Madison General Ordinances § 28.071 GENERAL PROVISIONS FOR DOWNTOWN AND URBAN DISTRICTS.
28.071 - GENERAL PROVISIONS FOR DOWNTOWN AND URBAN DISTRICTS.
(1) Statement of Purpose.
(a) Recognize and enhance Downtown as the civic and cultural center of the City and region; the seat of state, county, and city government, and a significant retail, entertainment, and employment center;
(b) Recognize and enhance the unique characteristics of Downtown neighborhoods;
(c) Recognize the architectural heritage and cultural resources of Downtown neighborhoods;
(d) Facilitate context-sensitive development;
(e) Foster development with high-quality architecture and urban design; and,
(f) Protect important views as identified in the Downtown Plan.
(2) Downtown Height, Stepback, and Setback Requirements.
Building height within the Downtown, as defined, is established by the Downtown Height Map, Table 28E-3 and the Downtown Stepback Map, which establish maximum building heights and stepback requirements. Building setbacks within the Downtown, as defined, are established by the Zoning Code as supplemented by the Downtown Setback Map. (Am. by ORD-19-00089, 12-12-19; Am. by ORD-23-00043, 3-16-23)
(a) Downtown Height Map and Table.
[image omitted; see the official code]
Table 28E-3.
Maximum Height
3 stories/46 feet
4 stories/60 feet
5 stories/74 feet
6 stories/88 feet
7 stories/102 feet
8 stories/116 feet
9 stories/130 feet
10 stories/144 feet
11 stories/158 feet
12 stories/172 feet
1. Buildings must meet both the maximum number of stories in the Downtown Height Map and the maximum height in Table 28E-3. In the CV area in the Downtown Height Map, the maximum height shall be the Capitol View Preservation Limit.
2. Buildings with a voluntary contractual Land Use Restriction Agreement ("LURA") with the City of Madison to provide income and rent-restricted dwelling units or bedrooms in a dwelling unit ("affordable units") may exceed the maximum number of stories, provided the building remains at or below the maximum height in feet in Table 28E-3. To exceed the maximum number of stories, the building shall meet at least one of the following requirements:
a. Any development or redevelopment with City of Madison funding to support affordable units.
b. For buildings without City funding to support affordable units:
i. The cumulative interior square footage of the affordable units shall be greater than or equal to fifty percent (50%) of the total interior square footage of all units and common amenity space, such as community rooms and fitness rooms, above the maximum number of stories in the Downtown Height Map. Subject to the details in the LURA, the cumulative square footage of the affordable housing units may be distributed throughout the building.
ii. The affordable units shall be rented to households with an income at or below sixty percent (60%) area median income limits and at or below rent limits for sixty percent (60%) area median income as specified in the LURA.
iii. The effective period of the LURA must be at least thirty (30) years.
c. For buildings without City funding to support affordable units and where affordable units are rented to students enrolled at postsecondary educational institutions:
i. A contractual agreement shall be voluntarily entered into by the property owner and the City of Madison. The property owner shall agree to comply with the provisions of a memorandum of understanding between the City and one or more postsecondary educational institution(s) regarding the referral of students from households with low or moderate incomes to rent bedrooms at below market rate; and
ii. The property owner shall voluntarily execute a LURA for the benefit of the City guaranteeing that the property owner will provide the below market rate affordable units to students from households with low or moderate incomes for a specified period of time.
iii. The Community Development Division shall approve the terms of any required documents and determine if the property owner has met the requirements of this subsection.
3. Existing buildings as of January 1, 2013 that are taller than the maximum building heights allowed by Section 28.071(2)(a) Downtown Height Map and Table 28E-3 may be redeveloped at the same height, volume and mass provided the new building is approved under the requirements of Section 28.183 Conditional Uses.
4. Existing zero-lot line buildings as of January 1, 2013 as depicted on the Parcel Analysis Map in the City of Madison Downtown Plan may be redeveloped at up to a maximum of five (5) stories, plus an additional story if stepped back on all sides if approved under the requirements of Section 28.098 Planned Development District.
(b) Additional Height Areas Map.
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1. The Additional Height Areas Map defines eight (8) areas where buildings may be allowed up to two (2) additional stories above the maximum building height if approved as a conditional use under Section 28.183 provided that height is the only bulk requirement sought to be modified and the conditional use standards for additional height are met. Table 28E-3 shall be used to determine the maximum height in feet. (Am. by ORD-23-00043, 3-16-23)
2. Buildings along the frontage of the 400 and 500 blocks of West Washington Avenue may be allowed two (2) additional stories above the four- (4) story building height limit provided there is a thirty- (30) foot stepback.
(c) Downtown Stepback Map.
[image omitted; see the official code]
(d) Downtown Setback Map.
[image omitted; see the official code]
(e) Downtown Setback Exceptions Map.
[image omitted; see the official code]
(3) Design Standards. The following standards are applicable to all new buildings and additions, within any ten-year period, exceeding fifty percent (50%) of existing building's floor area for non-residential buildings, mixed-use buildings, lodging houses, and residential buildings with 8 or more dwelling units. For a Civic or Institutional Building, the "Door and Window Openings" standards of subsection (3)(e) do not apply. (Am. by ORD-23-00077, 8-10-23)
(a) Parking.
1. Parking shall be located in parking structures, underground, or in surface parking lots behind principal buildings. Parking structures shall be designed with liner buildings or with ground floor office, or residential or retail uses along all street-facing facades. Surface parking lots are prohibited in the DC (Downtown Core) District. (Am. by ORD-22-00016, 4-7-22; Am. by ORD-24-00055, 8-16-24)
2. For corner lots or through lots, rear yard surface parking areas abutting any street frontage are limited to fifty percent (50%) of that frontage, and shall be located a minimum of ten (10) feet from the street property line.
3. Parking garage openings visible from the sidewalk shall have a clear maximum height of sixteen (16) feet and a maximum width of twenty-two (22) feet. Garage doors or gates shall be located a minimum of ten (10) feet from the front property line. Doors to freight loading bays are exempt from this requirement.
4. No doors or building openings providing motor vehicle access to structured parking or loading facilities shall face State Street, King Street, or the Capitol Square.
(b) Entrance Orientation.
1. Primary building entrances on all new buildings shall be oriented to the primary abutting public street and have a functional door.
2. Additional secondary entrances may be oriented to a secondary street or parking area.
3. Entries shall be clearly visible and identifiable from the street, and delineated with elements such as roof overhangs, recessed entries, landscaping, or similar design features.
4. Within ten (10) feet of a block corner, the facade may be set back to form a corner entry.
(c) Facade Articulation.
1. The facades of new buildings more than forty (40) feet in width shall be divided into smaller vertical intervals through techniques including but not limited to the following:
a. Facade modulation, step backs, or extending forward of a portion of the facade.
b. Vertical divisions using different textures, materials, or colors of materials.
c. Division into multiple storefronts, with separate display windows and entrances.
d. Variation in roof lines to reinforce the modulation or vertical intervals.
e. Arcades, awnings, window bays, arched windows, and balconies to reinforce the vertical intervals.
(d) Story Heights and Treatment.
1. For all buildings, the minimum ground story height is twelve (12) feet, measured from the sidewalk to the second story floor.
2. For ground-story residential uses, landscaping, steps, porches, grade changes, and low ornamental fences or walls or similar treatments shall be located between the sidewalk and the front door to create a private yard area.
(e) Door and Window Openings.
1. For street-facing facades with ground story non-residential uses, the ground story door and window openings shall comprise a minimum of fifty percent (50%) of the facade area.
2. For street-facing facades with ground story residential uses, ground story openings shall comprise a minimum of fifteen percent (15%) of the facade area.
3. For all buildings, upper story openings shall comprise a minimum of fifteen percent (15%) of the facade area per story.
4. Garage doors and opaque service doors shall not count toward the above requirements.
5. Glass on all windows and doors shall be clear or slightly tinted, allowing views into and out of the interior. Spandrel glass may be used on service areas on the building.
(f) Building Materials.
1. Buildings shall be constructed of durable, high-quality materials. Table 28 E-1 below lists allowable building materials.
2. All building facades visible from a public street or public walkway shall use materials and design features similar to or complementary to those of the front facade.
Table 28E-1: Building Materials in Downtown and Urban Districts.
Building Materials | Trim/Accent Material | Top of Building | Middle of Building | Base/Bottom of Building | Standards (see footnotes)
Brick (Face/Veneer) | ✓ | ✓ | ✓ | ✓
Smooth-Face/Split-Face Block | ✓ | ✓ | ✓ | ✓ | A
Wood/Wood Composite | ✓ | ✓ | ✓ | ✓ | B
Fiber-Cement Siding/Panels | ✓ | ✓ | ✓ | ✓ | B
Concrete Panels (Tilt-up or Precast) | ✓ | ✓ | ✓ | ✓ | C
EIFS/Synthetic Stucco | ✓ | ✓ | D
Stone/Stone Veneer | ✓ | ✓ | ✓ | ✓
Metal Panels | ✓ | ✓ | ✓ | ✓ | E
Hand-Laid Stucco | ✓ | ✓ | D
Reflective Glass/Spandrel | ✓ | F
Glass (Transparent) | ✓ | ✓ | ✓ | ✓
A - Shall be used in conjunction with a palette of materials and shall not comprise more than thirty-three percent (33%) of any building.
B - Wood and fiber cement panels shall not be used on the ground story except between the sidewalk and the bottom of storefront windows or as an accent material.
C - Shall incorporate horizontal and vertical articulation and modulation, including but not limited to changes in color and texture, or as part of a palette of materials.
D - Shall not be within three feet of the ground or used on building facades facing State Street, King Street, or the Capitol Square.
E - Shall be used in conjunction with a palette of materials; shall be a heavy gauge, non-reflective metal
F - Shall be used in limited quantities as an accent material.
(g) Equipment and Service Area Screening.
1. Outdoor loading areas or mechanical equipment are not permitted in the front yard. When visible from an abutting public street or walkway, they shall be screened by a decorative fence, wall, or screen of plant material.
2. No doors or openings providing access to parking or loading facilities shall abut the Capitol Square, State Street or King Street.
3. Fences and walls shall be architecturally compatible with the principal structure.
(h) Screening of Rooftop Equipment.
1. All rooftop equipment, with the exception of solar and wind equipment, shall be screened from view from adjacent streets and public rights-of-way. Rooftop equipment shall be screened from view from adjacent buildings to the extent possible.
2. The equipment shall be within an enclosure. This structure shall be set back a distance of one and one-half (1½) times its height from any primary facade fronting a public street. Screens shall be of durable, permanent materials (not including wood) that are compatible with the primary building materials. (Am. by ORD-15-00104, 10-15-15)
(Am. by ORD-19-00028, 4-29-19; Am. by ORD-23-00043, 3-16-23; Am. by ORD-23-00102, 11-28-23; Am. by ORD-23-00108, 11-28-23) (Am. by ORD-24-00064, 9-20-24) (Am. by ORD-23-00043, 3-16-23) (Cr. by ORD-19-00089, 12-12-19) (Am. by ORD-21-00028, 3-30-21, Eff. 4-9-21) (Am. by ORD-23-00043, 3-16-23)