGHVLJQ neighborhoods and real estate markets. Its district of well The Comprehensive Plan Map summarizes these recommendations. preserved, large historic buildings, festival grounds, art galleries, RSSRUWXQLW\SURYLGHGE\WKHVLWH2QH SROLFLHVDQGGHVLJQJXLGHOLQHV theatre groups, eating and drinking establishments, and special VXFKGHVLJQFULWHULRQLVKRZWKH\ events such as the Third Ward Annual Jazz Festival make it a XQGHUSUHVFULEHGFRQGLWLRQV7KH\ unique attraction in the Milwaukee metro area. In addition, the Catalytic Projects HQKDQFHRUZKHWKHUWKH\LQFRUSRUDWH Third Ward’s adjacency to Downtown, the Milwaukee Riverwalk, VKRXOGEHHYDOXDWHGRQDFDVHE\ new Lakeshore State Park and I-794 make it a high profile A catalytic project is a high-profile major project that benefits the ZHOOGH¿QHGSXEOLFVSDFHV+LJKHU FDVHEDVLV7KH+LVWRULF7KLUG:DUG business, residential, and recreation location for those seeking development potential of the surrounding area. GHQVLW\GHYHORSPHQWVVKRXOGGH¿QH urban quality and natural amenity. 'HVLJQ*XLGHOLQHVSURYLGHFULWHULD Italian Village -- Build a new district employing traditional urban SXEOLFVSDFHVVXFKDVSDUNVSLD]]H What people may not realize is that due to the success of the patterns and the cultural amenities of an Italian village. IRUHYDOXDWLQJWKHPHULWRISURSRVHG Third Ward’s revival, almost every building in the Ward has now FRXUW\DUGVDQGWKH5LYHUZDON been rehabilitated to accommodate the demand for more offices, Harbor Drive -- Design Harbor Drive as a green street in theGHVLJQV([FHSWLRQVWRIRUP shops and residences. As a result, Milwaukee is now witnessing classic tradition on the7RHQFRXUDJHWKH proposed alignment, with a double row of the growth of a new neighborhood from the Thirdgenuine rootstock Ward of Neighborhoodtrees, wide sidewalk on the east Comprehensive side and enhanced with public Plan Milwaukee’s historical development. artwork. EHVWXUEDQGHVLJQ DQGDUFKLWHFWXUDO What’s next for the Third Ward? H[FHOOHQFHVLJQDWXUH The Third Ward Neighborhood ComprehensiveTHE Plan COMPREHENSIVE will guide PLAN MAPEXLOGLQJVRQ - EXECUTIVE SUMMARY THIRD WARD NEIGHBORHOOD COMPREHENSIVE PLAN the development of underutilized properties in a manner that ODQGPDUNVLWHVPD\ builds on the present success of the Historic District and 7KHIROORZLQJODQGPDUNVLWHV 0RYLQJDFURVVWKH0LOZDXNHH continues the very planning and design principles that make the EHDOORZHGWRYDU\ DUHUHFRPPHQGHGEDVHGRQWKHLU 5LYHUWKHULYHUIURQWVLWHDW Third Ward a great place to live, shop, work, and recreate today. IURPVRPHIRUP 333 N. WATER STREET ORFDWLRQVDVJDWHZD\VWRWKH7KLUG WKHVRXWKZHVWFRUQHURI:DWHU UHFRPPHQGDWLRQV :DUGWKHLUUHODWLRQWRSODQQHGRSHQ 6WUHHWDQG6W3DXO$YHQXH Recommendations VSDFHVRUQDWXUDODPHQLW\RUVRPH RIIHUVDJROGHQRSSRUWXQLW\ What is the single most important characteristic that makes the FRPELQDWLRQ WRPDUNZKDWLVSRVVLEO\WKH Third Ward a great place to be? Buildings in this neighborhood PRVWSURPLQHQWJDWHZD\ relate to streets in the manner common to great neighborhoods in New York City (such as Greenwich Village), in parts of Boston, 7KHV\PEROVIRUEXLOGLQJVRQ WRWKHQHLJKERUKRRG$ in San Francisco and many European cities. The Plan makes ODQGPDUNVLWHVIRXQGRQWKHSODQ ODQGPDUNEXLOGLQJRQWKLV extensive recommendations to continue the tradition of utilizing streets and adjacent buildings as lively corridors of social space PDSDUHLQWHQGHGWRORFDWHWKH FRUQHUFRXOGGUDPDWL]HWKLV and commerce. The Historic Third Ward Neighborhood Design VLWHVDQGWRSURYLGHVRPHSRVVLEOH WKUHVKROGWRWKHQHLJKERUKRRG Polk Green -- Provide the South Residential District and Italian Guidelines, a companion piece to this plan, further details how to Village with both a strong connection to the Milwaukee River and GHYHORSPHQWFRQFHSWVWKDWUHLQIRUFH FRPSOHPHQWWKH7KLUG:DUG continue to develop great buildings and corridors. Lake Michigan, and an elegant formal setting for adjacent WKHRSSRUWXQLW\RIWKHVLWH7KH\DUH 5LYHU3DUNDFURVV6W3DXO upscale urban residential development, thus promoting a unique mix of high-density urban quality and access to natural areas. QRWPHDQWWRUHJXODWHWKHSODQRU $YHQXHDQGFRPSOHWHRQH KHLJKWVRIDFWXDOEXLOGLQJGHVLJQV RIWKH7KLUG:DUG¶VPRVW Landmark Sites -- Prominent or well-known locations are unique KRZHYHUODQGPDUNSURSRVDOPD\ SLFWXUHVTXHYLVWDV development opportunities that call for special designs. Landmark sites and their development offer opportunities for EHFRPSDUHGWRWKHPHULWVRIWKRVH reconsideration of most form policies and design guidelines GHSLFWHGLQWKHSODQ under prescribed conditions. They should be evaluated on a case-by-case basis. Higher density developments or taller buildings may be located at landmark sites only if the buildings 6WDUWLQJRQWKHZHVWHQGWKH merit special consideration due to the quality of their design and 7KLUG:DUGDODQGPDUNVLWH how well they fulfill the urban design opportunity provided by the /DQGPDUNWRZHU site. One such design criterion is how well they enhance existing HDVWRI3ODQNLQWRQ$YHQXH ZLWKPDVVLQJWKDW or incorporate new well-defined public spaces. PDUNVWKHFRQÀXHQFHRI WUDQVLWLRQVWR QHLJKERUKRRG 7+,5':$5' WKH0LOZDXNHHDQG 1(,*+%25+22' 0HQRPRQHH5LYHUV$SXEOLF ULYHUHGJHVSDFHPDUNHGZLWK &2035(+(16,9(3/$1 Another unique attribute of the Third Ward is its relationship to DWDOOHUEXLOGLQJFRXOGEH natural areas such as the Milwaukee River and Lake Michigan. GHVLUDEOHLIWKH\DSSURSULDWHO\ The plan connects existing and new development are©a s2021 with SOLOMON CORDWELL BUENZ FRPPHPRUDWHWKHUROHVWKDW333 N.WATER STREET | MILWAUKEE, WI | 08-09-2021 6 various public spaces such as streets, boulevards, and small parks or squares that transition to the Riverwalk and Lakewalk. WKHVHULYHUVSOD\HGWR Residents in the Third Ward will always be a pleasant walk, jog, 0LOZDXNHH¶VHDUOLHVW or bike ride from the Riverwalk, the new State Park, and other lakefront attractions. LQKDELWDQWVDQGDFFHQWXDWH WKHQDWXUDOEHDXW\RIWKLV Urban neighborhoods also have to find a way to finesse VLJQL¿FDQWORFDWLRQ adjacencies. Can upscale shops and luxury residences co-exist with Maier Festival Park? The Plan transitions the festival park to other uses with a grand boulevard that serves bus travel to the park while screening it and I-794 from development to the west. The plan recommends against residential development facing east along the boulevard to avoid noise issues. The plan takes on the long-standing issue of building height in the Third Ward. Generally, building heights should remain as they are now – beautifully and classically proportioned 1 to 1 with the width of the street. However, the Plan also identifies a series &KDSWHU9 of locations where exceptions could be made for landmark &DWDO\WLF3URMHFWV buildings, only if their designs are superior to that possible under the plan’s form recommendations. SPATIAL ORGANIZATION OF THE DISTRICT SPATIAL ORGANIZATION OF THE DISTRICT legal boundaries visual boundaries SPATIAL ORGANIZATION OF THE DISTRICT SPATIAL ORGANIZATION OF THE DISTRICT legal boundaries visual boundaries Third Ward Design