Innovative Use of Downtown Space
for Employment
Joe Lawniczak – Design Specialist - Wisconsin Main Street
Tim Kabat – Exec. Director – Downtown Mainstreet, Inc. (La Crosse)
Adaptive Reuse of Historic Buildings
“Adaptive reuse projects interpret the past, evoking
the spirit of old buildings while accepting new
activities. Some keep to their original purpose. Others
encourage radically new activities. But all are united
by the belief that structures from another age can be
eloquent vehicles for the shelter and expression of
contemporary life.”
Hugh Hardy, FAIA
Adaptive Reuse of Historic Buildings
“While any building can be used to house new or
expanding businesses, historic buildings offer a great
opportunity to create unique spaces that attract high
quality businesses and foster a creative atmosphere
where people want to work.”
Joe Lawniczak, Wisconsin Main Street
Adaptive Reuse of Historic Buildings
Perfectly Stated….
Reuses of All Types
Adaptive Reuse of Historic Buildings
“A property shall be used for its historic purpose or be
placed in a new use that requires minimal change to
the defining characteristics of the building and its site
and environment.”
Secretary of Interior Standard #1
Adaptive Reuse of Historic Buildings
New Uses That Require Minimal Change
Adaptive Reuse of Historic Buildings
Inappropriate New Uses
Demolition is Rarely the Only Option
Former Village Hall/New Community Center - Tigerton
Demolition is Rarely the Only Option
Former Village Hall/New Community Center - Tigerton
Demolition is Rarely the Only Option
Former Depot/New Visitors Center – Richland Center
Adaptive Reuse of Historic Buildings
ENDANGERED!!!!!
Former Mirro Manufacturing Facility - Manitowoc
Examples of Reuse Potential
Larsen Green – Green Bay
Examples of Reuse Potential
Larsen Green – Green Bay
Examples of Reuse Potential
Monroe Cheese Corp. Building - Monroe
Examples of Reuse Potential
Former Tannery (Pre-Fire) – Sheboygan Falls
Examples of Reuse Potential
Former Tannery (After-Fire) – Sheboygan Falls
Examples of Reuse Potential
Former Fischer’s Building – Watertown
Groundbreaking Early Projects
Lawton Foundry – De Pere
Groundbreaking Early Projects
Lawton Foundry – De Pere
Groundbreaking Early Projects
Shoe Factory Apartments – Chippewa Falls
Groundbreaking Early Projects
Shoe Factory Apartments – Chippewa Falls
Groundbreaking Early Projects
Titletown Brewery – Green Bay
Groundbreaking Early Projects
Titletown Brewery – Green Bay
Adaptive Reuse of Historic Buildings
Other Wisconsin Examples
Creating Unique
Spaces for Business
Creating Unique Spaces for Business
The Kubala Washatko Architecture Studio - Cedarburg
Creating Unique Spaces for Business
The Kubala Washatko Architecture Studio - Cedarburg
Creating Unique Spaces for Business
Toppers Pizza World Headquarters - Whitewater
Creating Unique Spaces for Business
Toppers Pizza World Headquarters - Whitewater
Creating Unique Spaces for Business
Kavarna – Green Bay
Creating Unique Spaces for Business
Kavarna – Green Bay
Creating Unique Spaces for Business
Kavarna – Green Bay
Creating Unique Spaces for Business
Milwaukee – Sherman Perk Coffee
Creating Unique Spaces for Business
Old Depot & Feed Mill – Elkhart Lake
Creating Unique Spaces for Business
Riverside Brewery – West Bend
Creating Unique Spaces for Business
Riverside Brewery – West Bend
Creating Unique Spaces for Business
Riverside Brewery – West Bend
Creating Unique Spaces for Business
Main Street Station Public Market - Viroqua
Creating Unique Spaces for Business
Main Street Station Public Market - Viroqua
Creating Unique Spaces for Business
Hendricks Center for the Arts - Beloit
Creating Unique Spaces for Business
Hendricks Center for the Arts - Beloit
Adaptive Reuse of Historic Buildings
Downtown La Crosse:
• Historic district = 96
contributing buildings
• Property values grew 9.6%
versus 3.5% city-wide
• Pop. is approximately 1,586
today versus 1,069 in 2000
• Over 400 businesses and
8,000 workers downtown =
est. payroll of $250 million
• Vacant storefronts = 31 today
versus 45 three years ago
La Crosse
Adaptive Reuse of Historic Buildings
The Doerflinger:
• Opened in April 1904
• 90 to 100 workers
• Closed in 1984
• Default/receivership
La Crosse
Adaptive Reuse of Historic Buildings
The Doerflinger:
• 4 floors = 88,600 square feet
• Chicago commercial style
• Steel girders and columns
• City acquired in 2002
• Deferred maintenance and
HVAC systems
La Crosse
Adaptive Reuse of Historic Buildings
The Doerflinger:
• Local developer Mike Keil selected
• City: $15,000 asking price & TIF grant
• Historic tax credits, DMI loan pool &
conventional financing for purchase
and rehabilitation
Adaptive Reuse of Historic Buildings
Adaptive Reuse of Historic Buildings
The Doerflinger:
• Tenants = city provided TIF $$ and
upper floor rehabilitation loan
• Authenticom Inc. = data admin.
company for auto industry
• Started at 7 employees
• Now nearly 50 employees
Adaptive Reuse of Historic Buildings
The Doerflinger:
• Michaels Engineering Inc.
• City provided small business
development loan
• Started at 18 employees
• Now over 35 employees
Adaptive Reuse of Historic Buildings
The Doerflinger:
• Assessed value in 2004 = $435,400
• Assessed value today = $1,810,100
• $50,000 TIF incentive & $420,400 price
discount returned in approx. 12 years
• Employment in hey days = 90+
• Employment today = 102 & counting
• Total # of businesses = 8
Adaptive Reuse of Historic Buildings
La Crosse:
• Architectural & Engineering Analysis
• TIF $$$ for assessment guarantee
• Downtown Mainstreet Loan Pool
• Upper floor & small business loans