Plan commission clears Butler Plaza redevelopment, approves demolition and 11‑story mixed‑use project with affordable housing bonus

The Madison Plan Commission on Sept. 15 approved a package of actions to allow demolition of an existing commercial building at 302 East Washington Avenue and to authorize an 11‑story, 76‑unit mixed‑use replacement building that would adjoin Butler Plaza.

Applicant representatives said the proposal would replace the two‑and‑a‑half‑story building (known locally for housing Capital Fitness) and the small Eisenberg Law Office site with a mixed‑use building containing roughly 9,000 square feet of commercial space at the base and 76 residential units above, two levels of underground parking (accessed through the existing Butler Plaza parking), and a roof‑level tenant amenity facing the Capitol. The applicant is seeking two extra stories under the downtown height map and an additional bonus story tied to an affordable‑housing land‑use restriction agreement (LURA).

The plan commission considered four related requests together: a demolition permit for 302 East Washington (Landmarks had determined the structure has historic value but is not architecturally or culturally significant — category B under the city’s updated demolition code), a rezoning into a plan development (PD) general development plan and implementation plan, a conditional‑use approval to exceed base height limits by two stories (to reach 11 stories with the affordable‑housing bonus), and a certified survey map to adjust lot lines within the Butler Plaza property.

Architect Dwayne Johnson and project team members described the design, underground parking strategy and streetscape improvements. The project would retain vehicle access through the existing Butler Plaza circulation (no new curb cuts), reconstruct the plaza and add landscaping, a fountain and a shaded seating area intended to serve residents and restaurant patrons. The team said the project received early approval from the Urban Design Commission and that the materials emphasize masonry with an accent metal ribbon and large glazed commercial frontages.

During the Landmark Commission review, staff and commissioners noted the Capital Times history associated with the site. Preservation advocates asked the plan commission to require photographic documentation before demolition. Lynn Bjorkman, a speaker at the Plan Commission hearing, urged a measured photographic and drawing record “prior to demolition” to preserve the building’s story and to align with Madison’s historic‑preservation plan. Project representatives said exterior and interior photography would be straightforward and that they were willing to provide photographic documentation; they expressed reluctance about producing measured archival drawings given the building’s altered interior.

Members discussed affordable‑housing commitments available under the downtown bonus program. The applicant said the affordable bonus would be delivered through a land‑use restriction agreement and that, under the applicable ordinance, 50% of the bonus floor’s area would be subject to the LURA; that equates to roughly three to four units reserved at the required income level (the ordinance references area set aside at a specified AMI). The applicant confirmed the typical mix of studio, one‑bed and two‑bed units and that two levels of below‑grade parking would provide 16 vehicular stalls plus bike parking in the basement levels.

The planning commission voted to approve the demolition permit (motion by Commissioner Heck, second by Commissioner Solheim), forwarded the PD rezoning to Common Council with a recommendation for approval (motion by Alder Yeager, second Alder Field), approved the conditional‑use height bonus (motion by Alder Ugare, second by Alder Glenn), and recommended approval of the certified survey map (motion by Commissioner Solheim, second Alder Ugare). The demolition motion carried with no objection after the applicant agreed to photograph the building exterior prior to demolition; other approvals were recorded as unanimous by the commission.

Ending: The approvals forward the project to the Common Council (rezoning and CSM) and to permit processing; the applicant will record the LURA terms for the bonus story and work with city staff on conditions of approval and permit details including the photographic record for demolition.