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Plan Commission approves 5‑story mixed‑use project at 2103 Sherman Ave despite neighborhood traffic and height concerns
Summary
The commission approved conditional‑use requests for a five‑story mixed‑use building with roughly 87 dwelling units and about 1,100 sq. ft. of commercial space at 2103 Sherman Ave, finding contextual justifications for excess height under standard 11 and forwarding a certified survey map to council. Neighbors raised concerns about traffic, density and shadows.
The City of Madison Plan Commission on Feb. 2 approved conditional uses allowing a proposed five‑story mixed‑use building at 2103 Sherman Ave that would contain about 87 dwelling units and approximately 1,100 square feet of commercial space, and forwarded the certified survey map creating the lot to council with staff‑recommended conditions.
Planner Collin Punt summarized staff’s review and said standard 11 — the conditional‑use standard that addresses height, bulk and access — is the key issue because the comprehensive plan’s neighborhood‑mixed‑use guidance generally anticipates 3 stories (40 feet) and the project is proposed at 5 stories. Punt told commissioners staff compared several similar proposals, noted staff’s recommended adjustments with the applicant, and said land‑division standards for the certified survey map can be met regardless of the conditional‑use finding.
Daniel Schwartz, president of SARA Investment Real Estate, described the proposal as a way to deliver denser, attainable market‑rate housing and said the team reduced the project from six to five stories after staff feedback. “We are hoping to help solve Madison's housing crisis in a attainable way,” Schwartz said, adding developers adjusted the footprint so Bonzo restaurant retains access and proposed two parking access points to address circulation.
Residents and neighborhood speakers expressed concerns about traffic, shadows and scale. Sarah Johnson, who lives at nearby Mackenzie Place, said she supports additional housing but that "87 units is squeezing a lot on that lot" and urged the commission to reconsider building height and driveway placement at a complex intersection near Burrows Park. Nancy Therhart argued the development's bulk and height would reduce sunlight and increase local traffic and said she did not believe certain conditional‑use standards were satisfied.
Commissioners probed staff on contextual rationales that could justify excess height, including the site's topography, proximity to industrial employment uses (Webcrafters) across the street, the project's reduced footprint to preserve adjacent commercial operations, and the presence of transit service. Planner Punt said the neighborhood plan does not give a specific height recommendation for this parcel and that some surrounding parcels carry medium residential recommendations that could allow greater height in the future.
Commissioner Solheim moved that the standards for conditional use were met and approved the requested variances for dwelling unit count and building height; Alder Field seconded. After discussion that balanced housing goals against plan consistency and traffic concerns, the motion passed with no recorded objections. Commissioners separately moved to forward the certified survey map (item 9) to council with a staff recommendation of approval; that motion also passed.
The commission’s approval allows the project to proceed with conditions identified in the staff report; next steps include administrative and council review of the certified survey map and any building permit processes.
