The regular building pattern of houses, yards, gardens, walks, and street trees creates a visual and physical “street room.” The street facing or “street room” side of the residences on a block (or series of blocks within a subdivision) shall have a similar pattern of yards, gardens or courtyards that are pedestrian friendly and welcoming and create a unified appearance. (Unified does not mean uniform. Within that overall unified appearance is substantial room for variation in the actual layout and landscape design of yards, gardens, courtyards and walkways.) The rear or side yard of the residence (if not street facing) may be more private and closed off to public view/access and may also be individualized at the resident’s discretion.
All residential buildings shall have the entrance visible from the street.
Locate building elements such as porches and gardens, to define a more or less continuous green setback area or semi-public realm between building facades and the public right-of way.
Locate corner and street edge elements such as porches, to round or turn the corner and define a continuous street edge.
Locate buildings to minimize or screen negative impacts on adjacent properties (e.g., excessive noise or unsightly views).
Residential setbacks shall conform to the historic land use pattern of the neighborhood or district.
2) Residential Building Design Requirements--Massing
New infill buildings shall relate to the physical character and scale of adjacent buildings. Use building elements such as entries and porches, and site elements such as patios, walls, fences and hedges, to define and enhance the public realm.
Employ massing as a means of articulating and expressing the character of the building.
Use massing to create dramatic elements, such as porches, bay windows, dormers, and recessed entryways.
Make the massing of building elements pedestrian-friendly. For example, bring porches and patios close to the street.
Where possible, emphasize street corners by building elements that face or wrap the corner.
3) Residential Building Design Requirements--Facades
Building facades give residents and visitors to the area a sense or “read” of the neighborhood—its market value, history, “personality,” and sense of pride and ownership. This “read” affects the way both residents and outsiders value and invest in it, which in turn affects homeownership (owner occupancy), growth in equity, and long-term stability of the neighborhood.
All facades visible from public streets shall contain the most architecturally significant materials and fenestration. See section on materials below.
Eliminate signs of disinvestment (for example, substitution of inferior building materials for original materials, patches or temporary fixes as building repair, board-ups) that convey a negative image to residents and visitors to the neighborhood.
4) Residential Building Design Requirements--Materials
Enrich street frontages to enhance the pedestrian experience. Use building materials and window types that repeat the local vernacular or traditional pattern of building in the neighborhood.
Use significant building materials in architectural design. Significant building materials for residential construction include wood shingles, clapboard, brick, stone, stucco, tile, and terra cotta. On occasion, other materials may be used as part of a prevalent architectural style, e.g., architectural-finished metal cladding is common in modern architecture. Materials are subject to case-by-case review by the Authority.
Windows shall be generous in size and number and shall fit the dominant architectural style(s) of the neighborhood.
5) Residential Site Design Requirements--Parking
Make automobile-oriented spaces (garages, driveways) subordinate to pedestrian-oriented spaces (yards, gardens, play areas). Minimize conflicts between pedestrians and automobiles.
Use alleys where available.
Place parking pads and garages to the side or rear of the principal building.
For larger residential structures, locate parking beneath the first story level or below grade in an enclosed garage.
Screen parking areas from neighboring properties with a fence (preferably vine-covered), wall or hedge.
6) Residential Site Design Requirements--Landscaping and Site Elements
Well-landscaped and maintained properties support long-term stability in property values and ownership, and add significant market value to neighborhoods.
Use architectural walls, fences, planting beds and hedges to define the street-facing side of the residence. Materials shall be brick or stone in the case of walls, wood picket or decorative metal in the case of fences. Less formal fencing such as chain link, decorative block, or stockade shall be restricted to non-street facing rear or side yards. For height and placement restrictions, see Section 295-405 of the Zoning Code.
Limit all single-family and multi-family residential parcels to a maximum of three uncovered parking spaces on-site. (Bed and breakfast establishments must submit a parking plan to the Authority for review and approval prior to establishing on-site parking areas.)
Encourage residents to “adopt” and maintain portions of the public right-of-way adjacent to property they own or lease (such as the verge or “tree border area” between the street and the sidewalk).
For multi-tenant residential properties, enclose and screen dumpsters and recycling units.
The land use and building restrictions described in this section are applicable to all parcels and properties within the Project area, including those excluded from acquisition as identified on Map 4 – Land Acquisition Plan. Excluded properties shall comply with the applicable property requirements of this Plan. The Authority shall impose these requirements, without limitation, because of enumeration by one or more of the following:
Enforcement of applicable codes, ordinances, and regulations of the City of Milwaukee and the State of Wisconsin
Separate written agreement
7. Statement of Required Site Improvements and Additional Public Facilities
Site improvements and additional public utilities required to support new land uses in the area after development will be determined jointly by the Commissioner of Public Works, the City Engineer, and the Redevelopment Authority of the City of Milwaukee based on concepts developed for the project area in accordance with this Plan, definitive redevelopment proposals, and on detailed engineering and urban design studies. These improvements are described generally as to location, layout, type and size in documents, maps and drawings prepared or to be prepared by the City Department of Public Works in support of this Plan.
8. Statement of a Feasible Method Proposed for Relocation
Implementation of this Plan may require displacement of existing residential and commercial uses. In the event that this occurs as a direct result of Plan implementation, the Authority is prepared to assume the relocation costs of individuals and businesses displaced, and shall conform in all respects to the State of Commerce regulations and the relevant sections of Chapter 32 Wisconsin Statutes concerning benefits for those displaced.
CONFORMANCE WITH STATE AND LOCAL REQUIREMENTS
Section 66.1333 (6)(b), Wisconsin Statutes, provides that a redevelopment plan “…shall conform to the general plan of the city and shall be sufficiently complete to indicate its relationship to definite local objectives as to appropriate land uses, improved traffic, public transportation, public utilities, recreational and community facilities, and other public improvements in the project area, and shall include, without being limited to, a statement of the boundaries of the project therein; a land use plan showing proposed uses of the area, information showing the standards of population density, land coverage, and building intensity in the area after redevelopment; present and potential equalized value for property tax purposes; a statement of proposed changes, if any, in zoning ordinances or maps and building codes and ordinances; a statement as to the kind and number of site improvements and additional public utilities which will be required to support the new land uses in the area after redevelopment; and, a statement of a feasible method proposed for the relocation of families to be displaced from the project area.”
The following statements, maps, and information respecting compliance with the state and local requirements cited immediately above supplement those already provided in other sections of this Redevelopment Plan:
Conformance to the Comprehensive Plan of the City of Milwaukee
This plan has been presented to the City Plan Commission of the City of Milwaukee and has been determined to be in conformance with the City’s Comprehensive Plan, and the development and land use goals and objectives recommended by the Near West Side Comprehensive Plan, which was approved by the Milwaukee Common Council on March 19, 2004.
Conformance to Local Objectives
This plan has been prepared to conform to the following local objectives:
Appropriate Land Use
The land use(s) proposed for this Plan are consistent with current zoning classifications in the project area.
This Plan anticipates public improvements, such as landscape and streetscape enhancements, traffic calming measures, additional "greening" of the "SoHi" Main Street district, and façade renovation to support economic development recommended by the Plan.
Street reconstruction projects will include roadway reconstruction of N. 27th Street (State Trunk Highway 57), new public signage, modifications to traffic signals, lanes and parking bays, landscape and streetscape improvements, and public amenities such as trash receptacles and benches.
The boundaries of this project are shown generally as to location on all maps attached to this Renewal Plan and are more precisely described in Map No. 1 – Boundary and Existing Land Use Map.
Existing Uses and Conditions of Real Property
Existing uses and the condition of real property are shown in Map No. 2 – Structure Condition Map.
Land Use Plan of Proposed Uses
Proposed land uses are shown on Map 3 – Proposed Land Use Plan, and reflect the plan objectives stated in Section B. 1 of this Plan.
Further details describing the desired land use and building program for the N. 27th Street "SoHi" Main Street District can be found in Exhibit A – SOHI District Master Plan.
Structure condition (section currently being updated)
Map No. 2, titled Structure Condition Map, identifies the general condition of structures within the project boundary. Three hundred and seven structures were surveyed using the Exterior Structural Condition Form. The general condition of approximately one-third of the structures surveyed within the project boundary is substandard. Ninety-five structures were found to be substandard indicating they need to be rebuilt or replaced. The structures classified as substandard include the following:
Thirty-eight structures were found to have major deficiencies, indicating they are in need of substantial repairs to be habitable. Major code violations may exist and structural failure of walls is evident or probable. The overall appearance of the exterior is in poor condition. The structures classified as having major deficiencies include the following:
1015-17N. 23rd St.
624 N. 24th St.
939 N. 24th St
529 N. 25th St.
543 N. 25th St.
808 N. 25th St.
855 N.25th St.
1030 N. 25th St.
530 N. 26th St.
744-46 N. 26th St.
762 N. 26th St.
1026 N. 26th St.
1030 N. 26th St.
509-11 N. 27th St.
801-15 N. 27th St.
1032 N. 27th St.
516-8 N. 28th St.
524 N. 28th St.
920 N. 28th St.
2302 W. State St.
2446 W. State St.
2537 W. State St.
2622-2626 W. State St.
2734 W. State St.
2735 W. State St.
2801-2803 W. State St.
2830 W. State St.
2833 W. State St.
2843 W. State St.
2436 W. Kilbourn Ave.
2313 W. Wells St.
2402-2414 W. Wells St.
2442 W. Wells St.
2446 W. Wells St.
2530 W. Wells St.
2536 W. Wells St.
2630 W. Wisconsin Ave.
2428 W. Michigan St
Fifty structures were found to have minor deficiencies, indicating minor repairs are needed, such as painting or gutter replacement, and they appear to be habitable. Some minor code violations may be present and the buildings appear to be structurally sound. The structures classified as having minor deficiencies are the following:
813 N. 23rd St.
819 N. 23rd St.
853 N. 23rd St.
1021-1035 N. 23rd St.
830 N. 24th St
849 N. 24th St
855 N. 24th St
1021-23 N. 24th St
533 N. 25th St.
601 N. 25th St.
611 N. 25th St.
818 N. 25th St.
822 N. 25th St.
832 N. 25th St.
1023 N. 25th St.
527 N. 26th St.
532 N. 26th St.
533- 535 N. 26th St.
535A N. 26th St.
734 N. 26th St.
740 N. 26th St.
840 N. 26th St.
540 N. 27th St.
714 N. 27th St.
749-53 N. 27th St.
839 N. 27th St.
958-60 N. 27th St.
846 N. 28th St.
1028 N. 29th St.
2725 W. Highland Blvd
2743 W. Highland Blvd
2411-19 W. State St.
2608-10 W. State St.
2627-2631 W. State St.
2706-2708 W. State St.
2710 W. State St.
2715 W. State St.
2726 W. State St.
2742 W. State St.
2819 W. State St.
2314 W. Wells St.
2632 W. Wells St.
2700-2735 W. Wisconsin Ave.
2719 W. Wisconsin Ave.
2433 W. Michigan St
2438-2440 W. Michigan St
2519A W. Michigan St.
2521A W. Michigan St
2603 W. Michigan St
2616-2618 W. Clybourn St
The remainder of the structures surveyed within the project boundary was found to be in standard condition. The structures classified as being in standard condition include:
Any required replatting and rezoning shall be accomplished by separate actions in accordance with the procedures specified in the applicable provisions of local ordinances or the laws of the State of Wisconsin.
Current RACM/city-owned, and owner-occupied properties, as well as properties to be acquired are shown in Map No. 4 - Land Acquisition Plan and described in Exhibit C – Parcel Description Table, attached to this Plan. At this time there are acquisitions planned, but no acquisitions with a designated funding source in conjunction with this redevelopment project.
Sites with historic designation (Local and/or National Register) and those eligible to apply for historic designation are shown on Map No. 7 – Historic Designation Map, as well as noted in the attached table.
The Avenues West Redevelopment Plan area is characterized by a mix of building types. The corridor along Wisconsin Avenue is lined with prominent institutional, educational, apartment and commercial buildings (Ambassador Hotel, Eagles Club, Grand Avenue Middle School, Wisconsin Avenue Elementary School, the Sheridan/Mathella Apartments), the most significant of which date to the early 20th century.
Prosperous middle and upper middle class residents as well as some of the wealthiest businessmen of Milwaukee lived north of the avenue. The extant houses reflect this prosperity and display a great variety of architectural detail, most of which is intact, although in some instances, covered over with substitute siding materials. The houses date mostly from the 1880s to the turn of the twentieth century. Most of the properties with historic status and eligibility for historic status are located north of Wisconsin Avenue. Incursions into the fabric of this section of the project area date mostly from the 1960s when large apartment buildings were constructed on the sites of mansions and smaller apartment buildings replaced middle class houses. In addition, many demolitions occurred to created parking lots to serve a number of health care facilities within and adjacent to the project area. These remain as surface parking lots today and represent holes in the fabric of the neighborhood.