UPTOWN RACINE BUILDING REDEVELOPMENT CONCEPTS 1322, 1418, 1511 Washington Ave Racine, Wisconsin Uptown Racine Washington Ave. Corridor (Photo credit: Leeann Wacker, 2016)
Project Details: Client: Uptown Business Improvement District CDS Director: Carolyn Esswein CDS Project Assistant: Anna Doran CDS Staff: Kelly Senuik CDS Staff: Leeann Wacker Table of Contents: Uptown Theatre The Majestic (Photo credit: After the Final Curtain, 2012) Scope of Work & Design Goals 3 1322 Washington Ave Site Plan 4 Exterior Design 5-7 Floor Plans (Basement, Level 1) 8-9 Market Perspective 10 Floor Plans (Level 2,3 & 4) 11-13 Roof Top Terrace Perspective 14 1418 Washington Ave Site Plan 15 Exterior Design 16-17 Floor Plan (Level 1) 18 Cafe Perspective 19 Floor Plan (Level 2) 20 Apartment Perspective 21 1511 Washington Ave Site Plan 22 Exterior Design 23-24 Floor Plan (Level 1) 25 Florist Perspective 26 Yoga Studio Perspective 27 Floor Plan (Level 2) 28 2
Scope of Work Community Design Solutions (CDS) worked with Uptown Business Improvement District to develop design schemes for 3 sites in Uptown Racine along the Washington Avenue Corridor. CDS visited the sites, took site documentation, and measured the interior spaces of each building. CDS produced floorplans, proposed space planning layouts, interior perspectives, and facade renovation elevations for each building. Based on feedback from the client, CDS revised the floorplans, facade elevations, and the perspectives. Design Goals Uptown Racine is rich with history and character. The primary design goal includes re-activating Uptown Racine by proposing new opportunities of commerce and housing. Today, antique shops and various dining experiences take a prominent role along the corridor. After meeting with the client group and supplemental research, additional uses that might attract more people to the area include, cafes, restaurants, coffee shops, large antique markets, apartment housing, and additional shops and businesses. Redevelopment trends of similar districts focus on social and interactive uses that serve both residents and attract visitors to the area. Each building has a unique layout, which allows for various uses. The suggestions made by CDS are one of many ways to program and fill the occupancy of each building. The facade renovations suggested by CDS adhere to the downtown facade guidelines, as well as preserve and highlight the historical architectural character. Additionally, the interior renovation proposals include preserving the character and use of many of the spaces, while also creating opportunities for alternative businesses and shops to flourish and re-activate the area. Uptown Theatre The Majestic (Photo credit: Kevin Stewart, 2014) 3
N 1322 Washington Ave: The 1322 site is made up of three separate buildings that are connected in the interior. All three buildings have separate entrances and various levels. The central building is made up of 3.5 stories above street level and 3 additional stories below street level. The building on the southern end is made up of two levels, while the building on the North end, near the parking lot, is a single story at street level. CDS designed floorplans for the 5 accessible levels. The facade design includes eliminating the fauxmansard roof awning and replacing it with a hanging metal awning along the first story to add visual attention to the storefront while creating a shading device. The design replaces the brick on the first story to match the second and third stories. Additional renovation ideas include power-washing the brick and articulating the stone details with a stain or replacement stone veneer, while adding vertical stone veneered columns to break up the facade and enhance the character. The basement is designed to be an open floor plan for storage and rentable makerspace for artisans and craftsmen. The first story design includes a two story cafe, kitchen, public restrooms, an open antique market, office, storage space, and a juice bar. The second story mezzanine design consists of an open-to-below art gallery. The third story provides an artist-in-residence apartment and additional rentable artist studio space, the 4th floor contains a rentable party space and roof top terrace. 1322 NUE SITE AERIAL 4
1322 NUE EXISTING FACADE 5
1322 NUE PROPOSED FACADE 6
Main Entrance 1322 NUE PROPOSED PERSPECTIVE 7
26' - 4" 26' - 4" Kitchen Storage 1,350 SF Makers Space 2,480 SF 19' - 6 1/2" 19' - 10 1/2" 69' - 1" 69' - 1" FRZ 46' - 6 1/2" 46' - 6 1/2" SCALE - 1/16" = 1' 0" 8 0' 8' 16' 32' 1322 - BASEMENT DEMO 1322 - BASEMENT PROPOSED
REF REF Retail 3520 SF Retail 3520 SF Cafe Seating Cafe Seating 500 SF 500 SF 19' - 6 1/2" 19' - 6 1/2" 19' - 6 1/2" 19' - 6 1/2" Cafe Kitchen Cafe Kitchen 500 SF 500 SF UP UP DW DW REF REF 69' - 1" 69' - 1" 69' - 1" 69' - 1" 50' - 11" 50' - 11" 50' - 11" 50' - 11" UP UP 67' - 11 1/2" 67' - 11 1/2" 67' - 11 1/2" 67' - 11 1/2" 1322-1ST FLOOR DEMO 1322 - FIRST FLOOR PROPOSED 0' 10' 0' 20' 10' 20' 40' 40' SCALE- 1" SCALE- = 20' 0" 1" = 20' 0" 9
1322 - OPEN MARKET VIEW 10
MECH MECH MECH Gallery Space 1,800 SF 19' - 6 1/2" 19' - 6 1/2" 19' - 6 1/2" UP UP DN DN 69' - 1" 69' - 1" 69' - 1" DN 1322-2ND FLOOR DEMO 1322-2ND FLOOR PROPOSED 0' 8' 16' 32' SCALE - 1/16" = 1' 0" 11
1 Bedroom 1,600 SF 19' - 6 1/2" Shared Studio Space 1,690 SF 19' - 6 1/2" 19' - 6 1/2" Private Studio Space 770 SF DW REF DN UP DN UP 82' - 11 1/2" 69' - 1" 69' - 1" 12 1322-3RD FLOOR DEMO 1322 WASHINGTON 0' AVE- 8' 3RD 16' FLOOR PROPOSED 32' SCALE - 1/16" = 1' 0"
REF Event Space 2,550 SF Roof Top Garden 1,280 SF 20' - 6 1/2" 20' - 6 1/2" 20' - 6 1/2" 71' - 1" 71' - 1" 71' - 1" 71' - 1" SCALE - 1/16" = 1' 0" 1322-4TH FLOOR DEMO 1322-4TH FLOOR PROPOSED 0' 8' 16' 32' 13
1322 - ROOF TOP VIEW 14
N 1418 Washington Ave: This pie-shape building has a unique interior with oddshape spaces. In order to utilize this space appropriately, CDS designed the first floor as a cafe restaurant, which was a previous use of this space. However, the layout of the space changed slightly to create better circulation and flow. In addition to the cafe, the small commercial space to the east can be used for a small businesses such as a jeweler, tailor, seamstress, etc. The second level is designed as a work-live space. The unit consists of a two-bedroom open floor plan, with an office space that can accommodate up to four additional employees. 14TH ST The facade design maintains much of the existing architectural elements, while articulating stone details with stain or new stone veneers. The design also suggests eliminating the deep-set store front windows to add extra square footage to the space. Exterior lighting will add an extra level of detail and safety along the main entrance. 1418 NUE SITE AERIAL 15
16 1322 NUE EXISTING FACADE
1418 NUE PROPOSED FACADE 17
11' - 0" Room Key Jewler 185 SF REFRIG Restaurant 1625 SF 52 Seats DN DN OV D.W. 84' - 2 1/2" Server Station 80' - 1" Food Pick-Up DN DN UP Host UP 47' - 11" Level 1 - Demo 1/8" = 1'-0" Level 1 - Proposed Plan 1/8" = 1'-0" 1418-1ST FLOOR DEMO 1418-1ST FLOOR PROPOSED 18
1418. CAFE/RESTAURANT VIEW 19
11' - 0" Room Key 2 BR Apartment 1700 SF Office 400 SF Skylight 4' - 5 1/2" 80' - 1 1/2" DN 48' - 2'' 20 Level 2 -Demo 1/8" = 1'-0" Level 2 - Proposed Plan 1/8" = 1'-0" 1418-2ND FLOOR DEMO 1418-2ND FLOOR PROPOSED
1418. 2 BEDROOM APARTMENT VIEW 21
N 1511 Washington Ave: 1511 has the opportunity to have multiple businesses on the street level. The existing walls separate the space to accommodate various business and office spaces. The central first floor corridor leads to a back entrance adjacent to an existing parking lot, which creates a secondary entrance with accessible parking, as well as allows for natural light to flow through the building. The first level could include a Florist, Yoga Studio, small office space, Hair Salon, and Bakery. The second level is designed as restored one and two-bedroom apartment units. These units are attractive because of the character that remains in the interior architecture and the abundant natural lighting. The facade design maintains much of the existing architectural details, while articulating stone details with stain or replacement stone veneers. The design suggests replacing the boarded-up windows on the second story to allow for more natural light. In addition, exterior lighting will add an extra level of detail and safety on the entrance to the apartments. Lastly, the design proposes two storefront windows, which will add light and visibility into the retail space. 1511 NUE SITE AERIAL 22
1511 NUE EXISTING FACADE 23
24 1511 NUE PROPOSED FACADE
98' - 6" 106' - 2" Room Key 40' - 7" UP Yoga Studio UP Florist Bakery 570 SF Florist 250 SF Offices 180 SF each Salon 300 SF Yoga Studio 950 SF Office Office Office Bakery Salon DN DN 40' - 2 1/2" Level 1- Proposed Plan 1/8" = 1'-0" 1511, RACINE WI- 1ST FLOOR DEMO 1511, RACINE WI- 1ST FLOOR PROPOSED 25
26 1511. FLOWER SHOP
1511. YOGA STUDIO VIEW 27
98' - 6" 106' - 2" 40' - 7" Room Key 1 BR Apartment 680 SF 1 BR Apartment 780 SF 2 BR Apartment 970 SF 2 BR Apartment 1,000 SF 40' - 2 1/2" 28 Level 2 - Demo 1 1/8" = 1'-0" Level 2 - Proposed Plan 1/8" = 1'-0" 1511, RACINE WI- 2ND FLOOR DEMO 1511, RACINE WI- 2ND FLOOR PROPOSED