By Beth Sluys
Oops! If you meant to navigate to the article “What to watch for in upcoming OMSAP meetings” from the online edition sent via email May 4, here is the correct link for that article.
On March 3rd, the resolution for the Oscar Mayer Special Area Plan was introduced at the Common Council meeting. In light of the contents of that resolution, I thought I might offer an alternative resolution that might better reflect the comments, concerns and considerations that have been shared throughout this planning process. We have come a long way, but the plan is still in its review stage, requiring ongoing participation by area residents. At this point in time, it could be as early as April 13 where the plan returns to the Plan Commission for a final review, before the Common Council votes to adopt the plan. In light of this, I offer the following on behalf of area residents:
Oscar Mayer Special Area Plan: DRAFT Resolution Presented on behalf of Madison’s Northside Neighbors
March 4, 2020
There are many implications that could potentially cause financial harm and displacement to area residents and local small businesses as gentrification for the area has been indicated in the “Equitable Development in Madison” report. Land transfers are already taking place towards redevelopment, this along with the lack of transit planning for Madison’s north side makes it difficult to understand the goals of the current administration towards equitable development and the focus on transit oriented development for the Oscar Mayer Special Area Plan area. We ask the Common Council to keep these critical elements in the forefront when reviewing the draft Oscar Mayer Special Area Plan.
Adopting the Oscar Mayer Special Area Plan as a Sub-area plan to the City of Madison Comprehensive Plan
WHEREAS, in 2017 Oscar Mayer may have shut down its operations, ending a 100-year employment presence, but the area did not lose the vibrant, dedicated and resilient neighbors who call the area surrounding the Oscar Mayer property their home place; and
WHEREAS, the over 1,500 participants in the Oscar Mayer Special area planning process overwhelmingly preferred a future growth pattern that holds the natural beauty and features of the north and east sides as critical elements in the redevelopment process as well as insisting on the true sense of the use of “missing middle housing” as infill and redevelopment occurs; and to support the preservation of ALL 30 acres of the Hartmeyer wetland ecosystem in our efforts towards city-wide sustainability, carbon sequestration and flood control; and
WHEREAS, the projected growth of the OMSAP area includes a growth framework to accommodate the projected growth of new residents (2,500 to 4,000) and over 4,000 jobs anticipated by 2040; the current residents of the OMSAP area are here to welcome our new neighbors and look forward to the new employment opportunities for everyone, current and future residents alike;
WHEREAS, the Comprehensive Plan provides a policy direction framework for more detailed sub-area plans and recommends concentrating the highest intensity development along transit corridors including near current transfer points and future Bus Rapid Transit corridors; and the Oscar Mayer Special Area Plan currently fails to incorporate a plan for an interwoven public transit system, because all north side transit planning has yet to occur; and transit planning should be a key part of the current plan process; and the BRT is not slated to be introduced to the north side for years to come; and the north transfer point is going to be moved from its current location, the proposed new location is shown at Sherman and Aberg, with no current commitment to routes or appropriate locations of the bus stations or BRT stations; and good urban transit oriented development cannot occur in a vacuum without the transit being the critical component integrated into the redevelopment planning; and most importantly, it is critical for the area resident stakeholders that the north side transit planning will include BRT, light rail, improved connectivity for all bike and pedestrian paths, the Mayor’s goal of reducing auto traffic, the improvement of unsafe crossings, and that residents are included in the decision-making for road extensions; and
WHEREAS, Madison in Motion, the City’s Sustainable Transportation Master Plan (2014) found residents in central areas with high quality transit and bike facilities drive at significantly lower rates; and given the opportunity, through the creation of reliable high quality transit on the north side, as well as well connected bike and pedestrian paths, the inclusion of electric bicycles, and other transit options, the residents of the OMSAP area would gladly choose non-car options for transit; the residents of the OMSAP want transit freedom: the right to choose how best to travel through the Madison area: walk, bike, take the bus, ride the train, or…. drive a car; and if the goal of the current administration is to reduce car traffic throughout the city, then the right to having this choice is imperative as we look at redevelopment focused on transportation access; and
WHEREAS, the Parks and Open Space Plan (2018) identified the Oscar Mayer area, especially the Sherman Neighborhood, as deficient in neighborhood parks; and the residents of the OMSAP area overwhelmingly are in support of the preservation of ALL 30 acres of the Hartmeyer property for a natural area for both public enjoyment but as a sustainable habitat for wildlife, and for the environment as a whole ecosystem; and
WHEREAS, the Equitable Development Report (2019) found the neighborhoods surrounding Oscar Mayer had populations vulnerable to displacement and relatively high rates of housing cost increases; and
WHEREAS area residents require that housing types be incorporated to include single family homes, duplexes and other non-high rise buildings near existing single family neighborhoods especially within the Sherman Neighborhood in particular, to best reflect the infill related to missing middle housing; and whereas the north and east sides still have affordable single family homes that are being purchased by Millennials who prefer home ownership, the creation of financial equity and the pride in neighborhoods that comes when you own your home; and
WHEREAS, in 2017, the City initiated a two phase planning process to chart a future for the Oscar Mayer Site; and
WHEREAS, the Oscar Mayer Strategic Assessment was adopted by the Common Council in February 2019 that includes redevelopment vision and objectives such as: Targeting a high density of living wage jobs; maintaining housing affordability and minimize displacement; ensuring economic recovery that boosts diversity in ownership and local businesses; the creation of an integrated and connected multimodal transportation system; and the preservation of environmental assets; and
WHEREAS, the current version of the Oscar Mayer Special Area Plan (OMSAP) establishes an incomplete framework that will not successfully achieve the visions and objectives found in the various plans but more importantly, does not accurately reflect the wishes of area residents; and
WHEREAS, the OMSAP can allow for and should support a diverse range of employment uses, housing types, pedestrian and bike pathways; and historic natural areas to create an authentic and welcoming district where all of Madison’s residents and visitors are excited to spend time among the area retail shops, natural areas and to travel via well planned transit for ready access to employment, area activity centers as well as all that Madison has to offer; and
WHEREAS, the OMSAP will need to leverage and support current and future transit investments and bicycle network planning by the engagement of such groups as area bike riders, bike shop owners, Madison Bikes, and other groups to design the best routes to connect the area to already existing routes and to new routes as they emerge along Highway M and Packers Highway; and to expand transit freedom to all OMSAP area residents; and
WHEREAS the OMSAP shows the proposed Metro bus satellite facility on the north 15 acres of the OMSAP boundaries, this incorporation of a bus facility does little to enhance the tax base for this area while the incorporation of other uses could offer greater fiscal return on investment; and
WHEREAS, the OMSAP envisions a more interconnected and walkable district, with smaller block sizes, improved linkages to surrounding neighborhoods and a focus on creating streets for people – where people want streets created, without harm to the quality of life or neighborhood culture; and to create the opening of Coolidge Street to a non-auto option that includes a pedestrian and bike pathway that has safe crossing across Packers Highway with a traffic light crossing that is well defined, using the Monroe Street and Leonard Street example, per the request of our Plan Commissioners; and
WHERAS, due to years of industrial use, the Oscar Mayer property contains environmental contamination that impacts the area through contaminated groundwater and toxic gas vapor infiltration in the existing building 43, the proposed future home of the Metro transit facility; and
WHEREAS, the OMSAP is part of an Economic Opportunity Zone, the City should conduct the environmental assessment that was not completed in 2019, to include PFAs; and acquire USEPA funds to investigate the extent of the contamination prior to any construction-related activity on the site to ensure that public health and safety and the safety of Metro workers are foremost as redevelopment occurs; and
WHEREAS, the OMSAP needs to protect ALL 30 acres of Madison’s natural history at the Hartmeyer site and its sensitive natural areas and encourages sustainable develop and innovative storm water management strategies that protect the low lying wetland ecosystems that help with flood abatement, carbon sequestration and water infiltration and sediment removal; and
WHEREAS, the OMSAP includes recommendations for sustained investment in the area, this needs to include current small business owners, and area home and land owners; and
WHEREAS, the 15 acres that are being considered for purchase by the city (Lots 1 and 2) contain known and documented human burial sites; and therefore, no construction of any type should occur on top of these known locations; and the owner of the property needs to ensure that an appropriate tribute is installed; and
NOW THEREFORE BE IT RESOLVED, that the Common Council should adopt a plan that best represents the desires of the area residents that have wholeheartedly participated in the process with input, concerns and thoughtful consideration, although these are not yet truly and wholly represented in the current draft of the Oscar Mayer Special Area Plan. It is our hope that the continued review and revisions will allow that the Common Council adopts the best Oscar Mayer Special Area Plan and recommendations contained therein as a sub-area plan to the City’s Comprehensive Plan in representation of the desires of the area residents and neighborhood associations.