NORTH DIVISION CAMPUS MASTER PLAN

Prepared for: Milwaukee Public Schools

Prepared by:

AUGUST 2010

3112 W. Highland Blvd

Milwaukee, WI 53208
ph: (414) 265-9265
fax: (414) 265-9465
www.quorumarchitects.com

TABLE OF CONTENTS
I. List of Community Stakeholders

Page
1

II.Existing Conditions
a. Project Scope
b.Understanding the Site

III. Community Outreach and Engagement

a. Public Outreach Process
b. Community Comments
c. Youth Comments
d. Design Charette

14

IV. Site Plan Alternatives

a. Site Plan Alternative A
b. Site Plan Alternative B
c. Site Plan Alternative C
d. Site Plan Alternative D

18

V. Final Campus Plan

a. Design Precedents
b. Student Focus
c. Community Focus
d. Sustainable Design Components
e. Architectural Features

23

VI.Suggested Project Strategies for Implementation

a. Project Phasing
b. Community Involvement
c. Summary
d. Budget
e. Construction Budget Breakdown

32

North Division Campus Master Plan

This Page Intentionally Left Blank

ii

August 2010

I.

List of Community Stakeholders

Quorum Architects wishes to thank the following individuals and groups who generously
contributed their time and ideas by participating in the planning process for the future of the
North Division Campus. We would also like to recognize those who anonymously participated
online. All of the input we received was invaluable to the completion of this process.
(Listed in alphabetical order).
Sharon Adams
Steve Adams
Nicole Anderson
Cedric Banks
DraPreston Bell
Ms. Blount
De Angelo Boston
Boys and Girls Club
Markie Brown
Community Planning Council
Clinton Crump
Virgina Du Priest
Kathlyne Dye-Gallagher
Percy Eddie
Rachel Erdmann
Mark Ernst
Abra Fortson
Jeffery Gaddis
Genesis High School Students
Genesis High School Teachers
Veanglo Gilrison
Melissa Goins
Lana Grant
Jermaine Griffin
Mario Hall
Mrs. Hampton

Curtiss Harris
Phil Harris
William Harvill
Tom Hofman
Rosemary Holley
Mokel Holt
Myron Hood
Jason Hood
Reily Hubbard
Michelle Lenski
Lindsay Heights Neighborhood
Charlotte Litjens
Martha Love
Vernell Matthews
Sandra Malone
Yvonne McCaskill
Nancy Meneese
Beverly Njuguma
Mr. & Mrs. Patterson
Don & Sherrie Pannelle
Karen Peterson
Deams Queen
Monica Radzin
Cavanda Ragland
Elliot Ross
Felicia Russell

North Division Campus Master Plan

Thank you to the consultants that

Bessie Smith
participated in this design process.
James Smith
Ken Swenson
WALK Studios
Sonia Tatum
Una Van Duvall
Tawana Taylor
TL Reese Construction
Deborah Thompson
One Source Consulting
Bradley Thurman
Harwood Engineering Consultants
Sandra Thurman
Marek Landscaping
Batina Tramick
Riley Hubbard Waico
Jackie Ward
Ms. Ware
Carter Wayne
Ervin Weatherby Jr.
Ms. Wilkerson
Craig Wroten
Juanita Williams
Sam Williams
Phyllis Wofford
Director Annie Woodward
Trasus Wright

August 2010

II. EXISTING CONDITIONS

a.

Project Scope

The primary goal of the North Division Campus Master

Plan is the reconfiguration of the site that both literally
and figuratively connects the North Division building to
the surrounding community. The original high school
was established in 1909 and provided a stable education
for many graduates including the eventual graduation of
historical alumni such as Rudolph Beyer, glassblower and
Socialist state senator; Frank Glazer, pianist and composer;
Golda Meir, later Prime Minister of Israel; Gwen Moore,
Congresswoman; Vel Phillips, pioneering African-American
politician; and Harvey Scales, R&B musician. These notable
alumni, as well as those that would follow, established a
strong family network based on scholastic achievement and
future success.

changes occurred around the neighborhood.

Milwaukee Public Schools (MPS) has decided to consolidate
programs and bring back North Division as one comprehensive
high school in attempt to reclaim the spirit of the past while
making the facility an asset to the community as well as the
region. The Quorum team was asked to look at the site for
ways to enhance the facade and surrounding context of the
school, that expressed the vibrancy, transparency, success,
and an overall connection the school will have with the
neighborhood.

In the 1970s a new school was built on the Center Street

site within a residential neighborhood that identified itself
as the Lindsay Heights Neighborhood. Although stern in its
appearance on the street, the school provided a multitude
of state-of-the-art amenities for the student body which
included a swimming pool, nursing program, woodshop,
and welding facility. The North Division facility was the
premier high school facility in the City of Milwaukee.
Over time, the school went through many changes that
eventually led to three smaller schools within the North
Division Complex. In addition, social and demographic

North Division Campus Master Plan

b.

Understanding the Site

The North Division Campus is defined as Center Street to

the north, Clarke Street to the south, 10th Street to the east,
and Teutonia Avenue to the west. Each side of the building
currently represents a different character as it relates to the
street. Our understanding of the site presents four very
different edges that will likely have different functions as
they connect to community and school functions.
The site is comprised of the North Division campus and
Franklin Park, an MPS Recreational Site. Within the site are
eight tennis courts and an athletic track, which is utilized
by both the students and the community. Two park facility
structures are also located near three basketball courts with
an illustrious history and connection to the community. At
the corner of Clarke Street and Teutonia is a small baseball
diamond which has lights for night play. The remainder of
the site is simply open lawn that seems to be under utilized.
The west portion of the site contains residential structures
along Center Street as well as along the corner of Clarke Street
and Teutonia Avenue. The corner of Teutonia and Center
Street contains a gas station and the local neighborhood
post office. Further down Teutonia is a two-story building /
storefront that appears vacant. To better understand the site
we begin by defining the vehicular movement, pedestrian
movement, streets, and edge conditions of the school.

Vehicular Movement
Traffic around the site moves effortlessly due to the major
routes which define the edges of the sites. Teutonia and
Center Street are the two major routes that go north-south
and east-west respectively. Both routes should be considered
an asset to the school due to the high amount of traffic
counts, views to the school, access for drop off, as well as
access to public transportation.

Major Route

Minor Route

B
B

Bus Stop B

B
B

B
B

Vehicular Movement
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August 2010

Pedestrian Movement
The pedestrian movement throughout the site is somewhat
confusing and lacks the quality features of successful
pedestrian walks through a park or campus. The North
Division Campus contains a number of entrances into the
track and major entrances to the school, but they connect in
very odd ways or dont connect at all, which is the case for
the movement east-west through the site.
The quality of the landscape and site signage is in need of
improvement and although somewhat maintained, does
not provide the character or landscape features for welldefined pedestrian pathways.
Currently, there are a number of concrete plazas defining
the school entrances along Center Street and Clark Street .
The hardscape nature of the seating area and dark entrances
add to the stern feeling of the school and unwelcoming
nature of the sites experience.

North Division Campus Master Plan

Teutonia Avenue

Section view looking north

Teutonia Avenue is a four lane major route traveling northsouth that provides views into the current Franklin Park.
The edge of the site along Teutonia is the primary edge
of Franklin Park, which contains the baseball field and the
basketball courts.
Across the street from the site near the corner of Clarke Street
and Teutonia, the southwest portion of the site, is a mixture
of classic single family residential housing and mixed-use
buildings which seem to have vacant retail space on the
ground floor and living space above. The northwest corner
of the site contains the Post Office building as well as the
gas station lot on the corner of Center Street and Teutonia.
The gas station has been noted as a trouble spot for the
neighborhood.
Traveling further north along this edge we find some
institutional buildings and the first signs of redevelopment in
the neighborhood with the Maures multifamily development
on the northwest corner of Teutonia and Center Street.

August 2010

Center Street

Section view looking east

Center Street is the primary address of the North Division
building. Center Street contains the main entrance of the
high school as well as the visual access to the tennis courts
and track and field.

a number of institutions such as churches and a daycare

center, with some residential units mixed sporadically
throughout. Of particular concern across the street from the
main entrance of the school is an active bar/tavern.

Like Teutonia, the street is another major arterial for traffic

along the site, containing two lanes of travel. Traveling in
the east-west direction, there are also parking lanes on each
side, as well as bike lanes on both sides of the street.

Center street provides the main opportunity for the schools

facelift and transparency initiatives discussed as the future
goals of the schools entries and facade.

Traveling west on Center towards Teutonia, there exists

several pedestrian entries into the school site, as well
Franklin Park. Unfortunately, each entry is ill defined, lacking
the proper signage or landscape features to actually guide
pedestrian movement. There are also four residential
structures next to the gas station along Center Streets south
edge near Teutonia. All of the buildings seem to have very
little activity.
Parcels across from the school along Center Street contain

North Division Campus Master Plan

10th Street

Section view looking south

The 10th street corridor represents a quiet side of the school
within a stable residential section of the neighborhood.
The west side of the street contains the service entrances of
North Division. The northeast entrance currently serves as
the morning entrance for many of the students attending
one of the schools within the North Division Complex. This
is also the entrance most students use that attend breakfast,
which is served in the cafeteria. The east side of the building
also contains the greatest amount of facade articulation,
such as windows and some architectural elements.
10th Street is a secondary route, with two lanes of traffic
traveling north-south and parking lanes on both sides of the
street. The east side of the street is the residential side, with
housing whose front doors face west towards the school.
The housing is all well maintained with a tree-lined street
providing a calm edge towards the east face of the school.

August 2010

Clarke Street

Section view looking west

The Clarke Street corridor is a quiet, two-lane residential street
that travels east and west, with parking lanes on the north
and south sides of the street. To the south edge of the street
is residential housing as well as vacant land on the corner of
11th and Clarke. Clarke Street, like 10th Street, is a residential
street that provides a community based edge to the North
Division Campus. The edge of the site is defined mostly by
Franklin Park at the corner of Franklin and Teutonia, open
lawn, the track and field, and surface parking lots.
Clarke Street provides a number of pedestrian and vehicular
access points within the site. The western face of the school
is accessed via walkways from either Clarke Street or Center
Street. It contains the entrance closest to the theater, which
is utilized during school events or public/community events.
This entrance is somewhat buried in the pathways and
parking lots. The south entrance on Clarke Street is the
schools closest entry to the pool and gymnasium facility
and is utilized heavily during the summer for programs and
community access.

North Division Campus Master Plan

The Track

The track and field of North Division is utilized by both the

community and students. The track is undersized for high
school events and the condition of the field is in need of
maintenance and repair. Key problems are both the access
points into the facility as well as the overall condition of the
track and the landscape features, including the berms that
block the visual connection from the street.
Pedestrian access into the track is somewhat confusing
and the tracks north-south orientation ultimately impedes
pedestrian movement and visibility through the site from
east to west.
Concerns related to the track:
Community Access
Low Student Use
Site Barrier
Not Appropriately Sized

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August 2010

Tennis Courts

The tennis courts are a positive asset to the overall character

of the North Division site, but their location adds to the
confused pedestrian movement through the site.
Eight tennis courts are located in a block along Center Street
just west of the school. The courts are better maintained
and active during tennis camps and summer activities, but
in general they seem to be underutilized. They also seem
to create a visual barrier between the schools western face
and the surrounding community.

Concerns related to the tennis courts:

Location
Number of Courts
Condition
Access
Visual Connection

North Division Campus Master Plan

11

Basketball Courts

The basketball courts represent a strong legacy for Franklin

Park, but are somewhat hidden from public view and are
currently underutilized. Pick Up basketball games on the
site have a strong history as being one of the most popular
and competitive locations for outdoor basketball games in
Milwaukee.
Currently located in the Franklin Park area along Teutonia,
the basketball courts seem be tucked into the site with very
little visual access along Center Street. Despite the fact that
the courts are fairly well maintained, there could be more
use. In addition, the landscaping/fencing which surrounds
the court is unattractive.
Concerns related to the basketball courts:
Location
Amount & Orientation
Visual access
Perceived Safety

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August 2010

Baseball Field

The baseball field is located near the corner of Clarke Street

and Teutonia Avenue. This area, considered Franklin Park, is
sparingly landscaped, yet creates a welcome anchor to the
parks edge.
The baseball diamond contains some amenities such as a
backstop for safety, as well as lights for nighttime play, but
it is lacking others, such as bleachers. The baseball field is
minimally maintained, yet creates an edge of activity along
Teutonia Avenue.

Concerns related to the baseball fields:

Location
Amount of use
Amenities

North Division Campus Master Plan

13

III. Community Outreach and Engagement

a. Public Outreach Process
The areas of focus the team concentrated on were the
neighborhoods immediately surrounding North Division.
According to the U.S. Census, the residents around the North
Division campus are 95% African American, 2% Hispanic, 2%
Caucasian and 1% other. The median income of this area is
$17,500, approximately 50% below the rest of the City of
Milwaukee. The educational attainment for this area is also
below the city average with only 32% possessing a high
school diploma or GED and 24% with at least a Bachelors
Degree. An important statistic for this study is the large
number of residents in this area are under 19 years old.
Almost 50% of the residents are of school age and could
directly benefit from the improvements to the North Division
school and campus.
This master planning process was completely community
based and stakeholder driven. Both Lindsay Heights and the
Near North Side, two surrounding areas for North Division,
have recently completed comprehensive area planning
efforts. In addition to these area plans, in March of 2010,
a special North Division Alumni Task Force submitted their
recommendations for the future of North Division to MPS.
In order to not only recognize, but also build off all the hard
work the community members have put forth over the past
year, the design team used these previous efforts as a sound
foundation on which to begin the outreach sessions for the
campus plan discussions.

14

The first survey that was submitted to the public outlined,

from all three plans, salient points that addressed topics
related to the school campus. Throughout this initial stage
the team needed to be sure and clarify that the scope of
work was to redesign only the campus and fields, along
with taking a look at the faade of the building.
For the second survey, participants were asked to be a
little more specific with their vision for the future of North
Division. Survey Two contained one question, I would like
to use the North Division Campus for.; this opened-ended
question seeks to move the responder to think beyond
their perception and what they currently know of the site.
In addition to these surveys, a total of ten public meetings
were held by the Quorum team. These meetings were
publicized through email and online. Fliers and posters for
the meetings were also placed in key locations around the
neighborhood to inform local residents of the upcoming
meetings.
For those that were not able to attend the open public
meetings, follow up elements were hosted online through
facebook, surveymonkey.com, and the website developed
for this project (www.friendsofnorthdivision.weebly.
com) to be sure the team captured as much feedback as
possible. Ideally the whole process would have taken place
over at least a six month timeframe. In this case, the entire

August 2010

b.
community engagement process had to occur within a four
month period over the summer due to the project timeline.
To ensure enough input was gathered, the team enlisted
the support of existing non-profits and community based
organizations to assist in reaching residents to be sure that
as many people as possible were contacted.

Community Comments

The original North Division High School has a very active

Alumni Association which, along with MPS, provided the
leadership and funding for the North Division 2020 school
site study.
Key elements expressed in the study by the
alumni community were concerns for safety and attention to
the rich history of North Division High School. Throughout
the information gathering process there emerged some
common themes from the participants. In addition to
safety and history, attendees wanted to improve the main
entrances and wayfinding around the school for guests and
students. Ideas also came forward relating to how the new
design could include partnerships with Boys and Girls Club,
Community Learning Centers, Growing Power, community
residents and MPS Recreation.
There was a strong desire to recognize Franklin Square
for its important historical value to the local community.
During the listening sessions we learned about the little red
school house which was the location of the original North
Division and how Franklin Park was the spot where many
notable players came for Pick Up games while they visited
Milwaukee. Throughout the meetings, the Harlem Childrens
Zone was brought up as a model for how North Division
could better served the students and local community. In
keeping with the idea of the Harlem Childrens Zone, there
was a desire for the new campus design to create a safe
house or place for the youth of the school and the children
of the community at the same time.

North Division Campus Master Plan

15

c.

Youth Comments

The youth that the team met with were very insightful
with their observations of the current campus setting and
building environment. All of the students that we met with
currently attend school within the North Division Complex.
Some of the design ideas that began to emerge were similar
to the community comments and included:

the teams information gathering phase, MPS Recreation

alone served approximately 7,000 kids at North Division.
Throughout the year it is not unreasonable to assume that
the number of kids could jump to 12,000 demonstrating that
North Division is well populated, despite the low number
of students currently enrolled in the school, and there are
many potential students already using the facility.

Adding windows to the building

Paint a mural on the side of the building
Make North Division noticeable
Bike Racks
Public Bathrooms
New Playground Equipment
Bleachers
More Plants
Water Fountains
Score Board
Concessions Stands
Clearly Marked Entrances
Safe and comfortable chill spaces

Currently the school is serving approximately 400 students

during the academic year; however it is important to note
that North Division is an active campus year round. The
Boys and Girls Clubs of Greater Milwaukee have a multi year
lease for the use of the athletic fields and the school. During
the months of June, July, and August, overlapping with

16

August 2010

d.

Design Charette

Once the Quorum Team gathered enough preliminary

comments from the community stakeholders, the next step
was to begin the design process for the campus. Rather
than laying down what the design team thought was the
best plan, a design charette was set up to meet with the
stakeholders and gather their input. The design elements
selected were based on the responses from the first and
second surveys as well as collected community comments.
The participants in the charette were encouraged to lay
out the campus using key site features, that were drawn to
scale, to assist our community designers in making real space
and activity decisions. Those in attendance were divided in
two teams and three plans came out of the charette.
After the plans were documented and discussed, four full
color renderings were developed and brought to the next
meeting. For those that were not able to attend the next
meeting, the plans were posted to the website for comment.
Key design elements, along with stakeholder comments,
were used in the final master plan and each element was
placed on the site based on community instruction and
information.

North Division Campus Master Plan

17

IV. Site Plan Alternatives

Site Plan Alternative A

ENTRY

TRACK

DUGOUT
EXIST. GAS
STATION

ENTRY

ALUMNI/COMMUNITY
BUILDING

BASEBALL
FIELD

EXIST. POST
OFFICE

SERVICE
ENTRY

AMPHITHEATER

ENTRY

FOOTBALL/SOCCER
FIELD

EXIST. NORTH DIVISION

BUILDING

PARKING

TENNIS
COURTS
PARKING

BASKETBALL

PLAZA

N. 10th STREET

BLEACHERS/
CONCESSIONS

EXIST. BLDG

BIOSWALE

The parking was expanded to accommodate 140 cars and

include sustainable features such as bioswales and trees.
A greenhouse was located in the southwest corner of the
building adjacent to the parking lot. To the south of the
building the existing parking lot was removed and converted
to urban gardens for urban agriculture initiatives. To the
west of the track the team included a bleacher system that
could contain locker rooms and concessions.

W. CENTER STREET

DUGOUT

Conceptual Scheme A provided a number of the amenities

that currently exist throughout the property. Scheme A
kept the larger track - the track was enlarged for high school
regulation - in the same position that it currently exists. The
team added an outdoor amphitheater complex and alumni
building / community center that created a plaza next to
the school and holds the street edge on Center Street.

IA AVENUE
N. TEUTON

a.

GREENHOUSE

ENTRY
GARDEN PLOTS

EXISTING BUILDINGS

TRACK

W. CLARKE STREET

NORTH DIVISION CAMPUS

CONCEPTUAL SCHEME A

The baseball field was relocated to the north along Center

Street . This could be part of a later phase depending on the
acquisition of the existing properties on that site.
The tennis courts were reduced from 8 to 6 courts and set
closer to Teutonia where the baseball diamond used to be
located. The basketball courts are close to the same area,
but oriented east-west to line Teutonia.

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August 2010

b.

Site Plan Alternative B

Site plan B changed the orientation of the track to face east

-west rather than north-south providing clear pedestrian
movement across the campus.

W. CENTER STREET
ENTRY
PLAZA

BLEACHERS/ CONCESSIONS
ENTRY

ENTRY

TRACK

ALUMNI/COMMUNITY
BUILDING

FOOTBALL/SOCCER
FIELD

The baseball diamond and basketball courts are close to the

same area, although the basketball courts were oriented
east-west, providing better visual access into the site. The
baseball diamond was moved to the corner. This could
become a later phase similar to Scheme A after the careful
acquisition process that MPS would undergo with private
landowners.

SERVICE
ENTRY

N. 10th STREET

ENTRY

TRACK
EXIST. BLDG

BASKETBALL

EXIST. NORTH DIVISION

BUILDING

BLEACHERS/ CONCESSIONS

GREEN SPACE

PARKING

DUGOUT

TENNIS COURTS

PARKING

GREEN SPACE

BASEBALL
FIELD

BIOSWALE

IA AVENUE

PLAZA

N. TEUTON

The amphitheater complex faces Clarke Street and the tennis

courts, which line along Clarke Street, face north-south. This
provided quiet activity along Clarke Street, buffering the
residential community from some student activities and the
centralized amphitheater.

GREENHOUSE

ENTRY
GARDEN PLOTS

DUGOUT
N

W. CLARKE STREET

NORTH DIVISION CAMPUS

CONCEPTUAL SCHEME B

The greenhouse, parking lot, and urban garden are similar to

the previous scheme and offer the same beneficial features.

North Division Campus Master Plan

19

Site Plan Alternative C

W. CENTER STREET
ENTRY
ENTRY

TRACK

ALUMNI/COMMUNITY
BUILDING

BLEACHERS/
CONCESSIONS

TENNIS COURTS

IA AVENUE
N. TEUTON

SERVICE
ENTRY

PLAZA

N. 10th STREET

GARDEN
PLOTS

FOOTBALL/SOCCER
FIELD

ENTRY
EXIST. NORTH DIVISION
BUILDING

BIOSWALE

DROP OFF

TRACK
BLEACHERS

DUGOUT

A small plaza was created between the school and the

gardens at the east end of the athletic track. This is also near
the northern edge of the parking lot, which includes a dropoff and similar sustainable amenities to the other schemes.
The southern portion of the site includes a full-sized practice
field along Clarke Street, as well as the baseball diamond on
the corner of Clarke Street and Teutonia.

ENTRY

TRACK

POST OFFICE

The athletic track once again changes orientation to be eastwest to improve pedestrian movement through the site.
The tennis courts and basketball courts were located along
Center Street, to create an athletic district.

ENTRY
PLAZA

BASKETBALL

BASEBALL
FIELD
PRACTICE
FOOTBALL/SOCCER FIELD

PARKING

Scheme C is an attempt to utilize the entire site and provide

a long term view of the eventual expansion of the campus.
The plan came almost directly out of the design charette.

PARKING

c.

GREENHOUSE

RAINGARDEN

ENTRY

SERVICE PARKING

DUGOUT

W. CLARKE STREET

NORTH DIVISION CAMPUS

CONCEPTUAL SCHEME C

One of the bolder moves of this particular scheme is the

acquisition of the gas station and post office on the corner
of Teutonia Avenue and Center Street. The acquisition will
provide space for a large community center and alumni
building, which will serve as a neighborhood asset and
campus gateway.

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August 2010

Site Plan Alternative D

Site Plan D kept the orientation of many of the original

elements. The major move in Scheme D was shift of
all the elements to the west while they kept their same
orientation.

W. CENTER STREET
ENTRY

RAINGARDEN

TRACK

ENTRY

ALUMNI/COMMUNITY
BUILDING

EXIST. BLDG

BLEACHERS

d.

EXIST. BLDG

TENNIS COURTS
PLANTERS
GARDEN PLOTS

FOUNTAIN

SERVICE
ENTRY

The alumni building created a plaza/garden adjacent to

the west building entrance. The plaza included a fountain
and gardens and pedestrian access to the amphitheater just
south of the tennis courts.

DUGOUT

EXIST. NORTH DIVISION

BUILDING

PARKING
BIOSWALE

RAIN
GARDEN
BASEBALL
FIELD

TOT LOT/
CORNER PARK

N. 10th STREET

ENTRY
AMPHITHEATER

PARKING

FOOTBALL/SOCCER
FIELD

BLEACHERS/
CONCESSIONS

BASKETBALL

N. TEUTON

The athletic track and the tennis courts remained in their

same orientation, but shifted to the west to allow room
for a new alumni/community building. A park building,
bleachers, and concession stand was included to the east of
the athletic track.

IA AVENUE

PLAZA

TRACK

GREENHOUSE

ENTRY

RAINGARDEN

W. CLARKE STREET

NORTH DIVISION CAMPUS

CONCEPTUAL SCHEME D

The basketball courts along the Teutonia corridor were

oriented east-west and to the south is a new tot lot on
the corner of Teutonia Avenue and Clarke Street, another
community recommendation.

North Division Campus Master Plan

21

This Page Intentionally Left Blank

22

August 2010

V. Final Campus Plan

ALUMNI/COMMUNITY BUILDING

W. CENTER STREET

AMPHITHEATER

EXISTING BUILDINGS

RAINGARDEN

FOOTBALL/SOCCER FIELD

EXIST. BLDG

TRACK

EXIST. BLDG

TRACK

PLAZA

BASKETBALL

N. 10th STREET

ENTRY

CAMPUS PROMENADE

BLEACHERS &
CONCESSIONS

DROP OFF

N
EW

EN

TR
Y

SCULPTURE

RELOCATED BUILDING
TOT LOT/
CORNER PARK

BIOSWALE

DUGOUT

TENNIS COURTS

PARKING

PRACTICE FIELD/OPEN GREENSPACE

BASEBALL
FIELD

DUGOUT

BLEACHERS

EXISTING NORTH DIVISION BUILDING

PARKING

UE
NIA AVEN
N. TEUTO

NEW ENTRY

EXISTING BUILDINGS

GREENHOUSE
NEW ENTRY

RAINGARDEN

SCULPTURE

GARDEN PLOTS
N

W. CLARKE STREET

NORTH DIVISION CAMPUS

CONCEPTUAL MASTER PLAN
North Division Campus Master Plan

23

a.

Design Precedents

Landscape elements precedents

The landscape elements throughout the site will include

sustainable features as well as seating, lighting, wayfinding
and other site elements.
The precedent images provide a small sample of the goals and
elements that will be utilized within the campus. Sustainable
landscape elements, landscaped seating elements, lighting,
water features, paving, and trees, are all separate elements
that should be included in the implementation of the final
campus plan.

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August 2010

Athletic Field Precedents

The athletic fields are primary components to the success

of the campus. The inclusion of bleachers, concessions,
dugouts, backstops, and related seating all contribute to the
character and respect for the campus activities.
The precedents the team looked at identify athletic areas
that have quality fencing, landscape, and paving. This allows
each sport activity to be enjoyed without interruption.
Additionally, one of the goals of the plan is to ensure
community access as well as provide seating opportunities
for spectators.

North Division Campus Master Plan

25

ALUMNI/COMMUNITY BUILDING

W. CENTER STREET

AMPHITHEATER

EXISTING BUILDINGS

RAINGARDEN

FOOTBALL/SOCCER FIELD

EXIST. BLDG

TRACK

EXIST. BLDG

TRACK

PLAZA
ENTRY

BASKETBALL

N. 10th STREET

UE
NIA AVEN
N. TEUTO

NEW ENTRY

CAMPUS PROMENADE

BLEACHERS &
CONCESSIONS

DROP OFF

N
EW

EN

TR
Y

SCULPTURE

RELOCATED BUILDING
TOT LOT/
CORNER PARK

BIOSWALE

PARKING

DUGOUT

TENNIS COURTS

PARKING

PRACTICE FIELD/OPEN GREENSPACE

BASEBALL
FIELD

DUGOUT

BLEACHERS

EXISTING NORTH DIVISION BUILDING

EXISTING BUILDINGS

GREENHOUSE
NEW ENTRY

RAINGARDEN

W. CLARKE STREET

SCULPTURE

GARDEN PLOTS
N

NORTH DIVISION CAMPUS

CONCEPTUAL MASTER PLAN
26

August 2010

b.

Student Focus

The redevelopment of the North Division Campus offers an

opportunity to expand the world class facilities within the
school building and merge them with successful student
centered features in a campus setting. The current pathways
within the site are sparse and fragmented. Therefore, one
of the goals of the final plan is to develop a site with a
cohesive flow and logical progression of space. The eastwest promenade is one of the dominant features that allows
clear access from the school, through the site both visually
and physically, and out to Teutonia Avenue. The result is
a clear axis that can be used by the students getting off the
public busses at Teutonia as well as students and visitors
walking to the school building. The open amphitheater
on the eastern part of the campus close to the school
building creates many opportunities for the future students
of North Division. This space can be used for any number
of purposes including a gathering place before and after
school, outdoor performances, outdoor classroom space,
and hosting evening community events including concerts,
movies, or plays.
It is important for a comprehensive high school to offer a
balance of extracurricular activities for the students. The
sports focus of the campus is developed throughout the site,
beginning with the new track and football/soccer fields.
The reorientation and placement of the new faculties eastwest on the site helps to accomplish a number of things: by

North Division Campus Master Plan

placing the track and field along Center Street it brings more
visibility and activity along the street edge for the campus,
adding campus curb appeal. It also acts as a connection
element for the campus and improves access to the track and
football fields for sporting events and community users.
The addition of the greenspace for an open practice area
was one of the ideas that came out of our design charette.
This multipurpose lawn opens up the center of campus
for team practice, outdoor classroom opportunities, and
student gathering space.

View East Down Promenade

27

Community Focus

For the design team, surrounding context was strongly

considered when placing site elements. The tennis courts
were placed along Clarke Street to encourage community
usage of the courts. Also, tennis would create fewer
disturbances for the neighbors living across the street. The
track is used by many neighborhood residents for walking
throughout the day. Currently, access to the track is unclear
and difficult to navigate. The placement of the track along
Center Street, with a clear entrance area, will enable the
walkers to enjoy a more direct route to their regular routine
as well as create visual interest to and from the track. By
encouraging the community to use the facilities and flow

28

ALUMNI/COMMUNITY BUILDING

W. CENTER STREET

AMPHITHEATER

EXISTING BUILDINGS

RAINGARDEN

FOOTBALL/SOCCER FIELD

EXIST. BLDG

NEW ENTRY

TRACK

EXIST. BLDG

PLAZA

TRACK

BASKETBALL

N. 10th STREET

ENTRY

BLEACHERS &
CONCESSIONS

DROP OFF

N
EW

EN

TR
Y

SCULPTURE

CAMPUS PROMENADE

RELOCATED BUILDING
TOT LOT/
CORNER PARK

PARKING
BIOSWALE

PARKING

TENNIS COURTS

DUGOUT

BLEACHERS

EXISTING NORTH DIVISION BUILDING

PRACTICE FIELD/OPEN GREENSPACE

BASEBALL
FIELD

DUGOUT

For the local community, the redesign of the North Division

Campus presents a great opportunity to revisit how the campus
can not only serve the students, but also the surrounding
neighborhoods. One of the results from the design process,
including stakeholder comments and the design charette, is
that the campus edges along Teutonia Avenue and Clarke
Street were developed to include community park elements.
The basketball courts and baseball diamond remained in
close proximity to their current locations. This was based on
the strong local history of Franklin Park that was expressed
throughout the process. The addition of the new tot lot was
an idea that came forward on numerous occasions and the
location, at the corner of Teutonia and Clarke Street, places
it as an additional feature to the revitalized Franklin Park.

IA AVENUE
N. TEUTON

c.

EXISTING BUILDINGS

GREENHOUSE
NEW ENTRY

RAINGARDEN

W. CLARKE STREET

SCULPTURE

GARDEN PLOTS
N

NORTH DIVISION CAMPUS

CONCEPTUAL MASTER PLAN

through the site more easily, the hope is that the site will
foster a stronger community perception of safety, comfort
on the campus, and neighborhood pride.

August 2010

d.

Sustainable Design Features

Throughout the entire process of working toward a new

campus plan for North Division there was a resounding
desire from most all of the community stakeholders to
include as many sustainable design initiatives as possible in
the proposed scheme. These were brought up for a variety
of reasons, but it was agreed that it would benefit not only
the students, but also be an opportunity for the surrounding
neighborhoods and even the city at large. For the student
opportunities these ranged from supporting the learning
initiatives that would be happening with the new North
Division High School, including science classes, offering real
world learning experiences for the students and exposing
them to the ideas of water capture with the raingardens,
bioswales, permeable paving, stewardship, urban farming,
and solar energy.

building and the inclusion of garden plots, where the

service parking lot is currently located, offers a great deal of
opportunities for the students and community as well. The
students can take advantage of learning about plants and
farming/gardening techniques along with tying in lessons
of business and marketing. The local community could
have an opportunity to work alongside the students and
also purchase fresh local fruits and vegetables for healthy
eating options for their families. Milwaukee has a wealth of
resources for partnerships with local initiatives in the areas
of urban agriculture including Growing Power, Sweetwater
Organics, and the local Walnut Way Conservation Corp,
among many others.

In addition to the elements drawn on the plan and implied

through the design goals of the campus. There are many
opportunities for partnerships and experimentation. In a
school setting it is natural for there to be elements that can
be tested while teaching the students. One such example
could be adding solar panels or solar hot water to the roof
of the school. This furthers the sustainable agenda for North
Division and also supports the educational mission of the
school.
The new greenhouse on the southwest corner of the

North Division Campus Master Plan

Parking with Bioswales

29

West Entrance

North Entrance
30

South Entrance
August 2010

e.

Architectural Features

The primary focus of the Quorum design team was the

design and improvement of the campus for the students
and surrounding community. However, it would be a
large misstep to ignore the building faades role in these
improvement strategies. From the community weve heard
that the nature of the existing high school building is stern,
unapproachable, and foreboding. This leads to a perception
of the school that creates a barrier between the state-of-theart facilities located inside and the local community open to
attending the school. From the interaction with the students
we have learned that there are always ways to improve the
interior of the school, but with some improvements to the
faade there are some great opportunities for opening up
the school and breaking down perceived barriers.
The entrances to the building are poorly marked and dark
in nature. With the hope that North Division can become
a beacon of light for the students, neighborhood, and
City of Milwaukee, the entrances are a good place to start
for this expression. Opening up the entrances with glass
additions will create an opportunity for transparency into
the building as well as attractive nighttime lighting strategies
for a positive visual connection with the community. These
entrance improvements also offer the beginning steps for
improved wayfinding and building identification.

the rest of the faade. Large brick walls create a fortresslike feel, not only for the outside of the building, but for the
spaces inside lacking natural light. Studies have shown that
natural light is beneficial to the learning environment and
there are numerous opportunities in the building for the
addition of windows to allow the flow of natural light into
the building. It is the recommendation of this study that
those opportunities are examined with the building program
and taken advantage of for the benefit of all that use and
view the school. Some locations ideal for the addition of
windows include:
Along Center Street east of the main entrance
Along Clarke Street west of the main entrance
at the pool location
Along Clarke Street east of the main entrance
where the shops are located
The west faade presents an opportunity for some interesting
design solutions, including signage and lighting, since the
exterior is already wired for future additions.

The opening up of the building should be carried throughout

North Division Campus Master Plan

31

VI. Suggested Project Strategies for Implementation

a.

Project Phasing

This phasing is merely our recommendation and presented

as one option for how to proceed with the implementation
of this North Division Campus Master Plan. The intent for
this plan is for the redevelopment of the Campus to evolve
in a fluid manner with respect to the school, surrounding
community, and available funding sources.
The reorientation of the track and relocation of the tennis
courts is one of the most significant changes visible in the
new campus master plan. The new location of the track
would require the acquisition of four properties along Center
Street, the closing of the existing tennis courts and the
basketball courts in Franklin Square Park, and the removal or
relocation of two small structures. These gestures are large
opportunities that help to start the total transformation and
improvement of the campus. There are many opportunities
to work with the owners of the outlots and network with
them for assistance in community housing acquisition.
There are also numerous opportunities throughout the site
that can begin to be phased into the campus plan without
any major site disturbance.
Building Entrances - The building entrances are an
opportunity for big impact changes that would be ready to
begin as soon as funds and plans were secured. They offer
a chance to improve the North Division school building

32

with the beacons of light that we heard repeated from the

community.
Raingardens The raingardens and initial site work on
the campus close to the building are strategic moves that
could be initial steps to revitalizing the site. The raingardens
are located around the building entrances and can be used
to enhance the newly implemented entry features with a
positive and sustainable experience.
Parking Lot The new parking lot is enlarged from the
existing area, but is in approximately the same location.
This allows for the parking lot improvements to easily move
forward without much disturbance to the rest of the existing
site.
Garden Plots The new garden plots are to be located
where the service parking lot is on the southeast corner of
the building. Once it is decided that the lot contains solely
surplus parking, it can be broken up and removed to prepare
the land for the new gardens.
Greenhouse The greenhouse is a new asset that will
be added to the southwest corner of the building. There
is currently nothing located on this portion of the site and
so the greenhouse could lend itself well to one of the initial
phases of the campus improvements.

August 2010

 Signage - The design team repeatedly heard that there is a

need for improved signage and wayfinding. The building is
currently wired for electronic signage on the exterior of the
building. The addition of some type of signage, similar to
most schools in the district, that announces the school and
upcoming events would be a positive addition to the street
presence of the school along Center Street. More signage
opportunities include outside the theater entrance and
along the field house announcing the events happening

North Division Campus Master Plan

33

b.

Community Involvement

Throughout the plan are a variety of opportunities for the

activity to be built around the local community as well as
the alumni.
1.
Entrances The design team has recognized three
main entrances for the North Division School Building: the
north entrance on Center Street, the south entrance on
Clarke Street and the west entrance off the new proposed
plaza. A repeated comment from the community was about
the minimal wayfinding features on the campus. It is the
recommendation of the design team that the three main
entrances be named in order to begin to develop a clear
identity for the local and school communities. These names
can represent alumni, donors, or features of the school. The
entrance names begin to soften the barrier between the
exceptional facilities within the school and the perception
of the building.
2.
Promenade The design intent of the promenade is
to create a connection piece throughout the site with direct
visual access from Teutonia Ave to the western entrance of
the school building. The Promenade is a great opportunity
for a community action/involvement piece. One example
could be a recognition walk including pavers or bricks with
names of alumni and/or donors. Banners and other public
art elements also present an opportunity to engage the local
community and alumni.

34

3.
Amphitheater The amphitheater presents many
opportunities for community engagement, particularly in the
area of partnerships and donors. If a single contribution does
not come forward for the entire space, the many components
that go into the construction of the amphitheater break out
nicely for donor opportunities.
4.
Alumni/Community Building Out of the stakeholder
conversations there came many ideas for supportive services
that could benefit not only the student population, but also
the local neighborhoods. The idea of the strong alumni
community contributing in the form of a campus structure
can demonstrate a solid vision for their commitment to the
future of North Division.

New Amphitheater
August 2010

c.

Summary

North Division is at an exciting and interesting place in its long

history. Currently the school is used to house three smaller
schools, but the goal of MPS and the alumni is to convert
North Division back into a single comprehensive school by
the year 2012. The unique situation that is presented here
offers a great deal of opportunity because, for the most part,
the school itself, with the exception of some maintenance
and upgrades, is a world class institution with state-of-theart facilities. The school building as it stands is a wonderful
resource for the future of the North Division High School.
Where some significant improvements can and should take
place to support this future vision is the development of a
strong and thriving North Division Campus.
The new comprehensive North Division High School is
located in an area with approximately twenty possible
feeder schools in a 3 mile radius. Currently, once these
students reach the high school most need to be bussed
elsewhere in the city for their education. The revitalization
of North Division easily establishes the school as a strong
neighborhood high school. The suggested improvements
to the campus and the building facade are intended to break
down the negative perception of the school by bringing
community curb appeal to this part of the city by altering
the campus and faade to express a feeling of comfort and
welcoming.

North Division Campus Master Plan

In addition to ensuring the plan represented the

communitys vision, the North Division Campus Master Plan
is well thought out and manageable in its execution and
financing. Because the school is already a great resource, it
is not necessary to support the cost of developing a brand
new school and a new campus. The revitalization of North
Division will be evident through the exterior improvements
and the positive impact it will have on the school and the
community without too much financial impact. In order for
the plan to move forward, it is intentionally set up so that
phases could easily be established as funds and partnerships
develop, if the full plan cannot be accomplished at one time.
It is also set up with suggestions for some quick wins that
could be accomplished in the near future and have a great
impact on the experience and momentum of the campus.
The recommendations that were made are intended to be
pragmatic which is why, for example, the gas station and the
post office at the corner of Center Street and Teutonia Ave
were left out of the area of work. The design team did not
want to hold up the progress of the campus with difficult
acquisitions. Despite the fact that the gas station came up
repeatedly as an unattractive element for the neighborhood,
there would need to be strong neighborhood and alumni
support to acquire the property. If acquisition does happen
in the future the corner site will open up many opportunities
for the school and the neighborhood.

35

d.
The vision of the campus that is presented in this master plan
was developed based on community input and stakeholder
commentary, meaning that the plan is not the creative
construction of the design team alone; it represents the
desires of the students, neighborhood residents, and alumni
that will directly benefit from the future improvements. This
was an intentional move by the design team because it is the
teams belief that no one knows more about what is needed
than those directly involved. To ensure the ideas expressed
were included in the plan, the team acted as an agent for
the voice of the community. This is important because as the
plan is completed and the implementation portion begins it
becomes the students, neighborhood residents, and alumni
that must support the plan and become the champions that
will see it through to fruition.

36

Budget

If this plan cannot be accomplished through the efforts of

MPS alone, the development and completion of a successful
revitalization for North Division will require some creativity
with the funding and financial support. There are some
successful public/private partnership models that have been
put in place throughout the City of Milwaukee that could
be looked at when examining the financial portion of the
plan.
The following is a summary of the estimated budget costs
for the North Division Campus Master Plan. Please note that
this budget has been based on the level of detail that has
been established at the completion of the planning process
and will need to be updated as the project develops.

August 2010

e.

Construction Budget Breakdown

20,000 SF Alumni/Community Building

$ 1,530,000.00

Football Field
Fieldturf w/ drainage
Goal posts
Site lighting
Painting Allowance
Digital Scoreboard.

$ 1,455,000.00

Sitework & Landscaping

$ 1,160,000.00

5 Tennis Courts w/ Lighting Package

650,000.00

Baseball Field
Covered dugouts
Bleachers & Press Box
Score Board
Fencing
Foul poles
Lighting

390,000.00

Amphitheater
$
Base Building
Excavation/Concrete for Seating Area
Landscaping for Seating Area
Exterior Lighting
Sound

355,000.00

Parking Lot w/ Lighting & Bioswales

320,500.00

8-Lane Beynon Track

320,000.00

North Division Campus Master Plan

3 Basketball Courts
Perimeter Fence and Lighting

300,000.00

Site Electrical

250,000.00

Greenhouse

215,000.00

Public Art (% of Project)

200,000.00

Demolition & Abatement

130,000.00

Masonry Concessions Structure

120,000.00

Front Entrance

82,000.00

West Entrance

82,000.00

South Entrance

82,000.00

New Public Restrooms

Demolition and Reconstruction

81,000.00

Site Signage
Message Board and Wayfinding

55,000.00

Wrought Iron Fencing

43,000.00

Base Total
Supplemental Construction Costs

$ 7,820,500.00
$ 1,564,100.00

Project Total

$ 9,384,600.00
37