General Development Plan Yahara Commons Riverfront Redevelopment

Transcription

1 General Development Plan Yahara Commons Riverfront Redevelopment M O N O N A, W I S C O N S I N

2 G E N E R A L D E V E L O P M E N T P L A N CONTENTS : 1.0 PROJECT TEAM 2.0 PROJECT LOCATION AND EXISTING CONDITIONS 3.0 PROJECT DESCRIPTIONS, HEIGHTS AND AREAS 4.0 PARKING 5.0 DESIGN STANDARDS 6.0 CHARACTER OF LAND USE, GREEN SPACE, AND COMMON AMENITIES 7.0 ARCHITECTURE 8.0 ECONOMIC FEASIBILITY AND IMPACT 9.0 IMPLEMENTATION SCHEDULE 10.0 SITE PLAN 1 = PHASING PLAN 1 = SITE PLAN EXISTING BUILDING OVERLAY 12.0 AERIEL AXONOMETRIC 13.0 LANDSCAPE PLAN 14.0 CIVIL EXISTING CONDITIONS 15.0 CIVIL SITE PLAN 17.0 CIVIL GRADING PLAN 18.0 CIVIL UTILITY PLAN

3 1.0 PROJECT TEAM: GALWAY COMPANIES JLA ARCHITECTS +PLANNERS 6430 Bridge Road- Suite Crossroads Drive Suite 2300 Monona, Wisconsin Madison, Wisconsin Contact: Steve Doran Contact: Adam Fredendall MCGANN CONSTRUCTION 3622 Lexington Aveue Madison, WI Contact: Aaron Kostichka SPIRE ENGINEERING INC. 600 W. Virginia Street, Suite 102 Milwaukee, WI Contact: Alan T. Rentmeester VIERBICHER ENGINEERS 999 Fourier Drive, Suite 201 Madison, WI Contact: David M. Glusick KEN SAIKI DESIGN LANDSCAPE ARCHITECTS 303 S. PATERSON SUITE ONE Madison, WI Contact: KEN SAIKI

4 2.0 PROJECT LOCATION & EXISTING CONDITIONS LOCATION Properties assembled in the general area bounded by West Broadway, Bridge Road and the Yahara River. Excluded from the project area will be the Monona State Bank property and everything to the north east of the telecom structure located at the south west corner of the Four Lakes Yacht Club property. EXISTING CONDITIONS The assembly of parcels currently under the control of the City of Monona includes Chase Bank, Inland Boat Works, the former Ruby s Restaurant, Any and All Video (former Dry Cleaning), Bridge Road Lounge, the Former EDS building, and Metropolitan Lane. The site will be completely razed, and any contamination will be remediated prior to construction.

5 3.0 PROJECT DESCRIPTION, HEIGHTS AND AREAS The proposed Yahara Commons project is a mixed use development of approximately 8.5 acers to be constructed in three phases. The City of Monona will maintain ownership of the land which will become the public right of way and public park. Phase 1 (2.17 acres): To be completed no later than December 31, 2018 City of Monona will complete the following prior to completion of The Phase 1 Building: Demolition and clearing of development parcel Construct Lower Metropolitan Lane (LML) Construct the intersection with Broadway Water, sanitary sewer and electrical beneath LML Construct city storm sewer facility in LML and public park. The development team will construct a 5 story mixed use building over a lower level parking garage to be at the same elevation as the public park. The height of the building above the average grade plane is approximately 66 and the total gross square footage is approximately 126,400 s.f. The lower level parking garage is the entire footprint of the surface parking lot and the building. Building features include: 96 residential apartments 21% Studio, 54% 1 BR, and 25% 2 BR o Residential club room, fitness room, and rooftop patio 24,050 s.f of commercial space at the 1 st Foor (Broadway level) 3,800 s.f. commercial space (intended for special events) at the public park level 3,000 s.f. park building, leased back to city for public restrooms, park maintenance storage, and a multi-purpose room that could function as a concession stand, ice skate rental, etc. 178 Indoor parking spaces 88 Surface parking spaces + 14 street parking spaces

6 Architectural Entrance monument and signage at the new Broadway entrance. PROJECT DESCRIPTION, HEIGHTS AND AREAS (cont.) Phase 2 (2.06 acres): To be completed no later than December 31, 2021 City of Monona will complete the following prior to completion of The Phase 2 Building: Reconstruct Upper Metropolitan Lane (UML) Bury overhead electrical service of UML Construct roadway between LML and Bridge Road Construct park amenities Complete necessary water, sanitary sewer, city storm sewer and electrical The development team will construct a 4 story residential building over a lower level parking garage. This building could potentially have a senior living component, but will not include any commercial space. The building will be approximately 55 tall and the total gross square footage is approximately 170,400 s.f. The lower level parking garage is the entire footprint of the building as well as the three green roof areas. Building features include: 140 residential apartments 25% Studio, 50% 1BR, and 25% 2BR Private green roof area over parking garage. Geometry of building aligned to engage and strengthen the organization around the public park. 178 indoor parking stalls Club room at the public park level. Potential shared green space along bike path for public bike parking Walk up units along Bridge Road

7 Phase 3 (1.28 acres) To be completed no later than December 31, 2021 The development team will construct a 3 story commercial office building over a lower level parking garage. The building will be approximately 45 tall and the total gross square footage is approximately 33,600 s.f. This lower level garage could expand to the extents of the parcel, similar to phase 1 for additional parking. Building features include: 11,200 s.f / floor of commercial office space Central core adjacent to entrance lobby 30 indoor parking spaces 80 surface spaces 4.0 Parking: The development parcels were designed to maximize the footprint of potential below building parking garages. Due to ground water issues, all three lower level parking garages are at the site minimum of 48 the same elevation as the new public park. A total of 59 street parking stalls have been included. A few stalls that could possibly fit directly in front of the park have not been included as this is intended to be feel like a connected green space. Parking ratio analysis by phase as follows:

8 The shared parking analysis below shows totals for the entire development. It has dedicated indoor residential parking at a ratio of 1 stall / bedroom. All surface spaces would be shared. To offset the phase 1 deficit, a temporary surface lot will be striped on the phase 3 parcel. Parallel parking on both sides of Bridge Road is anticipated with the future reconstruction to further help with overflow.

9 Public Transit and Bike Path There are three bus stops that will help to serve the site. The 12 runs to Capitol Square and stops at the Lake Point Dr. and Bridge Road bus stop on the west side of the site. The 16 and 11 stop at the corner of West Broadway and Bridge Road. The Monona Express can be caught at Bridge Road and Winnequah just on the other side of the river on Bridge Road. Creating a new southern destination for the the bike path system, Yahara Commons will bring the bike path right through the heart of this site. Amenities are yet to be designed, but there is motivation to include a large bike parking area, a public bike shop for minor repairs, water, etc. and B Cycle rental bikes. 5.0 Design Standards: Stormwater Management The Yahara River Redevelopment site is currently covered predominately with impervious surfaces such as roof tops, pavement, and gravel. Stormwater generated from these impervious areas currently conveys pollutant and sediment loads from the site which are discharged directly into the Yahara River. As part of the redevelopment of the site, pervious surfaces will be reduced and green roofs shall be implemented into the plan to the maximum extent practicable. These changes in land use will cause the post-development peak runoff rates for both the 2-year and 10- year 24-hour storm events to be equal to or less than the predevelopment rates. Stormwater best management practices (BMPs) shall be proposed to treat the stormwater generated by the driveways and other

10 impervious areas prior to discharging into the Yahara River. A 40% reduction in suspended solids can be achieved by utilizing different types of BMPs such as bioretention basins/swales, pervious pavement, or underground facilities. A preliminary analysis was conducted using WinSLAMM modeling of an underground facility. A conservative approach of using only paved and roof surfaces for the ~8.5 acre full build-out was included in the model. The calculations showed that an underground facility with a 2,500 square foot footprint and a three foot sump would achieve a 41% reduction of the total suspended solids. Given the need for underground parking for the buildings, it is proposed to build this underground facility in the public plaza. If it is requested to reduce the footprint of the underground facility, bioretention basins/swales or pervious pavement could be used in the public right-of-way and in turn could provide additional stormwater infiltration (although not required). To address any oil and grease concerns, catch basin inserts shall be provided in the proposed inlets to separate out the oils and grease upstream of the underground facility. A stable outlet capable of handling the velocities for the 10-year 24- hour storm event as well as a safe overflow for the 100-year 24- hour shall be provided to minimize the erosion or flood concerns. During construction, erosion control measures such as silt fence, street sweeping, and gravel construction entrances shall be utilized to reduce the sediment runoff to acceptable levels. The stormwater management facilities and erosion control measures shall be constructed to meet the City, County, and State stormwater management and erosion control ordinance requirements. General Grading Plan The site plan in Exhibit A shows spot elevations at all critical intersections. A grading plan will be provided for the final GDP submittal.

11 Soil Suitability A Geotech report was generated for the City of Monona in February of 2015 by CGC. 16 borings concluded that the subsurface conditions are fairly uniform and suitable for conventional spread footing foundations. Groundwater was encountered at an average depth of This influenced the site design as the economic viability does not support construction of sub-grade spaces below an elevation of Character of Land Use, Green Space, and Common Amenities Central to this scheme for the Yahara Riverfront redevelopment is a destination public place. This site has the unique opportunity to create a new vibrant community connection to the Yahara River that does not exist in Monona. This central public park space has been envisioned to be many things as evident in the work completed by the City of Monona and Vandewalle and Associates. Envisioning public spaces and all the human interactions that could be realized is always an exciting discussion. Just as important as the activities and amenities envisioned for a place is the context. Successful urban environments are defined by their edges and adjacencies. There must be a desirable mix of outside influences to activate a public space. This location offers a perfect balance with: Bike path engagement Adjacencies of public transit Access to the Yahara River and all that comes with connecting to the region s lake system Direct adjacency to the Monona Wetland Conservancy Permanent visibility from Madison s beltline traffic arterial A main entrance presence on West Broadway, one of Monona s most heavily travelled streets

12 The third critical piece to a successful public place is the directly adjacent program, or occupancies of surrounding buildings and their architecture. We have carefully planned residential and commercial spaces to engage the contextual location and the future Yahara Commons Park. The three buildings must also prove to fit into realistic economic models striking the right balance of occupancy and construction types. 7.0 Architecture Phase 1 Architecture The first phase tackles the most difficult, yet most prominent portion of the site. The building massing defines the edge of the river, defines the edge and backdrop identity for the park, and must have commercial visibility from Broadway for the planned restaurant and retail uses. All of the 1 st floor commercial spaces are at the same elevation as Broadway, and signage will be visible from the south. Yahara Commons entrance signage (not currently shown in this document) will need to be designed to fit with the Architecture of the surrounding buildings and create a sense of identity as visitors turn off of Broadway and into the development. A wide pedestrian opening has been created at the crux of the building geometry to readily connect the commercial spaces on the Broadway level with the green space and river access of Yahara Commons. A driving concept of the development organization is to engage the central park space on as many building elevations as possible creating a sense of vertical activity. At the plaza level, phase 1 has two building forms that jut out to align geometries with the green space. This also provides rooftop seating areas for the restaurants that have a presence directly on the Yahara Commons plaza. Below these rooftop terraces are amenities to serve the multiple activities that may take place in the park. At the riverfront, the lower level space is planned as a private sector run event space. Overhead doors could open to blur the indoor / outdoor line for indoor / outdoor

13 events. At the west end of phase 1, the lower level space is designed to function as a City of Monona park building. Public restrooms are provided as well as a storage room for park maintenance and a multipurpose room which could function as a concession stand, skate rental, or informational office. Other lower level amenities such as the fitness room will help to break up the fenestration and conceal the parking garage. The exterior material concept supports this notion of vertical activity while anchoring the building with timeless, durable materials. The base of the building will primarily be a light colored masonry such as stone or cream city brick. Rhythms driven by the residential units and balconies set up piers of masonry that meet the sky with wood brackets and soffits. The blue material is intended to be a metal panel system and the beige areas will be Glass Fiber Reinforced Concrete panels (GFRC).

14 Phase 2 Architecture The massing of the second phase of the project creates a visual extension of the Yahara Commons park with a private green roof. There are three green roof areas to strengthen the terraced vertical activity concept. Balconies of a similar language to phase 1 will provide people spaces on all elevations of the building. This phase will create the edge on Bridge Road. As this is the part of the site that directly engages other residential buildings, we plan to design the façade in such a way that breaks the scale down by utilizing massing strategies as well as having 1 st floor walk up units on Bridge Road. The materiality of phase 2 will be the same or very similar to phase 1. Utilizing the same palette of materials for these buildings is an important aspect to creating a strong sense of identity and place.

15 Phase 3 Architecture As a stand alone commercial office building, phase 3 is inherently different from phase 1 and 2. The massing and building position on the site continue and reinforce urban edges critical to the spatial definition of the Yahara Commons park. Vertical rhythms of masonry piers are continued from phase 1 in a representation of the structural grid. The blue metal panel sets up a contemporary massing frame that relates to the blue metal forms on phase 1 and 2. Phase 3 looks to bring a complementary color masonry and corrugated metal panel into the material palette mix. Phase 1 and Phase 3 work together to maximize parking efficiency and reinforce a framed entry to Yahara Commons.

16 The position of the phase 3 building was carefully considered in the composition of the development. The development team believes the proposed size and scope are attainable at this site for the intended office building use. If the size and scope changes, the building position will need to be re-evaluated. The proposed building placement reinforces the southern edge of the central public space strengthening the architectural character. It allows for the most efficient parking layout and future flexibility to expand parking capabilities without going to structured above grade parking. The A Building geometry engages Broadway and works with Monona State Bank to frame a vehicular side to the development. The bar formed by the A and B building create a commercial side (Broadway) presence as well as a park side backdrop while the B building engages and visually extends the park space to a residential green roof. The images below show a few alternate placements.

17 8.0 Economic Feasibility and Impact: The developer will provide a letter to address economic feasibility from Baker Tilly (developers accountant) on behalf of the developer addressing their ability to support and secure financing for the total project as identified in the developers agreement. Currently the developer is in the process of meeting with banking institutions on the Phase One portion of the project and will provide proof that buyer has a financing commitment to the City of Monona once the developers final selection for financing has been established. 9.0 Implementation schedule: Issuance of Phase 1 Construction Documents: SEPTEMBER 1, 2017 Issuance of Demo Permits/commence demolition: OCTOBER 1, 2017 Begin Phase 1 Construction: DECEMBER 1, 2017 *Reference 3.0 above for City of Monona Phase 1 tasks. Phase 1 complete by MAY 1, Phase 2 complete by DECEMBER 31, 2021 *Reference 3.0 above for City of Monona Phase 2 tasks. Phase 3 complete by DECEMBER 31, 2022

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22 EXISTING PUMP HOUSE BICYCLE LANE, ONE LANE TRAVELING IN EACH DIRECTION UPPER METROPOLITAN LANE, 23 PARALLEL PARKING STALLS EXISTING RESTAURANT / YACHT CLUB PROPOSED DECIDUOUS CANOPY TREES, TYPICAL CONNECTOR ROAD, (39) PERPENDICULAR PARKING STALLS LOW, SALT TOLERANT SHRUBS, 36 HT. MAX. EXISTING BOAT LAUNCH PEDESTRIAN SIDEWALK TURF GRASS, TYPICAL PHASE 1 ENLARGEMENT GROUND FLOOR PLAN (PLAZA LEVEL) BUILDING A FIRST FLOOR (BROADWAY LEVEL) SECTION LOWER METROPOLITAN LANE, (13) PARALLEL PARKING STALLS PHASE 1 ENLARGEMENT

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