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MADISON TRUST: EDGEWATER HOTEL PROJECT
MAJOR THREAT TO MANSION HILL HISTORIC DISTRICTMADISON, Aug. 13, 2009 – The Madison Trust for Historic Preservation does not support the proposed expansion of the Edgewater Hotel according to a statement issued today.
“The Madison Trust’s mission is to help preserve the architectural and historical heritage of the greater Madison area through advocacy and education,” said Jason Tish, spokesperson for the organization. “The Edgewater Hotel project, as currently proposed, threatens the Mansion Hill Historic District.”
The Madison Trust cited the following objections to the proposal:
— The new Edgewater Hotel tower would rise approximately 130 feet from the sidewalk and approximately 200 feet from Lake Mendota. This violates two Madison relevant zoning codes that have been in place for decades. First, it shatters the height limit of Zoning Code R6H whose purpose “is to limit the height of structures… to preserve the historic and architectural character of a neighborhood. No building or structure shall exceed 50 feet in height”. Second, the Office Residence (OR) zoning code is also ignored. It mandates that, “development in this district is expected to enhance the aesthetic quality of the major approach streets and the central part of the city”.
The new hotel tower complex, a massive structure looming at the intersection of Wisconsin Avenue and Langdon Street, would be twice the height of all other buildings in the neighborhood. The tallest buildings on Mansion Hill — National Guardian Life, Kennedy Manor, and Quisling Towers – were built before the historic district height limit was established in 1976 and are only 5 to 6 stories at street level. The proposed structure will not be set back from the sidewalk nor hidden by mature trees like the current National Guardian Life Building. Prominent from the Capitol building, it will likely impinge on corridor views along Wisconsin Avenue.
— The developer is asking the city to release public land to for their private interests and control. This sets a dangerous precedent for all of Madison’s historic districts. Developers want the city to sell or lease them the public land fronting the Edgewater garage, which has been public land since the founding of the city in 1836. Even though the street end was vacated for the 1965 Edgewater addition, that questionable action should not be used as a precedent for further destruction of historic districts.
— Any plan to remake the Edgewater hotel must include a thorough, historically-sensitive restoration of the original Edgewater Hotel tower, which was built in 1948 and is designated an official Madison historic landmark. The current plan does not appear to include sufficient restoration of the now deteriorating original Edgewater, and further includes inappropriate additions to it. Nonetheless, the restoration of the original Edgewater building does not mitigate the damage that will be done to the historic district by the proposed 11-story structure.
— Few public lake views, visible from the spoke-like streets leading from the Capitol Square, remain. Accordingly, these views should be maintained for all to enjoy. These public views, designed by James Doty when the city was platted in 1836, should be protected—not further obstructed by private development.
The developers plan to raise Wisconsin Avenue up to or above the level of the current central lobby/parking garage of the Edgewater. No accurate renderings have been presented by the developer to allow an educated assessment of the impact on public views.
— When new structures are built in the Mansion Hill District, the quality of the exterior design needs to reflect and enhance the rich historic character of Madison’s oldest historic district– which has a fine collection of 19th and 20th century buildings. Current renderings of the Edgewater proposal provide inadequate details on the architectural merit of the project.
— The addition of 120-plus hotel rooms, increased banquet facilities, condominiums, shops, bars and restaurants, a health spa, and a rooftop terrace designed for private special events will increase traffic, truck deliveries, and idling of vehicles beyond the capacity of the residential area at Wisconsin Avenue and Langdon Street. The noise and increased traffic will negatively affect the quality of life in the neighborhood and discourage potential owner occupants.
— Prospective buyers who would restore the beautiful, old homes in the Mansion Hill Historic District must be assured that the historic character of the neighborhood is highly valued by the city and well-protected from out-of-scale encroachments. Insuring the “quality of life” for residents of historic districts will revitalize and prevent further deterioration of the historic district.
“Developers of buildings within historic districts should work closely with preservation groups, with open discussions during the early idea phase and throughout the building process.” said Tish. “When cities, developers and preservation groups work hand-in hand, we have the opportunity to set the gold standard for nationally recognized city development.”
The Madison Trust for Historic Preservation is a non-profit organization that helps preserve the architectural and historical heritage of the greater Madison area through advocacy and education. Preservation field services provided by the Madison Trust are assisted by a Partners in the Field challenge grant from the National Trust for Historic Preservation. The Madison Trust Web site is at
www.madisontrust.org
