Fitchburg Anton Drive Redevelopment Plan by MSA Professional Services

A N TO N D R I V E R E D E V E LO P M E N T P L A N PL AN C OMMISSION AD OPTION: JANUARY 17, 2017 (PCR-01-17) C OUNCIL AD OP TION: MA RCH 28, 2017 (2 0 1 6 -O -2 8 )

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20-YR visionary image over the planned US-18 interchange - looking northwest

ACKNOWLEDGEMENTS COMMON COUNCIL

ANTON DRIVE STEERING COMMITTEE

Steve Arnold, Mayor Dorothy Krause, 1st District Carol Poole, 1st District Julia Arata-Fratta, 2nd District Patrick Stern, 2nd District Jason Gonzalez, 3rd District Dan Carpenter, 3rd District Jake Johnson, 4th District Tony Hartmann, 4th District

Dean Gorrell, Verona Area School District Ron Johnson, City of Fitchburg Plan Commission Dorothy Krause, City of Fitchburg District 1 Alder Brenten Kuznacic, Multi-Family Housing Landlord Toni Prestigiacomo, Verona Road Business Coalition Jeff Rohlinger, Jamestown Neighborhood Association Bob Shea, Wingra Stone Company Shanee Sumerlin, Multi-Family Housing Tenant Jessica Vaugn, City of Madison Planning Department Randy Wautlet, Orchard Pointe Area Businesses

PLAN COMMISSION Mayor Steve Arnold, Chairman Carol Poole, Vice Chair Ron Johnson Ed Kinney Rachel Lee Tony McGrath Bill Tishler

CITY STAFF Susan Badtke, Community Planner Cory Horton, Director of Public Works Thomas Hovel, Zoning Administrator/City Planner Michael Zimmerman, Economic Development Director

MSA PROFESSIONAL SERVICES, INC Mike Maloney, PE, Principle-in-Charge Jason Valerius, AICP, Project Manager Amber Converse, GIS Specialist Eric Thompson, PE, CFM, Strormwater Engineer Erin Katopodis, EIT, Traffic Analysis James Bongard, Senior Engineering Technician Kevin Ruhland, PE, Traffic Engineer Stephen Tremlett, AICP, CNU-A, Urban Designer

20-YR visionary image over the planned bend in the Fitchrona Road extension - looking souheast

CO N T E N T S 7

Chapter 1: Intro & Public Input

Chapter 1 discusses the planâ&#x20AC;&#x2122;s purpose and objectives, and summarizes the planning process, and public feedback.

15 Chapter 2: Policies, Strategies & Implementation Chapter 2 establishes the policies and strategies to guide the development and redevelopment of the Anton Drive study area.

35 Chapter 3: Existing Conditions - Land Use and City Services Chapter 3 looks at a variety of factors that impact the current supply and future demand in the Anton Drive study area, including existing development conditions, infrastructure, etc.

53 Chapter 4: Existing Conditions - Mobility Chapter 4 reviews the quality and capacity of existing and forecasted conditions for motor vehicle, pedestrian, bicycle, and mass transit infrastructure within the planning area.

69 Chapter 5: Existing Conditions - Market Analysis Chapter 5 describes market conditions and trends relevant that may affect land use preferences and development interests in the planning area.

95 Chapter 6: Land Use & Development Alternatives Analysis Chapter 6 presents the development scenarios prepared to facilitate discussion about land use preferences, and the recommended land use pattern for the planning area.

A1 Appendix A: Traffic Analyses B1 Appendix B: Maps

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CHAPTER 1 INTRODUCTION & PUBLIC INPUT

8 Purpose, Objectives & Process This section outlines the overall purpose, objective and planning process for the Anton Drive Redevelopment Plan.

10 Study Area & Regional Context This section defines the geographic boundaries of the study area, and its significance in the larger regional context.

12 Public Input Summary The businesses in the study area were interviewed and the public was able to provide feedback at two public informational meetings. This section summarizes their responses. See Appendix A for more public input details.

Chapter 1 | Introduction & Public Input

PURPOSE, OBJECTIVES & PROCESS DANE COUNTY’S BETTER URBAN INFILL DEVELOPMENT (BUILD) PROGRAM The BUILD program partners with Dane County communities to plan and implement infill development through planning grants. The funding supports the assistance of planning consultants who help communities with preparation of infill plans. Program Goals • Promote infill development, redevelopment and efficient use of existing infrastructure

PURPOSE The purpose of this study is to create a redevelopment plan and implementation strategy for the Anton Drive Planning Area. The plan will help the City and property owners respond to and leverage changing conditions in the area. In particular, Wisconsin Department of Transportation’s (WisDOT) Verona Road improvements, which started near the end of the Anton Drive planning process (Fall 2016) and plans to be completed by the year 2020. The major improvements planned with impacts on the planning area include two new grade-separated interchanges at McKee Road and Williamsburg Way, a roundabout at Williamsburg and Anton, and the extension of Fitchrona Road to Anton Drive through the Wingra Stone property. These changes will improve the overall regional transportation network, but will reduce the visibility of some Anton Drive parcels and change access routes to and from the planning area. This Plan is paid in part by the City of Fitchburg, Wingra Stone Company and a grant from Dane County’s BUILD program (see side bar for BUILD objectives).

• Stabilize and enhance existing neighborhoods, downtowns and business districts

OBJECTIVES

• Revitalize communities

The objectives of this study include:

• Avoid converting productive farmland on urban fringes

1. Identify development and redevelopment opportunities in the planning area, including planning for any sites where a change in use is likely or desirable 2. Identify market opportunities and trends likely to influence redevelopment decisions and outcomes 3. Identify any infrastructure improvements (water, wastewater, stormwater, etc.) needed to accommodate new development 4. Project future traffic patterns and volumes to identify any trafficrelated constraints on new uses in the planning area 5. Enhance bike, pedestrian, and transit accessibility throughout the planning area 6. Identify opportunities to support and improve the Jamestown Neighborhood 7. Establish a plan for new development, including uses, intensity of use, and urban design guidance, within the constraints of public infrastructure systems 8. Create an action plan for things the City can do to implement the plan

• Provide viable options to auto trips by supporting walking, biking and transit • Attract private investment • Improve the lives of those of low to moderate income living in the community • Lead to the clean up of contaminated sites • Encourage improvements that promote healthy living https://build-plandev.countyofdane.com/

City of Fitchburg | Anton Drive Redevelopment Plan

PROCESS PROJECT SCHEDULE February 2016 * Steering Committee Mtg 1

who was on the Anton Drive Steering Committee.

This plan was developed over approximately twelve months, beginning in January 2016. The process included the following activities.

* Business Interviews

Staff Meetings March 2016 * Steering Committee Mtg 2 April 2016 * Steering Committee Mtg 3 * Community & Economic Development Meeting May 2016 * Transportation & Transit Commission Meeting * Public Informational Mtg 1 * Plan Commission & Committee of Whole Meetings September 2016 * Steering Committee Mtg 4 * Plan Commission Mtg * Public Informational Mtg 2 October 2016 * Steering Committee Mtg 5 November 2016 * Steering Committee Mtg 6 January 2017 Public Hearing / Plan Commission Recommendation

MSA planners met with staff at every stage of the planning process to review and discuss draft materials. The City’s planning, engineering, and economic development departments participated in these meetings.

Business & Property Owner Engagement MSA planner Jason Valerius and City Economic Development Director Michael Zimmerman visited with many of the property owners, businesses and representatives of residential properties within the study area. Each meeting covered a range of topics, including concerns about the highway project, intentions for future investment or redevelopment, preferences for changes in the study area, and any other issues of concern. The feedback from these interviews is briefly summarized in this chapter.

Resident Engagement There are several multi-famly residential developments in the planning area, and a mixed residential neighborhood (Jamestown Neighborhood) located adjacent to the planning area. This plan was directly vetted by Jamestown Neighborhood Association President,

The two public information meetings were publicized through several avenues including: • • • •

the Verona Road Business Coalition (VRBC), the City Website, “Notify Me” City list serve emails, and flyers distributed by commission members.

Both public informational meetings were attended by residents, business owners and property owners in the study area, as well as from the Jamestown Neighborhood.

City Council & Other City Commissions MSA presented planning process updates and plan draft material, and sought feedback on that material, from several City commissions including the following: • • • •

Community and Economic Development Authority (CEDA), Transportation and Transit Commission (TTC), Plan Commission (PC), and City Council.

Feedback received by the above commissions have contributed to this plan.

Chapter 1 | Introduction & Public Input

STUDY AREA & REGIONAL CONTEXT Political, School & Special Districts

EAK E

IVE DR

ANTO ND

D RIVE

W AY

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MCKEE ROAD

City of Fitchburg | Anton Drive Redevelopment Plan

RO HARDROCK

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District 4 (Fitchburg)

CITY OF FITCHBURG DANE COUNTY, WI

BUDS DRIVE

R OAD

DBURY B RA

DORCHESTER WAY

COSGROVE DRIVE

LANE BASALT

from any parcel; however, three roads that currently connect to US 18/151 provide easy access to the regional highway system (i.e. Williamsburg Way, Carriage Street and McKee Road). There are significant pedestrian/bike facilities near the study area, including the Capital City State Trail, Badger State Trail, Military Ridge State Trail, SW Commuter Path and Cannonball Trail, though no dedicated bike facilities within the study area beyond the Capitol City Trail connection to Williamsburg Way at Verona Road.

COTTONWOOD DRIVE

LIME

SANDSNES LANE

DRIVE

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A M INO WAY

THORNEBURY

NE LA

JEFFERS DRIVE

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District 7 (Madison)

FITCHRONA

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DRIVE

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ROAD

MANCH ESTER ROAD

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KESWICK DRIVE

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EPORT ROAD

ALLIED DRI VE

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COMMERCE PA R K D

ARIAL CIRCLE

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CARLING DRIVE

ROAD

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District 1 (Fitchburg)

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LEWON DRIVE ROAD

TAWHEE DRIV E

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GILBERT

RAE LANE

MULBERRY LANE

PRAIRIE ROAD

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This area is a major gateway into the City of Fitchburg from the south – US 18/151 transitions into the urban development character of the City of Fitchburg and the Madison Metro area at McKee Road. This area serves as a major highway commercial district for the City. Current uses are a mix of office, retail, service, storage and residential uses; buildings were constructed from the 1950’s (Wingra Stone) to the early 2000’s. There is no direct access to the highway

IVE DR

LANE OK

ROAD

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REGIONAL CONTEXT

BIG BOW ROAD

WILLIAMSBU RG WA Y

SARA

CI T Y O F MA D I S ON

CI T Y O F FIT CH B U RG

RICHMOND DRIVE

PASS

KRONCKE DRIVE

DRIVE

BRANDO N

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MONTICELLO WAY

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EAST

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RAVENSWOOD ROAD

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WESTBROOK LANE

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McKee Road (CTH PD) to the south.

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Jamestown and Western Hills Neighborhoods to the north, and

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MEADOWOOD DRIVE

PUTNAM ROAD

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Fitchburg city limits and MaplePrairie Neighborhood (in the City of Madison) to the west,

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MAYHILL

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DENTON PLACE

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US-151/18 (Verona Road) to the east,

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District 10 (Madison)

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Verona School District

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Madison School District

ROAD

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School Districts

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District 20 (Madison)

Aldermanic Districts

LANE

IRIS

TID #6

T O TTENHAM ROAD

BARTLETT

BALSAM ROAD

ROAD

Parcel

As shown in the Regional Context Map (on the next page), the study area is bounded by:

FRISCH ROAD

Planning Area

BIRCH HILL DRIVE

JONQUIL

Municipal Boundary

CAMERON DRIVE

Sources: Verona School District (district boundary); Fitchburg (TID boundary); Dane County, WI (parcels, roads, supervisory districts) BOULEVARD

The Anton Drive Planning Area is approximately 152 acres, which includes 61 acres under ownership of Wingra Stone Company.

MCKENNA

STUDY AREA

250

500

Feet 1,000

The study area is in the western portion of Aldermanic District 1. The entire study area is within the Verona Area School District, as is a portion of the adjoining neighborhood to the west of the Wingra Stone site in the City of Madison (see the map above). A portion of the planning area is part of Tax Incremental District (TID) #6, including the undeveloped lots on Kapec Dr. and King James Way.

Regional Context Sources: Dane County, WI (parcels); ESRI (aerial)

Chapter 1 | Introduction & Public Input

PUBLIC INPUT INTERVIEWS

semi-truck deliveries on busy weekdays. Some sites do not have space for trucks to turn around, requiring semis to block traffic while backing into the site. The greatest generator of truck traffic in the study area is the Wingra Redi-Mix plant, which can generate 300 truck trips per day at peak production.

MSA Project Manager Jason Valerius and City of Fitchburg Director of Economic Development Mike Zimmerman conducted 20 interviews with property and business owners during the month of February, 2016. The interview process included representatives of 13 of the 31 businesses in the study area, plus representatives of the Willow Run Condominiums and New Fountains Apartments.

Interview Feedback

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Employment. Among those businesses we spoke to, average employment is roughly ten (10) people, and the estimated average number of full-time equivalents is five (5), reflecting the fact that these are mostly service and retail businesses and roughly two-thirds of the employees in the area are part-time. Activity and Traffic. Most businesses reported only a handful of deliveries per day or week, though Mounds Pet Food Warehouse can have 8-10

Alternative Modes of Tra n s p o r t a t i o n . Most employees and customers of businesses in the area arrive by personal vehicle, though some neighborhood residents use the Metro bus system.

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Carriage Street. The adjoining businesses want Carriage Street to be maintained in its current form when it is cut off from Verona Road. The adjoining businesses would like some sort of change to Anton Drive to improve safety turning out of Carriage Street [Note: the future of this street will be decided by the City, which still has the option to vacate the public right-of-way to the adjoining landowners, allowing them to maintain the street as they see fit. If considering vacation, the City will need to retain easements for existing sewer and water pipes in that right-of-way.]

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Impact of the Verona Road Improvement Project. All businesses anticipate some challenges to maintain customer traffic during construction, though most expect those challenges to be modest and manageable. At least one business expects to discontinue its retail functions, and another is concerned by the noise of construction occurring very close to its building.

The greatest source of customer trips is the PDQs, which can generate about 500-1,000 trips per day. Other uses generate less - the furniture stores, for example, are generating about 20-100 trips per day. Operating hours in the area are typically within the hours of 8 AM to 9 PM, though Wingra Redi-Mix sometimes operates 24 hours per day to supply highway construction projects.

An abbreviated summary of the interview findings follows. It is important to understand that this is only a partial snapshot of stakeholder opinions about the study area.

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Parking. Few businesses have or anticipate a parking problem, except Madison Swim Academy, where they use on-street parking during peak periods but will lose that when Kapec Drive is reconfigured in 2017. Parking is all accommodated with surface lots, however the new building at the corner of McKee Road and Verona Road will have underground parking, funded through Tax Incremental Financing (TIF), to enable a three-story building on that small site.

City of Fitchburg | Anton Drive Redevelopment Plan

The closure of Carriage Street is not anticipated by business owners to have a significant impact on success in the corridor. Businesses in onestory buildings on King James Way expect to have severe visibility constraints and several believe that change will reduce their revenue and competitiveness. Though most businesses are not concerned about the change in access at Kapec Drive and McKee Road, PDQ may consider relocating once it loses a convenient route back to the highway at McKee. •

•

Undeveloped parcels. There are currently five ready-tobuild parcels between Kapec Road and King James Way; owners are open to any sale or development opportunity that allows a reasonable return on their investment. Wingra Stone expects to continue operating their concrete plant, but their lands to the north and west of the extended Fitchrona Road are expected to be available for development within five years. Redevelopment Plans. Most of the existing businesses and property owners plan to continue operating in their current buildings without significant changes or additions. Exceptions to this are the 3-story office building under construction near the

intersection of Verona Road and McKee Road, and interest in redevelopment by the owners of the commercial strip building on Williamsburg Way. •

Preferences for Other New Uses. Everyone wants more commercial uses, especially retail and service businesses. Residents and office space owners want more consumeroriented uses; current retail and service businesses owners would be happy with just about any new uses that bring more consumers into the area.

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Signage. Most business owners were already aware that the city adopted new, flexible sign regulations for the Verona Road corridor, and Mike Zimmerman directed everyone likely to need a new sign in some way to contact Susan Badtke at the City Planning Department.

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Crime, Vandalism and Public Safety. We heard very few concerns about crime or safety from interviewees within the study area. The Fitchburg Police are very present, and even nuisance issues like vandalism are rare. Apartment dwellers experienced a notable uptick in break-ins and thefts in the last quarter of 2015. We heard concerns about the behavior of customers frequenting the Williamsburg Way PDQ,

including loitering near the store and litter problems along the route between PDQ and the Jamestown neighborhood. [Note: during this planning process, residents of the Jamestown Neighborhood have expressed greater concern about crime and public safety] •

Utilities. Based on these interviews, public and private utility infrastructure in the planning area is in excellent condition.

Chapter 1 | Introduction & Public Input

PUBLIC INPUT PUBLIC INFORMATIONAL MEETINGS (PIM)

PIM (September 29, 2016)

All of the meetings of the Steering Committee and standing City committees were public meetings open to attendance by any interested stakeholders. However there were two meetings specifically designed and promoted to inform and involve the general public.

Kick-Off PIM (May 4,2016) Hosted at Fire Station #2 between 6:00 and 8:00 PM, this meeting featured an introduction by the Mayor and a presentation by the MSA Project Manager. Attendees were invited to ask questions, speak with Project Team or Steering Committee members in attendance, and complete worksheet questionnaires. Attendees were mostly residents of the Jamestown Neighborhood. There was no dominant theme in the comments from attendees. A number of people attended with concern that the plan would recommend the installation of sidewalks in the adjoining neighborhood, and were relieved to hear that the plan would not include such a recommendation. Preferences about new uses in the study area varied, but were generally

focused on uses that could be used by existing residents, such as restaurants, a church, a community center, and a park.

Concept/Draft Plan PIM (September 29, 2016) Hosted at Fire Station #2 between 6:00 and 8:00 PM, this meeting featured an introduction by the Steering Committee Chair and a presentation by the MSA Project Manager. Attendees were invited to ask questions, speak with Project Team or Steering Committee members in attendance, and complete worksheet questionnaires. Most of the time was used to present and answer questions about the land use concepts. Attendees were mostly residents of the Jamestown Neighborhood. A dominant theme was concern about

City of Fitchburg | Anton Drive Redevelopment Plan

the possible height and density of residential buildings adjacent to the existing neighborhood, with a clear preference for lower-density housing. Attendees were generally in favor of proposed pedestrian connections to the neighborhood, and confirmed that they did not want to see a new street connection between Fitchrona Road and the neighborhood.

CHAPTER 2 PLAN POLICIES, STRATEGIES & IMPLEMENTATION

16 Vison, Goals & Policies This section presents the overall long-term vision for the Anton Drive Redevelopment Area, and states the goals and policies to reach this stated vision.

19 Placemaking Strategies This section presents strategies to guide (re)development in developing a unique place that will draw from the City of Fitchburg , as well as the broader region.

28 Action Plan This section outlines action steps to improve the study area as it redevelops.

33 Funding Toolbox This section offers potential funding opportunities that will assist in implementing the action plan in order to achieve the plan’s long-term vision for the Anton Drive Redevelopment Area.

Chapter 2 | Plan Policies, Strategies & Implementation

VISION, GOALS & POLICIES This plan is intended to establish policies and strategies to guide the development and redevelopment of the Anton Drive study area. This chapter consolidates that essential content.

Goal 1 – Development and redevelopment in the Anton Drive Planning Area will establish this area as unique, walkable and urban.

Vision Statement

The Anton Drive Planning Area will develop and redevelop with diverse uses, high quality buildings and smart urban design. New investment here will benefit the City of Fitchburg in general, and specifically local businesses and the Jamestown Neighborhood, by bringing more customers, jobs and amenities to the area.

Policy #1.1 A Walkable Neighborhood The City desires development in this area with an urban character that is safe and pleasant for walking. Property owners are encouraged to utilize SmartCode zoning, where this is an option, or otherwise to design for consistency with the design guidelines and placemaking strategies in this plan. In general, the objective is to have an effective and adaptable network of public streets that safely accommodate walking, to place buildings close to and visually connected to the street, and to locate parking in side yards, rear yards, and underground.

Policy #1.2 Smart Design along Verona Road The parcels adjoining the US 18/151 right-of-way are “double-frontage” lots requiring careful design on both the street side and the highway side. All projects should be designed and reviewed for consistency with the design guidelines in this plan,

20-YR vision looking above the planned Kapec/Fitchrona intersection - looking west especially including the orientation of public entrances toward a local street and strategies to make buildings taller and more attractive as seen from the highway.

GOAL 2 – New development in the planning area will be economically viable and will also be compatible with and support the success of the Jamestown Neighborhood.

City of Fitchburg | Anton Drive Redevelopment Plan

Policy #2.1 New Residential Uses Desired New residential uses are appropriate in the planning area. A healthy neighborhood includes a diversity of housing types that appeal to a variety of residents, from young professionals to families with children and older adults. The City expects market demand for multifamily housing but also desires some owner-occupied housing, especially in formats not currently

A bungalow court consists of a series of small, detached structures (500-800 square foot per unit), providing multiple units arranged around a shared court. Generally the homes are individually owned with the land under shared ownership.

available in the neighborhood such as townhomes or “bungalow court” configurations.

Policy #2.2 Affordable Housing While housing affordability is a concern throughout the Madison Metro area, the Jamestown neighborhood remains relatively affordable. As such, the number of incomequalified housing units in the planning area should be maintained (currently at 116 income-qualified units), but not increased. An exception to this policy would be if the housing units targeted income-restricted seniors The City also encourages design strategies that can control the cost of market-rate housing without public subsidy such as smaller lots, smaller units and attached units. Design strategies that seek affordability simply through the reduction of quality are strongly discouraged.

Policy #2.3 Business+Resident Connections Encouraged The Jamestown Neighborhood Association is encouraged to pursue

and maintain relationships with business owners and managers in the planning area, especially retail and service establishments. The primary objectives of this outreach should be increased customer traffic for the business, and identification and promotion of employment opportunities for residents.

Policy #2.5 Maintain Existing Residential Uses The existing rental housing along the west side of Anton Drive is currently understood to be stable, profitable and in good condition. If and when these sites are considered for major reinvestment or complete redevelopment, multifamily residential is still the preferred use. Proposals to increase the density of residential units must be evaluated for the likely impact of those additional units on local traffic congestion, parks and other public facilities.

Policy #2.4 Community Meeting Spaces Encouraged

GOAL 3 – Local intersections within and at the edges of the planning area will safely accomThe City recognizes the desire for modate the new traffic resulting a community meeting space con- from development within the venient to the Jamestown neigh- study area. borhood and other westside residents. Though the Fire Station site is planned for redevelopment, and there are no current plans to build a public community center in this area, the City remains open to the option of a public facility in the future. The City supports the establishment of meeting rooms and facilities within private development in the planning area available for neighborhood use at a modest fee, and will consider offering development incentives for projects that include such spaces, in exchange for guaranteed pubic access.

Policy #3.1 Maintain Intersection Level of Service (LOS) D or Better This plan is intended to establish guidelines for development to ensure that as development occurs, the four key local intersections in the planning area will continue to function at an acceptable level of service during the PM peak hour, which data show is the most congested period of the day in this area. Level of Service “D” is deemed acceptable, meaning wait times to get through a signalized intersection will rarely exceed 55 seconds. The

Chapter 2 | Plan Policies, Strategies & Implementation

VISION, GOALS & POLICIES findings and recommendations of the traffic section of this plan will be used to inform decisions about the amount of development that may be approved and the improvement of intersections as traffic increases.

Policy #3.2 New Trip Generation Guidelines The table above offers suggested guidelines on the total number of new inbound and outbound trips that new development would generate during the PM peak hour. New development should generally not exceed these guidelines unless trips are reallocated from another portion of the planning area or a new traffic impact analysis shows that the additional trips, in combination with other new trips assumed in this plan, will not reduce intersection Level of Service below â&#x20AC;&#x153;Dâ&#x20AC;?. Developers are encouraged to incorporate uses that do not generate significant traffic during the PM peak hour.

Suggested PM Peak Trip Generation Limits By Region Region 1 Region 2 Region 3 Region 4 Region 5 Region 6 Region 7 Region 8

PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT

New Trips 10 5 0 0 0 10 0 105 60 110 250 225 340 360 20 15

Total Trips 210 195 240 125 165 175 175 445 65 140 260 235 340 360 75 70

20-YR vision looking toward the planned bend in the Fitchrona Road exension - looking north from McKee Road

City of Fitchburg | Anton Drive Redevelopment Plan

PLACEMAKING STRATEGIES Quality Places Placemaking is the process of creating quality places that attract people. Quality places can and should be unique and memorable, but there is a set of general physical characteristics that all good places share

Project for Public Spaces (PPS) has found that Quality Places share four qualities: 1) they are accessible; 2) people are engaged in activities there; 3) the space is comfortable and has a good image; and 4) it is a sociable place - one where people meet each other and take people when they come to visit. The Place Diagram (created by PPS) is shown

below, and describes the many facets that make a place â&#x20AC;&#x153;greatâ&#x20AC;?. The Vision for this Plan is to make the Anton Drive planning area a distinctive place. This section describes guidelines to work towards this goal. The guidelines are not intended as strict requirements.

Chapter 2 | Plan Policies, Strategies & Implementation

PLACEMAKING STRATEGIES Placemaking Strategies

Park/Social Space(s)

Buildings

The following guidelines, and the map on the next page, describe some placemaking strategies to enhance the Anton Drive planning area’s capacity to attract people and investment and generate positive feelings about this area.

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Street Network • • •

Establish new streets in a grid pattern with modest block size (<2,500 foot perimeter). Provide at least one new east/ west street connecting Kapec Road and Fitchrona Road. Provide consistent street lighting that enhances the neighborhood and supports safe, pedestrian-friendly walkways. Decorative/architectural lighting is encouraged.

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The Jamestown area is deficient in park placement. The City shall work with any (re)development in this study area to take service of the Jamestown area into account. Provide at least one park space that provides a unique activity/ program not found in the City that attracts users from the adjacent neighborhood and potentially the greater Fitchburg area. Incorporate smaller social spaces (tot lot, square, garden, etc.) near or as part of multi-use destinations. Include artistic works/features in the planning area (e.g., sculptures, murals, crosswalk/sidewalk treatments, etc.). Connect these social spaces to the pedestrian/bike network within the planning area and community.

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Use major intersections as an opportunity to create a unique place. The map on the next page suggests intersections where buildings should be designed to “hold” the corner. The design and programming of these buildings can reinforce the importance of these places, including unique architectural features and highlyvisible social gathering places. There are sites within the neighborhood that are “terminal vistas”, meaning they are highly visible at the end of a segment of street right-of-way. These sites are opportunities to anchor the view with an architectural feature (see map on the next page for suggested “terminus” locations). Build high-quality buildings that have strong relationships to the public street (including US18/151), meeting the recommendations in the design guidelines that follow in this chapter.

A terminal vista refers to any building, object (e.g., artwork/sculpture) or feature serving as the focal point at the end of a street corridor. That object anchors the view and makes the place more distinctive and memorable. In some cases the object that terminates a street vista is one with community significance, such as a civic building or sculpture. In the Anton Drive planning area, the terminal vista could simply be an architectural building element (e.g., tower, taller facade portion, window/door alignment at the focal point, etc.).

City of Fitchburg | Anton Drive Redevelopment Plan

Terminus Hold Corners Road/Trail Connection

Primary Frontage Secondary Frontage

Placemaking Strategies

PLACE STRAT

TERMINUS

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STREET CONNECTION HOLD CORNERS

HOLD CORNERS

PRIM ARY SECO NDA RY

RECREATIONAL TRAIL

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Chapter 2 | Plan Policies, Strategies & Implementation

Pri

PLACEMAKING STRATEGIES SITE DESIGN & STREET RELATIONSHIP

INTENT: To establish a neighborhood that is urban in character and safe and pleasant for pedestrians. A. Buildings of all types and uses should be built close to the street, with no front-yard parking, whenever possible. Building setbacks should be uniform along the street to establish a consistent “street wall”.

The ADA ramp is incorporated in the stair entrance and meets the needs of all users.

B. In locations where a street curves or ends, buildings should be sited and designed either to establish a strong visual “terminus” to the view down the street, or alternatively, to preserve a vista of open space or a designed landscape feature. C. All buildings should have an active, public entrance facing, or with direct access to, at least one public street. Some techniques to provide access to both the street and parking from a single entrance include: building a common hallway (enclosed) or breezeway (open air) through the building with multiple tenants having access to this walkway, or place the entry along the side or corner of the building with convenient access to both the street and the parking lot. D. Building entrances should be connected to the public sidewalk by an attractive and accessible path/walkway.

An example of a public space that provides outdoor space for customers, employees, residents and the general public.

E. All sites should incorporate usable outdoor spaces. These can be public, private with public access, or private, depending on the building use. All such spaces should be designed with a clear connection to the building use and interior spaces, to make them safe and active. F. For sites abutting Verona Road, the preceding guidelines should be applied to focus buildings toward the local street, not toward the highway. City of Fitchburg | Anton Drive Redevelopment Plan

PARKING, ACCESS & STORMWATER MANAGEMENT

INTENT: To provide parking lots that are safe for drivers and pedestrians, while mitigating the visual and environmental impacts of surface parking. A. Parking should be located in the side yard and rear yard, or beneath buildings.

C. Bicycle parking facilities are strongly encouraged. See the Cityâ&#x20AC;&#x2122;s Bicycle and Pedestrian Plan for guidance on quantity, rack styles, etc. D. Parking lots with rows of more than fifteen (15) parking spaces should be interrupted by a landscape median or island. E. A buffer should be provided between parking lots and adjoining streets using landscaping and/ or decorative wall/fencing. A height of two to four feet is recommended, to partially hide vehicles but maintain some visual connection between parking areas and the street

Development #2

B. Parking should be coordinated across adjacent sites. Shared parking arrangements are encouraged. Adjoining retail/service uses should incorporate pedestrian and vehicle connections so that customers can get from one business to another without using the public street.

Development #1

This illustration shows two developments on adjoining lots sharing parking and an access drive. A sidewalk connects the two developments through the parking area. Landscape buffering

No more than 15 uninterrupted spaces

This illustration shows a median and parking islands breaking up the parking stalls. Also the parking stalls are separated from the public sidewalk by a landscaping divider.

F. Parking lots should be landscaped along their edges and within each parking island. The incorporation of required stormwater detention and infiltration devices into the design of the parking area is encouraged. G. Pedestrian walkways should be provided in parking areas to allow safe access to building entrances.

Examples of desired stormwater management designs within parking lots.

Chapter 2 | Plan Policies, Strategies & Implementation

PLACEMAKING STRATEGIES SIGNAGE

INTENT: To promote effective and attractive signage appropriate to an urban area. A. Preferred sign types include building-mounted and free-standing monument signs.

B. Site signage should be coordinated with buildings, in color, material, and design.

C. A concealed light source is the preferred method for lighting monument signs. The use of small, welldesigned light fixtures is the preferred method for illuminating building mounted signage.

D. Roof top signs (which the sign ordinance only allows by waiver for Verona Road reconstruction businesses) and pole signs are discouraged.

Examples of preferred signage.

E. Building-mounted signs should be incorporated into the architecture of the building, thoughtfully and consistently. Multi-tenant office buildings should organize all signs, including individual tenant signs and naming rights signs, using a common design in materials, colors, size, letter style and placement which is appropriate to the architectural style of the building.

F. Free standing signs should be coordinated with landscaping and other features to identify site entrances and maintain a strong â&#x20AC;&#x153;edgeâ&#x20AC;? along the public street.

City of Fitchburg | Anton Drive Redevelopment Plan

LIGHTING

INTENT: To promote effective and attractive exterior lighting that does not produce glare or light pollution. A.. Exterior lights should use â&#x20AC;&#x153;full cutoffâ&#x20AC;? luminaires that light building, parking and walkway surfaces but do not shine outward into the eyes of drivers or neighboring residents.

B. Whenever possible, architectural, landscape and sign lighting should be mounted above the lighted surface and directed toward the ground, to limit light pollution and sky glow.

Examples of full cutoff fixtures that minimize glare and light pollution

C. Exterior light fixtures should be coordinated with the overall site and building design.

An example of a shielded light fixture that cuts down on light trespass.

Chapter 2 | Plan Policies, Strategies & Implementation

PLACEMAKING STRATEGIES BUILDING DESIGN

INTENT: To establish urban character, including streets and places that are safe and pleasant for walking. A. True multi-story buildings are strongly encouraged, especially adjacent to Verona Road, McKee Road, and Fitchrona Road. For one- or two-story buildings, accentuate the building height with elevated roof forms and clerestory designs that add height, preferably in a functional way by enhancing the interior space as well. B. Roof designs should be appropriate to the size of the building. Larger buildings should consider use of flat roofs with parapet walls instead of lowprofile â&#x20AC;&#x153;shed-likeâ&#x20AC;? roof design, especially for properties abutting the Verona Road corridor. C. Buildings, particularly those close to the street, should be constructed within minimal facade articulation in order to provide an appropriate street wall enclosure. When used, facade articulation is to relate to important building features, such as to identify main entries. Fenestration shall complement building massing. Use of accents and features are best used in a clean and unobtrusive manner to enhance but not overpower the facade. D. All buildings should establish a base, body and cap. The base and the cap should be clearly distinguishable from the body through changes in color, material, and/or profile.

This building has architectural details that break down the facade to human scale and establish vertical proportions along a wide facade.

Cap Body Base An example of a well-defined base, body, and cap.

E. All buildings should have clearly-defined and welcoming entrances. The use of awnings, canopies, porticos, covered porches and other techniques to provide shelter outside the doorway are strongly encouraged. City of Fitchburg | Anton Drive Redevelopment Plan

BUILDING DESIGN (CONTINUED)

INTENT: To establish urban character, including streets and places that are safe and pleasant for walking. F. The facades of buildings should be finished with an aesthetically pleasing material(s) (e.g. predominately masonry, natural/cultured stone, wood, glass panels or ornate masonry materials). Building facades clad with a single exterior surface material are encouraged to include some additional architectural design elements to break up the plane of large faceless and/or nondescript walls. This can generally be achieved through architectural detailing and the use of windows, awnings, canopies and lighting, especially at the first floor level. G. Given their presence to the street, building materials should be durable and high quality. All sides of the building should include materials and design characteristics consistent with the front facade. Use of lesser quality materials for the sides and rear facades should be minimized. Vulnerable materials, such as EIFS, should not be used at the base of the building (minimum of 3 feet). H. All service, refuse, garage doors, mechanical equipment and loading dock areas should be screened from public view through strategic placement, landscaping, and/or architectural design integration. For sites with dual frontage configurations, such as those along Verona Road, these features should generally be located along a side yard, and not prominently visible from either the highway or the local street. I. While all buildings should be close to the street, most residential buildings should use a first floor elevation at least three feet higher than the adjacent public sidewalk to maintain comfort and privacy for residents. Look for opportunities to use grade changes across the site to also provide accessible entrances to the building.

This example shows the use of a recessed entry to identify its location, and changes in material and wall plane to break up the side facade.

Architectural details add visual interest and vertical proportions to a wide building

Various techniques in use to break down the apparent mass of a large building, including canopies, recessed decks, recessed top story, and variations in materials and wall plane.

Chapter 2 | Plan Policies, Strategies & Implementation

ACTION PLAN This section identifies the various actions necessary to translate the planâ&#x20AC;&#x2122;s vision into reality. The actions are organized by type and include recommended timeframes for completion. Timing and sequence may shift due to changes in regional transportation projects, landowner needs, or real estate market demand.

Recommended Sector Map Revision Sources: Dane County (parcel lines); ESRI (aerial)

Plan Adoption (PA) Action Action PA.1: Adopt this plan as an

amendment to the City of Fitchburg Comprehensive Plan. Through adoption of this plan, the Future Land Use (FLU) and Sector Plan maps are updated (see recommended revisions on the right). See Chapter 6 for intent of the recommended land use policy map revisions, including potential flexibility in where the FLU boundaries and transitions occur.

Recommended Future Land Use Map Revision Sources: Dane County (parcel lines); ESRI (aerial)

Timeframe: Immediate (2017) Responsible Parties: Planning Staff, Plan Commission, City Council

City of Fitchburg | Anton Drive Redevelopment Plan

Mobility (M) Actions Action M.1: Restrict parking on the

east side of Anton Drive, and sign and stripe bike lanes on both sides of the street. - Timeframe: Short Term (2018-2022) - Responsible Parties: Engineering Staff, City Council

Action M.2: Curb ramps should

be upgraded to include detectable warning fields and other necessary Americans with Disabilities Act (ADA) compliance measures. Specifically, at the intersection of Kapec Road/Anton Drive, the existing curb ramps on the northeast and northwest quadrants should be separated and connecting curb ramps shall be constructed on the opposite sides of Kapec Road/ Anton Drive with proposed sidewalk on the south side of Anton Drive and along King James Way. See Chapter 4 for more detail. - Timeframe: Short Term (2018-2022) - Responsible Parties: Engineering Staff, City Council

connection further west is also desirable, to significantly reduce the walking distance between that part of the neighborhood and current and future retail uses directly south of the neighborhood. This connection should occur somewhere along Chesapeake Drive or Danville Drive. Due to the narrow lots and sideyards, the City may need to acquire a home from a willing seller to establish a bike and pedestrian path connection.

- Timeframe: Mid Term (2023-2028) - Responsible Parties: Engineering Staff, City Council

- East Connection Timeframe: Short Term (2018-2022)

Action M.6: The City should acquire/ reserve the following right-of-way, as discussed in Chapter 4.

- West Connection Timeframe: Mid Term (2023-2028); however, tied to development of Wingra lands

1. Kapec Road at Fitchrona Road (Right Turn Lane)

- Responsible Parties: Private developer, Planning and Engineering Staff, Plan Commission, City Council

Action M.4: Williamsburg Way

(between S. Whitney Way and Verona Road) should have marked bike lanes on both sides of the roadway to visibly connect between the newly proposed multi-use path at Williamsburg Way and Verona Road to the marked bike lanes west of S. Whitney Way.

Action M.3: There may be oppor- - Timeframe: Short Term (2018-2022) tunities to provide more direct pedestrian connections from the Jamestown Neighborhood to Fitchrona Road. One potential connection could be made from King James Court, between the two multi-unit buildings along the quarryâ&#x20AC;&#x2122;s north property line. A second

boarding pad should be at least five feet wide and eight feet deep (10 feet desirable) measured from the face of the curb, to allow space for the wheelchair ramp to unfold.

- Responsible Parties: Engineering Staff, City Council

Action M.5:

The City should upgrade all bus stop boarding pads to comply with ADA standards. ADA requirements state that a bus stop

2. Fitchrona Road from McKee to Kapec Road (Roadway Widening) 3. King James Way and Anton Drive (Roundabout) - Timeframe: Ongoing, as development is proposed on adjacent lands) - Responsible Parties: Engineering Staff, City Council

Action M.7: The City will work with Madison Metro Transit to continue to meet transit demand in the Anton Drive planning area, especially as development densities increase. - Timeframe: Annually Review - Responsible Parties: Planning and Engineering Staff, Transit and Transportation Committee, Metro Transit

Chapter 2 | Plan Policies, Strategies & Implementation

ACTION PLAN Action M.8: Complete new traffic counts and studies after the DOT Verona Road Stage 2 projects are completed.

- Timeframe: Short Term (2018-2022)

- Timeframe: Mid Term (2023-2028)

Action EDH.4: Consider purchas-

- Responsible Parties: Engineering Staff, Consultant, Land Owners/Developers

- Responsible Parties: Planning Staff, CEDA, Plan Commission, City Council ing key redevelopment sites if and when they become available, especially those adjoining Verona Road. - Timeframe: On-Going

- Responsible Parties: Planning Staff, CEDA, Plan Commission, City Council

Action EDH.7: City should encourage AT&T, Charter Communications or other data provider(s) to establish high speed broadband capacity (100+ Mbps) in the planning area. - Timeframe: Short Term (2018-2022) - Responsible Parties: Economic Development Staff, CEDA, City Council

Economic Development & Action EDH.5: Consider incentiviz- Urban Design (UD) Actions Housing (EDH) Actions Action EDH.1: Meet with (or at

least reach out to) property/business owners of designated redevelopment opportunity sites (see page 96) annually to understand their future intentions for their site. - Timeframe: On-going

ing developments that offer unique owner-occupied housing formats or features, such as a bungalow court complex. Financial incentives are most likely to be effective. Consider a low interest loan option to assist with project funding, to help overcome the lending regulatory impediments to condominium development.

- Responsible Parties: Economic Development Staff, Consultant

- Timeframe: On-Going

Action EDH.2: Assist existing busi-

- Responsible Parties: Planning Staff, CEDA, Plan Commission, City Council

nesses that are considering moving by finding other suitable sites within the City. - Timeframe: On-Going - Responsible Parties: CEDA

Action EDH.3: Consider use of

incentives, with Tax Increment District financing being one, where the City Council determines that the benefits provided by land use, economic development, and/or public goals and objectives weigh in favor of a contribution.

Action EDH.6: Market platted

vacant lands towards the existing market gaps (See Chapter 5), especially those that provide goods and services needed/desired by the Jamestown Neighborhood. - Timeframe: Ongoing - Responsible Parties: Economic Development Staff, CEDA

City of Fitchburg | Anton Drive Redevelopment Plan

Action UD.1: Establish a facade improvement program for properties abutting the Verona Road corridor (along Anton Drive and King James Way) that would offer lowinterest loans or grants for building improvement projects that would enhance the appearance and function of the local street facade. The application selection should be prioritized for those properties that have not been considered as â&#x20AC;&#x153;redevelopment opportunitiesâ&#x20AC;? in this Plan (see the Redevelopment Opportunities Map on page 96). The design guidelines within this section should be followed to be considered for the facade improvement program. - Timeframe: Short Term (2018-2022) - Responsible Parties: Planning Staff, CEDA, Plan Commission, City Council

Action UD.2: It is an intent of this plan to redirect existing development facing Verona Road towards the abutting public local streets (Anton

Drive and King James Way). If a business will exceed their sign allowance in re-orienting their business to the public street, the City should consider a Sign Ordinance waiver to allow the business an opportunity to install an additional high-quality sign along the public street frontage, with a priority to monument-style signs. - Timeframe: Short Term (2018-2022) - Responsible Parties: Planning Staff, Plan Commission, City Council

ONGOING Action

Description

Timeline

Responsible Parties

M.6

Acquire/reserve the right of ways discussed in Chapter Ongoing

Engineering Staff, City Council

M.7

Work with Madison Metro Transit to continue to meet transit demand in the Anton Drive planning area.

Annually Review

Planning and Engineering Staff, Transit and Transportation Committee, Metro Transit

EDH.1

Meet with property/business owners of designated redevelopment opportunity sites.

Ongoing

Economic Development Staff, Consultant

EDH.2

Assist existing businesses that are considering moving Ongoing by finding other suitable sites within the City.

CEDA

EDH.4

Consider purchasing key redevelopment sites if and when they become available.

Ongoing

Planning Staff, CEDA, Plan Commission, City Council

EDH.5

Consider incentivizing developments that offer unique owner-occupied housing formats or features.

Ongoing

Planning Staff, CEDA, Plan Commission, City Council

EDH.6

Market platted vacant lands towards the existing market gaps.

Ongoing

Economic Development Staff, CEDA

Chapter 2 | Plan Policies, Strategies & Implementation

ACTION PLAN SHORT TERM Action

Description

Timeline

Responsible Parties

PA.1

Adopt this plan as an amendment to the City of Fitchburg Comprehensive Plan.

Immediate (2017)

Planning Staff, Plan Commission, City Council

M.1

Restrict parking on the east side of Anton Drive, and sign and stripe bike lanes on both sides of the street.

Short Term Engineering Staff, City Council (2018-2022)

M.2

Short Term Engineering Staff, City Council Upgrade curb ramps to include detectable warning fields and other necessary Americans with Disabilities (2018-2022) Act (ADA) compliance measures.

M.3

Establish an east pedestrian connection from Jamestown Neighborhood to Fitchrona Road.

Short Term Private developers, Planning (2018-2022) and Engineering Staff, Plan Commission, City Council

M.4

Add marked bike lanes to both sides of Williamsburg Way (between S. Whitney Way and Verona Road).

Short Term Engineering Staff, City Council (2018-2022)

EDH.1

Consider use of incentives (as deemed beneficial by Cit Council)

Short Term Planning Staff, CEDA, Plan (2018-2022) Commission, City Council

EDH.7

Encourage data providers to establish high speed broadband capacity (100+ Mbps) in the study area.

Short Term Planning Staff, CEDA, Plan (2018-2022) Commission, City Council

UD.1

Establish a facade improvement program for properties abutting the Verona Road corridor.

Short Term Planning Staff, CEDA, Plan (2018-2022) Commission, City Council

UD.2

Consider Sign Ordinance waiver if a business will exceed their sign allowance when re-orienting their business to the public street.

Short Term Planning Staff, Plan Commission, (2018-2022) City Council

MID TERM M.3 Establish a west pedestrian connection from Jamestown Neighborhood to Fitchrona Road.

Mid Term Private developers, Planning (2023-2028) and Engineering Staff, Plan Commission, City Council

M.5

Upgrade all bus stop boarding pads to comply with ADA standards.

Mid Term Engineering Staff, City Council (2023-2028)

M.8

Complete new traffic counts and studies.

Mid Term Engineering Staff, Consultant, Land (2023-2028) Owners/Developers

City of Fitchburg | Anton Drive Redevelopment Plan

FUNDING TOOLBOX There are several possible sources of funding to help revitalize the Anton Drive planning area into a unique walkable neighborhood.

Tax Incremental Financing (TIF) As of January 2016, about 9% of the City’s tax base is in a TIF district, indicating that there is capacity within the 12% statutory limit to create more districts. Tax Incremental District (TID) 6 was amended in 2013 to include 11 parcels in the Anton Drive Area, including the Fire Station block and the four parcels nearest the corner of McKee Road and Verona Road. This TID can only incur new project costs until August of 2021, and it does not include the Wingra quarry lands or sites north of the King James Way/Anton Drive intersection. The City has the option to create a new TID to support desired development in the planning area, especially those features that may not otherwise be market feasible such as structured parking to support multi-story development on smaller lots, community meeting spaces and unique architectural features in prominent locations.

State Economic Development Tax Credit The Economic Development Tax Credit replaces five former Wisconsin tax credit programs - the Airport

Development Zone, Agricultural Development Zone, Community Development Zone, Enterprise Development Zone and Technology Zone programs. The new tax credit program eliminates all former zone boundaries, as well as creating new ways in which existing Wisconsin businesses or businesses relocating to Wisconsin can earn tax credits. The tax credits, which are nonrefundable and nontransferable, must be applied against a certified business’s Wisconsin income tax liability. In the case of an S-Corporation, LLC or other pass-through entity, tax credits flow through to the owners in the same way as the income. The tax credits have a 15-year carry forward. Eligible Activities 1. Job Creation – Tax credits can be earned through the creation of new, full-time positions that pay at least $10.88 per hour. Businesses must create the jobs within three years and maintain them for at least two additional years.

2. Capital investment – Tax credits may be earned through capital investment for property and equipment. Expenditures for working capital, employment costs, moving costs, intellectual property and unrelated fees and permits are not eligible.

3. Employee Training – Tax credits may be earned through many types of training provided to existing and new employees in full-time positions. Training must be related to a specific project. Eligible training costs include trainee wages, trainer costs and trainer materials. 4. Corporate Headquarters – Tax credits may be earned by businesses locating global, national divisional or regional headquarters operations to Wisconsin, or by businesses whose existing Wisconsin headquarters are at risk of leaving the state. Credits will be allocated on a per-job basis. See http://wedc.org/wedc-incentives

National Endowment for the Arts’ Our Town The Our Town grant program supports creative placemaking projects that help to transform communities into lively, beautiful, and resilient places with the arts at their core. Creative placemaking is when artists, arts organizations, and community development practitioners deliberately integrate arts and culture into community revitalization work - placing arts at the table with land-use, transportation, economic development, education, housing, infrastructure, and public safety strategies. This funding supports

Chapter 2 | Plan Policies, Strategies & Implementation

FUNDING TOOLBOX local efforts to enhance quality of life and opportunity for existing residents, increase creative activity, and create a distinct sense of place. These projects require a partnership between a nonprofit organization and a local government entity, with one of the partners being a cultural organization. Matching grants range from $25,000 to $200,000. See https://www.arts.gov/ grants-organizations/our-town/ introduction

Wi s co n s i n H o u s i n g a n d Economic Development Authority (WHEDA) Grants The WHEDA Foundation and the Wisconsin Housing and Economic Development Authority (WHEDA) provide competitive grant funds to support the development or improvement of housing facilities in Wisconsin for low-income persons with special needs, including the elderly. This Fund will support two separate housing competitions: Emergency/Transitional and Permanent. In 2016, the maximum grant award was $25,000 per project with no minimum grant award. If a grant recipient received three consecutive years of funding through the WHEDA Foundation housing grant competition were not eligible for the 2016 grant.

Section 202 Supportive Housing for the Elderly Program HUD provides interest-free capital advances to private, nonprofit sponsors to finance the development of supportive housing for the elderly. The capital advance does not have to be repaid as long as the project serves very low-income elderly persons for 40 years. Project rental assistance funds are provided to cover the difference between the HUDapproved operating cost for the project and the tenantsâ&#x20AC;&#x2122; contribution towards rent. Project rental assistance contracts are approved initially for 3 years and are renewable based on the availability of funds. See http://portal.hud.gov/hudportal/ HUD?src=/program_offices/housing/ mfh/progdesc/eld202

See https://www.wheda.com/ grantsmaterials

City of Fitchburg | Anton Drive Redevelopment Plan

CHAPTER 3 EXISTING CONDITIONS - LAND USE & CITY SERVICES

36 Parcels & Businesses This section looks at a variety of factors that impact the current supply and future demand in the Anton Drive study area.

46 Park Space & Natural Constraints This section reviews the recently completed 2016-2020 CORP and development limitations due to the environment (floodplain, steep slopes, contaminated sites, etc.).

48 Utility Infrastructure This section discusses the existing and planned public utility infrastructure (sanitary sewer, storm sewer and water), as well as private utilities.

52 Crime & Safety This section reviews the crime data surrounding the planning area, as well as City-wide trends.

Chapter 3 | Existing Conditions - Land Use & City Services

PARCELS & BUSINESSES A crucial early step towards establishing a vision and promoting redevelopment is analyzing the existing environment. What assets currently exist and are they being utilized to their full potential? What are the crucial shortcomings and how are they hindering redevelopment? This chapter will look at a variety of factors that impact the current supply and future demand in the Anton Drive study area, excluding mobility factors that are discussed in Chapter 4.

Existing Land Use Sources: MSA Professional Services

LAND USE CATEGORY

LOTS #

AREA (sq.ft.)

% of Area

Commercial

52%

% of Area

1,211,001

18%

Institutional

87,767

Industrial

17%

2,776,100

42%

Open Space

17%

475,733

Residential - Multi-Family

12%

1,564,793

24%

524,613

100%

6,640,006

100%

Transportation

---

TOTAL

Existing Land Use

Existing Land Use Map (on the next page) for more information.

operations and will not be considered “developable” at this time.

Despite some business turnover in recent years, there are very few vacancies among the developed parcels. The only vacant building is 2993 Kapec Road, which was recently purchased by Wingra Stone). See the table below and the

Approximately 43 acres of the study area are undeveloped and developable. This includes a single undeveloped residential lot at the north end of the study area (~1.5 acres), five undeveloped lots between Kapec Road and King James Way (~9.5 acres) and the portion of the Wingra Stone property that will be north and west of the new Fitchrona Road extension (~32 acres). This plan will assume that the Wingra Stone land east of Fitchrona Road will continue to be used as part of the Redi-Mix

Among the developed lots there may be some candidates for redevelopment or significant reinvestment. The potential for redevelopment can be determined, at least in part, by considering the condition and value of the existing buildings, and then comparing the current use to other possible uses. The remainder of this Parcel Inventory section will consider redevelopment potential based on those criteria.

As of February 2016, the study area’s primary uses by total land area are, in order, industrial (primarily Wingra Stone), multi-family residential, and commercial. By parcel count, however, the area is predominantly commercial.

City Zoning Matrix Sources: City of Fitchburg

B-G

B-P

B-H

R-D

R-H

0.18*

5.00

varies

Minimum Lot Width (ft)

150

Minimum front setback (ft)

Minimum side setback (ft)

Side Street setback (ft)

Rear setback (ft)

3 stories (42 ft)

45 ft

3 stories (45 ft)

25% / n.a.

15% / n.a.

40% / n.a.

n.a. / 35%

Minimum Lot Area (acres)*

Maximum Building Height** Min. Open Space / Max. Coverage * if unsewered 1 acre ** higher allowed under conditional use

City of Fitchburg | Anton Drive Redevelopment Plan

Parcel Building Footprint Land Use Residential - Single Family Residential - Duplex

Residential - Multi-Family Commercial Institutional Light Industrial Open Space Park Transportation DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. LAND USE DATA BASED ON DANE COUNTY LAND USE (2010), UPDATED BY MSA. Sources: DanePROVIDED County, AERIAL IMAGERY BY ESRI.WI

Existing Land Use

CARLING DRIVE

WESTCHE ST

HARLEY DRIVE

TAWHEE DRIVE

ROAD

TOPPERS LANE

CIT Y O F MA D IS ON

ROAD

CIT Y O F FIT CH B U RG

VE R

RIVETOPPE RS LANE ANT ON D

RO A D

Planning Area Buffer (500 ft)

C KE

T DRI VE

DRIVE

ROAD

COMMERCE PARK DRIVE

KE SPO

TT BI ES

Land Use

BMP Pond

Parcel

Building Footprint

Land Use

T DRI VE

Residential - Single Family

Residential - Duplex

Residential - Multi-Family

Commercial

Institutional

Light Industrial

P LAN

Open Space Park Transportation DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY.

USEUSGS, DATA BASED DANE COUNTY LAND USE (2010), Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS,LAND USDA, AEX, ON Getmapping, UPDATED BY MSA. Aerogrid, IGN, IGP, swisstopo, and the GIS User Community COMMERCE PARK DRIVE

FITCHRONA ROAD

Planning Area

SPR O

COTTONWOOD DRIVE

THORNEBURY DRIVE

Existing Land Use

RO A D VER O NA

C KE

MCKEE ROAD

CIT Y O F MA D IS ON

ROAD

HALET GARDENS

CIT Y O F FIT CH B U RG

RO AD

FR ON TA GE

CARLING DRIVE

Municipal Boundary

KAPEC ROAD

SPR O

LANE

REDEVELOPMENT PLAN RO AD

HARLEY DRIVE

FR ON TA GE ON A VE R

LANE

MCKEE ROAD

JEFFERS DRIVE

Zoning

EL L LOV

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Y WA

HALET GARDENS

REDE PLAN

ANTON DRIVEExist

ES WA Y

HARDROCK ROA D

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EL L LOV

ANT

DRIVE

H RC DO

VER O NA

ROAD

D ROSEBERG ROA

ROAD

HARDROCK ROA D

TT BI ES

FITCHRONA ROAD

AERIAL IMAGERY PROVIDED BY ESRI. height. Current zoning and restric- parcel has been rezoned since the CITY OF FITCHBURG The cityâ&#x20AC;&#x2122;s zoning ordinance assigns tions are shown in the table on the 2010 code rewrite. Residential and DANE COUNTY, WI all parcels to districts, describes previous page and on the Current industrial districts are restricted by a which uses may occur within each Zoning Map on the next page. lot coverage maximum, such as 35% Feet Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, district, and establishes dimensional Required setbacks range from 10 to max lot coverage in the R-H zoning 0 150 300 600 Aerogrid, IGN, IGP, swisstopo, and the GIS User Community standards for development within 50 feet. The commercial/business district. Print Date: 2/24/2016 each district, including minimum zoning districts have open space building setbacks, maximum lot requirements, though this requirecoverage, and maximum building ment does not apply unless the

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TAWHEE DRIVE

JONQUIL ROAD

IV E

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IV E DR

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N V ILL E DR IV

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H IT SM

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WILLIAMSBURG WAY

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RICHMOND DRIVE

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TEA

C I T Y O F F I T C H BU R G

MONTICELLO WAY

I DR

BIG BOW ROAD

RICHMOND DRIVE

WILLIAMSBURG WAY

NE LA

D OA

T UR

MEADOWOOD DRIVE

D OA

IVE DR

WAY EY ITN WH

MEADOWOOD DRIVE

O MAY C RO

R EN

ROAD BERT GIL

IVE DR

WAY EY ITN WH

O MAY C RO

R EN

ROAD BERT GIL

UTH SO

MONTICELLO WAY

A SP

EN RE RG NO MA

UTH SO

A SP

EN RE RG NO MA

CIT Y O F M A D ISO N C I T Y O F F I T C H BU R G

RA IL

CIT Y O F M A D ISO N

LANE

R STE

RA IL

DRI VE

Print Date: 2/24/2016 LAN

MAYHILL DRI VE

AG E

IRIS

TA N

ALABAR LANE

N TO N

Feet 600 MAYHILL

AG E

E ROAD

150 300

LAN

TA N

MALABAR LANE

IRIS

CITY OF FITCHBURG DANE COUNTY, WI

ROAD

(Parcel,Road Names); MSA Professional Services (Land Use); ESRI (aerial)

RIVA ROAD

COTTONWOOD DRIVE

Chapter 3 | Existing Conditions - Land Use & City Services

R-LM Low to Med Density Residential R-HA Former R4 Zoning R-M Med Density Residential B-P Professional Office B-G General Business

B-H Highway Business R-D Rural Development I-S Special Industrial

PARCELS & BUSINESSES

PDD-SIP Planned Specif Implementation P-R Park & Recreation

ison Zoning Districts

SR-C1 Suburban Res - Consistent SR-C2 Suburban Res - Consistent SR-V2 Suburban Residential - Varied

City Zoning

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. Dane County, ZONING PROVIDED BYSources: THE CITIES OF FITCHBURG AND MADISON.WI

ROAD

CARLING DRIVE

TOPPERS LANE

CIT Y O F MA D IS ON

ROAD

Fitchburg Zoning D R-L Low

ROAD

Planning Area

R-LM Lo

Planning Area Buffer (500 ft)

R-HA Fo

Parcel

R-M Me

Fitchburg Zoning District

B-P Profe

RO A D VER O NA

B-G Gen

R-LM Low to Med Density Residential

B-H High

R-HA Former R4 Zoning SPR O

C KE

KAPEC ROAD

VER O NA

CIT Y O F MA D IS ON

OA D NT AG ER

RIVE

Parcel

T DRI VE

R-D Rura

R-M Med Density Residential

I-S Speci

B-P Professional Office

PDD-SIP

P-R Park

Madison Zoning D

R-D Rural Development

SPR O

C KE

SR-C1 Su

I-S Special Industrial

T DRI VE

PDD-SIP Planned Specif Implementation

COTTONWOOD DRIVE

COMMERCE PARK DRIVE

DRIVE

HARDROCK ROA D

KE SPO

ROAD

FITCHRONA ROAD

Planning

B-H Highway Business

TT BI ES

MCKEE ROAD

Planning

B-G General Business

JEFFERS DRIVE

Municip

Current Zoning Municipal Boundary

MCKEE ROAD

D ROSEBERG ROA

LANE

DRIVE

KAPEC ROAD

VE R

HALET GARDENS

CIT Y O F FIT CH B U RG

OA D

FR O

NT AG ER

CARLING DRIVE

EL L LOV

R-L Low Density Residential

ES WA Y

Y WA

CIT Y O F FIT CH B U RG

RIVE

ANT ON D

HALET GARDENS

LANE

REDEV PLAN

Curren REDEVELOPMENT PLAN

RO AD

HARLEY DRIVE

WESTCHE ST

HARLEY DRIVE

TAWHEE DRIVE

ROAD

ANTON DRIVE

EL L LOV

ANTO

KE SPO

ER EST

T UR

ES WA Y

ANT ON D

E L D DRIVE

GJ AM

RO A D

GJ AM

ROAD

P-R Park & Recreation

THORNEBURY DRIVE

SR-C1 Suburban Res - Consistent SR-C2 Suburban Res - Consistent SR-V2 Suburban Residential - Varied DATA SOURCES:

TT BI ES

ROAD

HARDROCK ROA D

NOTE: The existing residential areas in the study area are all under R-HA district zoning, which is applied to limited CITY OF areas FITCHBURG within the city that developed or were committed to levels of intensity (or dimensional standards) under the pre-1986 R-4 WI DANE COUNTY, zoning district that would not be allowed for new construction under the R-H district. Within this R-HA district, the rules of the former R-4 district in effect as of April 7, 1987, apply to govern development in the case of vacant-but-committed parcels or to Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, 0 150 300 600 govern continued occupancyIGN, and/or rebuilding the case of damage or destruction of the existing structures. IGP, swisstopo, and the GIS User in Community

Printed By: aconverse, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Zoning.mxd

COTTONWOOD DRIVE

29025_Zoning.mxd

Print Date: 10/31/2016

City of Fitchburg | Anton Drive Redevelopment Plan

SR-C2 Su

SR-V2 Su

PARCELS ZONING PROVID

Madison Zoning Districts

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. IGN, IGP, swisstopo, and the GIS User Community ZONING PROVIDED BY THE CITIES OF FITCHBURG AND MADISON. COMMERCE PARK DRIVE

H RC DO

FITCHRONA ROAD

WESTCHE ST

IV E

DR AN D LE L ROA

FI VE E L D DRIVE RO NA RO AD FR O

LYNBROO

ROA

K IN

IV E DR

K IN AD

TOPPERS LANE

PRAIRIE ROAD

TAWHEE DRIVE

IV E JONQUIL ROAD

AN D LE L

WESTBROOK LANE

LORDSHIRE ROAD

IV E

E AK PE SA CH E

IV E DR E WAT

RD FO

L DRIVE

H IT SM

MANCHEST ER

BIG BOW ROAD

H IT SM

N V ILL E DR IV E NORFOLK DR IV

N ROAD TO

NORFOLK

WILLIAMSBURG WAY

E AK PE SA CH E

V ILLE D RI V

KE NO

BIG BOW ROAD E IV DR

ANE KL

TEA

RICHMOND DRIVE

NE LA TA N TO N

D OA

MONTICELLO WAY

R EN

L DRIVE

D OA

WILLIAMSBURG WAY

O MAY C RO

RICHMOND DRIVE

C I T Y O F F I T C H BU R G

I DR

ROAD BERT GIL

IVE DR

WAY EY ITN WH

T UR

MEADOWOOD DRIVE

CIT Y O F M A D ISO N

KE NO

A SP

EN RE RG NO MA

UTH SO

O MAY C RO MEADOWOOD DRIVE TEA

R EN

WAY EY ITN WH

IVE DR

MONTICELLO WAY

ROAD BERT GIL

CIT Y O F M A D ISO N C I T Y O F F I T C H BU R G

UTH SO

RA IL

A SP

RA IL

EN RE RG NO MA

Print Date: 10/31/2016 LAN

AG E

DRI VE

IRIS

TA N

AG E

Feet 600 MAYHILL

150 300

LAN

TA N

MALABAR LANE

IRIS

CITY OF FITCHBURG DANE COUNTY, WI

DRI VE

(Parcel,Road Names); Fitchburg/Madison (zoning); ESRI (aerial)

RIVA ROAD

Building Footprint Future Land Use Low Density Residential Medium Density Residential

High Density Residential Government / Institutional Business Industrial - Commercial Industrial - General Park & Conservancy

Future Land Use

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. UTURE LAND USE PROVIDED BY THE CITIES OF FITCHBURG AND MADISON. Sources: DanePROVIDED County, AERIAL IMAGERY BY ESRI.WI

\GIS\07729025_FLU.mxd

(Parcel,Road Names); Fitchburg/Madison (Future Land Use); ESRI (aerial)

ANT

CITY OF FITCHBURG DANE COUNTY, WI

REDE PLAN

Feet 600

Print Date: 10/31/2016

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG

CIT Y O F MA D IS ON

ANTON DRIVE

CIT Y O F FIT CH B U RG

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG

CIT Y O F MA D IS ON

150 300

CIT Y O F FIT CH B U RG

REDEVELOPMENT PLAN

Futu

Proposed b Redevelopm

Future Land Use Proposed by Anton Drive Redevelopment Plan (draft 07/07/16)

Future Lan

Municipal Boundary

Planning Area

Planning Area Buffer (500 ft)

Parcel

Building Footprint

Future Land Use Low Density Residential

Medium Density Residential

High Density Residential Government / Institutional Business

P FUTURE LAND USE

Industrial - Commercial Industrial - General Park & Conservancy Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_FLU.mxd

Future Land Use

DATA SOURCES:

PARCELS AND ROAD NAMESaPROVIDED Road and low- to high-density resiproperties (planned for mixBY DANE of COUNTY. FUTURE LAND USE PROVIDED BY THE CITIES OF FITCHBURG AND MADISON. AERIAL IMAGERY PROVIDED The City’s Comprehensive Plan, dential in the remainder of the study business use along Kapec Road and BY ESRI. which was last fully updated in area (see the Future Land Use Map residential use of varying CITYdensity OF FITCHBURG COUNTY, WI 2009, suggests the Anton Drive above). These future land uses west of there) and the DANE undevelplanning area should generally are mostly consistent with existing oped lands between Kapec Road Feet feature “Business” uses nearSource: Verona uses,i-cubed, except for the Wingra Stone and King James Way. Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, 0 150 300 600 Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

Print Date: 10/31/2016

Chapter 3 | Existing Conditions - Land Use & City Services

30-B RO AD

29 30-A

FR ON TA GE

FIT CH B U RG

BIG BOW ROAD

Property Value (per acre)

RO AD

REDEVELOPMENT PLAN

TOPPERS LANE

GIL

SOUTH WHITNEY

MEADOWOOD DRIVE

F MA D IS ON

WILLIAMSBURG WAY

VE R

RICHMOND DRIVE

Municipal Boundary

26-A 6-B

26-B

RIV E ND

L D DRIVE

Parcel

Value / Acre

ANTO

Tax Exempt or No Data

$100,000/Acre or Less

F IE

NORFOLK DR IVE

Planning Area

I SM

21 6-A

$100,001-$300,000 / Acre $300,001-$600,000 / Acre $600,001-$1,000,000 / Acre

PARCELS & BUSINESSES

ES WA Y

More than $1,000,000 / Acre

ROA D

KE EA

VER ONA

1-C

3-B

SPR

O CK

3-A 2-B 2-A 2-B 1-D

ET DR IV E

14 10

8-A

13-C

9-B

Property Values

Property Value Per Acre

9-A

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. LAND USE DATA BASED ON DANE COUNTY LAND USE (2010), UPDATED BY MSA. AERIAL IMAGERY PROVIDED BY ESRI.

RC DO

TE R HES

KIN G

JA M

1.1

TOPPERS LANE

HARLEY DRIVE

RO AD

FR ON TA GE

RO AD

RIV E

ANTO

TOPPERS LANE

RO AD

ROA D

VER ONA

More than $1,000,000 /

13-C

9-A

PARCELS AND ROAD NAMES LAND USE DATA BASED ON DA

AERIA

13-A

CIT D

MCKEE ROAD

More than $1,000,000 / Acre

RC DO

TER HES

Y WA

ON TA GE

TOPPERS LANE

HARLEY DRIVE

TAWHEE DRIVE

TEAL DRIVE

RO NA

0.1-1.0

1.1 - 2.0 2.1 - 4.0

Property Value Ratio

1.31

More than 4.0

Tax Exempt or No Data

NA ROA D

VERO

SPR

O CK

ET DR IV E

1.77

1.6

0.95

0.01

PARCELS AND ROAD NAMES LAND USE DATA BASED ON DA

0.94

F IE

LANE OK

0.66

ANT O

NORFOLK D RIVE

RIV E

0.0

1.1

KAPEC ROAD

0.23

L D DRIVE

E IV DR

0.59

HE S T ER ROAD

AY ROAD NSW EDE

3.58

2.9

3.21

Property Value Ratio*

0.23

0.7

0.11

I SM

0.77

0.19

AERIA

OCK ROAD

HA R

R IV E

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Property Value Ratio.mxd

3.58

NA ROA D

KE EA AP ES CH

2.9

3.21

0.59 0

0.23

HE S T ER ROAD

VER O

C i t y o f F i t c h b u r g | A n t o n D0 r i v e R e d e v e l o p0.11m e n t P l a n 0

1.77 1.1

* This is the ratio between the assessed value of the improvements (buildings) to the assessed value of the land (using 2015 City Assessments).

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

0.7

DR IV E

0.65

D ROSEBER G R OA

N VILLE

BRADBU

SW AY

IT SB NE

JA ME

ROAD RY

KIN G

FITCHRONA ROAD

MCKEE ROAD

NE LA ST A N TO N

ASPEN R OAD

E AK PE SA

0.65

REDEVELOPMENT PLAN

Print Date: 3/10/2016

RO NA

DR IV E

0.4

0.65

N VILL E

RIV E

ON TA GE

SW AY

R IV E

AM E

ST A N TO N

NE LA

I SM

RS LANE ND

LANE OK

E CH

0.89

NORFOLK D RIVE

WILLIAMSBURG WAY

LYNBR O

0.43

2.74

E IV DR

ANTON DRIVE 1.33

BIG BOW ROAD Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, 2.72 Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community KIN

RICHMOND DRIVE

E OK AN

3.65

1.32

F IE

SOUTH LYN BRO

WHITNEY WAY

OCK ROAD

HA R

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Property Value.mxd

WILLIAMSBURG WAY

D ROSEBER G ROA

T IT SB NE

ROAD RY

MONTICELLO WAY

E OK AN

BIG BOW ROAD

RICHMOND DRIVE

FITCHRONA ROAD

MEADOWOOD DRIVE

TAWHEE DRIVE

AIL TR

BRADBU

GILBERT ROAD

KRONCKE DRIVE

MCKEE ROAD

2.06

3.65

HARLEY DRIVE

MONTICELLO WAY

MEADOWOOD DRIVE

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG

Print Date: 3/10/2016

TAN AG E

MAYHILL DRIVE

SOUTH WHITNEY WAY

Feet 600

300

KRONCKE DRIVE

ASPEN R OAD

JONQUIL ROAD

KAPEC ROAD

150

AIL TR

Y WA

ET D RIV

GILBERT ROAD

O CK

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

TE R HES

SPR

TAN AG E

L D DRIVE

0.19

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

TOPPEANTO

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. LAND USE DATA BASED ON DANE COUNTY LAND USE (2010), UPDATED BY MSA. AERIAL IMAGERY PROVIDED BY ESRI.

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Property Value.mxd

AY ROAD NSW

I EL D DRIVE FR ON TA GE RO AD

D ROSEBER G ROA

KE EA AP ES CH

HE S TER ROAD

EDE

$600,001-$1,000,000 /

9-B

HA R

IVE

DR IV E

MAYHILL DRIVE

JONQUIL ROAD

$300,001-$600,000 / A

ET DR IV E

13-B

BRADBU

IT SB NE

OCK ROAD

$100,001-$300,000 / A

8-A

1-D

ES WA Y

$100,000/Acre or Less

2-B

Y WA

MCKEE ROAD

2-A

Tax Exempt or No Data

NVILLE

0.94

HA R

2-B

Parcel

Value / Acre

0.95

0.77

O CK

Planning Area

1.6

0.01

RC DO

KAPEC ROAD

RIV E

1-B

1-A

ANT O

F IE

ET DR IV E

SPR

IT SB NE

KAPEC ROAD

Property Value (per acre)

Municipal Boundary

The Property Value Ratio map (lower right) 18 E illustrates the ratio of improvement value Property 5 Value Ratio 17 Sources: Dane County, WI (Parcel,Road Names); Fitchburg (accessory data); ESRI (aerial) to land value within the study area. As1-Ca rule 3-B 4 of thumb, properties with improvements 3-A CITY OF FITCHBURG16 ANTON D COUNTY, WI15 8-BDANE 11 valued at less than the land (a ratio of 0-1.0), 14 REDEVELOP 1-B 2-B should be considered as candidates for 8-A E 10 13-C PLAN 1-A 2-A 9-B redevelopment. A low value ratio typically 2-B indicates that the land is underutilized. As 9-A This is the ratio between the 7Note: Property Val 1-D DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. 13-B the map illustrates, most of the commercial assessed value of the improvements LAND USE DATA BASED ON DANE COUNTY LAND USE (2010), UPDATED BYMunicipal MSA. Boundary (buildings) to th assessed value of 12 13-A AERIAL IMAGERY PROVIDED BYPlanning ESRI. Area and light industrial properties show a value the land (using 2015 City AssessParcel ratio less than 1.0. This finding reflects the CITY OF FITCHBURG ments). Parcels where the land value 2.06 DANE COUNTY, WI Y O F MA D IS ON age and simple constructionCITand materials 3.65 is more than the improvement value CIT Y O F FIT CH B U RG 0 of most of the buildings, and also the high have a ratio less than 1.0. Feet 0 150 300 600 value of land due to its proximity to major E 3.65 transportation corridors. Yet, there are 0 * This is the ratio between 1.32 of the improvements (build assessed value of the land a few properties adjacent to US 18/151 Assessments). 1.33 Municipal Boundary Parcels where the land valu that have improvements more valuable improvements value have 0.43 Planning Area 2.74 0 than the land, including the properties 0.89 Parcel occupied by Roughing It in Style, True 0 Property Value Ratio* Coffee Roasters, Stevens Designs, PDQ – 0.0 0.4 0.1-1.0 0.65 Williamsburg Way, and Liquor Town. All 1.1 - 2.0 0.23 of the residential complexes show a strong 2.1 - 4.0 2.72 1.31 CIT More than 4.0 property value ratio. D Tax Exempt or No Data

0.66

MA NC

O CK

1.77

N0E

8-B

ROAD RY

LA ST A N T ON

SPR

3-A

HE S TER ROAD

Tax Exempt or No Data

I SM

0.59

6-A

OCK ROAD

2.9

0 0

More than 4.0

NA ROA D

0.11

MA NC

NORFOLK DR IVE

0.7

3.58

3.21

L D DRIVE

O AN

3-B

2.1 - 4.0

E IV DR

1-C

1.1 - 2.0

VERO

LYNBR O

0.23

0.65

1.31

E LAN OK

REDEVELOPMENT PLAN

0.1-1.0

AY ROAD NSW EDE

RIV E

ANTO

L D DRIVE

F IE

KE EA

ES WA Y

KE EA AP ES

0.0

0.65

SW AY

R IV E

JA ME

DR IV E

WILLIAMSBURG WAYValue Ratio* Property

0.23

2.72

KIN G

NVILLE

26-B

VE R

JA M

IVE

E AN

L ST A N T ON

0.4

VE R

GILBERT ROAD

I SM

KIN G

I SM

NORFOLK DR IVE

ANTON D

REDEVELOP PLAN

Property Val (per acre) ANTON DRIVE

26-A

BIG BOW ROAD

0.89

NORFOLK D RIVE

FITCHRONA ROAD

2.74

E LAN OK

O AN

RICHMOND DRIVE

0.43

BIG BOW ROAD

6-B

E IV DR

1.33

RICHMOND DRIVE

RO NA

LYNBR O

MONTICELLO WAY

30-A

WILLIAMSBURG WAY

ON TA GE

BIG BOW ROAD

SOUTH WHITNEY WAY

TOPPERS LANE

3.65

1.32

WILLIAMSBURG WAY

MEADOWOOD DRIVE

2.06

3.65

RICHMOND DRIVE

HARLEY DRIVE

TAWHEE DRIVE

SOUTH WHITNEY WAY

TEAL DRIVE

ASPEN R OAD

GILBERT ROAD

JONQUIL ROAD

FIT CH B U RG

AIL TR

F MA D IS ON

KRONCKE DRIVE

MEADOWOOD DRIVE

KRONCKE DRIVE

30-B

HARLEY DRIVE

ASPEN R OAD

MONTICELLO WAY

TA NA GE

GILBERT ROAD

MEADOWOOD DRIVE

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG

Print Date: 3/10/2016

MAYHILL DRIVE

SOUTH WHITNEY WAY

Feet 600

300

TAWHEE DRIVE

150

TEAL DRIVE

JONQUIL ROAD

KRONCKE DRIVE

TEAL DRIVE

OCK ROAD

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

AIL TR

MAYHILL DRIVE

IT SB NE

HA R

TA NA GE

MCKEE ROAD

TAWHEE DRIVE

13-A

TEAL DRIVE

13-B

ASPEN R OAD

Land and improvement (building) values Sources: Dane County, WI (Parcel,Road Names); Fitchburg (accessory data); ESRI (aerial) CITY OF FITCHBURG are assessed annually for tax purposes DANE COUNTY, WI and provide an objective evaluation of the state of properties within the City, E excluding tax exempt properties for which no data exists. The 2015 aggregate value of all taxable land and improvements inANTON the DRIVE study area is almost $54 million. Of REDEVELOPMENT that 30-B PLAN CIT the Y O F MA D IS ON total, 56% is attributable to residential 29 CIT Y O F FIT CH B U RG 30-A uses, including the nearly $22 million Property Value Ratio value of the New Fountains Apartment 29 Complex. The Property Value Map (onMunicipal Boundary Planning Area 27 the right) shows the combined land andParcel 28 improvements value for each parcel on 26-A Municipal Boundary 6-B 26-B a per-acre basis, revealing a range of Planning Area 25 total value from less than $100,000 per Parcel 24 acre (Wingra Stone Company ) to more Value / Acre 23 * This is the ratio between the assessed value Tax Exempt or No Data than $1,000,000 per acre (Madison Swim of the improvements (buildings) to the 22 $100,000/Acre or Less assessed value of the land (using 2015 City Assessments). 21 $100,001-$300,000 / Acre Academy, Quarry Ridge Apartments and 6-Athe Parcels where the land value is more than $300,001-$600,000 / Acre 20 improvements value have a ratio less than 1.0. PDQ – McKee Road). $600,001-$1,000,000 / Acre ROA D

1-B

KAPEC ROAD

8-B

VER ONA

JA M

IVE

KIN G

SPR

O CK

ET D RIV

Parcels where the land value is more than the improvements value have a ratio less than 1.0.

Building Design & Conditions

Exterior building conditions can impact perceptions of the property or business itself, and also perceptions of the entire neighborhood. Below is a subjective review of both the exterior building conditions of each building (or set of buildings on a single parcel) based on the exterior appearance as viewed from the street (i.e., roofing, siding, windows, trim and other exterior finishes), as well as the relationship between the building and its entries to the public streets.

•

Building Conditions. As illustrated in the Building Design and Conditions map (on the next page), the majority of the buildings in the study area are in good condition. There are a few buildings in lesser condition, typically due to age and the quality of the materials, that should be considered candidates for reinvestment or redevelopment.

•

Street Relationship. Most of the buildings along Verona Road were designed to face the highway, while the Anton Drive facade was often a secondary consideration. As access and visibility from Verona Road are diminished by changes to the highway, the appearance of those businesses from the local street will become more important. This section describes the relationship of each building to the nearest local street, based on the following considerations.

EXAMPLE OF A BUILDING DESIGNED TO FACE VERONA ROAD (NOT THE LOCAL STREET) The property and building shown below is designed with a showroom and public access facing Verona Road, and loading docks facing Anton Drive. The only windows face the highway or parking lot, and the building materials are more attractive on that facade than on the “rear” facade facing Anton Dr. However, the building is in very good condition on all sides, design critique notwithstanding.

Chapter 3 | Existing Conditions - Land Use & City Services

Good Good to Fair Fair Fair to Poor

EET RELATIONSHIP

Strong Neutral Weak

ilding Conditions were assessed based on tos taken on XX, 2015.

PARCELS & BUSINESSES

assessment considers the exterior appearance ach structure as seen from the street. It is a ective opinion based on the apparent condition oofing, siding, windows, etc.

Building Conditions

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED DANE COUNTY.WI Sources: DaneBYCounty, AERIAL IMAGERY PROVIDED BY ESRI.

RC DO

NORFOLK

IV E

CARLING DRIVE

CIT Y O F MA D IS ON

RO A D

ROAD

CIT Y O F FIT CH B U RG

SPR O

ROAD

C KE

CARLING DRIVE TOPPERS LANE

CIT Y O F MA D IS ON

ROAD

CIT Y O F FIT CH B U RG

Municipal Boundary

Good

Good to Fair

Fair to P

STREET RELAT Strong Neutral Weak

* Building Condi photos taken on

The assessment of each structure subjective opinio of roofing, siding

BUILDING CONDITIONS

COMMERCE PARK DRIVE

VER O NA RO A HARDROCK D ROA D

FITCHRONA ROAD

THORNEBURY DRIVE

T DRI VE

Good

Fair

ROAD

IV E DR JEFFERS DRIVE

BUILDING CON

Parcel

MCKEE ROAD

TT BI ES

GJ AM ES D WA ROSEBERG ROA Y

Parcel

Building Design & Conditions

Good to Fair

E AK PE SA CH E

Fair to Poor

PARCELS

STREET RELATIONSHIP Strong Neutral Weak

COTTONWOOD DRIVE

USDA, USGS, AEX, Getmapping, SPR Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus * BuildingDS, Conditions were assessed based O C KE Aerogrid, IGN, IGP, swisstopo, and the GIS User Community T DRI VE

photos taken on XX, 2015.

NOTE: Building Conditions were assessed based on photos taken in November 2015. The assessment considers the exterior The assessment considers the exterior appearance appearance of each structure as seen from the street. It is a subjective opinion based on the apparent condition of roofing, of each structure as seen from the street. It is a siding, windows, etc. subjective opinion based on the apparent condition KE SPO

KAPEC ROAD

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Bldg Conditions.mxd

of roofing, siding, windows, etc.

DRIVE

TT BI ES

HARDROCK ROA D

COMMERCE PARK DRIVE

MCKEE ROAD

FITCHRONA ROAD

WESTCHE ST

RO AD FR ON TA GE

RIVE ANT ON D VER O NA

L L LANE

H IT SM

K IN

Municip

REDEVELOPMENT PLAN

RIVE

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DRIVE

ROA

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REDEVE REDEV PLAN

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KAPEC ROAD

R ORICHMOND DRIVE AD

ON A

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BIG BOW ROAD

MANCHEST ER

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N ROAD TO

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ANTO

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MONTICELLO WAY

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E L D DRIVE

TOPPERS LANE

GJ AM

TAWHEE DRIVE

ROA

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NORFOLK

L DRIVE

LE L

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MAY RO

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C I T Y OEFS F I T C H BU R G

I DR

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IVE DR

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WAT

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RICHMOND DRIVE

LAN

RO AD

PRAIRIE ROAD

BIG BOW ROAD

IRIS

AG E

HARLEY DRIVE

IV E

DR AN D LE L

TAWHEE DRIVE

JONQUIL ROAD

L DRIVE

MONTICELLO WAY

WILLIAMSBURG WAY

TA N

T UR

MEADOWOOD DRIVE

CIT Y O F M A D ISO N C I T Y O F F I T C H BU R G

WESTBROOK LANE

TEA

D OA

Print Date: 3/7/2016

O MAY C RO

R EN

DRI VE

ROAD BERT GIL

WAY EY ITN WH

IVE DR

RA IL

A SP

EN RE RG NO MA

UTH SO

150 300

AG E

LAN

TA N

MALABAR LANE

Feet 600 MAYHILL

IRIS

CITY OF FITCHBURG DANE COUNTY, WI

DRI VE

(Parcel,Road Names); Fitchburg/Madison (Future Land Use); ESRI (aerial)

RIVA ROAD

ROAD

City of Fitchburg | Anton Drive Redevelopment Plan COTTONWOOD DRIVE

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI.

CITY OF FITCHBURG DANE COUNTY, WI

150 300

Feet 600

Business Inventory

There are 30 commercial/industrial properties in the study area (including the Knights of Columbus property) with roughly 425,000 square feet of building space (excludes roughly 54,000 square feet of development under construction at 5400 King James Way). Fifteen percent of this building area is currently vacant (2993 Kapec Road), partially vacant (5280 Williamsburg Way), or has been recently purchased but not occupied (5375 King James Way). There are 32 businesses currently operating out of these commercial/ industrial properties (see the map on the next page). As shown in the table on the right, the mix of businesses is quite diverse, from mineral extraction to a furniture store to a pet supply store. It is estimated, based on interview feedback and some informed guesses about other businesses, that there are roughly 235 total employees working in the study area. Due to part-time jobs it is estimated that the number of full-time equivalents (FTEs) is more like 125.

Building Vacancies, Study Area Sources: Dane County, WI (parcels and buildings)

PROPERTY

BUILDING AREA

2993 Kapec Road* (#2)

47,000

5280 Williamsburg Way (#27)

3,600

5375 King James Way* (#10)

16,200

TOTAL

66,800

* recently purchased

Building Area by Business Type, Study Area Sources: Dane County, WI (parcels and buildings)

LOCATIONS

TYPE

BUILDING AREA

Automotive Repair, Services and Parking

13,000

3.6%

Beauty Salons

1,000

0.3%

Beer, Wine and Liquor Stores

6,300

1.7%

Car Washes

4,400

1.2%

Child Day Care Services

6,000

1.7%

Chocolate and Confectionery Manufacturing

5,900

1.6%

Coffee and Tea Manufacturing

7,200

2.0%

Commercial Printing

18,300

5.1%

Depository Institutions

9,100

2.5%

Electronics Stores

12,600

3.5%

Fitness and Recreational Sports Centers

25,000

6.9%

Full-Service Restaurants

3,200

0.9%

Furniture Stores

28,000

7.8%

Gasoline Stations w/ Convenience Stores

8,700

2.4%

General Automotive Repair

4,600

1.3%

General Warehousing and Storage

34,200

9.5%

Home Furniture, Furnishings & Equipment Stores

39,600

11.0%

Home Health Care Services

12,500

3.5%

Interior Design Services

2,500

0.7%

Mineral Extractive

35,800

9.9%

Other Building Material Dealers

42,500

11.8%

Pet and Pet Supplies Stores

18,000

5.0%

Religious Organizations

9,500

2.6%

Security Systems Services (except Locksmith)

7,000

1.9%

Wine/Distilled Alcoholic Beverage Merchant Wholesalers

5,900

TOTAL

360,800

Chapter 3 | Existing Conditions - Land Use & City Services

1.6%

100.0%

PARCELS & BUSINESSES Property Owners & Businesses

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. LAND USE DATA BASED ON DANE COUNTY LAND USE (2010), UPDATED BY MSA.WI Sources: Dane County, AERIAL IMAGERY PROVIDED BY ESRI.

RIVE

25 24

ANT ON D

E L D DRIVE

E IV

23 22

TOPPERS LANE

ROAD

RO AD FR ON TA GE

EL L LOV

VE R

ON A

HALET GARDENS

LANE

CIT Y O F MA D IS ON

ROAD

JEFFERS DRIVE

RO AD

FITCHRONA ROAD

29 TT BI ES

WILLIAMSBURG WAY

T DRI VE

CARLING DRIVE

CIT Y O F MA D IS ON

ANTON DRIVE

REDEVELOPMENT PLAN Property Owner & Business Inventory DRIVE

D ROSEBERG ROA

C KE

MCKEE ROAD BIG BOW ROAD

RICHMOND DRIVE

SPR O

CARLING DRIVE

OAD

WESTCHE S T VE E R RON AR ROAD

HARLEY DRIVE

TAWHEE DRIVE

MONTICELLO WAY

ROAD

ANT ON D

E L D DRIVE FI

T UR

KE SPO

KAPEC ROAD

IV E

DR AN D LE L

L DRIVE

D OA

C I T Y O F F I T C H BU R G

PARCELS LAND USE D

Municipal Boundary Planning Area Parcel

COTTONWOOD DRIVE

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

N V ILL E DR IV

ES WA Y

18 5 4

KAPEC ROAD

11 8

17 16

RO A D

GJ AM

21 20

VER O NA

NE LA

K IN

IV E DR

SPR O

C KE

T DRI VE

15 14

C i t y o f F i t c h b u r g | A n t o n D r i v13e R e d e v e l o p m e n t P l a n Y WA

DRIVE

KE SPO

ER EST

H IT SM

E AK PE SA CH E

N TO N

RI V

ROA

NOTE: The inventory list on the next page correlates with the property owner numbering system shown on the map above.

RFOLK NOOwner.mxd Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Property D

LANE

Parcel

MEADOWOOD DRIVE

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MANCHEST ER RO TA NA AD GE RT RA IL

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LORDSHIRE ROAD

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CIT Y O F PARK FIT CH COMMERCE B U RG DRIVE

PRAIRIE ROAD

BIG BOW ROAD

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MEADOWOOD DRIVE

MONTICELLO WAY

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CIT Y O F M A D ISO N C I T Y O F F I T C H BU R G

O MAY C RO

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DRI VE

Print Date: 2/29/2016

ROAD BERT GIL

WAY EY ITN WH

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RA IL

A SP

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AG E

Feet 600 MAYHILL

150 300

LAN

TA N

MALABAR LANE

IRIS

CITY OF FITCHBURG DANE COUNTY, WI

ROAD

(Parcel,Road Names); ESRI (aerial)

RIVA ROAD

Property Owner & Business Inventory List

Chapter 3 | Existing Conditions - Land Use & City Services

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG

FR O

RO AD

BIG BOW ROAD

Municipal Boundary Planning Area

HALET GARD

AD NT R O CRESCE

VE RO

Arrowhead Park

all Tr ail

Badger Trail

Ca pi ta lC

on b

VER ON

A NT ON

AR OA D

D RI VE

Parcel Building Footprint City Parks

ity

Area Park Service Buffer (1/2 MI) th

Neigborhood Park Service Buffer (1/4 MI) Pocket Park Service Area (1/8 MI)

Ca nn

PARK SPACE & NATURAL CONSTRAINTS BikeTrails

DR IVE

COMMERCE PARK DRIVE

ROSENBERRY ROAD ALLIED DRI VE

Neigborhood Park S

Pocket Park Service BikeRoutes BikeTrails

Planning Area

DR IVE

COMMERCE PARK DRIVE

Trail

City Parks

PINEWAY TRAIL

Building Footprint Area Park Service Buffer (1/2 MI)

Neigborhood Park Service Buffer (1/4 MI) Pocket Park Service Area (1/8 MI) BikeRoutes BikeTrails

Area Park Service B

Parcel

ES WA Y

Ridge

Milita ry

COTTONWOOD DRIVE

Badger Trail

on b

Ca nn CKET

Badger Trail

HARDROCK RO AD

all Tr ail

on b

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Ca nn

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RO AD

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ENS ROAD

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NT AG E

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all Tr ail

SHAFER DRIVE

E STER ROAD

WEST CH

HARLEY DRIVE

ROA

NT AG E

FR O

RO AD

VE RO

R EVIVA L RIDGE

WEST CH

HARLEY DRIVE

CARLING DRIVE

SHAFER DRIVE

E STER ROAD

RAE

LYNBRO

AR OA D

D RI VE

A NT ON

COMMERCE PARK DRIVE

Ridge

Milita ry

COTTONWOOD DRIVE

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

that focus on one or a few related uses and amenities in specific parks (e.g. a Signature Theme of “Winter” at Nine Springs Golf Course would focus on winter sports such as crossDATA SOURCES: country skiing, PARCELS winter festivals, iceAND ROAD NAMES PROVIDED BY DANE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI. skating, etc.) Of these Signature CITY OF FITCHBURG DANE COUNTY, WI Themed Parks, Dawley Conservancy and Quarry Ridge Recreation Area (both a Signature Theme E of “Biking”) are located near the study area. PINEWAY TRAIL

MCKEE ROAD

Trail

ROA

MANCHESTER ROAD

DORCHESTER WAY

KAPEC ROAD

ES W AY

LYNBRO

SPR O

City Parks

Park Service Areas Pa

DRIVE ACE PL ET

HARDROCK RO AD

KI N G

IT SB

ity

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

The CORP includes an action item to encourage and promote community gardens on City properties. Currently there are no community gardens within the study area. Also noted in the City’s CORP is a desire to designate Signature Themed Parks

City of Fitchburg | Anton Drive Redevelopment Plan

Parcel Building Footprint

E IV

between the cities of Fitchburg and Madison) includes play equipment, two tennis courts, full basketball court, softball diamond, soccer field, volleyball area, ice skating rink and sledding hill. Western Hills Park has a playground, a ballfield, a half basketball court, and a volleyball area. King James Way is currently undeveloped and is planned to have play equipment in the near future. Arrowhead Park has play equipment and a half basketball court.

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_ParkService.mxd

Ca pi ta lC

FI TCHRONA ROAD

RIVE E D SP OK

DORCHESTER WAY

T DR IVE

Arrowhead Park

DRIVE ACE PL ET

C KE

MINO WAY

IT SB

AD NT R O CRESCE

SPR O

Planning Area

HALET GARD

Municipal Boundary

HALET GARD

A NT R O CRESCE

Municipal Boundar

REDEVELOPMENT PLAN C

MANCHESTER ROAD

Park Service

R EVIVA L RIDGE A

JONQUIL ROAD

RAVENSWOOD ROAD

WESTBROOK LANE

PRAIRIE ROAD

RAE

MULBERRY LANE

FRISC H ROA

BRAND ON

JONQUIL ROAD

WESTBROOK LANE

PRAIRIE ROAD

RAVENSWOOD ROAD

SARA ROAD

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FRIS CH RO

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Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_ParkService.mxd

EL L LANE LOV

NE TO ES LIM

Yet while the area does have access to parks, there has been some discussion about a need for additional recreational sites and activities, especially to occupy youth in the neighborhood. Even though there are several parks nearby, the question remains if there are missing recreational amenities that would benefit the youth within the study area. Huegel-Jamestown Park (which is co-owned and managed

ES TI N

RY ROAD BU

SANDSTONE DRIVE

MINO WAY

ROSEBERG ROAD BR AD

D ROSEBERG ROA BR AD

NORFOLK D

MCKEE ROAD

SANDSTONE DRIVE

The City is in the process of addressing this deficiency through additional acquisition/development of a new pocket park. There are also two recreational areas within close proximity that can provide additional recreation activities (i.e., Quarry Ridge Recreational Area and Dawley Conservancy).

DRIVE HEE TAW

IV E DR

DRIVE TEAL

AKE

IVE DR

NE TO ES LIM

WILLIAMSBURG WAY

REDEVELOP PLAN

ANTON DRIVE

BIG BOW ROAD

RICHMOND DRIVE

KI N G

RY ROAD BU

RIV

N V ILL

A ASPEN RO

NORFOLK D

D GILBERT RO A

IVE DR

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG

WILLIAMSBURG WAY

KE NO

RIVE ND REE RG NO MA

DR IV

RICHMOND DRIVE

LANE OK

KE NO

V ILLE

BIG BOW ROAD

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG D

MONTICELLO WAY

AD RO

ES TI N

LANE OK

PUTNAM ROAD

DRIVE TEAL

KRONCKE RO DRIVE

MEADOWOOD DRIVE

MONTICELLO WAY

PUTNAM ROAD

MAYHILL DRIVE

LA N

DENTON PLACE

KRONCKE DRIVE

DRIVE HEE TAW

RA IL

DENTON PLACE

LA N

MEADOWOOD DRIVE

PIEDMONT ROAD

RA IL

AG E

MAYHILL DRIVE

A ASPEN RO

D GILBERT RO A

AG E

PIEDMONT ROAD

TA N

MALABAR LANE

LAN

TH RU S

RIVE ND REE RG NO MA

IRIS

RIVA ROAD

TH RU S

TA N

MALABAR LANE

RAYMOND ROAD

BALSAM ROAD

RIVA ROAD

Print Date: 5/17/2016

LAN

Feet 600

0 150 300

BALSAM ROAD

IRIS

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

N LA

ANTON D

RAYMOND ROAD

N LA

VER ON

DRIVE ACE PL ET

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI.

COTTONWOOD DRIVE

Park Service Areas

F i t c h b u r g ’s 2015-2020 Sources: Dane County, WI (Parcel,Road Names); ESRI (aerial) Comprehensive Park and Open CITY OF FITCHBURG DANE COUNTY, WI Space Plan (CORP) states that the City’s vision is to have a system of E parks, open space, trails, forests and other natural areas, along with quality recreational opportunities, Western Hills that will enhance the health and Park quality of life for all ages and interHuegel-Jamestown ests. The three parks most convePark nient to neighborhood residents are Western Hills Park, HuegulPocket Jamestown Park and new pocket Park Western park on King James Way. Arrowhead Hills Park Park is also nearby, but Verona Road is a mental and physical barrier that Arrowhead Huegel-Jamestown likely reduces use by residents of Ca Park Park pi ta the Jamestown Neighborhood. Per lC ity standards in the City’s CORP, there is Pa th a deficiency of neighborhood parksPocket in the Jamestown neighborhoodPark (see Park Service map on the right). MA

Milita ry

Park & Open Space

AR OA D

Trail Ridge

PINEWAY TRAIL

EE ROAD

BikeRoutes

VER ON

CKET

RIVE E D SP OK

ES WA Y

SPR O

KI N G

Park Service Areas

ENS ROAD

NT AG E

EL L LANE LOV

Western Hills Park

R EVIVA L RIDGE

ALLIED DRI VE

CARL

RIVE

AL DRIVE

RIVE ND REE

RONCKE DRIVE

0 150 300

Feet 600

Print Date: 5/17/2016

Natural Constraints

While there are no documented wetlands in the study area, there are some “poorly drained soils” evident on the Development Limitations map (on the next page). This does not indicate a potential regulatory restriction, but it may limit the potential for any stormwater

PARCELS AND ROAD NAM AE

Development Limitations Somewhat Poorly Drained Soils

Steep Slopes Wetlands

# *

Former Soil Contamination (closed site)

Elevation High Low

Contours (4ft)

Natural Constraints

DATA SOURCES: PARCELS, CONTOURS AND ROAD NAMES PROVIDED BY DANE COUNTY. WETLAND DATA PROVIDED BY WI DNR Sources: DanePROVIDED County, AERIAL IMAGERY BY ESRI.WI

ER TOPPERS LANE

976

101 2

ROAD

CIT Y O F FIT CH B U RG CIT Y O F MA D IS ON

988 996

10 00

99 2

VER O NA

RO A D

976

968

95S6PROC KET DRIVE 960

984

988

# *

10 00

CIT Y O F MA D IS ON

ROAD

Municipal Boundary

T DRI VE

St W

# *

Planning Area Buffer (500 ft)

Parcel

Former Soil Contamination (closed site) MCKEE ROAD

PARCELS, CONT

High Low

Contours (4ft)

COTTONWOOD DRIVE

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, U.S. Department of Agriculture, Natural Resources Conservation Service KE SPO

infiltration in those areas. There This map also indicates the presdisturbed during redevelopment. are some steep slopes exceeding ence of soil contamination sites The history of manufacturing and 992 1108 a 12% grade throughout the study on record with the Wisconsin the known contamination sites also DATA SOURCES: area, many of them man-made. DNR through the Bureau for makes likely possibility of addiPARCELS,the CONTOURS AND ROAD NAMES PROVIDED BY DANE COUNTY. WETLAND DATA PROVIDED BY WI DNR These slopes may be both a limiting Remediation and Redevelopment tional sites not yet identified. AERIAL IMAGERYAny PROVIDED BY ESRI. factor and an opportunity, dependTracking System (BRRTS). While all redevelopment project will need to CITY OF FITCHBURG ing upon the programmatic requirethree known sites are considered evaluate soil conditions for possible DANE COUNTY, WI ments of proposed development on “closed”, and no longer deemed a contamination. Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, if AEX, Getmapping, each site. safety risk, some may pose a risk Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, U.S. Department of Agriculture, Natural Resources DRIVE

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_DevLimitations.mxd

COMMERCE PARK DRIVE

TT BI ES

ROAD

HARDROCK ROA D

FITCHRONA ROAD

MCKEE ROAD

COTTONWOOD DRIVE

Conservation Service

Elevation

Planning Area

Elevation COMMERCE PARK DRIVE

4 100

C KE

99 2

HARDROCK ROA D

SPR O

972

Steep Slopes Wetlands

996

0 102 1016

VER O NA

RO A D

1024

Developm

Somewhat Poorly Drained Soils

992

1028

Development Limitations

101 2

4 100 4 96 972

CIT Y O F FIT CH B U RG

RO AD FR ON TA GE

ON A VE R

CARLING DRIVE

RIVE

TOPPERS LANE ANT ON D

RO AD FR ON TA GE RO AD ON A

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10 56 10 48

1068

RIVE ANT ON D FITCHRONA ROAD

RO AD

ROAD

ER WESTCHE ST

HARLEY DRIVE

1036

1032

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ROA

1036

1032

KAPEC ROAD

10 56 10 48

0 102 1016

ROAD

1068

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TT BI ES

1044 THORNEBURY DRIVE

40 10

E LOV

956 960

4 96

L L LANE

DRIVE

1060

1088

1052

8 100

106 OAD ROSEBERG 4 R

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CARLING DRIVE

WESTCHE ST

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1108

ES WA Y

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TAWHEE DRIVE

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ROA

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REDEVELOPMENT PLAN Development Limitations 980

ES WA Y

8 100

1104 1092

1052 1076

GJ AM

1044

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BIG BOW ROAD

10 84

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ROAD

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TAWHEE DRIVE

JONQUIL ROAD

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TEA

WILLIAMSBURG WAY

MEADO ANEWOOD DRIVE KL

10 84

D OA

KE NO

RT OU MAY C RO

RICHMOND DRIVE

R EN

ROAD BERT GIL

WAY EY ITN WH

IVE DR

UTH SO

RA IL

A SP

EN RE RG NO MA

MANCHEST ER R E O AD IV DR E K NO

1108

UTH SO

BIG BOW ROAD

T UR

CIT Y O F MA D IS ON CIT Y O F FIT CH B U RG

MONTICELLO WAY

NE LA TA N TO N RICHMOND DRIVE

N V ILL E DR IV

RA IL

O MAY C RO

MEADOWOOD DRIVE

MONTICELLO WAY

Print Date: 3/7/2016

YHILL DRI VE

LAN

AG E

Feet 150 300 MAYHILL 600 DRIVE

IRIS

TA N

R LANE

LAN

TA N

MALABAR LANE

IRIS

CITY OF FITCHBURG DANE COUNTY, WI

ROAD

(parcel,road names, soils, contours); WI DNR (wetlands, contaminated soils); ESRI (aerial)

RIVA ROAD

150 300

Feet 600

Print Date: 3/7/2016

Chapter 3 | Existing Conditions - Land Use & City Services

TOPPERS LANE

ROAD

CIT Y O F MA D IS ON

RO AD

ON A

HALET GARDENS

10 00

1040 VE R

Public Private Municipal Boundary Planning Area

980

1 RIVE 050

Stormwater & Watershed Mgmt

LANE

EL L LOV

Planning Area Buffer (500 ft)

97 0

ANTO ND

E L D DRIVE

10 40

1040

104 0

1040

0 104

Parcel StormsewerLines Public Private

UTILITY INFRASTRUCTURE Retention Ponds

RO A D

0 99

Watersheds (09-09-13)

VER O NA

980

SPR OC

KET

Boundaries

0 97 80 9

DRIVE

Nine Springs

1000

Quarry Ridge

10 10

1020

DRIVE

ROAD

ER WESTCHE ST

CIT Y O F MA D IS ON

ROAD

CIT Y O F FIT CH B U RG

104 0

980

10 00

97 0

DRIVE

Retention Ponds Watersheds (09-09-13)

VER O NA

Boundaries

0 97 80

9 Planning Area Buffer (500 ft)

Nine Springs

Public Private

Retention Ponds

99 0

1000

0 97 80 9

COTTONWOOD DRIVE

COMMERCE PARK DRIVE

Watersheds (09-09-13) Boundaries 1010

Nine Springs Quarry Ridge 1020

PARCELS AND ROAD NAM LAND USE DATA BASED ON

1030

1000

0 100

Quarry Ridge

10 10

StormsewerLines

990

CARLING DRIVE

10 30

TOPPERS LANE

RO AD

FR ON TA GE

RO AD

ON A

Private

Planning Area KET

97 0

980

HARLEY DRIVE

TAWHEE DRIVE

CARLING DRIVE

10 30 RO A D

CIT Y O F MA D IS ON

ANTO ND

ROAD

CIT Y O F FIT CH B U RG

1 RIVE 050

TOPPERS LANE

10 00 COMMERCE PARK DRIVE

99 0

1000

990

SPR OC

1050 1050

1030 1040 40 10

within the watershed and infiltration DATA SOURCES: PARCELS AND on-site ROAD NAMES PROVIDED BY DANE COUNTY. practices will be required for LAND USE DATA BASED ON DANE COUNTY LAND USE (2010), UPDATED BY MSA. new developments. AERIAL IMAGERY PROVIDED BY ESRI. 1030

1050 1010

1020

1030 1040

40 10

1000 Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

City of Fitchburg | Anton Drive Redevelopment Plan

CITY OF FITCHBURG

DANE COUNTY, WI Regarding rate control, there are some constraints with existing and E will planned infrastructure that affect the need for on-site detention ponds with new development in the planning area. As illustrated in the Stormwater Infrastructure map, most of the planning area is in a watershed that extends to the northwest outside the planning area limits. Runoff from this watershed flows into the planning area at the intersection of King James Way, Anton Drive and Kapec Road. There is a 60” RCP storm sewer serving this 1050

1020

With regard to infiltration, current County and City standards (which exceed state standards) require that provisions be incorporated to achieve at least 90% of the annual average stay-on as compared to existing conditions, regardless of development type. The Nesbitt Limestone Pond is anticipated to provide approximately 44% annual infiltration for the watershed draining to it, which includes the Anton Drive planning area, however, this facility was not specifically intended to accommodate new development COTTONWOOD DRIVE

Public

DRIVE

1000

990

Parcel

StormsewerLines

980

Parcel

990

0 100

Planning Area Buffe

1000 Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, 10 Aerogrid, IGN, 10 IGP, swisstopo, and the GIS User Community

1030

MCKEE ROAD

Planning Area

Municipal Boundary

0 99

KAPEC ROAD 990

1000

provide water quality treatment for proposed new development within the Anton Drive area 990

1040 VE R

1050

ER WESTCHE ST

HARLEY DRIVE

RO AD FI

E L D DRIVE

FR ON TA GE

RO AD ON A

1040 VE R

10 10

10 20

10 60 1040 1030

RO A D

VER O NA

FITCHRONA ROAD

T DRI VE

Municipal Boundar

1030

10 10

THORNEBURY DRIVE

1060

C KE

Private

980 SPR O

Public

1000

0 MCKEE ROAD 99

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Stormwater_Watershed.mxd

HARDROCK ROA D

ROAD

IV E DR

AN D LE L

ROA

10 20 1080

1040

KAPEC ROAD

JEFFERS DRIVE

10 20

104 0

1110

1 RIVE 050 ANT ON D

10 80

LYNBROO

E L D DRIVE

1010

ROSEBERG ROAD

HALET GARDENS

Public

1000

20 10

1020

10 60 1040 1030

10 80

10 40

LORDSHIRE ROAD

ROA

1080

1070

ROAD

FITCHRONA ROAD

ES WA Y

REDEVELOPMENT PLAN Stormwater & Watershed Mgmt

1020

10 20

GJ AM

LANE

1020

10 40

HALET GARDENS

KE SPO

1080

EL L LOV

DRIVE

111 0

IT SM

ROAD

1040

ANTON D

REDEVELOP PLAN ANTON DRIVEStormwater REDEVELOPMENTWatershed

KE SPO

LYNBROO

K IN

HARDROCK ROA D

WESTBROOK LANE

PRAIRIE ROAD

AN D

LE L

1030

RIV

T BIT ES

1010

TAWHEE DRIVE

IV E

JONQUIL ROAD

PRAIRIE ROAD

BIG BOW ROAD

10 40

1010

1050

1030

COMMERCE PARK DRIVE

99 0

WESTBROOK LANE

L DRIVE

LORDSHIRE ROAD

TEA

990

1040

AD RO 50 10A SPEN

ROAD BERT GIL

1040

Y WA ER EST

1030

1040

0 104

NORFOLK D

H RC DO

T BIT ES

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Stormwater_Watershed.mxd

D OR 0 R F 102

0 107

1030

ATE

E 104 RIV 0

0 103

80 10

JEFFERS DRIVE

THORNEBURY DRIVE

1060

H IT SMAD RO

GJ W AM ES 1000 WA Y

1000

20 10

ROSEBERG ROAD

10 40

10 40 RT OU MAY C RO

WILLIAMSBURG WAY

50 10

K IN

1070

1000

RIV

30 10

1080

0 103

Y WA

NORFOLK D

1040

1050

N V ILL E DR IV

70 10 IV E DR E AK PE SA CH E 1090

MANCHEST ER

KE NO

0 107

N ROAD TO

RC DO

TER HES

11 11 10 00

80 10

ROAD D OR 0 R F 102

00 10

BIG BOW ROAD

1040

N V ILL E DR IV

1050

30 10

E WAT

NE LA TA N TO N

0 104

50 10

70 10 IV E DR E AK PE SA 0 CH E 109

NE LA

11 11 10 00

LANE

TA N TO N

MANCHEST ER

K LA

I DR

L DRIVE

1040

N ROAD TO

KE NO

1030

1040

RICHMOND DRIVE

MEADOWOOD DRIVE

WILLIAMSBURG WAY

C I T Y O F F I T C H BU R G

MONTICELLO WAY

1040

RICHMOND DRIVE

With regard to water quality treatment, current standards call for developments to provide on-site practices sufficient to remove 80% of TSS from stormwater runoff. The 8-acre Quarry Ridge Wet Pond (2744 Fitchrona Road) is anticipated to achieve approximately 72% TSS reduction for the 590 acre watershed draining to it (which includes the entire Anton Drive planning area). In addition, Nesbitt Jung Pond (6192 Nesbitt Road) and the expanded Nesbitt Limestone Pond (6243 Nesbitt Road) constructed by WisDOT in 2016 will serve to increase TSS reduction from the Anton Drive area to levels above the 72% level predicted for just the Quarry Ridge Wet Pond (the Nesbitt Limestone Pond is expected to achieve approximately 59.5% TSS reduction on its own). While the cumulative effects of these three regional ponds is currently unknown, the net effect is likely very close to the 80% TSS reduction required by state, county, and city standards, and could be viewed by regulators as the ‘maximum extent practicable’ and so may be relied upon to

TEA

C I T Y O F F I T C H BU R G

MONTICELLO WAY

1040

CIT Y O F M A D ISO N

10 40 T UR AY C O

M OMEADOWO OD DRIVE CIT Y O F M A D ISO N R

ROAD BERT GIL

1040

WAY EY ITN WH

MAYHILL DRI VE

AD RO 50 10A SPEN

RA IL

1040 1040

IVE DR

UTH SO

1030

AG E

600

Print Date: 3/7/2016

LAN

TA N

MALABAR LANE

RA IL

MAYHILL Feet DRIVE

150 300

EN RE RG NO MA

RIVA ROAD

IRIS

1010

1030

IVE DR

1020

1000 Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 1020

AG E

WAY EY ITN WH

40 10

1020

TA N

MALABAR LANE

UTH SO

1030 1040

EN RE RG NO MA

1010

ROAD

CITY OF FITCHBURG DANE COUNTY, WI

LAN

T BIT ES

COTTONWOOD DRIVE

Sources: Dane County, WI (Parcel,Road Names); Fitchburg (utilities); ESRI (aerial)

1050

IRIS

0 100

990

Existing Stormwater Infrastructure

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. LAND USE DATA BASED ON DANE COUNTY LAND USE (2010), UPDATED BY MSA. 1020 AERIAL IMAGERY PROVIDED BY ESRI. RIVA ROAD 1010

There are three basic performance objectives of stormwater management: rate control (how quickly the water leaves the area), quality control (the amount of “total suspended solids”/TSS pollutants in the water) and infiltration (the amount of water that can be retained and infiltrated on the site). All three of these criteria are regulated by state, county, and local codes and ordinances. 1030

JONQUIL ROAD

Stormwater

1030

KE SPO

1000

BIG BOW ROAD

RO AD

1040

FR ON TA GE

1040

CIT Y O F FIT CH B U RG

WAY EY

1030

1040

150 300

Feet 600

Print Date: 3/7/2016

Impervious Type

Land Use (acres) Institutional

Light Industrial

Multi-Family Residential

Open Space

Shopping Center

Driveway

0.52

7.63

9.00

0.50

0.06

9.60

Gravel

24.50

0.00

Strip Commercial

Parking

0.02

0.17

0.03

0.47

0.68

Pervious

1.29

29.35

18.36

13.64

0.61

9.24

Roof

0.28

2.89

7.56

0.27

0.24

6.93

Sidewalk

0.09

0.14

1.94

0.13

0.06

0.54

Street

0.30

0.59

1.11

1.30

0.13

2.31

TOTAL

2.51

65.10

38.14

15.86

1.59

29.31

% Impervious

48.8%

54.9%

51.9%

14.0%

61.4%

68.5%

Existing and WisDOT planned Infrastructure - Kapec/King James/McKee Area

IV DR KE EA AP ES CH

JA M

CAR

RIA

W AY

48 ''

Peak Flow Existing Capacity Overland Flow

New 42" 66'' eq

New Pipe Area of Flooding Concern

new development or redevelopment that increases the Impervious Surface Ration (ISR)), on-site detention for peak rate control is recommended, in addition to the

ROAD

60''

66'' eq

New 42"

New 54"

I SB NE

ROAD

MCKEE ROAD

18'' 60'' eq

KAPEC ROAD

Existing Storm System (select)

EET

100-yr Peak Flow: 390 cfs

30''

Parcel

30''

CI T Y O F FI T CH B U RG

CI T Y O F MA D I S ON

H EST

ER WAY

Planning Area

S TR

'' 30

Existing Capacity: 125 cfs New 24"

Municipal Boundary

KIN

RIV E

CO UR

CL E

VER ON

CIR

ANTO

Flow

DA NV IL LE

AS HL EY C

Fee 300

150

JAM ES

KIN G

CL E

LE RS TE PE

I RC CHESTER C

Overlan d

CITY OF FITCHBURG DANE COUNTY, WI

N O RF OL K DR IVE

Sources: Dane County, WI (Parcel,Road Names); Fitchburg (utilities); ESRI (aerial)

E RIV

For any new impervious surfaces within the Anton Drive Area east of Kapec Drive that drains toward McKee Road (including

Sources: MSA Professional Services; ESRI (aerial)

ED OK

To address the frequent overland flooding situation of the intersection of Kapec Road, McKee Road, and Nesbitt Road, DOT constructed a new 54â&#x20AC;? RCP storm sewer that was designed to handle up to the 50 year, 24-hour duration storm event before overtopping the McKee Road. Note, however, that effects of this additional capacity is not anticipated to have an effect on overland flow and flooding along King James Way.

Existing Impervious Area by Land Use

AN RO

convey 10-yr flows (approximately 125 cfs) without surcharging and is nearly adequate to convey 25-yr peak flows (approximately 200 cfs). Under 100-yr rainfall conditions there is an anticipated flow of nearly 390 cfs accumulating at this location. Flows which exceed the capacity of the storm sewer are reported to flow south along King James Way through the Anton Drive Planning Area. These flows result in flooding conditions along King James Way which have overtopped the curb of the street, crossed over the sidewalk and entered private property. Depths of flow and resulting velocities in large rainfall events are expected to be unsafe for vehicular and pedestrian traffic. New construction along King James Way south of Anton Drive should account for the risk of flooding beyond the street ROW in building and site design.

required infiltration practices, in order to limit further contribution to street flooding during extreme rain events. The design standards for these rate control practices will be

Chapter 3 | Existing Conditions - Land Use & City Services

JA M

KIN G

W AY

Stormwater Internally Drained Basins

ANTO

IV DR KE EA AP

REDEVELOPMENT PLAN RIV E

KIN

CO UR

CIR CL E

JAM ES

N O RF

Municipal Boundary Planning Area

Planning Area Buffer (500 ft) Parcel KAPEC ROAD

Stormsewer Public Private

UTILITY INFRASTRUCTURE Retention Ponds

Internally Drained Basins

RIV

OL K DR IVE

CIR CL E

KIN

JA M

W AY

ANTO

KIN G

RIV E

CL E

AS HL EY C

IV DR KE EA AP ES CH

CO UR

CIR CL E

KAPEC ROAD

CARLING DRIVE

Print Date: 12/7/2016

KAPEC ROAD

CIT Y O F FIT CH B U RG

RW S TE HE

ANTO ND

E L D DRIVE

RIVE

RC DO

CIT Y O F MA D IS ON

R ROAD ESTE

CIT Y O F MA D IS ON

ROAD

M ANCH

CIT Y O F FIT CH B U RG

RO AD

ON A

VE R

JAM ES

LE WEMBLY CIRC

ROAD

TOPPERS LANE

FR ON TA GE

RO AD

WESTCHE ST

HARLEY DRIVE

TAWHEE DRIVE

N O RFO L K DR IVE

ANT O

KIN G

VER ON

K ROAD

CIT Y O F MA D IS ON

CIT Y O F FIT CH B U RG

S ER

Feet 300

150

RIV

CLE

HALET GARDENS

ED OK

E IV

S CIR WILLIAM

LANE

EL L LOV

N LA

T PE

N TO

AN RO

I RC CHESTER C

V IL

DAN

BIG BOW ROAD

W AY

AERIAL IMAGERY PROVIDED BY ESRI.

L DRIVE

D OA

Y WAY NE

TEA

R EN ROAD BERT GIL

IVE DR

RW S TE HE

RIV E

JAM ES

ROAD

CL E IR AS HL EY C

IT SB NE

A SP

EN RE RG NO MA

RC DO

MAY RO

RT COU

JA M

E RIV ED AK DATA SOURCES: PE PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. SA E INTERNALLY DRAINED BASINS PROVIDED BY STRAND. CH

AN ST

KI NG

There is currently no stormwaWingra Property Internally Drained Basins Sources: Dane County, WI (Parcel,Road Names); Fitchburg (utilities); ESRI (aerial) ter management for runoff from Stormwater the Wingra Stone site (meaning all Internally Drained BasinsANTON D CITY OF FITCHBURG lands west of Kapec Road), exceptDANE COUNTY, WI Municipal Boundary REDEVELOP ing whatever may be running off Planning Area PLAN directly to Kapec Road and into E Planning Area Buffer (500 ft) existing infrastructure. Plans for Stormwater Parcel ANTON DRIVE the extension of Fitchrona Road Internally Drai Stormsewer REDEVELOPMENT through this site in 2017 include Municipal Boundary Public PLAN Planning Area a 24” storm pipe along the entire Planning Area Buffer ( Private length of that road and connecting Water & Parcel Retention Ponds to existing storm sewer on Kapec Stormsewer Wastewater Systems Internally Drained Basins Public Road which subsequently flowsMunicipal Boundary Private Planning Area south toward McKee Road and out Retention Ponds of the planning area. As designed,Planning Area Buffer (500 ft) Internally Drained Ba Parcel this new pipe will be able to accomSanitary System modate almost 50 cfs. Peak 100year flows from the area that would MMSD Effluent Return Line drain to this pipe, including only Water theSystem street right-of-way and limited conDATA SOURCES: nected lands, are projected to be PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. INTERNALLY DRAINED BASINS PROVIDED BY STRAND. just under 20 cfs. There is an estiAERIAL IMAGERY PROVIDED BY ESRI. CIT mated 65 cfs of potential flow genCITY OF FITCHBURG D DANE COUNTY, WI erated by 20 acres of the site that are Water & Wastewater Systems currently land locked depressions E Feet 0 75 150 300 Sources: Dane County, WI (Parcel,Road Names); Fitchburg (utilities); ESRI (aerial) E without external drainage (see the ANTON D Wingra Property Internally Drained REDEVELOP CITY OF FITCHBURG DANE COUNTY, WI Basins map on the previous page). PLAN If and when these sites are develE Water & oped, they may be able to be conWastewate nected to the storm sewer under REDEVELOPMENTWastewater Municipal Boundar Fitchrona Road, however it will be PLAN Planning Area necessary to ‘over-detain’ runoff to Planning Area Buffe Parcel less than pre-development rates to Water & Sanitary System prevent surcharging the storm pipes Wastewater Systems and/or discharging more water than Municipal Boundary MMSD Effluent Ret the street cross-section can safely Planning Area Water System convey under extreme rainfall conPlanning Area Buffer (500 ft) ditions. In total, those areas within Parcel Sanitary System the Wingra Stone site will need to allocate a disproportionately large amount of area for stormwater manMMSD Effluent Return Line agement; perhaps as much as 10% Water System of total developable space in order to meet anticipated rate control and C infiltration requirements.

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

R ROAD ESTE

REDEVELOPMENT PLAN

MCKEE ROAD

ANTON DRIVE

N O RF

ED OK

E IV

S ER

AN RO

T PE

V IL

I RC CHESTER C

CO UR

DAN

T AN ST

0 - 12 inch

13 - 20 inch

MCKEE ROAD

VER ON

K ROAD

ROAD

CARLING DRIVE

WESTCHE ST

HARLEY DRIVE

TOPPERS LANE

CIT Y O F MA D IS ON

ROAD

CIT Y O F FIT CH B U RG

RO AD

VE R

ON A

HALET GARDENS

LANE

CIT Y O F MA D IS ON

VER O NA

RO A D

0 - 12 inch

13 - 20 inch 21 - 48 inch

1 - 6 inch 7 - 8 inch

SPR OC

9 - 16 inch

KET

DRIVE

0 - 12 inch

KAPEC ROAD

Y WA TER HES

EL L LOV

CIT Y O F FIT CH B U RG

RIVE

ROAD

ANTO ND

TOPPERS LANE

RO AD

E L D DRIVE

FR ON TA GE

RO AD

ON A

ANT ON D

FR ON TA GE

RO AD

WESTCHE ST

HARLEY DRIVE

TAWHEE DRIVE

AN D

LE L

ROA

VE R

13 - 20 inch 21 - 48 inch

DRIVE

SPR O

HARDROCK ROA D

VER O NA

RO A D

MCKEE ROAD

Printed By: stremlett, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Water_Wastewater Systems.mxd

1 - 6 inch

C KE

T DRI VE

COTTONWOOD DRIVE

COMMERCE PARK DRIVE

LYNBROO

E L D DRIVE

RIVE

ANTON DRIVE

7 - 8 inch

9 - 16 inch

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

KE SPO

KAPEC ROAD

CARLING DRIVE

JONQUIL ROAD

WESTBROOK LANE

PRAIRIE ROAD

LORDSHIRE ROAD

ROA

HALET GARDENS

ROAD

Y WA

ES WA Y

LYNBROO

GJ AM

IT SM

Print Date: 12/7/2016

LANE

T BIT ES

DRIVE

RC DO

TER HES

ROAD

IV E

AN D

LE L

PRAIRIE ROAD

K IN

FITCHRONA ROAD

COMMERCE PARK DRIVE

JONQUIL ROAD

WESTBROOK LANE

T UR

KE SPO

LORDSHIRE ROAD

N V ILL E DR IV

JEFFERS DRIVE

ROAD

L DRIVE

EL L LOV

D OR

TEA

NORFOLK

City of Fitchburg | Anton Drive Redevelopment Plan RF

D OA

ES WA Y

R EN

RC DO

A SP

GJ AM

R FO

H IT RO SMAD D

ROAD BERT GIL

ER WAT

THORNEBURY DRIVE

E WAT

IVE DR

E IV DR

WAY EY ITN WH

N ROAD TO

BIG BOW ROAD

IV E DR

K IN

NE LA

ROSEBERG ROAD

MANCHEST ER

L DRIVE

NORFOLK

TEA

MANCHEST ER

E AK PE SA CH E

E IV DR

BIG BOW ROAD

IV E DR

N V ILL E DR IV

D OA

K LA

N ROAD TO

E AK PE SA CH E

ROAD BERT GIL

WAY EY ITN WH

IVE DR

UTH SO

O MAY C RO

WILLIAMSBURG WAY

TA N TO N

WILLIAMSBURG WAY

NE LA

RICHMOND DRIVE

KE NO

RICHMOND DRIVE

MONTICELLO WAY

MEADOWOOD DRIVE

C I T Y O F F I T C H BU R G

KE NO

RT OU

MEADOWO MAY C OD DRIVE

CIT Y O F M A D ISO N RO C I T Y O F F I T C H BU R G

R EN

CIT Y O F M A D ISO N

Feet 600

Print Date: 2/24/2016

MAYHILL DRI VE

MONTICELLO WAY

150 300

A SP

LAN

RA IL

EN RE RG NO MA

IRIS

RA IL

UTH SO

ROAD

AG E

MAYHILL DRI VE

EN RE RG NO MA

T BIT ES

TA N

MALABAR LANE

TA N TO N

NA GE

Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

MALABAR LANE

RIVA ROAD

K LA

VER ON

ROAD

FITCHRONA

K ROAD

HA AD

DATA ROAD SOURCES: PrintedEsri, By: aconverse, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Stormwater_LandLockedBasins.mxd PARCELSSource: AND ROAD NAMES PROVIDED BY RIVA DANEGeoEye, COUNTY. Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, DigitalGlobe, LAND USE DATA DANE COUNTYand LANDthe USEGIS (2010),User Community IGN,BASED IGP,ONswisstopo, UPDATED BY MSA. AERIAL IMAGERY PROVIDED BY ESRI. TA

aconverse, File: P:\7700s\7720s\7729\07729025\GIS\07729025_Stormwater_LandLockedBasins.mxd

COTTONWOOD DRIVE

R O

LAN

IRIS

R O

PARCELS AND ROAD NAMES INTERNALLY DRAINED AERIA

AD BU

DRIVE

ROA D ERG

R OSEB

WER TRA IL TO

FITCHRONA

H HIG

ROAD

9 - 16 inch

RO A D

DRIVE

IT SB NE

KET

KE SPO

AD BU

SPR OC

D G ROA BER

7 - 8 inch

T IT SB NE

OSE

1 - 6 inch

VER O NA

H G HI

WER TRA IL TO

ROAD

ROA

21 - 48 inch MCKEE ROAD

MCKEE ROAD

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY.

PARCELS AND ROAD NAM LAND USE DATA BASED ON

Planning Area Parcel Overhead, 69kV Overhead, 138kV

ROAD

RIVE

P !

Underground, 69kV

P !

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Energy

Electric service is provided by two different utilities â&#x20AC;&#x201C; Alliant Energy south of the Anton Drive-King James Way intersection, and Madison Gas & Electric (MG&E) north of that intersection. Alliant Energy will serve the Wingra Stone land as it is developed. Natural gas service is provided by MG&E for the entire planning area.

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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

The location of gas and electric lines are shown on the Energy Utilities Map. There are no known deficiencies with this energy infrastructure, which is not anticipated to impede infill development nor redevelopment.

ATC Posts

Electric Utilities

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All sanitary sewer in the planning area (and a wider area beyond) flow by gravity. The pipe size varies in the planning area, but the majority is 8-inches with some 12- and 15-inch pipes. The pipe material varies significantly between Asbestos Cement (AC), Vertified Clay (VC), Polyvinyl Chloride (PVC), Transite and Concrete. Based on the current sizes and slopes of the pipes, they should have the capacity to accommodate new infill growth in the planning area. In coordination with Wingra Stone, the sanitary sewer system will be designed and extended under the center of the Fitchrona Road extension. This extension will provide capacity for

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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

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Sources: Dane County, WI (Parcel,Road Names); MG&E and Alliant Energies (utilities); ESRI (aerial)

DATA SOURCES: PARCELS AND ROAD NAMES PROVIDED BY DANE COUNTY. UTILITIES PROVIDED BY MG&E AND ALLIAN ENERGIES. IRIS

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P water ! P ! ! P ! Psystem P ! ! The P ! Pis! Peffectively P ! ! P ! ! P P ! P looped P ! P ! P ! through the planning area with P ! P ! P ! water mains under all City streets P ! (see map on prior page). The water mains are all 8-inch pipes, and were primarily installed between 1970 and 1990. There are no water utilities in the Wingra property; however, the scheduled Fitchrona Road extension proposes a 12-inch water main to be installed in the terrace along the west and north sides of this road, connecting to the existing system west of the Kapec Road intersection. This water extension will adequately serve the Wingra Stone property. Water pressures are adequate throughout the planning area, ranging from 76 psi at the lowest points down to a low of 56 psi at the Williamsburg Way and 52 psi at Fitchrona Road and McKee Road. New development at the highest point of the Wingra site exceeding 4 stories most likely would need internal pumps to provide adequate water pressure for the additional stories.

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Telecommunications services in the planning area are provided via phone and data infrastructure owned by AT&T. There are no known problems or shortcomings with these lines, though some stakeholders have indicated a desire for high speed data (100mb/s and greater) to support the success of current and future business users in the study area.

Chapter 3 | Existing Conditions - Land Use & City Services

Feet 600

Print Date: 3/9/2016

CRIME & SAFETY Crimes in the Neighborhood Crime – actual and perceived – can have a big impact on an area’s economic and social vibrancy. Following substantial police calls in the early part of this decade, the Fitchburg Police Department started to increase police patrols in the area. These efforts helped to reduce criminal activity in the area, as noted by the adjacent residential neighborhood and existing businesses; however, there has been some concern that crime has again spiked in the area, especially in the residential area.

2016 Police Calls, Study Area Sources: RAIDS Online

Historic Crime Analysis, 2012-2016 Sources: RAIDS Online

Total Crime*

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City of

% in Anton

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Drive Area

2016**

210

19%

2015

151

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2014

151

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15%

2013

157

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15%

2012

194

1,118

17%

* Excludes: DUI, Alcohol Violation, Traffic Incident, Disorderly Conduct, Weapons Violation and All Other Non-Criminal ** Through March 24, 2016

Per Fitchburg’s online police call mapping application (RAIDS online), the City as whole saw a 12% decline in police calls between 2012 and 2014 (excludes DUI, Alcohol Violation, Traffic Incident, Disorderly Conduct, Weapons Violation and All Other Non-Criminal activities). During this same timeframe, the Anton Drive area (plus planning buffer) saw a 22% decline in police calls. In 2015, the police calls increased by 7% citywide, but remained constant in the study area. However, of the police calls in 2016 (through March 24), nearly 20% have resulted from the study area. This percentage is higher than has been found over the past four years (14-17%). The table and map on the right shows the current calls in 2016.

Anton Drive Area Crime Analysis, 2015-2016 Sources: RAIDS Online

Crime Class

2015

2016*

Robbery w/ Dangerous Weapon

Aggravated Assault

Foceable Burglary

Burglary

Larceny

Larceny (except motor vehicle & shoplifting)

Shoplifting Larceny

Motor Vehicle Theft

Drugs

Damage to Property TOTAL * Through March 24, 2016

City of Fitchburg | Anton Drive Redevelopment Plan

115

CHAPTER 4 EXISTING CONDITIONS - MOBILITY

54 Transportation Analysis This section reviews the existing transportation infrastructure and transit service in the study area, and offer recommendations on their improvement.

64 Traffic Recommendations This section suggests limits on new traffic generated by new development in the study area and recommends infrastructure improvements that will protect the function of the transportation network as development increases.

Chapter 4 | Existing Conditions - Mobility

TRANSPORTATION ANALYSIS Effective transportation infrastructure is critical to the long-term success of the planning area. This section reviews the quality and capacity of existing conditions for motor vehicle, pedestrian, bicycle, and mass transit infrastructure. The corridors surrounding the neighborhood are scheduled for significant changes as part of the Wisconsin Department of Transportationâ&#x20AC;&#x2122;s (WisDOT) proposed improvements to expand capacity and reduce congestion in the US 18/151 (Verona Road) corridor. This analysis also considers the anticipated impacts of those improvements on various travel modes within and to/from the planning area.

Study Area

Motor Vehicle Infrastructure

The Anton Drive study areaâ&#x20AC;&#x2122;s eastern and southern limits are defined by two of the busiest roadway corridors in the Dane County Area: Verona Road and McKee Road. Maintaining safe and efficient access to these primary arterials through an effective internal street network is critical to any redevelopment plan for the neighborhood.

Existing Conditions

Verona Road is maintained by WisDOT, because it serves as US 18/151, while McKee Road doubles as County Highway PD. The Anton Drive study area currently has direct access to Verona Road at three locations: Williamsburg Way, Carriage Street, and McKee Road. There is currently one public street access to McKee Road from the neighborhood, Kapec Road.

Internal to the neighborhood are three primary travel routes. Williamsburg Way on the north end of the study area primarily provides east-west access from Verona Road to residential neighborhoods and commercial properties. It serves as a convenient connector from adjacent Fitchburg and Madison neighborhoods to Verona Road. Anton Drive begins at Williamsburg Way at the north end of the study area and heads south through the King James Way intersection, providing access to business and residential properties. At a 90 degree bend, the road becomes Kapec Road and continues directly south to connect with McKee Road. These

City of Fitchburg | Anton Drive Redevelopment Plan

two streets connect local users to the regional arterials, and they also occasionally serve as a reliever route when traffic backs up at the Verona Road/McKee Road intersection. King James Way begins at Kapec Road just north of McKee Road and loops to the north, crossing Anton Drive and continuing northwesterly into the residential neighborhoods. It provides access to the parcels in the immediate vicinity of the Verona/McKee intersection to northeast. Carriage Street is a short connector street that also currently serves the neighborhood as a connection from Verona Road to Anton Drive,

Anton Drive Planning Study Current Street Conditions

Anton Drive

midway between the signalized intersections of Verona Road with Williamsburg Way and McKee Road. Each of the internal roads above ranges in width from approximately 34-40 feet, providing two lanes of traffic (one lane in each direction). Parking is typically permitted on both sides of the street throughout the neighborhood. This is a contributing factor to sight distance concerns, particularly at Carriage Street, with parked cars close to the intersections blocking line of site to vehicles along the roadways.

WisDOT Proposed Improvements King James Way

Kapec Road

Williamsburg Way

WisDOT is managing a multi-year reconstruction project on Verona Road (US 18/151) in the cities of Madison and Fitchburg. The goals of the project are to improve the safety and reduce congestion for all modes of travel in the Verona Road corridor. The Verona Road project is divided into two stages, where Stage 1 includes reconstruction between Raymond Road and Nakoma Road and Stage 2 includes reconstruction from Raymond Road to McKee Road/CTH PD. Stage 1 construction has been completed as of Fall 2016. Stage 2 is currently scheduled to be completed between 2016 and 2020 and will include the following major improvements: •

Reconstruct the Verona Road and McKee Road/CTH PD

intersection into a single-point urban interchange (SPUI) •

Construct an interchange at Verona Road and Williamsburg Way and a single-lane roundabout at Williamsburg Way and Anton Drive

•

Reconstruct Verona Road to three lanes in each direction

•

Reconstruct McKee Road/CTH PD to three lanes in each direction between Hardrock Road and Commerce Park Drive

In addition, other access modifications are being proposed that will have an impact on the study area. As part of the project, WisDOT will eliminate the access to Verona Road from Carriage Street. WisDOT is also proposing to restrict access to the Kapec Road/Nesbitt Road intersection with McKee Road to eliminate left turn and crossing movements from the side streets. The intersection is located within the anticipated queuing distance of the interchange, and the restrictions are necessary to ease congestion at the busier interchange. To provide full access to McKee Road, WisDOT is constructing a new north leg of Fitchrona Road, extending north from McKee Road into the Wingra Stone quarry site and then turning east to connect to the Kapec Road/Anton Drive split and create a new three-legged intersection. This

Chapter 4 | Existing Conditions - Mobility

TRANSPORTATION ANALYSIS WISDOT US18/151 Reconstruction Project Source: WISDOT

City of Fitchburg | Anton Drive Redevelopment Plan

new street has been designed by WisDOT to meet the basic needs of the transportation network, without full consideration for the future development of the adjoining lands. Except for the segment of the Fitchrona Road extension nearest McKee Road, which has sufficient right-of-way width for a center median and a left turn lane, most of the right-of way acquired by DOT is just 60 feet wide, and the street as designed is wide enough for two traffic lanes and bike lanes. There will be no on-street parking on this street unless additional rightof-way is acquired and the street is expanded. There is also not space available for any dedicated turn lanes into the current quarry lands. WisDOT’s proposed improvements can be seen on the previous page, taken from the Verona Road project website in April 2016.

Recommendations

Based on a qualitative review of existing infrastructure and proposed WisDOT improvements, there are no additional street connectivity or grid improvement needs identified. Specific intersection needs, including intersection geometrics, traffic control, and pavement marking changes will be dependent on the land use proposed and the findings of the quantitative traffic analysis. See the Traffic Analysis later in this chapter. The sight distance issues that exist on the east side of Anton Drive should be addressed. To improve

sight distance at driveways and at Carriage Street, the City could restrict parking on the east side of the roadway. The new Fitchrona Road right-ofway should be considered for possible expansion in conjunction with development of adjacent lands. A total right-of-way width of 80 feet would accommodate on-street parking and allow for the addition of a turn lane, should that be deemed necessary for the adjacent development.

Pedestrian Routes

Pedestrian facilities exist along most streets within the study area, though generally only along one side of the street. This section reviews existing conditions and the City’s 2008 Bicycle and Pedestrian Plan to identify gaps in the pedestrian network (an update to this plan is underway in late 2016). The existing pedestrian network is shown in the Bike and Pedestrian Network Map (on the next page).

Existing Conditions

As illustrated by the Bike and Pedestrian Network Map, the sidewalk network in the study area has gaps that make mobility more difficult, particularly for people with disabilities that require a barrierfree route. Pedestrians are known to walk in the street in areas where there are no sidewalks, including King James Way. The following is a summary of the gaps:

•

McKee Road – North Side of the street, West of Kapec Road

•

Williamsburg Way – North side of the street, west of Anton Drive

•

Anton Drive – East side of the street, Williamsburg to Kapec

•

Kapec Road – East Side of the street, north of the Fire Station

•

King James Way – Both Sides of the street from Kapec to Anton (PDQ property exception)

•

King James Way – North Side of the street, west of Anton Drive (Quarry Ridge exception)

•

Carriage Street – Both sides, Verona Road to Anton Drive

WisDOT Planned Improvements

The planned WisDOT improvements will resolve many of the previously identified gaps in the pedestrian network. The plans indicate the construction of sidewalk along both sides of the proposed Fitchrona Road extension, Kapec Road, and Anton Drive up to King James Way. Additionally, sidewalk is proposed along both sides of McKee Road from Fitchrona Road to Kapec Road. A crosswalk will be added on the south side of McKee Road through the Verona Road interchange, and the crosswalk on the north side of McKee Road across Verona Road

Chapter 4 | Existing Conditions - Mobility

TRANSPORTATION ANALYSIS

REDEVELOPMENT PLAN Bike and Pedestrian Existing Bike & Pedestrian Network Network Sources: Dane County, WI (Parcel,Road Names); ESRI (aerial)

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will also be maintained. Pedestrians will no longer be able to cross McKee Road near the interchange. Crossings of McKee Road will be provided on both sides of Fitchrona Road and the west side of both Hardrock Road and Kapec/Nesbitt Road. Pedestrians will also be able to cross McKee Road via

Printed By: smcdonald, File: P:\7700s\7720s\7729\07729025\GIS\07729025_PedestianNetworks.mxd

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the Military Ridge Path bridge east of Verona Road. The other gaps along King James Way, Williamsburg Way, Anton Drive and Carriage Street will not be resolved by the WisDOT work. The WisDOT changes are shown in blue on the Bike and Pedestrian Network Map.

City of Fitchburg | Anton Drive Redevelopment Plan

BUDS DRIVE

CITY OF FITCHBURG DANE COUNTY, WI

COMMERCE PARK DRIVE

DATA SOURCES: ARCELS, CONTOURS AND ROAD NAMES PROVIDED BY DANE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI.

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Recommendations

The various uses in and near the planning area currently generate pedestrian activity on these streets, and this activity will increase as sites with the Anton Drive study area are developed and redeveloped. Sidewalks are recommended on both sides

PARCELS, CONTOURS A

of all current and future streets within the study area. This should occur whenever streets are reconstructed and/or whenever a parcel is redeveloped. No new sidewalks are proposed outside the study area in the adjacent Jamestown Neighborhood. Curb ramps should be upgraded to include detectable warning fields and other necessary Americans with Disabilities Act (ADA) compliance measures. These compliance measures include evaluation of the existing curb ramps to ensure that each existing or proposed curb ramp has a connecting curb ramp on the other side of the street. It is further recommended that ramps be built or reconstructed as two separate ramps on each corner whenever possible (one for each crossing) to properly direct all pedestrians in the right direction to make the shortest possible crossing. Specifically, at the intersection of Kapec Road/Anton Drive, the existing curb ramps on the northeast and northwest quadrants should be separated and connecting curb ramps shall be constructed on the opposite sides of Kapec Road/Anton Drive with proposed sidewalk on the south side of Anton Drive and along King James Way. Additionally, there may be locations where pedestrian facilities could be provided to connect the King James Neighborhood more directly to the adjoining lands to the south, and to the commercial area south of McKee Road. When that neighborhood was developed, the adjoining

lands to the south were an active quarry and no need for connection was anticipated. But, with the completion of the Fitchrona Road extension, and infill development on the Wingra Stone site, there may be opportunities to provide more direct pedestrian connections to Fitchrona Road. One potential connection could be made from King James Court, between the two multi-unit buildings along the quarryâ&#x20AC;&#x2122;s north property line. A second connection further west is also desirable, to significantly reduce the walking distance between that part of the Jamestown neighborhood and current and future retail uses directly south of the neighborhood. As mapped, this connection should occur somewhere along Chesapeake Drive or Danville Drive. Due to the narrow lots and sideyards, the City may need to acquire a home, presumably from a willing seller, to establish a bike and pedestrian path connection.

Bicycle Facilities

Bicycle safety and connectivity is valued in the City of Fitchburg. The study area should provide efficient and safe connectivity to the nearby Capital City State Trail, Military Ridge Path, Cannonball Trail, and Badger State Trail. These trails are major assets to the City and the region, as they provide both recreation and commuting access to and from central Madison. These facilities are shown on the Bike and Pedestrian Network Map on the previous page.

Existing Conditions

Within the study area, there are current bike routes identified in the 2008 Bicycle and Pedestrian Plan along Williamsburg Way, Anton Drive, King James Way, and McKee Road. South of McKee Road, the bike routes continue on Fitchrona Road and Nesbitt Road. Bike lanes are marked on McKee Road and on Williamsburg Way west of Whitney Way. However, none of the other roadways identified as bike routes include pavement markings or signage to indicate these routes are preferred routes for bicycles. Off-street bike paths in the vicinity include an 8-foot concrete sidewalk along the south side of McKee Road and a path extending north along Verona Road and then under the highway to connect to the Capital City Trail. There are two other regional bike paths east of Verona Road â&#x20AC;&#x201C; the Cannonball Path, which connects to and becomes the Military Ridge State Trail, and the Badger State Trail.

WisDOT Proposed Improvements

WisDOT plans for the Verona Road improvements to include marked bicycle lanes along McKee Road in both directions. Bike lanes will also be marked on the new Fitchrona Road extension at the McKee Road and Kapec/Anton intersections. WisDOT is construc ting a roundabout at the intersection of Anton Drive and Williamsburg Way, and a multi-use path on the north side of Williamsburg Way.

Chapter 4 | Existing Conditions - Mobility

TRANSPORTATION ANALYSIS WISDOT Proposed Pedestrian & Bicycle Routes Sources: WisDOT

FOR PRELIMINARY USE ONLY MARCH 24, 2015 PROJECT OVERVIEW OF PEDESTRIAN AND BICYCLE ROUTES NEAR OR PART OF VERONA ROAD PROJECT

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Verona Road will be lowered and Williamsburg Way will extend over the highway on a new bridge. The multi-use path will extend across that bridge to connect this neighborhood to the Capital City Trail. The current trail underpass north of Williamsburg Way will be removed.

Military Ridge overpass east of Verona Road and via the proposed bike lane on Fitchrona Road. An exhibit of the proposed pedestrian and bicycle routes can be seen on the WisDOT Pedestrian and Bicycle Routes Map (on the next page), taken from the WisDOT website.

The Verona Road highway project will provide designated bicycle crossings over McKee Road at the Cannonball/

Recommendations

An assessment of the existing and WisDOT proposed facilities

City of Fitchburg | Anton Drive Redevelopment Plan

was completed to understand the facilities’ needs in the study area. Recommendations are focused on closing gaps in the network of safe biking routes, during and after the highway construction project. Short-Term Recommendations During Verona Road Construction: Stage 2 Construction Events for WisDOT’s Verona Road Project are to occur between Fall 2016 and Fall

WISDOT Construction Phases Sources: WisDOT

Stage 2 Construction Events

Verona Road (US 18/151): Fitchrona Road to Raymond Road Local roads: County PD (McKee Road), East Frontage Road, Fitchrona Road, Nesbitt Road, Williamsburg Way

Spring 2019 – Fall 2020

Plan Ahead.

Fall 2016 – Fall 2017

Reconstruct Nesbitt Road and the East Frontage Road Construct eastbound interchange ramps at County PD and Williamsburg Way Construct Fitchrona Road between County PD and King James Way Construct Williamsburg Way and Anton Drive roundabout

To Verona

Reconstruct and expand Verona Road to three lanes between Raymond Road and County PD Verona Road bridges over County PD Williamsburg Way bridge over Verona Road Reconstruct and expand County PD to three lanes from Hard Rock Road to Commerce Park Drive

Verona Road (US 18/151)

2020. The City should work with WisDOT throughout the construction process to ensure that safe bike routes are maintained. Long-Term Recommendations: Bike routes in the study area should be improved consistent with the City’s Bicycle and Pedestrian Plan. Each roadway designated as a bike route should include pavement markings and sign guidance. Markings and

MAP NOT TO SCALE

To Beltline

Summer 2017 – Fall 2018

Reconstruct Verona Road south of County PD, including the County PD interchange ramps Construct westbound interchange ramps between County PD and Raymond Road Reconstruct Verona Road south of Raymond Road

www.VeronaRoadProject.wi.gov Facebook.com/WIVeronaRoadProject signing should be consistent with connecting roadway systems. For example, Williamsburg Way (between S. Whitney Way and Verona Road) should designate marked bike lanes on both sides of the roadway to visibly connect between the planned multi-use path at Williamsburg Way and Verona Road and the marked bike lanes west of S. Whitney Way. It is further recommended to add designated bike lanes on Anton Drive

to connect the planned bike lanes on Fitchrona Road to the roundabout at Williamsburg Way. This will require elimination of parking from one side of the street; removing parking from the east side is recommended. For permanent route changes and path closures, it is recommended to provide strong guidance with temporary and permanent signs for bicyclists as routes are changed. Since

Chapter 4 | Existing Conditions - Mobility

TRANSPORTATION ANALYSIS the City of Fitchburg is a location where major bicycle commuting paths intersect, WisDOT is required to provide wayfinding help as needed with the proposed route changes to maintain connections between destinations. If dedicated facilities such as marked bike lanes are unachievable, adequate route signage should be provided. The Manual on Uniform Traffic Control Devices (MUTCD) suggests signs on bike routes should be spaced approximately every ¼-mile. As traffic volumes increase on Fitchrona Road, less-confident bicycle riders may find the on-street lanes to be intimidating. Where possible, off-street multi-use paved paths are recommended to offer an alternative route through the neighborhood. The most important opportunity for this type of facility is a path along the north and west edge of the Wingra quarry lands, which could be constructed in coordination with development of those lands. This path could serve both transportation and recreation needs, connecting any trails that serve the Jamestown Neighborhood to the park planned north of Fitchrona Road and also to McKee Road west of Fitchrona Road. See the Proposed Transportation Improvements map.

Mass Transit

Currently the only publicly funded mass transit in the City of Fitchburg is provided by Madison Metro bus service, which contracts with the City of Fitchburg. See the map of Existing

Madison Metro Bus Routes on the following page.

Existing Conditions

Madison Metro services the planning area via fixed transit routes 52 and 59. Metro route 52 circulates through the study area on weekdays 6:30 AM – 10:40 PM and runs the route in under 30 minutes. Route 52 travels between the West Transfer Point in Madison and the Orchard Pointe Super Target south of McKee Road/ CTH PD via King James Way, Kapec Road, and Hardrock Road. The route stays on the west side of Verona Road. The route includes eight (8) stops within the project area south of Williamsburg Way. Outside of the study area near Orchard Pointe, three of the eight bus stops meet ADA standards with adequate boarding pads. Two of those three bus stops include bus shelters. Metro route 59 circulates the study area on weekends and holidays. Route 59 runs 6:45 AM – 10:30 PM and completes the route in under one hour. Route 59 services route 52 but also crosses Verona Road on McKee Road/CTH PD from Orchard Pointe Super Target to Market Place Drive. From Market Place Drive, route 59 travels north on Seminole Highway through the neighborhoods south of the Beltline and makes its way south via Allied Drive, Verona Road Frontage Road, Sprocket Drive, and Spoke Drive before traveling back to the west transfer point via McKee Road/CTH PD, Kapec Road, and King James Way. Route 59 must run the route in under one hour. In the

City of Fitchburg | Anton Drive Redevelopment Plan

residential neighborhood, a majority of the bus stops accommodate ADA requirements, but none include bus shelters. Currently, Metro Transit hires private contractors for paratransit routes, which are demand-responsive services strictly for passengers who cannot use the public transit systems due to a disability. These paratransit services supplement the same area and hours as the Metro Transit routes.

WisDOT proposed improvements

The WisDOT Verona Road changes do not necessitate any adjustments to Metro routes in the study area, and Metro has proposed no adjustments. Any changes that would eliminate service at an existing bus stop must be approved by the Fitchburg and Madison Transit Commissions, with a public hearing opportunity for affected users to provide comments.

Recommendations

To improve accessibility for all passengers, the City should upgrade all bus stop boarding pads to comply with ADA standards. ADA requirements state that a bus stop boarding pad should be at least five feet wide and eight feet deep (10 feet desirable) measured from the face of the curb, to allow space for the wheelchair ramp to unfold. Without these facilities some passengers may feel obliged to utilize paratransit services, which increases the City’s cost.

Planning Area Planning Area Buffer (500 ft) Parcel Building Footprint Bike Trail

Bike Route Bus Route 52 59

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CITY OF FITCHBURG DANE COUNTY, WI

FLAD AVENUE

WI (Parcel,Road Names); ESRI (aerial)

Existing Madison Metro Bus Routes DATA SOURCES: Sources: Dane County, PARCELS, CONTOURS AND ROAD NAMES Sources: PROVIDED BY DANE COUNTY. AERIAL IMAGERY PROVIDED BY ESRI.LANE CRABAPPLE

Chapter 4 | Existing Conditions -

CITY OF FITCHBURG DANE COUNTY, WI

EM o b i l i t y 0

225 450

Feet 900

Print Date: 3/8/2016

TRAFFIC RECOMMENDATIONS This planning project included an extensive effort to reconcile the various traffic projections and models prepared in recent years for the WisDOT Verona Road project and the nearby Orchard Pointe development. The resulting traffic model was used to evaluate future land use scenarios and predict the function and design needs of intersections in the planning area. See Appendix A: Traffic Analyses to learn more about the work behind the recommendations that follow.

Table 1: Suggested New and Total Trip Generation Limits per Region

Region 1 Region 2 Region 3 Region 4

Region 5

Due to the existing development and proposed WisDOT geometrics, there are limitations to the amount of new traffic that can be accommodated within the planning area before significant operational issues occur. For analysis purposes, several assumptions were made in order to estimate the total trip generation limit that could be accommodated within the project limits. The steps used to analyze the impact on operations at the four intersections are summarized below:

Region 6

Trip Generation Development

Limits

1. Utilized available traffic volume counts from 2009 and 2010 and WisDOT forecasted 2020 and 2030 volumes at the existing intersections. Ultimately, these traffic volumes were redistributed based on the WisDOT design changes. 2. Prepared trip distribution estimates for two land use concepts. Each concept was divid-

Region 7 Region 8

PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT PM IN PM OUT

New Trips 10 5 0 0 0 10 0 105 60 110 250 225 340 360 20 15

ed into 8 subareas (see Figure 1 on the next page) and trips generated based on land use and travel behavior assumptions to approximate the percentage of trips that will likely flow into and out of the study area either through the Anton Drive/Williamsburg Way intersection, or through the Fitchrona Road/McKee Road intersection. 3. Modeled the impact of additional peak hour trips (using Synchro 9), to test for intersection function and Level of Service.

City of Fitchburg | Anton Drive Redevelopment Plan

Total Trips 210 195 240 125 165 175 175 445 65 140 260 235 340 360 75 70

The total traffic volumes estimated in Concept B have been shown in the model to take intersections in the study area close to “failure”, and serve as a guideline for the amount of new trips that should be allowed. As shown in Table 4, The distribution of new and total inbound and outbound trips during the PM peak hour, shown in Table 1 above, is a suggested set of limits on traffic. These suggested limits are not strictly designated to each of these areas – some regions could get more than is suggested here, and others less, with the caveat that development within each region affects the study area intersections in different ways.

outbound) new PM peak hour trips in its current configuration, and an additional 400 total PM peak hour trips (1,150 total), including 650 total outbound trips (450 and an additional 200) if a second left turn lane is added to southbound Fitchrona Road. The additional traffic that could be accommodated by this second left turn lane corresponds roughly to the amount of development anticipated and traffic generation reserved for the parcels between the Fitchrona Road extension and Kapec Drive, including the current Wingra concrete plant, and it would be appropriate to tie such development to the addition of this left turn lane.

Figure 1: Sub-Region Locations in Project Area

Potential Infrastructure Improvements

The analysis of the various intersections in the study area revealed some concerns about their future function. To safely accommodate increased traffic volumes as new development occurs, several infrastructure changes or modifications should be considered to improve operations and capacity at intersections.

1. The intersection of Fitchrona Road and McKee Road will likely need a second southbound left-turn lane with redevelopment in the Wingra concrete plant area. The intersection of greatest concern for congestion is Fitchrona Road and McKee Road. It is estimated that this intersection could accommodate approximately 750 total (inbound plus

2. A portion of the right-of-way (ROW) for the extension of Fitchrona Road may need to be widened. The Fitchrona Road ROW as platted in 2016 is approximately 120 feet at the intersection with McKee Road and it narrows to approximately 60 feet north of that intersection. The development of the quarry and the concrete plant area may result in the need for turn lanes that the current ROW cannot accommodate. The current ROW is expected to function adequately without turn lanes until the concrete plant area redevelops. The need for additional ROW should be evaluated in conjunction with redevelopment

Chapter 4 | Existing Conditions - Mobility

TRAFFIC RECOMMENDATIONS planning for that site, and acquired from that site if needed. 3. The intersection of Kapec Road and Fitchrona Road may need changes as traffic increases. Excessive queue length and delay times may develop for drivers on Kapec Road, depending on the nature of development along Kapec Road. These delays could be alleviated by the addition of a second northbound lane that separates eastbound and westbound turns, and/or allway stop control, a signal, or a roundabout. 4. The intersection of Kapec Road and McKee Road may need changes as traffic increases. The modeling shows left turn queue lengths on McKee Road during the PM peak hour that exceed the planned storage bays on McKee. Drivers may choose other routes to avoid these queues, limiting their severity. If that natural redistribution of trips does not occur, these queues may back up traffic on McKee Road, resulting in the need for either closure of the left turn option, or reconstruction to increase storage bays for those left turns, or signalization (unlikely to be approved by WisDOT). If there are backups of westbound traffic that affect the function of the Verona Road interchange, changes will very likely be implemented by WisDOT.

5. The intersection of Anton Drive and King James Way may need changes as traffic increases; reserve space for a roundabout. The modeling of this intersection was prepared without traffic count data for the intersection, but estimates of future traffic flows suggest that the four-way stop may develop excessive queue lengths and delay times. The appropriate change cannot be predicted at this time, and could be as simple as changing to a 2-way stop if most of the traffic is on Anton Drive. Alternatively, a signal or roundabout may be warranted. We recommend reserving space for a roundabout. 6. The roundabout as designed for Anton Drive and Williamsburg Way can accommodate the growth as illustrated in the development scenarios, and more. With the enhancement to the Fitchrona/McKee intersection described above, a total of approximately 1,500 new peak hour trips can be accommodated within the entire study area. It is important to note that redevelopment scenarios analyzed allot most of the development and new trips to the south end of the study area. Additional redevelopment along Anton Drive that would increase trip generation could still be accommodated, with the expectation that most of those trips will utilize Williamsburg Way for access to

City of Fitchburg | Anton Drive Redevelopment Plan

the study area. The modeling shows that there is additional capacity in the intersections of Williamsburg way with Anton Drive and Verona Road, beyond what is shown in Scenario B. 7. The intersection of Williamsburg Way and Whitney Way requires further study and should be considered for a design change. Though outside the study area and not formally evaluated during this planning process, public input consistently noted the poor operation of this intersection during peak traffic periods. A roundabout or other design change should be considered to alleviate congestion.

Recommended Right of Way Acquisitions/Reservations 1. Kapec Road at Fitchrona Road (Turn Lane). Due to anticipated queue lengths and undesirable delays with development at the intersection of Kapec Road and Fitchrona Road, it is suggested to reserve right-ofway for a designated right-turn lane. An all-way stop control or a signal may also alleviate the operational issues. 2. Fitchrona Road from McKee to Kapec Road (Roadway Widening). Until the Wingra concrete plant redevelops, the current ROW is expected to accommodate the new trips. However, additional ROW may be need-

RECOMMENDED MOBILITY IMPROVEMENTS

Recommended Mobility Improvements Sources: Sources: Dane County, WI (Parcel,Road Names); ESRI (aerial)

Intersection Review Potential Roundabout (Reserve R.O.W.) Expand R.O.W. (Fitchrona RD) Left Turn Improvement Right Turn Addition (Reserve R.O.W.)

RECOMMENDED MOBILITY IMPROVEMENTS

Bike Lane Facilities (Both sides) Multi-Use Path Addition Alternative Multi-Use Path Multi-Use Path Connection to Neighborhood (location not specic)

Intersection Review

Sidewalk Addition Wide Sidewalk Addition City of Madison Sidewalk Addition

RECO MOB IMPR

Potential Roundabout (Reserve R.O.W.)

Expand R.O.W. (Fitchrona RD)

Left Turn Improvement Right Turn Addition (Reserve R.O.W.)

Bike Lane Facilities (Both sides) Multi-Use Path Addition Alternative Multi-Use Path Multi-Use Path Connection to Neighborhood (location not specic) Sidewalk Addition Wide Sidewalk Addition City of Madison Sidewalk Addition

Chapter 4 | Existing Conditions - Mobility

L R

B M A M N

S W C

TRAFFIC RECOMMENDATIONS ed for turn lanes when redevelopment of the concrete plant occurs. If additional ROW is required or expected, it should be evaluated in conjunction with the redevelopment planning for the site prior to any acquisitions. 3. King James Way and Anton Drive (Roundabout). As traffic increases due to development and redevelopment, the all-way stop controlled intersection of King James Way and Anton Drive could experience failing operations. A simple conversion to a two-way stop control may alleviate operational issues. However, the City should also reserve ROW for a roundabout or a signal configuration.

Additional Recommendations

1. Potential traffic impact analysis requirement. It should be stressed that detailed traffic impact analyses should be required for projects that would approach or exceed the suggested PM peak hour trip generation limits. It is important to note that the current analysis is based on the best data available from the City, the Wisconsin DOT and the Madison Area Transportation Planning Board describing current traffic and projected regional traffic growth and travel patterns. The background traffic

volumes and patterns (meaning all traffic in the area other than the new traffic that would be generated as a result of new development in the study area) will likely differ from the various pre-construction projections, and this will affect the projected capacity of the study area intersections, especially Fitchrona Road/McKee Road, to accommodate growth within the study area. The City could allow development and redevelopment to proceed within the above-suggested limits, and then a new traffic impact analysis should be completed after the DOT Verona Road Stage 2 projects are constructed, utilizing new traffic counts. 2. Consider renaming east/west segment of Fitchrona extension. When Fitchrona Road is extended north of McKee Road, it will make a 90-degree bend to the east to connect to Anton Drive at King James Way. The City will consider renaming the east-west segment of this road to a new street name, consistent with City of Fitchburg house numbering and street naming policies.

City of Fitchburg | Anton Drive Redevelopment Plan

CHAPTER 5 EXISTING CONDITIONS - MARKET ANALYSIS

70 Retail Market This section evaluates retail supply and purchasing power in the region around the planning area, and compares this site to other retail centers in the Madison metro market.

82 Office Market This section presents data describing the office market in the region and the prospects for more office space in the planning area.

86 Residential Market This section describes conditions in the housing market and their relevance to the planning area.

92 Hotel Market This section identifies existing and planned hotels in the surrounding region and offers an opinion about the viability of a hotel in the planning area.

Chapter 5 | Existing Conditions - Market Analysis

RETAIL MARKET Land use markets (e.g., retail, office, housing, etc.) are always in flux, impacted by national, regional and local conditions and subject to dramatic variation in demand. The last decade is a stark reminder of this fact. The Great Recession significantly impacted development and growth in most sectors of the real estate and development market; the recovery has been slow and changes in lender rules and borrower preferences are still affecting development patterns. Demographics are shifting both in Wisconsin and nationally, including a growing senior citizen population and a greater tendency for younger people and couples to delay or not have children. These population shifts affect housing needs and increases the desire for more varied types of housing developments. This section considers the market potential for various new uses in the Anton Drive study area. The most heavily traveled highway in the City of Fitchburg, US 18/151, is adjacent to the study area and is a major factor in the consideration of any new uses here. The pending reconstruction of this highway and creation of gradeseparated interchanges at the north and south ends of the study area will reduce visibility of existing parcels, but will also reduce congestion and increase traffic volume through this corridor.

RETAIL MARKET Retail development is driven by a few basic fundamentals that should be considered when planning for retail use. First, retailers look for established markets with sustained traffic. Second, retailers generally focus on the statistical portrait of an area before moving to the location, including population/household density, population/household growth and demographic make-up of potential customers, to dictate the area’s “buying power”. Third, retail operators have been optimizing their market share by minimizing the number of stores; thus, maximizing profitability while reducing potential of “sales transfer” from one location to another. Lastly, retailers prefer to cluster with compatible merchants to increase their probability of drawing sufficient traffic vs. relying solely on their own drawing power. This section evaluates the current and future retail marketplace around the Anton Drive area. This analysis will also take in consideration the regional marketplace, as well as compare the Anton Drive marketplace with a comparable marketplace in the region.

Madison Region Marketplace

Retail

According to a Retail Market Report completed by Xceligent, the regional retail vacancy rate for the Madison area was 5.1% at the end of the fourth quarter of 2015.

This was 0.3% lower than the previous quarter, but up 0.1% from the end of 2014. This slight increase in vacancy is primarily due to more than 140,000 square feet of new retail property throughout the region. Of this increased supply, the East submarket had the greatest increase in occupied retail space (70,813 square feet). The average regional asking rates are up $1.54/ SF from third quarter to $13.44 at the end of 2015. This fourth quarter jump accounts for the majority of the increase over 2014, which rose by $1.62/SF from the $11.82/SF reported at the end of 2014. As indicated in Figure 5.1 (on the next page), the Anton Drive study area is part of the South submarket within the Madison Metro area. In the fourth quarter of 2015, the South submarket saw the largest drop in available retail space in the region, with absorption of 4,345 square feet. The vacancy rate for this submarket, as of the end of 2015, is at 4.4%, which is lower than the regional vacancy rate of 5.1%. The asking rates in this submarket have averaged from $12.01-$13.57 over the last year, which is on par with the regional trends. The Anton Drive study area is part of a larger commercial center that includes retail and service businesses south of McKee Road off of Fitchrona, Hardrock and Nesbitt roadways. The combined area could be considered a power center shopping district. In general, a power center is an

1. http://broadwing-advisors.com/xceligent-has-published-their-2015-q4-quarter-reports/ City of Fitchburg | Anton Drive Redevelopment Plan

unenclosed shopping center with a typical range of 250,000 square feet to 600,000 square feet of gross leasable area that usually contains big box retailers and various smaller retailers with a common parking area shared among the retailers. As indicated in Table 5.1 (below), the power centers make up 50% of retail space in the South submarket, and have only a 2.8% vacancy rates. This is much lower than the rates found in the South submarket as whole (4.1%) and the Madison regional marketplace (5.1%). Yet, the power centersâ&#x20AC;&#x2122; asking rates in the South submarket dropped from $12.71 in the fourth quarter of 2014 to $11.16 in the fourth quarter of 2015.

Figure 5.1: Madison Regional Retail Submarkets Source: Xceligent Retail Market Report, 4th Quarter 2015

Table 5.1: South Submarket Summary Source: Xceligent Retail Market Report, 4th Quarter 2015

Power Center

Neighborhood Center

Convenience / Strip Center General

Retail Stock # of Buildings Inventory (SF) Total Available (SF)

1,175,173

466,144

445,144

246,448

63,543

53,633

12,916

7,612

Net Absorption 2015 Q4 2015 Total

-3,485

-860

2,173

-15,419

-6,800

11,947

Vacancy 2014 Q4

2.9%

5.9%

1.4%

6.1%

2015 Q4

2.8%

10.5%

2.9%

3.1%

-0.1%

4.6%

1.5%

-3.0%

2014 Q4

$12.71

$14.72

$16.49

$11.71

2015 Q4

$11.16

$15.88

$13.61

$20.00

% Change (2014-2015)

-12.2%

7.9%

-17.5%

70.8%

% Change (2014-2015)

Asking Rate

Chapter 5 | Existing Conditions - Market Analysis

RETAIL MARKET Retail Trade Areas A trade area is the geographic region that generates the majority of customers to a shopping area. A trade area can vary depending on the type of business; however, in general retail spending is broken into two trade areas - Convenience Trade Area and Destination Trade Area (see descriptions below). These trade areas are resident-based, and therefore do not account for commuters and tourist purchases. Typically, a trade area is generalized based on drive time or distance from a single point. However, there are other factors that can impact where consumers shop, such as business/retail mix, store types, and accessibility. For this reason, a larger shopping center will result in a larger consumer trade area than a smaller shopping center due to its greater pull factor. For example, West Towne Mall (regional center) would be able to pull from greater population than the Prairie Towne Center (power center) off of Junction Road; and therefore, would have a larger convenience and destination trade areas.

• A destination trade area (DTA) is a larger geographic area from which customers may be willing to visit the site in question despite greater distance, due to comparison shopping, brand loyalty, and price point differences. The DTA also includes consumers in rural areas who, out of necessity, drive further to get their conveniencetype shopping (as none are located closer). The retail potential of the Anton Drive study area is greatly impacted by the drawing power of the commercial areas on the south side of McKee Road (CTH PD), especially the anchor tenants in the Orchard Pointe shopping center. Therefore, Figure 5.2: Orchard Pointe Trade Areas Source: ESRI Business Analyst

• A convenience trade area (CTA) is the area within which a trip to the site in question is short enough to be considered convenient. This is the most appropriate area in which to evaluate demand for things that people purchase every week, and for which the convenience of the store is an important features, such as gas and groceries.

City of Fitchburg | Anton Drive Redevelopment Plan

for the purposes of this analysis, the Anton Drive planning area’s marketplace will be defined by Orchard Pointe; however, it is inclusive of the commercial properties south of McKee along Fitchrona, Hardrock, and Nesbitt roadways. For the purposes of this study, the trade area will be referred to as the Orchard Pointe trade area, and it is centered on the area’s major transit node, US 18/151 (Verona Road) and CTH PD (McKee Road). Verona Road carries on average roughly 40,000 vehicles per day, while McKee Road carries on average 18,000 vehicles per day. Using a 5-minute drive time shed, Orchard Pointe’s CTA has just over 27,000 people in 11,360 households with an average household income of $81,938. Orchard Pointe’s DTA

expands to a 10-minute drive time shed, and includes nearly 100,000 people in 44,086 households with an average household income of $83,047.

Supportable Square Footage This basic analysis quantifies the amount of retail space that could be supported by the buying power of the residents in the Orchard Pointe trade area. The following methodology describes the analysis shown in Tables 5.2 and 5.3 (on the next pages). Methodology: To evaluate the buying power of Orchard Pointe’s Convenience Trade Area (CTA) and Destination Trade Area (DTA), the number of households is multiplied by the average household income. Based on the Census of Retail Trade, consumers spend an average of 27.1% of total household income on five key merchandise categories, listed below. Grocery stores (also known as “food at home”) are excluded from the DTA analysis because grocery shopping habits are typically driven by convenience. • Food Away from Home (fast food, sit-down restaurants and bars): Households typically spend about 4.7% of their annual incomes on food away from home. • Convenience Goods (household cleaning supplies, pet food supplies, etc.):

Households typically spend about 4.7% of their annual incomes on convenience retail goods. • Groceries (and alcoholic beverages): Households typically spend about 5.0% of their annual incomes on groceries. • Personal Services (hair and nail salons, dry cleaning and laundry, etc.): Households typically spend about 0.7% of their annual incomes on personal services. • Shoppers’ Goods (apparel, cosmetics, jewelry, appliances, TVs, books, furniture, etc.): Households typically spend about 12.0% of their annual incomes on shoppers’ goods. These predictable spending habits described above can be applied to the total household income to quantify the trade area’s consumer spending in these five key merchandizing categories. This consumer spending is then divided by typical sales per square foot (“sales productivity”) to reach at the total building square footage per category. This is based on the typical 5-15% rent-to-sales ratio. Therefore, a $175 per square foot sales productivity was used, which relates to the general lease rates in the South submarket (i.e., $8.75$26.25 per square foot).

This initial part of the analysis is based on the trade area’s household income, and does not include those outside the trade area, nor does it include transient motorists. However, since Orchard Pointe’s marketplace is adjacent to two major thoroughfares, in particular US 18/151 with 40,000 vehicles a day, one would expect significant amount of sales beyond the trade area, including by transient motorists. Thus, a “sales inflow” is incorporated in the tables as a percentage increase in the spending factor for both the CTA (at 25%) and the DTA (at 10%). Per industry standards, these are aggressive capture rates; however, it is warranted by the strength of the two retail anchors (Target and Hyvee), and the shopping center’s proximity to US 18/151. The capture rate is lower for the DTA because it is a larger area that includes the place of residence for many people that drive by on Verona Road (for example, the entire City of Verona is within the DTA). Lastly, it is important to not only provide a snap shot of today’s market condition, but to consider future market conditions. There are undeveloped growth areas within both the 5-minute CTA and 10-minute DTA, including lands within the Anton Drive study area. We have projected 2020 and 2030 total households in the trade areas using WI DOA and historical Census data. For simplicity, all

2. Alvarez & Marsal Real Estate Advisory Services, LLC; 2011; Penn Daw Market Feasibility Analysis; P25.

Chapter 5 | Existing Conditions - Market Analysis

RETAIL MARKET Table 5.2: Orchard Pointe CTA – Retail Potential by Category

CONVENIENCE TRADE AREA (5 MIN) Households * Average Household Income (2015) Total Household Income Spending Factors (Trade Area Only) Shoppers’ Goods

2015

2020

2030

11,360

12,191

13,647

$81,938

$930,815,680

$998,895,175

$1,118,184,349

% of Household Income Captured

12.0%

$111,697,882

$119,867,421

$134,182,122

Convenience Goods

4.7%

$43,748,337

$46,948,073

$52,554,664

Food at Home

5.0%

$46,540,784

$49,944,759

$55,909,217

Food Away from Home

4.7%

$43,748,337

$46,948,073

$52,554,664

Services

0.7%

$6,515,710

$6,992,266

$7,827,290

Total Spending Factor (Includes Sales Inflow)

Adjustment to account for spending from outside the trade area

Shoppers’ Goods

+25%

$139,622,352

$149,834,276

$167,727,652

Convenience Goods

+25%

$54,685,421

$58,685,092

$65,693,331

Food at Home

+25%

$58,175,980

$62,430,948

$69,886,522

Food Away from Home

+25%

$54,685,421

$58,685,092

$65,693,331

Services

+25%

$8,144,637

$8,740,333

$9,784,113

Square Footage (Per Sales Productivity)

% of Spending Captured within Orchard Pointe trade area

Shoppers’ Goods ($175/SF)

20%

159,568

171,239

191,689

Convenience Goods ($175/SF)

25%

78,122

83,836

93,848

Food at Home ($350/SF)

70%

116,352

124,862

139,773

Food Away from Home ($350/SF)

25%

39,061

41,918

46,924

Services ($175/SF)

75%

34,906

37,459

41,932

TOTAL RETAIL SQUARE FOOTAGE 428,009 459,313 * Based on 2013 WI DOA population projections and a 1% decline in average household size per decade

514,165

City of Fitchburg | Anton Drive Redevelopment Plan

Table 5.3: Orchard Pointe DTA – Retail Potential by Category

DESTINATION TRADE AREA (10 MIN) Households * Average Household Income (2015) Total Household Income Spending Factors (Trade Area Only) Shoppers’ Goods

2015

2020

2030

44,086

46,981

52,591

$83,047

$3,661,210,042

$3,901,621,915

$4,367,557,948

% of Household Income Captured

12.0%

$439,345,205

$468,194,630

$524,106,954

Convenience Goods

4.7%

$172,076,872

$183,376,230

$205,275,224

Food Away from Home

4.7%

$172,076,872

$183,376,230

$205,275,224

Services

0.7%

$25,628,470

$27,311,353

$30,572,906

Total Spending Factor (Includes Sales Inflow)

Adjustment to account for spending from outside the trade area

Shoppers’ Goods

+10%

$483,279,726

$515,014,093

$576,517,649

Convenience Goods

+10%

$189,284,559

$201,713,853

$225,802,746

Food Away from Home

+10%

$189,284,559

$201,713,853

$225,802,746

Services

+10%

$28,191,317

$30,042,489

$33,630,196

Square Footage (Per Sales Productivity)

% of Spending Captured within Orchard Pointe trade area

Shoppers’ Goods ($175/SF)

10%

276,160

294,294

329,439

Convenience Goods ($175/SF)

25%

270,407

288,163

322,575

Food Away from Home ($350/SF)

15%

81,122

86,449

96,773

Services ($175/SF)

25%

40,273

42,918

48,043

667,962

711,823

796,830

TOTAL RETAIL SQUARE FOOTAGE

* Based on 2013 WI DOA population projections and a 1% decline in average household size per decade

Chapter 5 | Existing Conditions - Market Analysis

RETAIL MARKET numbers are shown in 2015 dollars Table 5.4: Orchard Pointe Marketplace – Retail Summary and ignore inflationary change. This Source: ESRI Business Analyst additional information provides Orchard Pointe Marketplace Square an approximation of additional Footage % of Area purchasing power for future retail Retail Summary (as of 4/2016) growth in 2020 and 2030 due to Shoppers' Retail Goods 213,737 32.8% growth within the trade area. Convenience Retail Goods 102,225 16.5% As concluded in Table 5.5 (below), there is enough buying power to support up to approximately 790,000 square feet of retail in the Orchard Pointe trade area, inclusive of roughly 115,000 square feet of “Groceries” per the CTA table (excluded in the DTA as it’s convenience item). Table 5.4 lists the current make-up of the Orchard Pointe marketplace, which includes commercial properties in the study area, as well as properties south of McKee Road off of Fitchrona, Hardrock and Nesbitt roadways. Per the results of this analysis, there is enough market for an additional 90,000 square feet of retail as of 2015 with a potential for a total of 230,000240,000 additional square feet by

Groceries (and alcohol beverages) Food Away from Home Personal Services Total

2030 based on population projections. Note that the negative “retail potential” under the “Groceries” (includes alcoholic beverages) and “Personal Services” categories, suggesting a surplus of retail space. As a speculative retail space tool, this does not suggest the businesses within these merchandise categories are not sustainable in the Orchard Pointe trade area, but rather the marketplace is succeeding beyond the general norms. Marketing, brand loyalty, shopping habits, etc. all

163,056

17.2%

65,510

11.5%

154,455

22.0%

698,983

100.0%

impact the true market for/against demand for retailers selling wares in one of these categories. The conclusion from this analysis is there is existing opportunity for additional retail development in the Orchard Pointe trade area, and as the trade area continues to have residential growth so will the demand for retail space – potentially up to 1.5 times the current demand for retail space.

Table 5.5: Orchard Pointe DTA – Retail Potential by Category Source: ESRI Business Analyst

POTENTIAL RETAIL SQUARE FOOTAGE

DTA (10 Minute) 2015 2030

Exiting Development

Retail Potential 2015 2030

Shoppers’ Goods

276,160

329,439

213,737

62,423

115,702

Convenience Goods

270,407

322,575

102,225

168,182

220,350

Groceries (CTA only) *

116,352

139,773

163,056

-46,704

-23,283

Food Away from Home

86,449

96,773

65,510

20,939

31,263

Services

42,918

48,043

154,455

-111,537

-106,412

TOTAL RETAIL NET SF 792,285 936,603 698,983 93,302 237,620 * Grocery shopping is a convenience item - consumers shop local; therefore, the square footages is based on the CTA only

City of Fitchburg | Anton Drive Redevelopment Plan

Business Type Gap Analysis ESRI Business Analyst (see Table area. This regional center is home to Retail gap is the difference between the demand (potential) sales and actual retail sales. The demand is the expected amount spent by consumers at retail establishments, and the total supply is the estimated sales to consumers by establishments. The surplus/leakage factor ranges from -100 to +100 with -100 being a total surplus (i.e., customers are drawn in from outside the trade area) and +100 being a total leakage (i.e., customers go outside the trade area to make purchases). Based on data available through

5.6 below for more information), Orchard Pointeâ&#x20AC;&#x2122;s CTA marketplace is seeing more than $230 million in sales leakage (more demand than supply), but the larger DTA is seeing a $500 million surplus (more supply than demand). This dramatic difference between the CTA and the DTA is due to additional comparable shopping centers in close proximity to the study area that are pulling from the Orchard Pointe trade area as well. The shopping center with greatest impact on the Orchard Pointe retail gap is West Towne Mall, which is within five miles of the study

approximately 830,000 square feet of retail in over 110 stores (including four anchor stores) and provides additional drawing power for the surrounding retail stores outside the mall footprint. This is a major challenge facing the Orchard Pointe marketplace, especially since some major retailers that might be desirable here already have a presence within the 10-minute DTA. Therefore, the retail opportunities for the Orchard Pointe marketplace are in the demand gap in convenience-oriented business in the CTA (e.g., those who shop purely based on convenience), or a business

Table 5.6: Orchard Pointe Retail Gap Summary Source: ESRI Business Analyst

Retail Market (Industry Summary)

Demand Supply Retail Gap Surplus/Leakage Factor Number of Businesses Demand Supply Retail Gap Surplus/Leakage Factor Number of Businesses Demand Supply Retail Gap Surplus/Leakage Factor Number of Businesses

Convenience Trade Area (5 min)

Destination Trade Area (10 min)

Retail Trade (NAICS 44-45) $449,207,878 $244,283,153

$1,767,192,334 $2,322,491,743

$204,924,725

-$555,299,409

29.5

-13.6

104

649

Food & Drink (NAICS 722) $48,276,897 $22,522,641

$190,109,795 $141,025,378

$25,754,256

$49,084,417

36.4

14.8

45 Retail Trade and Food & Drink (NAICS 44-45, 722) $497,484,775 $266,805,794

251 $1,957,302,129 $2,463,517,122

$230,678,981 30.2

-$506,214,993 -11.5

149

900

3. http://www.cblproperties.com/pag.nsf/CorpSiteByAlphaWeb/West+Towne+Mall?opendocument

Chapter 5 | Existing Conditions - Market Analysis

RETAIL MARKET that is not present in the larger DTA area including West Towne Mall. Based on ESRI Business Analyst, the Orchard Pointe marketplace has retail gaps in several business categories; however, a positive retail gap and leakage/surplus factor does not necessarily equate to an adequate retail

potential (demand) to support a new business. Table 5.7 (below) compares the average US Sales Data (2012) per business/store to the retail gap to estimate the number of potential businesses that may be supported. This number of businesses is relative, as it is not assumed a business can capture 100% of the sales, nor can it

be safeguarded against a competing business opening up within the same trade area. Therefore, this number should be used only as an indication of likely opportunity, especially when the numbers suggest demand for 2+ additional stores. Those in the Orchard Pointe marketplace CTA that meet this threshold are highlighted

Table 5.7: Orchard Pointe - Business Demand (CTA) Source: ESRI Business Analyst U.S. Sales Data NAICS

Business Type

Convenience Trade Area (5 min)

# of Leakage / Surplus Businesses* Factor (relative) 83,055,517 100.0 2.4

12,734,645

Retail Gap

Average Sales / Store

44111000 New car dealers

31,614,997

44112000 Used car dealers

2,807,851

44121000 Recreational vehicle dealers

5,412,980

44122000 Motorcycle, boat, & other motor vehicles

2,813,701

included in New Car Dealers 91.2

1.5

included in Recreational Vehicle Owners

44130000 Automotive parts, accessories, & tire stores

1,437,129

4,335,474

51.7

3.0

44210000 Furniture stores

2,060,605

4,894,878

41.4

2.4

44220000 Home furnishings stores

1,443,586

1,651,714

22.3

1.1

44310000 Electronics and appliance stores Building material and garden equipment and 44400000 supplies

2,123,245

(2,525,485)

(4.5)

-1.2

3,587,059

(8,858,368)

(16.8)

-2.5

44510000 Grocery stores**

6,043,286

27,590,252

25.8

4.6

44520000 Specialty food stores

790,264

2,648,900

33.9

3.4

44530000 Beer, wine, & liquor stores

1,322,900

787,935

14.3

0.6

44611000 Pharmacies & drug stores

5,307,817

4,582,368

7.9

0.6

44612000 Cosmetics, beauty supplies, perfume

958,793

included in Pharmacies & drug stores

44613000 Optical goods stores

758,317

included in Pharmacies & drug stores

44619000 Other health and personal care stores

844,325

44710000 Gasoline stations

4,852,276

20,008,252

40.6

4.1

44800000 Clothing and clothing accessories stores Sporting goods, hobby, musical instrument, and 45100000 book stores

1,578,857

4,441,583

12.2

2.8

1,684,299

(14,892,646)

(38.3)

-8.8

45200000 General merchandise stores

13,022,934

56,330,534

49.7

4.3

45300000 Miscellaneous store retailers

917,688

4,880,242

17.6

5.3

72200000 Food services and drinking places

861,490

25,754,256

36.4

29.9

included in Pharmacies & drug stores

* The number of potential businesses is relative and should not suggest the exact number of businesses that will thrive in the Orchard Pointe marketplace, rather it indicates the business types that are highly marketable. ** Data precedes the development of HyVee; therefore, this number is skewed from current market conditions

City of Fitchburg | Anton Drive Redevelopment Plan

in blue text; the most likely candidates are food services and drinking places, miscellaneous store retailers, and general merchandise. Since there are several competing shopping centers in the Orchard Pointe marketplaceâ&#x20AC;&#x2122;s DTA (e.g., West Towne Mall, Greenway Station,

Hilldale Mall, South Towne Mall, and Prairie Towne Center), the better analysis is to review where there is a nexus between significant gaps in the West Towne Mall DTA (20 minute drive) and in the Orchard Pointe marketplace. Based on Table 5.8 (below), the following business types have potential marketability in the study

area: Recreational Vehicle Dealers, automotive parts/accessories/tire stores, furniture stores, specialty food stores, general merchandise stores, and food service and drinking places. Based on this analysis, some potential retailers include Good Year Auto Service Center, Crate & Barrel, The Container Store, Penzyâ&#x20AC;&#x2122;s, and Oilerie.

Table 5.8: West Towne Mall - Business Demand (DTA) Source: ESRI Business Analyst

U.S. Sales Data NAICS

44111000 44112000 44121000 44122000 44130000 44210000 44220000 44310000 44400000 44510000 44520000 44530000 44611000 44612000 44613000 44619000 44710000 44800000 45100000 45200000 45310000 72210000

Business Type

Destination Trade Area (20 Minutes) Retail Gap

Average Sales / Store

New car dealers $ Used car dealers $ Recreational vehicle dealers $ Motorcycle, boat, & other motor vehicles $ Automotive parts, accessories, & tire stores $ Furniture stores $ Home furnishings stores $ Electronics and appliance stores $ Building material and garden equipment and supplies $ Grocery stores $ Specialty food stores $ Beer, wine, & liquor stores $ Pharmacies & drug stores $ Cosmetics, beauty supplies, perfume $ Optical goods stores $ Other health and personal care stores $ Gasoline stations $ Clothing and clothing accessories stores $ Sporting goods, hobby, musical instrument, book store $ General merchandise stores $ Miscellaneous store retailers $ Food services and drinking places $

31,614,997

1.8

-2.2

included in New Car Dealers

2,807,851 5,412,980

(75,686,000)

Leakage / # of Surplus Businesses Factor (Demand)

75,434,422

35.4

9.2

included in Recreational Vehicle Owners

2,813,701 1,437,129

39,409,105

40.2

2,060,605

13,971,049

8.3

27.4

1,443,586

(39,720,047)

(28.9)

-27.5

2,123,245

(67,835,562)

(10.6)

-31.9

3,587,059

(675,099)

(0.0)

-0.2

6,043,286

26,646,523

1.9

4.4

790,264

12,373,082

12.3

15.7

1,322,900

(3,233,727)

(4.5)

-2.4

5,307,817

35,527,195

5.5

4.5

6.8

958,793

included in Pharmacies & drug stores

758,317

included in Pharmacies & drug stores included in Pharmacies & drug stores

844,325 4,852,276

$ 175,097,069

30.6

36.1

1,578,857

(28,294,188)

(6.1)

-17.9

1,684,299

(67,636,509)

(20.7)

-40.2

8.2

10.6

13,022,934

$ 138,670,787

917,688

(3,830,541)

(1.1)

-4.2

861,490

2,610,596

0.3

3.0

Chapter 5 | Existing Conditions - Market Analysis

RETAIL MARKET Orchard Pointe Comparative Study

Figure 5.3: Prairie Lakes & Orchard Pointe Trade Areas Source: ESRI Business Analyst

The prior sections discussed Orchard Pointe’s quantitative opportunities, and identified potential retail gaps in its trade areas. It did not fully consider the potential impact of the clustering of businesses to fuel retail success. A current retail success story in the Madison Metro market is the Prairie Lakes development in Sun Prairie. This section compares the Prairie Lakes development with the Orchard Pointe marketplace. Like Orchard Pointe, Prairie Lakes is a relatively new retail center, it is part of larger regional shopping center trade area (less than 5 miles from East Towne Mall), it has direct access to a County highway, and is adjacent to US 151. The largest difference in the current development conditions is that Prairie Lakes is growing rapidly and has four strong anchor tenants (i.e., Target, Costco, Cabela’s, and Woodman’s). These anchors have attracted auxiliary liner shops and outlot commercial development. Much like business clustering, critical mass is important aspect to establishing the necessary drawing power for shopping traffic. Two ways to achieve critical mass: 1) clustering compatible merchants in one area; and 2) locate near a major anchor tenant(s). In general, power and regional shopping centers have at least a 1:1 ratio of small shops to anchor space. The more anchor tenants the greater probability that the marketability of retail space can

6RXUFH (VUL

surpass the demand of the typical trade area. This is the case in Prairie Lakes, where the buying powering is significantly lower than is found around Orchard Pointe marketplace. Table 5.9 (on the next page) illustrates the disparity between the total household income in the Prairie Lakes / East Towne trade areas, as compared to Orchard Pointe / West Towne Mall. Prairie Lakes has developed over 104 acres with approximately 30 acres still available. As of April 2016, it is estimated to have nearly 630,000 square feet of retail. Based on information available on the developer’s website it is possible that the shopping area, when fully leased, could see around 1 million square feet of retail. This means Prairie Lakes is only 60% or so built

City of Fitchburg | Anton Drive Redevelopment Plan

out. Yet, the gap analysis suggests the shopping center has met and has exceeded its demand within the trade area (see Table 5.10). Several differences between Prairie Lakes and Orchard Pointe should be noted. Orchard Pointe is smaller in area, has fewer anchor stores, is located entirely on one side of the County highway, and includes (or is perceived to include) some older establishments along Nesbitt Road. If new commercial areas were to be developed north of McKee Road, that new commercial would enhance the size, presence (both sides of McKee Road) and “newness” of the area, making it more similar to Prairie Lakes.

Table 5.9: Shopping Center Comparisons CTA Shopping Center HouseComparison holds

Median Household Income

DTA Total Household Income

Median Household Income

Households

Total Household Income

Orchard Pointe

11,360

$81,938

$930,815,680

99,539

$83,047

$8,266,415,333

Prairie Lakes

10,635

$71,665

$762,157,275

63,737

$72,572

$4,625,521,564

West Towne Mall

85,857

$81,845

$7,026,966,165

120,499

$79,586

$9,590,033,414

East Towne Mall

72,842

$72,235

$5,261,741,870

107,690

$69,306

$7,463,563,140

* Prairie Lakes trade areas are bit larger (8-/15-minute, as compared to 5-/10-minute for Orchard Pointe, due to the lack of shopping center competition and the number of anchor stores present at Prairie Lakes.

Table 5.10: Prairie Lakes Retail Gap Summary

Takeaways from the Retail Market Analysis • In the fourth quarter of 2015, the South submarket saw the largest drop in available space of any submarket in the Metro area. The vacancy rate for this submarket, as of the end of 2015, is at 4.4% (regional vacancy rate was at 5.1%). • The Anton Drive / Orchard Pointe marketplace is considered a power retail center. Power Centers makes up 50% of retail space in the South submarket and only a 2.8% vacancy rates. • There is roughly 700,000 square feet of retail and service space currently in the Orchard Pointe marketplace. Based on the buying power in the trade area, there are opportunities for additional retail development in the Orchard Pointe marketplace right now (potentially up to 90,000 square feet) with greater potential as trade area population continues to grow – potentially up to 1.5 times the current demand for retail space based on current projections

Convenience Trade Area (8 min)

Destination Trade Area (15 min)

Retail Trade and Food & Drink (NAICS 44Ͳ45, 722) Demand Supply Retail Gap Surplus/Leakage Factor Number of Businesses

$414,745,341

$2,486,229,246

$1,532,649,229 ($1,117,903,888) Ͳ57.4 428

$3,337,139,191 ($850,909,945) Ͳ14.6 1305

• Per the retail gap analysis, there is demand for the following business types: Recreational Vehicle Dealers, automotive parts/accessories/tire stores, furniture stores, specialty food stores, general merchandise stores, and food service and drinking places. Potential businesses include Good Year Auto Service Center, O’Reilly Auto Parts, Crate & Barrel, The Container Store, Penzy’s, Oilerie, and Trader Joe’s and chain/ local restaurants. • Based on a comparison with Sun Prairie’s Prairie Lakes development, the Orchard Pointe area should have strong potential to attract and sustain retailers. The addition of another larger, anchor retailer would help drive the overall success of this area as a Power Center.

Chapter 5 | Existing Conditions - Market Analysis

OFFICE MARKET OFFICE MARKET

Figure 5.4: Madison Office Market Map

The office market in the Madison region is starting to show signs of recovery. Vacancy rates have been decreasing and new office construction has been occurring within the region (three projects in 2015 Q4) despite tighter restrictions on lending. Plus, office space continues to be absorbed, especially over the past several quarters. Within the Madison region, over the past year, average to high quality office space (Classes A and B) has been the most highly absorbed. When looking more specifically at the Anton Drive Study Area, and the “South” region in which it resides, the office market has been weaker – including increased vacancy of Class B office space and little or no absorption of Class A and Class C office space. This lack of absorption could be partially explained by the lack of new office buildings being built in the area – in 2015 there were no new office buildings built in the City of Fitchburg.

Source: Xceligent Office Market Report, 2015 Q4

Xceligent, a company that specializes in commercial real estate information, puts out a quarterly report for Office Market conditions by region. Based on their latest report, the study area resides on the edge of the South and West submarkets with Verona Road establishing the dividing line between the two submarkets (see Figure 5.4 above).

space. The vacancy rate improved in 2015 Q4 by 0.2% to 11.0%. Yearto-date the Madison office market had a net absorption of 429,014 square feet with a vacancy rate down 2.1% from the end of 2014. The largest positive absorption of the quarter was in the West submarket with 122,258 square feet and the greatest negative absorption of the quarter was in the Far West submarket with -41,296 square feet. See the Historical Vacancy Rate and Net Absorption for the entire Madison region displayed in Figure 5.5 (on the next page).

Madison Region Office Marketplace According to Xceligent, through the fourth quarter of 2015 the Madison office market had a net absorption of 201,192 square feet of office

City of Fitchburg | Anton Drive Redevelopment Plan

Office space is typically divided into three different classes: • Class A: Buildings have high quality standard finishes, state of the art systems, and exceptional accessibility and visibility. These buildings are prestigious and typically have rents above the market average. • Class B: Building finishes are fair to good and systems are adequate. Rents are average and there are a variety of users looking to use these buildings.

Figure 5.5: Historical Vacancy Rate & Net Absorption Source: Xceligent Office Market Report, 2015 Q4

250,000

13.5%

200,000

13.0% 12.5%

150,000

12.0% 100,000 11.5%

50,000 11.0% 2014 Q4

2015 Q1

2015 Q2

2015 Q3

2015 Q4

10.5%

(50,000)

10.0%

(100,000)

9.5%

â&#x20AC;˘ Class C: Rents are below average. These buildings cater to users who are looking for simple, functional office space. In the fourth quarter of 2015, Class B office space was the best performer in the Madison region having the highest absorption at 185,741 square feet. Class C office space had a 26,187 square foot absorption and Class A had a -10,736 square foot absorption. Year-to-date Class B had the highest net absorption in the Madison region at 131,509 square feet, followed by Class A at 131,509 and Class C at 68,101 square feet. See Figure 3.7 (on the next page) for historical net absorption by class. Looking at the existing inventory of each class of office space,

Class B offers the greatest total amount of square footage in both South and West submarkets with 1,419,245 square feet in the West submarket and 1,010,458 square feet in the South submarket. The available square footage in the West submarket is 378,650 square feet of Class B office space. In the South submarket, the greatest available square footage is Class A office space with 96,793 square feet available. The overall vacancy rate for all classes of office space in the West submarket is 15.7%. The overall vacancy rate for all classes of office space in the South submarket is 6.7%. The year-to-date net absorption in the West submarket is 143,929 square feet compared with -1,996 square feet in the South submarket.

Table 5.11 (on the next page) provides the Q4 2015 rent levels by class. Class A office space rents for between $21.35/SF in the South submarket to $25.10/SF in the West submarket. The more popular Class B office space rents between $17.39/ SF in the South submarket to $19.99 in the West submarket. Presently, within the entire Madison, Class B office space is the highest absorbed space in the office market. This is also true in the West submarket. Yet, in the South submarket Class A office space had the highest year-to-date absorption with Class B having a net increase in vacancy of 18,563 square foot. Class C office space is showing least absorption rate within the Madison region.

Chapter 5 | Existing Conditions - Market Analysis

OFFICE MARKET Figure 5.6: Historical Net Absorption by Class Source: Xceligent Office Market Report, 2015 Q4 200,000

185,741

150,000

100,000 61,843 63,035

57,505

50,136

50,000 26,373

26,187

22,897 2,965

5,764

2014 Q4 (8,096) (14,599)

2015 Q1 (11,187)

2015 Q2

2015 Q3

2015 Q4 (10,736)

(50,000)

(57,383) (100,000) A

Table 5.11: Asking Rates Per Square Foot Source: Xceligent Office Market Report, 2015 Q4

Local Office Market A similar analysis was also completed for an area more focused on the Anton Drive Study Area. This review included office properties within a mile of the Verona Road (US 18/151) and McKee Road (CTH PD) intersection (see Figure 3.8 below). There are twenty-seven office buildings in this area, totaling 410,477 square feet of office space. As of April 2016, there was a 12.1% office vacancy rate with 49,698 square feet available. This is slightly higher than the Madison regionâ&#x20AC;&#x2122;s office market vacancy rate (11.0% as of 2015 Q4). When looking at office space performance by class in 2015 Q4, the area had a positive net absorption

of 5,271 square feet of Class B space and a positive net absorption of 3,200 square feet of Class C space. There was no change to Class A space as there is only one building (fully occupied) in the Anton Drive market area. For the quarter, vacancy rate was 13.2% for Class B office space and 2.3% for Class C office space. A majority of the office buildings in the Anton Drive study area fall into the Class B category. For Class B office space, approximately 47,698 square feet is available across five buildings. For Class C office space, approximately 2,000 square feet is available (all in one building). Overall there are 49,698 square feet of office space available in the Anton Drive Study Area and is

City of Fitchburg | Anton Drive Redevelopment Plan

2015 Q4 Asking Price/SF West Subregion

$19.21

Class A

$25.10

Class B

$19.99

Class C

$13.31

South Subregion

$19.17

Class A

$21.35

Class B

$17.39

Class C

$10.95

primarily Class B. The average asking rate for Class B space ranges from $12.50 - $19.60 per square foot. The average asking rate in the one Class C space is available at a lease rate of $12.00 per square foot. Over the past year, the Anton Drive Study Area has seen an overall negative net absorption of 22,950 square

feet. There was a 645 square foot absorption of Class C space and no change in Class A space. As shown in Figure 5.8 (below), annual net absorption has slowed greatly in the Anton Drive Study Area since 2013. This could be partially explained by the lack of new office construction in the area. According to the City of Fitchburg’s Business Retention & Expansion Annual Report 2015, none of the 682 building construction permits issued during the year were for office buildings. However, there is a 3-story, 55,000 square foot office building planned for the corner of Verona Road and McKee. The owner/developer intends to add a second, similar building on an adjacent parcel after the Verona Road project is finished.

Figure 5.7: Anton Drive Study Area Office Market Map Source: CBRE

Takeaways from Office Market Analysis • Although Class B office space had the highest net absorption (131,509 SF) in the Madison region over the past year, Class B office space did not perform as well within the Anton Drive Study Area (-22,950 SF). • Nearly three-quarters (74%) of existing office space in the Anton Drive Study Area is classified as Class B office space. This is comparable to the percentages of Class B found in the South and West submarkets. • Net absorption has nearly come to a halt in the Anton Drive Study Area. This may have less to do with the desirability of the location and more to do with the lack of new office construction in the area.

Table 5.12: 2015 Q4 Office Space by Class in Study Area Source: CBRE

Building Count

Total Bldg SF

Vacancy Absorption % SF

Class A

22,043

Class B

302,234

13.20%

5,271

Class C

86,200

2.30%

3,200

Figure 5.8: Net Absorption by Year for Study Area Source: CBRE

• Asking prices for office space in the Anton Drive Study Area are similar to those found in the rest of the South and West submarkets. • Generally, throughout the Madison region, Class B office space appears to be most secure and reliable. Class A space is underrepresented in the Anton Drive area. If new office space is to be constructed in the Anton Drive Study Area, both of these classes should be considered, with highway visibility a key consideration on Class and price point.

Chapter 5 | Existing Conditions - Market Analysis

RESIDENTIAL MARKET SINGLE FAMILY RESIDENTIAL MARKET In terms of total units and total land area, single family housing dominates the housing market locally, regionally, and nationally. Per 2014 estimates from the American Community Survey, 42.6% of all units in Fitchburg are single unit, detached homes (and another 9.1% are single unit, attached, such as rowhouses). Yet, in terms of new units created in recent years (see Figure 5.9) and projected to be created in future years (see Table 5.13), single family homes have a shrinking role in the overall housing market. According to the Capital Region Sustainable Communities (CRSC) consortium, between 1990 and 2010 there were 70,612 building permits issued for single-family, two family and multi-unit homes. Approximately 44% of these permits were for multi-unit homes. Fitchburg falls into the category of a “small city” for which there were a total of 18,048 building permits between 1990 and 2010. Of the 18,048 total building permits, approximately 44% were for multi-units. According to CRSC, multi-units were concentrated primarily in Madison and in small cities. CARPC hired a real estate market consultant in 2013 to do a real estate analysis for Dane County; the study estimated that demand for multi-units would rise by 59% between 2015 and 2035. Using this estimate, CRSC projected what unit construction would

Table 5.13: Projected Unit Construction in Dane County, 2010-2035 Source: CRSC

Single-Family

Two-Family

Multi-Unit

Total

Towns

4,294

790

5,102

Villages

4,451

192

2,763

7,406

Small Cities

4,447

153

7,182

11,783

Madison

5,207

16,952

22,250

18,399

454

27,687

46,540

Dane County

look like in Dane County between 2010-2035 (see Table 5.13 above). Since small cities and Madison are where a majority of the multi-units are already located and there is projected to be an increase in the number of new multi-units in the future, small cities and Madison are projected to see the greatest total number of new units by the year 2035. More recently, between 2010 and 2014 there were 12,286 building permits issued in Dane County, of which 65% were for multi-unit homes. Of these units, the majority were constructed in Madison and small cities.

Madison Region Trends New residential construction and real estate values have been on the rise. An April 2016 article in the Wisconsin State Journal titled “Madison’s average single-family home value reaches historic high” discussed the rebounding home market in the Madison area. After the recession (2007-2009), real estate values declined for several years until they began increasing again in 2012. The value of apartment buildings with

4. http://www.capitalregionscrpg.org/?p=2141

City of Fitchburg | Anton Drive Redevelopment Plan

50 or more units has risen 15.8% and buildings with 17-50 units have risen 9.6% in value over the past year. Even the condo market has seen a 5.1% increase in real estate values over the past year, driven primarily by rising prices of units in downtown Madison. The housing market is hot in the Madison area and the area is seeing high demand for single-family and condos in particular. With high prices in existing downtown condos in Madison and a preference for multi-unit living for many households in the 53719 zip code (according to ESRI Business Analyst), additional condos could be developed in the Anton Drive study area to meet some of this demand.

Takeaways from the Single Family Residential Market Analysis While the total number of new units in multi-unit buildings is expected to exceed single family units between 2010 and 2035 by about 50%, part of the message here is that growth in population and housing is strong in Dane County, and in Fitchburg.

Figure 5.9: Total units Permitted by Unit Type (Building Inspection Annual Report, 2010) Source: Fitchburg Housing Assessment

The potential for single family housing in the Anton Drive Planning Area will be determined by urban design and land use compatibility factors, not by the housing market. The relatively small amount of land available for development in this study area could easily be filled with single family homes in the current and projected market if that use is identified as preferred.

MULTI-UNIT RESIDENTIAL MARKET The City of Fitchburg, as with the entire Madison region, has seen a dramatic increase in the number of multi-unit buildings being constructed over the past several years, tied to strong demand for these units. Fitchburg currently has one of the highest percentages of renters (49%) in the Madison region. This section discusses supply, demand and trends related to multi-unit housing in the study area.

Fitchburg Rental Market According to the 2009-2013 American Community Survey, the total population in the City of Fitchburg was 25,620, with 9,962 households and 10,446 housing units. The average rent in the City was $806. The vacancy rate for the City was 6.7% in the 2010 U.S. Census (note that MG&Eâ&#x20AC;&#x2122;s quarterly vacancy rates are typically much lower than Census data). According to the 20092013 American Community Survey, the median household income in the City was $61,482 and the average household income was $86,556. In 2014 the City of Fitchburg completed a Housing Assessment. Figure 5.11 shows the percentage of rental units in each part of the City. The green indicates a higher frequency of rental units. The Anton Drive study area is in the upper left-hand corner of the map. The Housing Assessment concluded that Fitchburg has the widest variety of housing types and largest percent non-single-family homes of any comparable community in

the County (excluding the City of Madison). Additionally, Fitchburg has the highest percentage of renters in the region. According to 2012 American Community Survey data used in the Assessment, the homeownership rate in Fitchburg at the time was 51.2%. The City of Madison had the lowest rate of home ownership across the region at 50.1%. Median rent was the second lowest in Fitchburg ($840) when compared to all comparable communities (i.e., DeForest, Middleton, Monona, Sun Prairie, Verona and Waunakee). According to 2012 American Community Survey data, just under half of rental units in Fitchburg had rents between $750 and $999. Twenty-seven percent (27%) of units have rents between $500 and $749. It should also be noted that Fitchburg has one of the highest rates of cost burden (households paying 30% of their income in rent) in the region (47%).

Chapter 5 | Existing Conditions - Market Analysis

RESIDENTIAL MARKET Figure 5.10: Housing Assessment Planning Areas Source: Fitchburg Housing Study

Study Area/Jamestown Neighborhood

City of Fitchburg | Anton Drive Redevelopment Plan

Figure 5.11: Percent Rental Units in the City of Fitchburg Source: Fitchburg Housing Assessment (Nov. 2014)

Source: 2012 ACS 5-yr & 2012 Tiger Lines

Chapter 5 | Existing Conditions - Market Analysis

RESIDENTIAL MARKET The Assessment also looked at housing by planning area (see Figure 5.10 (on Page 88). The Anton Drive area roughly falls into the Jamestown planning area. In this planning area, 55% of units are apartment units, 28% are single-family homes, 9% are duplexes and 8% are condos. Jamestown has one of the highest percentages of apartments in the City of Fitchburg, coming in just behind Fish Hatchery (91%) and Dunn’s Marsh (70%). Fitchburg’s Housing Assessment shows additional detail on the history of building permits within the City and what percentage of those units are multi-unit vs. single-family (see Figure 5.11). In the last year reported (2013), a majority of the building permits were for multi-unit construction. After a sharp decrease in multi-unit construction in 2010, things finally started to pick back up in 2012. Whereas pre-recession construction trends had generally included more single-family units than multi-family, recent years have seen dramatic growth in multi-family units while single-family construction remained stagnant. The Wisconsin Department of Administration (WI DOA) projects that the City of Fitchburg will grow in population by 29.3% between 2010 and the year 2040. This surpasses the rate of growth that the City of Madison (20.6%) and Dane County (24.3%) are projected to see during the same time period. The WI DOA also breaks down the projected

Figure 5.12: Dane County Population Growth by Age Group, 2010-2040 Source: WI DOA

2010-2040 population growth by age. As illustrated in Figure 5.12, the greatest increases will be in the age group of those 65+. The cohort of those age 65+ is projected to increase by 142.2% between 2010 and 2040. According to 2009-2013 ACS estimates, the current percentage of the total population residing in the 53719 zip code that is 65 years or older is 8%. Similar to Madison, Fitchburg and Dane County; this number is also expected to grow rapidly in the coming years in the 53719 area.

Demographic Trends The City of Fitchburg’s Housing Assessment also discussed age group

City of Fitchburg | Anton Drive Redevelopment Plan

distribution and tenancy characteristics. The Assessment found that as the population moves into the 75 plus category, ownership rates decline and the rental rate rises. As the population ages in the City of Fitchburg, the shift from single-family units to multi-units will need to be considered if the City wants to retain these residents. ESRI Business Analyst also categorizes current households by tapestry segment. Tapestry segments divide the population into 67 segments based on demographic and socioeconomic characteristics. This categorization can shed more light on households’ lifestyle choices,

Table 5.14: Tapestry Segments for Households in Zip Code 53719 Source: ESRI Business Analyst

Enterprising Professionals

Metro Renters

Young & Restless

Married Couples

Singles

Median Age

Employment

Prof; Mgmt

Svcs; Prof

College Degree

Household Type

Education Income

$77,00

$52,000

$36,000

Race/Ethnicity

White

White; Black

Housing Type

Multi-Units; Single Family

Multi-Unit Rentals

what they buy, where they live, and how they spend their free time. The 53719 zip code (which includes the study area and most of the southwest areas of the City of Madison) is primarily made up of the 3 segments (as of 2015) listed below. General Characteristics of each segment are listed in Table 5.14. • Enterprising Professionals (4,887 households, or 36%) • Metro Renters (2,634 households, or 19%) • Young and Restless (1,888 households, or 14%) All three tapestry segments include at least some households in multiunit rentals; the 33% of households that fall into “Metro Renter” and the “Young & Restless” generally prefer multi-unit rentals.

this share will increase in the future commensurate with regional demographic trends and shifting preferences. Demand for multiunit housing of various types will continue to be strong. • The Anton Drive Study Area could support condo development, especially if condo values in downtown Madison continue to rise. Condo construction at the periphery of the Madison area, including the Anton Drive area, would offer more options to those who wish to live in a condo with convenient access to retail, food & drink, and entertainment options, but need to “drive until they qualify”.

Takeaways from the Multi-Unit Housing Market Analysis • Fitchburg currently has the highest percentage of renters in the region (49%) excluding the City of Madison. And it is estimated that

Chapter 5 | Existing Conditions - Market Analysis

HOTEL MARKET HOTEL MARKET City officials have expressed interest in a hotel in the vicinity of the McKee Road/Verona Road interchange, and specifically a mid-market (or above) facility that appeals to business customers. It is assumed that such a facility would serve visitors to businesses on the west side of the City, including those in the study area and in the Fitchburg Commerce Park and Arrowhead area across Verona Road. It is further assumed that this facility could help meet the extensive demand for hotel rooms generated by Epic Systems in Verona, which has been supporting hotel occupancy rates throughout the Madison metro area. A hotel of this type is being built in the Orchard Pointe development south of McKee Road in early 2016. This facility will be a Staybridge Suites property featuring 100 rooms in a full-service format. Based on current rates at Staybridge Suites properties in Middleton and East Madison, room rates would likely range from $120200+ per night. Figure 5.13 offers a snapshot of current properties in Fitchburg, Verona, and south and southwest Madison that can reasonably be considered business hotels, all 2-star to 3.5-star facilities. Room rates are based on a review of available rooms for a specific date (May 11, 2016) as of April 13, 2016, using Hotels.com as the source.

This snapshot leads to several noteworthy observations: • There are 628 rooms in the five facilities near West Towne Mall, compared to 69 (and soon 169) around Orchard Pointe and the Anton Drive Study Area. Hotels benefit from proximity to retail and restaurant businesses, which have likely reached critical mass in the Orchard Pointe area to support more lodging. • The Verona properties appear to be doing well – room rates are relatively high and vacancy is low. The largest and most expensive hotel in Verona (Holiday Inn) had no rooms available on the selected snapshot date (May 11, 2016), nor on many other days selected. This is assumed to reflect corporate bookings by Epic, and it suggests the potential to add more rooms to the market • It would be prudent to monitor performance of one new hotel near the Study Area before building a second facility, but the market indicators are strong and suggest capacity for more rooms in the Verona Road corridor. Space for a second hotel site should be considered in the Anton Drive Plan.

City of Fitchburg | Anton Drive Redevelopment Plan

HOTEL MARKET Figure 5.13: Business Hotels in Fitchburg, Verona, and South/Southwest Madison

Chapter 5 | Existing Conditions - Market Analysis

City of Fitchburg | Anton Drive Redevelopment Plan

CHAPTER 6 LAND USE & DEVELOPMENT ALTERNATIVE ANALYSIS

96 (Re)Development Opportunities This section discusses the opportunities for new development and redevelopment of developed sites within the planning area.

97 Redevelopment Assumptions & Limitations This section lists the variety of assumptions and limitations to new and infill development within the planning area.

98 Preliminary Land Uses Scenarios This section discusses three land use development scenarios, including review of an example redevelopment concept based on each proposed policy map. The feedback from this exercise resulted in the recommended land use policy maps (FLU and Sector) revisions.

110 Estimated Build-Out Schedule This section projects the timeframes when redevelopment may occur over a 20-year period based on existing conditions, market, and location.

111 Economic Analysis This section provides a list of new value assumptions, as well as a range of estimated value per square foot. Chapter 6 | Land Use & Development Alternative Analysis

(RE)DEVELOPMENT OPPORTUNITIES The purpose of this chapter is to establish land use policies to guide development and redevelopment in the study area, and to project the timing and value of new development.

Development and Redevelopment Opportunities Sources: MSA Professional Services (future land use); Parcel Lines (Dane County); ESRI (aerial)

This chapter describes the factors and iterative process that informed the final policy land use maps. The underlying vision remains the same - a unique, urban and walkable neighborhood that is compatible with and supports the success of the Jamestown Neighborhood.

(Re)Development Opportunities An early step in the planning process was an identification of development and redevelopment opportunities in the planning area (shown on the map on the right). The “Development Areas” are lands not currently improved with buildings that are available for development, including vacant, platted lands near Fire Station #2 and the Wingra quarry lands “outside” the planned extension of Fitchrona Road. This plan does not suggest the need for the City to take a proactive role in the development of these parcels, except by facilitating connections among landowners, developers and business owners. The “Redevelopment Areas” are sites that have a current use but are candidates for the current use and/or buildings to be upgraded. This includes 5400 King James Way, which is under construction (as of Fall 2016). The identified sites have one or more of the following

characteristics: • site improvements (buildings) that have low value and/or poor condition • land use that may inhibit investment in neighboring sites • the property owner has indicated interest in selling or redeveloping the site These redevelopment areas have been prioritized based on interest of the property owner, size of the property, land use, site significance, etc. However these redevelopment designations are simply an encouragement for redevelopment to occur. The City will work

City of Fitchburg | Anton Drive Redevelopment Plan

with any property owner to facilitate new investment and redevelopment, and will use this plan to guide that process. The City may take the following actions to facilitate new investment: •

Meet with property/business owners on an annual basis to understand their future intentions for their site.

•

Assist existing businesses that are considering moving by finding other suitable sites within the City. Facilitate good redevelopment and the consolidation of

•

ASSUMPTIONS & LIMITATIONS adjacent sites by purchasing key sites if and when they become available. The priority for such action should be the parcels that adjoin Verona Road.

homes need to be considered. •

(Re)Development Assumptions & Limitations •

•

The Wingra Concrete Plant, located between Kapec Road and the new extension of Fitchrona Road, plans to remain for the foreseeable future. The Future Land Use Map revision scenarios depict uses for this property should it redevelop; however, this will not be depicted in the redevelopment concept exercises. The Wingra quarry lands “outside” Fitchrona Road are projected to be readied for redevelopment in the next five years. The use of this land could change the viewshed from the Jamestown Neighborhood, and concerns about compatibility with those

•

Fire Station #2 will be relocating in 2017 with the City intending to sell the existing property. Therefore, the concepts will consider how this site might be redeveloped in conjunction with adjacent vacant lands to the north and east. A key limiter on the intensity of redevelopment is the amount of new traffic generation and its effect on the function of intersections in the planning area, as described in Chapter 3. Another limiting factor of development intensity is parking standards established by the City and by retailers (which often times want more parking than local codes require). Though the City has the option of offering funding assistance for underground or structured parking again, as it did for a new office

building near the corner of McKee Road and Verona Road, it is assumed that such assistance will in most cases not be available for less prominent sites. •

The current market conditions and trends suggest residential and commercial are the markets that best fit the Anton Drive study area. Office is desired, but demand is limited. Industrial/ manufacturing is not ideal for this area.

•

The exact diversity of housing will be market-driven; however, based on community feedback and understanding of the City’s “missing middle” housing stock (see the illustration below), the concepts look to incorporate a mix of housing types - rental, owner-occupied, large to small, senior housing, etc.

•

The type of commercial that will be developed in the area will be

Source: missingmiddlehousing.com

The Missing MIddle is a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable and urban living. Ellen Dunham-Jones, professor at the Georgia institute of Technology, stated “well-designed ‘Missing Middle’ buildings unify the walkable streetscape as they greatly diversify the choices available for households of different age, size and income”. Housing types include duplex, triplex/fourplex, courtyard apartment, bungalow court, townhomes, mutiplex and live/work units.

Chapter 6 | Land Use & Development Alternative Analysis

PRELIMINARY LAND USE SCENARIOS driven by market conditions at the time of development. Yet, the neighborhood has strong interest in small- to mid-size retail that provides goods and services that meet the needs of the local demographic, and the plan emphasizes the importance of making this area “urban” and “walkable” (see side bar below). The concept illustrations offer a mix of retail sizes that could serve a mix of local and regional retail and service needs. •

•

The scheduled Fitchrona Road extension and stormwater infrastructure will meet the basic needs of future development on adjacent lands, with some limitations. See Chapter 4 for a discussion about the possible need for more street right-of-way. See Chapter 3 for an explanation of how the planned storm sewer pipes will affect stormwater management in the Wingra lands. An existing 20-30 foot manmade ridgeline exists along the

northern section of the quarry adjacent to the Jamestown Neighborhood (shown below). This change in elevation could be used to screen the neighborhood from more intensive uses (i.e., develop at the base of the ridgeline), or establish lots that take advantage of the excavated area for basement/parking with walk-out back porches/decks.

PRELIMINARY LAND USE SCENARIOS The Anton Drive redevelopment area includes a significant amount of undeveloped lands, as well as a variety of commercial uses that have flourished with strong visibility and access from US18/151 (Verona Road). As discussed in previous chapters, the current conditions are going to change with WISDOT’s

scheduled road improvements both along US18/151 and McKee Road, as well as with the extension of Fitchrona Road through the Wingraowned properties. The City’s current future land use map for the quarry area shows a mix of high-, medium- and lowdensity residential use, and dates to a time when no commercial uses were planned south of McKee Road and no major urban interchange was conceived for the intersection of McKee Road and Verona Road. This area requires a fresh look in the context of current conditions. To this end, MSA developed three development scenarios: two that assume the use of conventional zoning and one that assumes the use of smartcode zoning. To better understand how the land use policy maps will impact the surrounding built environment, including traffic and development densities, a redevelopment illustration (conventional zoning) / regulating plan (smartcode zoning) was created for each land use policy map.

Historically, suburban commercial centers have been exteremly autocentric. Over the past decade there has been a new focus on making these centers “walkable” and “pedestrian friendly”. One technique that has proven to be successful is the use of liner shops/buildings. A liner building is a thin building that line the edge of a street, plaza/square, parking lot, or larger building (big-box, parking garage,etc.). The intent is to improve the pedestrian shopper experience by activating traditionally “dead spaces” in commercial development.

City of Fitchburg | Anton Drive Redevelopment Plan

Future Land Use Map Revision - Conventional Zoning Scenario“A” Sources: Parcel Lines (Dane County); ESRI (aerial)

The focus of the redevelopment concept illustrations is on those properties that are currently vacant or have been acknowledged as redevelopment opportunities by property owners at the time of the study (see the previous section for more information). This is localized

to the Wingra quarry lands west and north of the Fitchrona Road extension, within what is known as the “Fire Station” block (between Kapec and King James Way), and along McKee Road east of Kapec.

Conventional Zoning Scenario “A” As depicted in the Future Land Use map revision shown above, this scenario was focused on developing a mixed residential neighborhood along the north half of the Wingra lands abutting the Jamestown

Chapter 6 | Land Use & Development Alternative Analysis

100

PRELIMINARY LAND USE SCENARIOS Neighborhood, with business along McKee Road. Existing developed sites along Anton Drive were maintained in their current future land use categories, except for a proposed mixed use node near the Williamsburg / Anton intersection (currently designated as business).

with similar uses across the street in the Wingra lands.

Concept “A” Based on the redevelopment concept exercise (shown below), it was estimated that this area would see roughly 280 more residential units (a 40% increase within the study area) and an additional 300,000 square feet of commercial space (an 88% increase within the study area). This estimate is inclusive of future redevelopment of

The Fire Station block shows business along King James Way and medium-density residential north of the current fire station. This residential use would be contiguous

Wingra Concrete Plant lands should it ever redevelop. At full build-out it is estimated that the amount of vehicle trips leaving in the PM peak time would increase by 72% (up to 1,590 trips). See Chapter 4 for more detail on the trip estimation.

Conventional Zoning Scenario “B” As depicted in this Future Land Use map revision shown on the next page, this scenario is focused

Redevelopment Concept - Conventional Zoning Alternative “A”

Sources: MSA Professional Services (development layouts); Fitchrona Extension (WISDOT); Dane County (parcel lines); ESRI (aerial) 33

Res. Units landscape berm

landscape berm

PUBLIC PARK

(2) ROWHOUSING 18 UNITS

SW FACILITY

MULTI-UNIT 48 UNITS

BUNGALOW COURT COMPLEX 33 UNITS (23 SF / 5 DUPLEXES) (6) MULTI-UNIT FOURPLEXES 24 UNITS

landscape berm

Res. Units

lan ds ca pe

138

MULTI-UNIT 36 UNITS

REGIONAL POND

LINER SHOPS 7,000 SF

Res. Units landscape berm

FOOD 6,000 SF

LINER SHOPS C-STORE 6,400 SF 6,000 SF canopy

30,000 SF

FOOD 9,800 SF

car wash

SW FACILITY

FIRST PRIORITY REDEVELOPMENT

MULTI-UNIT 27 UNITS OFFICE 19,300 SF

OFFICE 35,000 SF

OFFICE 19,300 SF

landscape berm

MID-BOX COM

OFFICE 24,525 SF

berm

MULTI-UNIT 48 UNITS

Res. Units

OFFICE 48,000 SF

FOOD 6,600 SF

OFFICE 54,240 SF

NOTE: This is a conceptual development illustration. None of the above developments are being considered at the time of the planning process, except for the approved office building near McKee/Verona intersection. Development plans will be proposed by property owners, and subject to City review and approval using this plan as guidance for that approval.

City of Fitchburg | Anton Drive Redevelopment Plan

101

Future Land Use Map Revision - Conventional Zoning Scenario“B” Sources: Parcel Lines (Dane County); ESRI (aerial)

on developing a mixed use district along Fitchrona and Kapec Roads with some high-density residential abutting the Jamestown Neighborhood. Lands along McKee Road, King James Road, and west of Fitchrona Road are shown as business. Existing developed sites along Anton Drive were assumed to

remain in their current future land use categories.

Concept “B” Based on the redevelopment concept exercise (shown on the next page), it was estimated that this area would see roughly 380 more residential units (a 56% increase within

the planning area) and an additional 825,000 square feet of commercial space (a 140% increase within the planning area). This estimate is inclusive of future redevelopment of Wingra Concrete Plant lands should it ever redevelop. At full build-out it is estimated that the amount of vehicle trips leaving in the PM peak

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PRELIMINARY LAND USE SCENARIOS Redevelopment Concept - Conventional Zoning Scenario “B” Sources: MSA Professional Services (development layouts); Fitchrona Extension (WISDOT); Dane County (parcel lines); ESRI (aerial)

Res. Units

PUBLIC PARK

Res. Units (2) ROWHOUSING 15 UNITS

MID-BOX COM

MULTI-UNIT 48 UNITS

MULTI-UNIT 56 UNITS

SW FACILITY

108 Res. Units

23,500 SF LINER SHOP 8,500 SF

LINER SHOP 7,000 SF

landscape berm

berm

berm office

MID-BOX COM

REGIONAL POND

45,000 SF

MIXED USE 22,000 SF COM 24 RES UNITS

152 Res. Units

52,500 SF

canopy

LINER SHOP 7,500 SF

SW FACILITY

MIXED USE 5,400 SF COM 60 RES UNITS

FIRST PRIORITY REDEVELOPMENT C-STORE 6,100 SF

MID-BOX COM

LIGHT MANUFACTURING 38,000 SF

OFFICE 19,300 SF

landscape berm

LINER SHOPS 21,000 SF

landscap e berm

LINER SHOP 7,500 SF

car wash

MIXED USE 17,500 SF COM 48 RES UNITS

OFFICE 19,300 SF

OFFICE 48,000 SF

OFFICE 28,600 SF

OFFICE 54,240 SF

time would increase by 91% (up to 1,745 trips). See Chapter 4 for more detail on the trip estimation.

SmartCode Zoning Scenario SmartCode zoning (Chapter 23 in Fitchburg’s Code of Ordinances) is an alternative to conventional zoning by which the focus is on how the buildings, sites and blocks are designed, and less on how they are used. To provide this land use flexibility, this plan proposes amending the Citywide Sector Map to include the G4

smart code sector designation. The recommended Sector Map Revision (on the next page) suggests the G4 Section (Infill Growth) for lands west of Kapec Road, and within the “Fire Station” block. As depicted, the commercial areas along King James Way and Anton Drive, as well as the residential properties in the planning area, are not suggested to be included in the Sector Map revision. This would preclude those properties from using the SmartCode zoning in place of the conventional zoning.

City of Fitchburg | Anton Drive Redevelopment Plan

Sample Regulating Plan The regulating plan shown on the next page provides one example of how the area could be redeveloped. Unlike the conventional zoning scenarios, this example establishes a consistent grid street and block pattern, providing a more urban response to the neighborhood design, as required by the Smart Code. Since land use is not specifically designated when establishing a

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Sector Map Revision - Smart Code Zoning Alternative Sources: Parcel Lines (Dane County); ESRI (aerial)

regulating plan, one cannot estimate the potential residential units or commercial space that may develop under the G4 Sector. Yet, it can be assumed that the breakdown would be similar to what is illustrated in the Conventional Zoning - Scenario â&#x20AC;&#x153;Bâ&#x20AC;? .

This is based on the block layout and intensity of uses allowed in Transect 4 (General Urban Zone).

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LAND USE POLICY MAPS Regulating Plan - SmartCode Zoning Scenario Sources: MSA Professional Services (transect and road layout); Fitchrona Extension (WISDOT); Dane County (parcel lines); ESRI (aerial)

Transect Allocation Transect 1: Transect 4: Transect 5: Civic Zone:

4% 32% 52% 12%

NOTE: This is a sample regulating plan, an example of how a portion of the lands designated for optional SmartCode zoning could be assigned to transects within the G4 Sector. Those proposals may or may not utilize SmartCode zoning within this area, and, if utilizing SmartCode, the regulating plan may differ from this sample, with a different configuration of T3, T4 and T5 transects as permitted in the G4 Sector. Development plans will be proposed by property owners, and subject to City review and approval using this plan as guidance

LAND USE POLICY MAP ALTERNATIVES The three land use policy maps and corresponding development exercises were shown and discussed with City Staff, the Plan Commission, the Anton Drive Steering Committee, and the general public (at a Public Informational Meeting). The

feedback received from these stakeholders helped establish the policy maps, actions and strategies discussed in Chapter 2. A summary of their feedback follows.

Plan Commission Several members liked the overall use breakdown and placement in the

City of Fitchburg | Anton Drive Redevelopment Plan

Conventional Zoning Scenario “A”, while at least one member preferred the business designation shown in Conventional Zoning Scenario “B”. At least one member felt the residential densities should be lower abutting the existing neighborhood. A suggestion was made to encourage commercial uses that would result

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in off-peak traffic patterns. All preferred the grid street pattern shown in the SmartCode Zoning Concept. Staff requested that the developed properties along King James Way and Anton Drive should be allowed to use SmartCode Zoning as well, which would require the properties to be designated as Sector G5 (Repair).

Steering Committee

The initial review meeting for the land use concepts focused primarily on a proposed new roadway connection to the Jamestown Neighborhood. The committee directed removal of that feature, but inclusion of two pedestrian connections to the neighborhood.

General Public

Feedback from neighborhood residents generally gravitated toward concerns about the intensity of new development that would be adjacent to single-family portions of the neighborhood. There was support for new pedestrian connections to the neighborhood, and calls for more park space in light of the proposed new residential uses. The Future Land Use Map and Sector Map were each revised to incorporate and reconcile the various stakeholder feedback, as described in the next section.

Recommended Future Land Use new development. Considerations Map Revision (Conventional of budget, financing, and marketabilZoning) ity at the time of proposal will dictate A set of final Future Land Uses are recommended, to be incorporated into the Cityâ&#x20AC;&#x2122;s Future Land Use Map as part of the Comprehensive Plan. The majority of the developed sites will remain as previously designated on the current Future Land Use (FLU) Map; however, there are some notable changes. See page 107 for FLU category descriptions (per the Cityâ&#x20AC;&#x2122;s Comprehensive Plan). First, a mixed-use node is denoted around the intersection of Kapec and Fitchrona. The mixed use district extends east to King James Way on the north side of Fitchrona Road and south on Kapec Road covering roughly halfway the block. This can be horizontal or vertical mixed-use (see the call-out box below). From an urban design perspective, vertical mixed-use is preferred to create a significant node that can potentially provide neighborhood services closer to the densely populated residential area north of the planning area; however, it is not the intent of this plan to require this of

the practicality of impactful urban mixed use node at this location.

A mix of residential densities is recommended for the back half of the Wingra Property with high-density residential north/south of the Fitchrona Road extension, and medium-density west of Fitchrona Road. It is also suggested that lowdensity residential should be allowed in the medium-density residential area (northwest corner) if desired by the landowner/developer. No development in this area should exceed the applicable residential zoning district height limitations (which is three stories or 35 feet, whichever is less). The remainder of the Wingra Stone property (southern portion) is shown as general business. The only other change is to the fire station property, which is shown as general business instead of government/institutional. Properties abutting King James Way and Anton Drive are shown as general business, which is consistent with the current Future Land Use Map designation.

Vertical Mixed-Use combines different uses in the same building. Lower floors generally have more public uses (such as retail) with private uses on the upper floors (professional offices, residential, or hotel). The City of Fitchronaâ&#x20AC;&#x2122;s Comprehensive Plan specifically state that mixed-use districts must include residential. Horizontal Mixed-Use combines single-use buildings on distinct parcels in a range of land uses within one block, provding a mix of uses within a walkable block.

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LAND USE POLICY MAPS Recommended Future Land Use Map Revision Sources: Parcel Lines (Dane County); ESRI (aerial)

FLU Transition Flexibility It is the intent of this plan to allow some flexibility in where these boundaries and transitions occur in the final development plan. The property owner, City staff and City Planning Commission should use the following guidelines during the development process:

1) The lands west of Fitchrona Road are designated for Business use to the south and Medium Density Residential use to the north. A detailed development plan showing the relationship between these two uses shall be provided before any part of the site is approved for development development, and in all cases there should be a

City of Fitchburg | Anton Drive Redevelopment Plan

well-designed landscape buffer between business and residential uses to mitigate objectionable views, light and sound. The boundary between the uses may shift either way if the design of each site and the relationship between different uses is deemed by Planning Commission to be acceptable. It is not preferred to have business and residential uses

Disclaimer: These images are provided for illustrative purposes only. They have not been vetted by City requirements, nor the policies within this Plan

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M D R MEDIUM DENSITY RESIDENTIAL (MDR) includes two-family housing, some multi-family housing and limited singlefamily housing. Allowable densities range from five to nine housing units per acre. Applicable zoning districts include: Medium Density Zoning District (R-M), High Density Zoning (R-H), Planned Development Zoning District – General Implementation Plan (PDD-GIP) and Planned Development Zoning District-Specific Implementation Plan (PDD-SIP).

H D R HIGH DENSITY RESIDENTIAL (HDR) includes townhouses, buildings greater than 2 units with individual exterior entrances, and apartment buildings. The density is expected to be over 9 housing units/acre. Applicable zoning districts include: High Density Zoning District (R-H and R-Ha), Planned Development Zoning District – General Implementation Plan (PDD-GIP) and Planned Development Zoning District-Specific Implementation Plan (PDD-SIP).

M U MIXED USE (M-U) includes a variety of housing units, types and densities along with neighborhood scale retail businesses and offices, sometimes all located in mixed-use buildings. All buildings are set close to the sidewalk with doors and windows facing the street with parking located behind the building. In some instances, based on the Plan Commission’s discretion, stand alone buildings may be permitted within a mixed use category depending on the comprehensive development plan for the area. Applicable zoning districts include: Planned Development Zoning District – General Implementation Plan (PDD-GIP) and Planned Development Zoning District- Specific Implementation Plan (PDD-SIP), although in some instances a General Business Zoning District (B-G) may serve some of the anticipated purposes.

B U S BUSINESS (BUS) includes office buildings, office-showrooms, warehouses, and light industrial buildings that offer retail trade or services for individuals or businesses. Applicable zoning districts include: Professional Office Zoning District (BP), the General Business Zoning District (B-G), the Highway Business Zoning District (B-H), Planned Development Zoning District – General Implementation Plan (PDD-GIP) and Planned Development Zoning District-Specific Implementation Plan (PDD-SIP). Chapter 6 | Land Use & Development Alternative Analysis

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LAND USE POLICY MAPS facing each other across a street. The Park and Conservancy strips along the north and west edges of this area are intended to serve both as a green space buffer between new development and existing homes and also as the route for a paved walking and biking path that would connect to McKee Road. Each strip should be no less than 60 feet wide and could be either dedicated as public green space or protected by easement and deed restriction to prevent development and allow public access. If all of the lands in this area are proposed for Business use, the landscape buffer along the north property line should be no less than 120 feet in width. 2) The lands north of Fitchrona Road are designated for High Density Residential use and Mixed Use, and a park is suggested in this area to accommodate the park needs of new residential units in the planning area. A detailed development plan showing the relationship between these uses shall be provided before any part of the site is approved for development. The boundary between the uses may slightly shift either way if the design of each site and the relationship between different uses is deemed by Planning Commission to be acceptable.

to have business and residential uses facing either other across a street. While vertical mixed use is preferred along Kapec Road, it will also be acceptable to have horizontal mixed uses, with residential and businesses uses next to each other as part of an integrated site design. In either case, the building at the corner of Kapec Road and Fitchrona Road should have residential use.

Sector Map Revision (SmartCode Zoning) This plan proposes amending the City-wide Sector Map to include the G4 and G5 smart code sector designations in most parts of the planning area. More specifically, the proposed Sector Map revision (shown Recommended Sector Map Revision Sources: Parcel Lines (Dane County); ESRI (aerial)

3) The lands south and east of Fitchrona Road are designated for High Density Residential use, Mixed Use, and Business use. The boundary between the uses may slightly shift if the design of each site and the relationship between different uses is deemed by Planning Commission to be acceptable. It is not preferred City of Fitchburg | Anton Drive Redevelopment Plan

below) suggests the G4 Section (Infill Growth) to be designated for lands west of Kapec Road, and within the â&#x20AC;&#x153;Fire Stationâ&#x20AC;? block. The G5 Sector (Infill Repair) is proposed for properties within the study area which abut King James Way, Anton Drive and Williamsburg Way. As depicted, the residential properties behind the commercial node in the northern portion of the study area are not suggested to be included in the Sector Map revision. This would preclude those properties from using the SmartCode zoning in place of the conventional zoning.

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Even though land uses are not designated on the Sector Map, the G4and G5 Sectors allow the most urban development types. Above are examples of development types that generally would be built within the recommended growth sectors recommended in this plan.

T3 Res Sandy Sorlien(transect-collection.org)

Sandy Sorlien(transect-collection.org)

T4 Res T4 Com / MU

T5 Res

T5 Com / MU Disclaimer: These images are provided for illustrative purposes only. They have not been vetted by City requirements, nor the policies within this Plan Chapter 6 | Land Use & Development Alternative Analysis

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ESTIMATED BUILD-OUT SCHEDULE ESTIMATED BUILD-OUT Build-out of the planned improvements is expected to occur over a 20-year period. The projected timing of new private expansions and development is based on a combination of three factors:

Estimated Build-Out Sources: Fitchrona Extension (WISDOT); Dane County (parcel lines); ESRI (aerial)

1. Projections offered by business owners 2. Timing of necessary infrastructure improvements 3. Expected market demand for new lots The build-out period is divided into three phases (2016-2020, 20212025, 2026-2035), however individual projects may occur sooner or later than suggested in the estimated build-out map (on the right).

Infrastructure Improvements The study area already has an existing road network that will become even stronger once Wisconsinâ&#x20AC;&#x2122;s Department of Transportation (WISDOT) completes the Fitchrona Road extension in early 2017. Additional roadways west of Kapec Road will be proposed by the developer with the assumption of an east-west street between Kapec and Fitchrona Roads should the concrete plant redevelop.

Utility infrastructure will be planned and designed based on the anticipated plan being proposed by the landowner/developer, and in coordination with the City of Fitchburg and private utility companies.

Pedestrian and bike trails suggested in this plan can move forward once there are dedicated funds to complete the project (establish easement, purchase land, construct path). Itâ&#x20AC;&#x2122;s plausible that these improvements could be completed by 2020. City of Fitchburg | Anton Drive Redevelopment Plan

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ECONOMIC ANALYSIS New Value Projections

Extimated Value (per square foot)

This plan outlines a vision for more intensive development in many parts of the Anton Drive study area, featuring redevelopment of existing low-value properties and the inclusion of new development within the Wingra quarry lands.

Sources: MSA Professional Services

Since this plan allows flexibility in land use, any attempt to project the future aggregate value of new development for the entire study area would have signficant error. To shed some light on the subject, a list of assumptions are provided below, as well as low-high estimated value per square foot table (shown on the right).

BUILDING & PARKING Multi-Unit Residential (4-9 U): Multi-Unit Residential (10+ U): Mixed Use Building: Office: Retail:

Low $60 $40 $55 $100 $125

High $80 $60 $80 $150 $175

LAND Multi-Unit Residential (4-9 U): Multi-Unit Residential (10+ U): Mixed Use Building: Office: Retail:

Low

High

$3 $6 $8 $5 $10

$5 $8 $10 $7 $12

Building Values

Land Value • Land ratio for new development is based on the general ratios provided in the Estimated Value table (in the upper right), and adjusted based on adjacent parcels with same land use(s) • Properties that will benefit from public infrastructure improvements (i.e. public road) will see an increase comparable to adjacent parcels in the same condition (e.g. road access, land use, etc.)

• Based on general construction costs using gross square footage (see table above) • Includes exterior materials, finished interiors, parking, and landscaping • A range of low to high is provided, as structure type (wood “pole” building vs. rigid frame steel building), exterior building materials, etc. affect the overall value of the building(s)

• Land Ratio for properties that do not see public infrastructure improvements remain unchanged

Chapter 6 | Land Use & Development Alternative Analysis