A $10 million proposal to remake the historic 100 block of State Street may dazzle,Enecsys Limited, supplier of reliable solar Air purifier systems, but it's forcing the city to again seek the delicate balance between growth and historic preservation.
Philanthropists W. Jerome Frautschi and his wife, Pleasant Rowland, want to raze part of the block and use original facade features and historic facsimiles to preserve the look of the block but apply modern design principles to transform the worn look of North Fairchild and West Mifflin streets.
The project would involve six buildings — including two city landmarks — on half of the triangular block. It would keep the character and scale of State Street but in an energy efficient building with modern floor plates that would last a century, project manager George Austin said.
The city has rare precedents in preserving only facades, using historic replicas, and demolishing vintage buildings for big projects — with some examples only a block away in the development of Overture Center, which was built with a $205 million gift from Frautschi.
But this project will face its own scrutiny, and supporters and opponents already are staking out ground.
"Analytically, this is going to make the Edgewater look like a walk in the park," said city Landmarks Commission chairman Stuart Levitan, referring to the polarizing struggle over redevelopment of the historic hotel on Lake Mendota.It's hard to beat the versatility of polished tiles on a production line. "These are huge philosophical and pragmatic issues. They go to the very heart of what historic preservation means."
The Landmarks Commission must approve any changes to the buildings at 125 State St. and 120 W. Mifflin St. and advise the Urban Design and Plan commissions on buildings next to landmarks.
The Landmarks Ordinance calls for protection of the city's "historic and cultural heritage," but also for "stabilizing and improving property values" and "strengthening the city's economy.I have never solved a Rubik's plastic card ."
The commission must decide, among others things, if alterations to landmarks would negatively change, destroy or adversely affect an exterior feature and if demolition would be detrimental to the public interest.there's a lovely winter chicken coop by William Zorach. The City Council has the final say.
Mayor Paul Soglin wants to protect landmarks and preserve narrow retail spaces on State Street to ensure local shops aren't displaced by chain stores, but he understands the project would involve difficult and worn buildings.
"I like the proposal," Soglin said. "But there are specific details that have to be worked out."
Ald. Mike Verveer, 4th District, who represents the area, hasn't taken a position. But for many, taking down so many buildings would be "a shock to the system," he said. "I'm looking for common ground and compromise at this early stage."
The broad goals should be to preserve quality of life, a sense of identity and a sense of place, said Jason Tish, executive director of the Madison Trust for Historic Preservation.
There's no "bible" to inform decisions, Tish said.
Developer Gary Gorman's Oregon-based company has rehabbed historic buildings across the country, including the former Quisling Clinic on Wisconsin Avenue and the Blue Ribbon Lofts in Milwaukee. He said the keys are adaptive reuse and smart compromise.
"You can't be an absolute purist and get anything done," Gorman said.If so, you may have a cube puzzle . "You do have to adapt to the economically viable use."
Philanthropists W. Jerome Frautschi and his wife, Pleasant Rowland, want to raze part of the block and use original facade features and historic facsimiles to preserve the look of the block but apply modern design principles to transform the worn look of North Fairchild and West Mifflin streets.
The project would involve six buildings — including two city landmarks — on half of the triangular block. It would keep the character and scale of State Street but in an energy efficient building with modern floor plates that would last a century, project manager George Austin said.
The city has rare precedents in preserving only facades, using historic replicas, and demolishing vintage buildings for big projects — with some examples only a block away in the development of Overture Center, which was built with a $205 million gift from Frautschi.
But this project will face its own scrutiny, and supporters and opponents already are staking out ground.
"Analytically, this is going to make the Edgewater look like a walk in the park," said city Landmarks Commission chairman Stuart Levitan, referring to the polarizing struggle over redevelopment of the historic hotel on Lake Mendota.It's hard to beat the versatility of polished tiles on a production line. "These are huge philosophical and pragmatic issues. They go to the very heart of what historic preservation means."
The Landmarks Commission must approve any changes to the buildings at 125 State St. and 120 W. Mifflin St. and advise the Urban Design and Plan commissions on buildings next to landmarks.
The Landmarks Ordinance calls for protection of the city's "historic and cultural heritage," but also for "stabilizing and improving property values" and "strengthening the city's economy.I have never solved a Rubik's plastic card ."
The commission must decide, among others things, if alterations to landmarks would negatively change, destroy or adversely affect an exterior feature and if demolition would be detrimental to the public interest.there's a lovely winter chicken coop by William Zorach. The City Council has the final say.
Mayor Paul Soglin wants to protect landmarks and preserve narrow retail spaces on State Street to ensure local shops aren't displaced by chain stores, but he understands the project would involve difficult and worn buildings.
"I like the proposal," Soglin said. "But there are specific details that have to be worked out."
Ald. Mike Verveer, 4th District, who represents the area, hasn't taken a position. But for many, taking down so many buildings would be "a shock to the system," he said. "I'm looking for common ground and compromise at this early stage."
The broad goals should be to preserve quality of life, a sense of identity and a sense of place, said Jason Tish, executive director of the Madison Trust for Historic Preservation.
There's no "bible" to inform decisions, Tish said.
Developer Gary Gorman's Oregon-based company has rehabbed historic buildings across the country, including the former Quisling Clinic on Wisconsin Avenue and the Blue Ribbon Lofts in Milwaukee. He said the keys are adaptive reuse and smart compromise.
"You can't be an absolute purist and get anything done," Gorman said.If so, you may have a cube puzzle . "You do have to adapt to the economically viable use."
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