Madison Mayoral Candidates
Respond to Preservation Survey
The Madison Trust asked Madison mayoral candidates -- Ray Allen and Dave Cieslewicz -- five questions. Their responses follow. Please remember to vote on April 3, between 7 a.m. and 8 p.m. For information on polling locations and registration, go to the city clerk’s Web site.
1. What value do you place on Madison's historic architecture and how would you balance it with the demand for growth and density?
Allen: I believe strongly in preserving Madison’s historic architecture. It’s a shame that so many architecturally significant buildings from the early part of the last century were torn down. The trick is balancing preservation with growth and density – in particular downtown where we find historic architecture. One way to do that is to consider the particulars of each proposed development and its impact on particular historic buildings. As mayor, I will work with the Madison Trust for Historic Preservation to establish a list of criteria to help us evaluate each situation objectively and on its merits. For example, does the building have unique architectural character not found today? Did any historic events take place in the building? Is the building or its façade salvageable?
We can also separate the architecture from the building. Saving the old capitol theater façade and the Yost’s store façade demonstrates that we can save façades separately from the actual building when we need to. The saving of those facades did not inhibit the development of a major economic generator – the Overture Center, so it proves that we can balance historic preservation with new development.
Cieslewicz: I support Madison’s historic architecture. I was strongly opposed to the demolition of the Women’s Building, for example. I believe we don’t need to choose between preserving our historic integrity and providing opportunities for growth and density. In fact, our Comprehensive Plan identifies areas in the city that are appropriate for infill. Projects like Hilldale and Midvale Plaza are examples of how new urbanist principles can improve on existing land uses.
2. Market forces threaten downtown’s historic two- and three-story houses that provide Madison with much of its vitality. Please describe your view on each of these proposed ideas to protect buildings and neighborhoods:
a. Conservation districts
Allen: Conservation districts are well intended; however, a required survey of the neighbors who would be impacted within the proposed district should be included within the ordinance. Ideally, we want to save architecturally significant buildings and preserve the character of neighborhoods without time-freezing a neighborhood forever. Recent developments on Willy Street demonstrate that replacing the old two and three-story houses with mid-rise block buildings doesn’t have to be the way to go. The new two and three-story houses that were built on Willy Street provide almost as much density, but do so in a way that preserves the character of that particular neighborhood.
Cieslewicz: I supported the conservation district ordinance that was recently defeated at Council, and I support and will work for passage of the ordinance that has been reintroduced by Ald. Judy Olson.
b. Strengthening the demolition ordinance
Allen: This ordinance is definitely something we have to look at. Again, balance is the key. We can’t let the demolition ordinance stand in the way of renewing our housing stock downtown, but at the same time we can’t give a blank check to applicants, either. We should consider a different standard for the downtown versus the periphery in terms of a new ordinance.
Cieslewicz: The demolition ordinance needs to be clarified. There are times when an owner comes forward requesting a demolition permit but does not have future plans for the site. There are times when there are public safety issues that should allow the Plan Commission to issue a demolition permit without having new plans for the site. This, of course, is a rare situation, but I know there have been instances when the Plan Commission struggled with this issue. I do not believe that this above situation would conflict with historic preservation. Many times City staff provides a report to the Plan Commission providing them with information regarding the historic significance of a building.
c. Small-cap TIF directed to homeowners wanting to convert rental properties into owner-occupied housing.
Allen: This is a very intriguing idea and I’m all for anything that increases owner-occupied housing, especially downtown. That may mean TIF or it could mean grants or low or no interest loans. Certainly, I would support a program that encourages upgrading of our housing stock in terms of its physical nature.
Cieslewicz: I have initiated a planning process with the UW, St. Mary’s, Meriter, WHEDA, the relevant neighborhood associations and others to promote the conversion of downtown housing back to single family or duplex housing from student housing. I believe that the advent of new high-rise student housing combined with the need for workforce housing near major employers downtown provides us with a great opportunity to make this happen. I am willing to consider small cap TIF as one potential strategy among others.
3. How would you support historic-district status for State Street with its nationally recognized attributes of a vibrant pedestrian mall, historic buildings, and locally owned businesses?
Allen: I would look to DMI and to the State Street Merchants Association for guidance on this issue. State Street is a community street, which includes shop owners. I would hesitate to do anything that could freeze State Street in time because the success of any street, like State Street, has been its dynamic nature over time. In other words, State Street needs to be able to change and evolve over time to not just survive, but to prosper. I’m afraid if we froze it in one era, the street would not be able to respond to the market forces that will be exerted on it in the future and then it will die.
The whole success of State Street is its eclectic nature – new buildings mixed with old. As mayor, I will work to preserve this eclectic nature to maintain the character of State Street.
Cieslewicz: I would want to know more about the implications for this status before committing to it. I would work with the Trust, State Street property owners, and city staff to fully explore this designation.
4. What is your position on the proposals to either sell or sell and move locally landmarked houses in James Madison Park that are owned by the city?
Allen: Homes can be relocated these days, so we don’t have to choose between preserving them or not; we now have a choice – to preserve where they are or move them elsewhere. I think we can preserve these homes, possibly even sell the homes to help fund improvements in the park, but that may mean relocating them.
Lincoln School is a historic building that we want to preserve. It’s not going to be moved or torn down even after the park is expanded and further improved, and I would be in favor of selling the land under the building. However, the price that was proposed by the developer of the Lincoln School Apartments was well below market, and I believe we can achieve a much greater value from that property in order to fund improvements in the park. I would also like to link the revenue received from a park to the improvements in that particular park rather than be lost in the general fund.
One thing I also want to point out is that it’s not just about historic preservation – it’s also about being pro-active in terms of creating new historic architecture. For example, we could replace the concrete bunker at James Madison Park with something that will become historic, because when you create good architecture, you won’t get the gang tagging that goes on presently on the existing shelter. We shouldn’t view historic architecture as separate and opposed to growth and density – in my book, they are linked.
As mayor, I will be pro-active in creating innovative solutions and incorporating innovative architecture. The city’s present passive approach to problem solving is not going to resolve anything.
Cieslewicz: I have initiated a planning process that will include all the stakeholders. The resolution creating the committee was just approved at the February 27 Council meeting, and it was supported by the Trust. I do think that all sides need to compromise, so that we can get the best combined result for the improvement of the park and the preservation of the buildings.
5. When the current preservation planner retires in the near future, will you ensure that the position is filled and that the new post is full-time versus 70-80%? Please explain.
Allen: I will certainly retain the preservation planner on staff. A city the size of Madison with the number of historic buildings we have, should have a full-time preservationist on staff.
Cieslewicz: Staffing decisions are always a matter of competing budget pressures and the unique characteristics of each budget. I will evaluate this position in the context of the budget issues we face at the time the vacancy occurs.
Links
If you are learning more about the City of Madison and historic preservation, the Madison Trust recommends the list of the following sites as a good starting point.
home |
news & information | events
photo gallery |
walking tours |
preservation awards
membership |
about the trust
| contact us
