krm alternatives analysis eis and project development phase...

KRM Alternatives Analysis EEIISS aanndd PPrroojjeecctt DDeevveellooppmmeenntt PPhhaassee

TRANSIT ORIENTED DEVELOPMENT

Transit-Oriented Development PortfolioCity of Racine Appendix



Stakeholder Interviews


TRANSIT ORIENTED DEVELOPMENT SSttaakkeehhoollddeerr IInntteerrvviieewwss

Page 1 of 7

City of Racine: Stakeholder Interviews Summary Below is a summary of comments received during Stakeholder Interviews conducted in the City of Racine on March 16, 2006. A listing of interviewees is included at the end of the summary.

What are the areas assets and advantages? • Downtown Racine is a destination • Main Street businesses and restaurants • Racine Art Museum • Downtown arts and culture • The vision for Downtown • Downtown has seen a resurgence in housing and retail • City is re-investing in itself • Johnson Bank building • Lakefront activities • Lake Michigan and Root River • Picturesque place • Good quality of life • Immediate station area has great potential as a gateway to Main Street • Lincoln/King neighborhood has a lot of investement potential • Historic structures provide neighborhood character • Great City to work with for new development projects • Dense residential population • Redevelopment Authority has removed blighted properties • On-going partnership between the City and service organizations • Proximity of downtown • Crime rates are down



Page 2 of 7

• Churches work together to serve the community • Homeownership is increasing; houses are being re-habilitated • Strong neighborhood groups to handle local concerns • Accessible to Wind Point • Cost of living is reasonable • Cost of property is good compared to Chicago • Labor force and skills supports manufacturing (untapped potential)

What are the areas weaknesses and challenges ? • Lakefront area is the only desirable location for new professional residents • Manufacturers have moved out • Outlying retail competition • Not many entry level jobs anymore • City of Racine is suffering from “white flight” • Freeway access is difficult; 11 miles from interstate • Lack of residents to support Main Street • Racine County’s Department of Human Resources moved out of downtown • Inner city has highest unemployment rate (9.5%) in the state • Racine does not have jobs to support proposed residential development in

Downtown Plan • Public schools are an issue, but there are private school options • Property owners that do not want to sell “eye sore” properties • Night time retail and restaurant scene is weak • Crime perception issues • Office and industrial uses have moved out of the City • Office market is weak downtown due to more price competitive office market near I-

94 • Spending power is limited in the area • Without rail service, the City will remain depressed because of poor access • Major employers are needed



Page 3 of 7

• State Street is a challenge; Case office campus development is stalled due to downsizing

• Youth prison on Memorial Drive • No investment from Milwaukee • Coal trains for the Oak Creek power plant may be an issue • State Street traffic is congested

How has the area changed over time? • Racine has gone through cycles; late 60s Main Street was vital, then it declined, and

now it’s coming back • Unemployment rates have risen as industries have moved out • Positive change over last few years • 30 years ago Racine had a booming, self-sustaining economy; now the City is

dependent on surrounding communities • Grassroots movement is improving the area • Schools have declined; in the 1970s the school district was one of top five in nation • City is becoming a bedroom community since manufacturers have left • Racial demographics are changing – Hispanic population is increasing, while African

American population is decreasing • Positive change in downtown over the last 15 years

What businesses are needed in the area? • More service businesses • Larger employers (goal of Racine County Economic Development Corp.) • More commercial uses along State Street • Retail along State Street to support transit, such as convenience or coffee shops,

and be complimentary to downtown businesses • Gas station • No office uses are needed due to a glut in the market • Fitness center



Page 4 of 7

• Water park

What public uses and/or recreational uses are needed? • A community center • “Public” spaces at the station • A bike trail to the west, but connections are needed to downtown and lakefront

What type(s) of housing are needed? • Townhouses and condominiums • Mixed-income, multi-family housing (i.e. State and Main Sts. example) • Condominiums are now being built along the riverfront • Housing geared to transit users • Adaptive re-use projects are popular due to low income and historic tax credit

Are there any physical or urban design issues or opportunities? • Directional signage would be helpful • Keep the streets clean • State Street has a lot of potential • State Street is currently an unattractive gateway • Need service access road on the north/south sides of State Street • City has a well-utilized façade improvement program (40-50 properties improved

over 3 years since program started); downtown design guidelines will soon be used for State Street

Are there aspects of the community that make it difficult to attract new investment? • There is no issue here that cannot be overcome • Many companies want to be near I-94 for access • School District issues • Neighborhood crime issues, particularly north of State Street in the station area



Page 5 of 7

• Under educated and untrained residents (42% of 18-24 year old males do not have a HS diploma)

• How to position Racine to meet existing and future community needs • All building rehabilitation projects are looking for tax credits or TIF financing • Unemployment level • Limited spending power of local residents • Skepticism about the market demand • Housing north of State Street is in poor condition • Crime perception issue • Nuisance issues with local bars in station area • Parking issues • Milwaukee/Racine County divide –Milwaukee County residents typically do not care

about Racine County • Racial issues may become apparent – who benefits from development and

increasing property values

Please Identify any planned or recommended improvements in the area within the next 10 years. • Commuter rail in place and development of immediate station area • Decrease in City’s unemployment rate (education and training needed) • Improve crime perception issue; crime was high 10 years ago, but is has decreased

substantially • Rail service should occur before the I-94 reconstruction project (estimated start in

2009) • National retailers in a town center format

Do you have any other general comments or observations ? • Rail service is critical to revive the City of Racine, which could become a bedroom

community for Milwaukee and Racine Counties



Page 6 of 7

• SE Wisconsin is within a non-attainment area for air quality per the Clean Air Act; train service will help curb air pollution

• Former Western Publishing Building is now a mixed-use facility (Mound Avenue Business Center) that caters to public and institutional organizations; currently the building has a 40% occupancy

• Neighborhood Housing Services (NHS) subsidizes low- and moderate- income families in purchasing homes

• Occupation & Industrialization Corp. partnership teaches trades to local youth (i.e. Youth Build housing projects)

• Downtown Racine Corporation is getting positive support from City of Racine on land use policies

• Commercial development at State Street and Memorial Drive occurred due to interest in potential train service

• Downtown Racine Plan is aggressive (6800 residents proposed) considering the greenfield development occurring closer to I-94

• Goal for subsidized housing is to get the market rate housing values up • Racine did not expand sewer and water until five years ago, so it lost out on

development opportunities; now there is a tax-sharing agreement for extensions • Magnet school would be good for local area • Unified Neighborhood Inspection Team is a group of City building inspectors that

check on problem properties • Local student population is declining due to residential development near I-94 (100

square mile school district) • Redevelopment potential due to aging industrial buildings • CNH and Johnson Wax are very important to Racine • Proposed Abbot Labs facility in Kenosha County would have positive impact on

Racine • Residential populations in Caledonia and Mt. Pleasant are growing, while the City is

declining



Page 7 of 7

City of Racine Interviewees 1. Tony Mattson, Mound Avenue Business Center 2. Brian Anderson, Manager – Community Development, S.C. Johnson & Son, Inc. 3. Joaquina Winfrey, Director, Racine Housing and Neighborhood Partnership 4. Devin Sutherland, Executive Director, Downtown Racine Corporation 5. Peter Schwabe, Big Bend Development 6. John Crimmings, President, Christensen Real Estate 7. Brian O’Connell, Director of City Development 8. Alderman Shakoor, 8th District 9. David Titus, Senior Vice President, Marshall & Ilsley Bank 10. Jay Warner, Sierra Club member 11. Gary Bishop, Facilities Director, Racine Unified School District 12. Jerry Franke, President, WisPark 13. Roger Caron, CEO, Racine Area Manufacturers & Commerce 14. Troy Price, VP, Capital Facilities, CNH Global



Community Area Workshops


TRANSIT ORIENTED DEVELOPMENT CCoommmmuunniittyy AArreeaa WWoorrkksshhooppss

Page 1 of 6

Racine Station Area: Issues and Opportunities Workshop Racine City Hall, Common Council Chamber 730 Washington Avenue Monday, April 3rd, 2006 6:30 – 8:30 pm

Summary Workshop (29 completed questionnaires received) Note: Numbers in parentheses indicate multiple responses for a particular response.

1) List the five most important problems/ issues confronting the station area: General • Tough neighborhood, perceived as unsafe, not well lit, security within parking area

(16) • Unemployment, and the need for economic development (5) • Fear of gentrification through redevelopment, (loss of affordability) (2) • Minority population • Impoverished neighborhood • Vagrants • Concern over the use of eminent domain • Lack of full local and state government financial support Station / Service • Station – should provide weather protection, be safe, free of damage, bathrooms (2) • Reuse of old station structure or new structure • Increased train traffic – noise etc. • Coordination of bus and train schedules



Page 2 of 6

Land Use / Development • No attractions in the station area, desolate, poor image of the area/ city (9) • Blight (7), dilapidated buildings on State Street (1300 Block North side) (3) • Limited existing retail (5) • Proximity to housing, variety of housing (4) • Convenience amenities, services – post office (3) • Lack of space for children’s activities (2) • Underutilized industrial properties (2) • Need to protect historic buildings (2) • Lack of green space (2) • Existing low development density • Existing zoning is industrial rather than high density residential • Use river as an amenity • Small lot sizes discourage high end redevelopment • Proper redevelopment will eliminate security and parking issues Transportation • Need multi-modal connections to downtown Racine and other employment centers –

bus, taxi, secure bike racks (13) • Need for parking (9) • Not pedestrian friendly / pedestrian safety, pedestrian connections (7) • Handicap access • No designated bikeways – especially difficult on Memorial and State • Traffic, three bad intersections nearby, need grade separation – at State (6)

2) List the three most important issues mentioned thus far The issues are ranked in order of importance, the most important issue being number one.



Page 3 of 6

1. Improved neighborhood safety, perception of neighborhood safety (19), especially parking

2. High quality development needed around the station, good first impression (10), 3. Intermodal connectivity, transit connections to station (7)

3. Pedestrian access and safety, bike access (7) Other Responses • Traffic flow (6) • Parking (4) • Employment (3) • Housing diversity (3) • Commercial uses needed (3) • Connection to downtown (3) • Financing, no tax burden to local property owners (2) • How soon will train service start (2) • Seamless train service (2) • Right mix of uses (2) • Subsidize trains instead of roads • Concerns for current residents – gentrification • Support from employers • Financial incentive to Metra to extend service to Racine • Station fully developed – parking, pedestrian crosswalks etc. • Station building – free of graffiti • Green space • Land assembly • Existing uses not ideal • Historic preservation • Architectural guidelines • Handicap access



Page 4 of 6

3) List three projects/ improvements would like to see made in the station area General • Improve security (8), shift in people’s perception • Employment • Infrastructure Station/ Service • Safe and clean train station with concession stalls, weather protection, transit service

personnel (5) • Dual track Land Use/ Development • Institutional uses – Police station (2), post office • Determine mix of retail and residential (3), mixed income, mixed use • Retail and service uses – specialty destinations, bank (5) • Housing • Open space, park for children (3), north side of 1300 block of State Street • Secure parking – cars and bikes (6), beautiful like the Calatrava gaarge • Remove vacant buildings • Historic Preservation (3)– Sage House at 92 Wilson Street, Firehouse on the 1200

Block of State Street • West side redevelopment (6), make parking, part of transit center, open space • Urban design - landscaping, lighting, public art, renovate buildings (6) Transportation • Traffic control (3) • Improved State and Memorial intersection



Page 5 of 6

• Bike lanes on main streets, connecting to Root River path (5) • Safe pedestrian access (8), at State Street • Passenger drop-off area • Improved bus connection to station • Connection to downtown

4) List the primary assets and advantages of the station area General • Diverse neighborhood (5) • Established neighborhood groups in area, church communities (4) • Good schools • Decline in crime rates Station/ Service • Existing rail line • Functional bus transfer station next to rail stop (5) Land Use/ Development • Near arterial streets, major corridor into city, central location (9) • Land / buildings available for redevelopment (7), some redevelopment already

underway, Case property- RDA site, inexpensive property • Rehabbed historic train station, historic buildings (14) • Structurally sound buildings could be converted to loft apartments with zoning

change • Good anchors – Case Headquarters, Old Western Publishing Co., (2) Thomas

School • Healthy industry • West Platform



Page 6 of 6

• Natural resources - Island park, river, lake (8) • Proximity to downtown (6) Other Comments • Access for Racine and Racine County residents to Chicago and Milwaukee (2) • Increased employment (2) • Will bring more money into Racine, will offer opportunities to people who need them

(2) Incorporate Racine history in the station décor, ceiling fans



Page 1 of 3

Racine: Preliminary Station Area Plans Common Council Chamber, Racine City Hall 730 Washington Avenue Thursday, June 29th 2006 6:30 – 8:30 pm Workshop Summary (5 group comment sheets received) After a project presentation, the audience was asked to form small groups to discuss and make comments on the preliminary station area plans for future land use, access and circulation, and urban design. The following summarizes all group comments, which will be used to refine the preliminary station area plans. Preliminary Future Land Use • Consider retail near station • Preserve 21st Century Prep Building and open spaces • Greenspace along river • Like medium density housing along river; consider medium density housing

elsewhere, not high density • Mixed-income housing is important • There should be more green space along river • Monitor number of marinas • Close problem businesses • Green area around station • Environmental issues should be considered • Western Publishing Building uses contain office space and charter school • How do you develop an area that cannot be developed; not enough space by Root

River



Page 2 of 3

• Need to find or develop area in different ways • Need to hire locals into new incoming jobs; commitment to training locals for jobs • Need homeowners around station, not just renters • Safety and crime issues require more policing • Impact of Pointe Blue? • Extend parkland along river; at least one side of river • Save building on west side of tracks and connect old tunnel for safe access • Build residences on Mound that face the river Preliminary Future Access and Circulation Patterns • Bike and pedestrian access is very important, at least equal to cars • Roundabouts seen as questionable; how about four-way stops? • Local streets and pedestrian bridge are important • Long-term recommendation to redirect Mound Avenue to avoid RR viaduct and save

on viaduct replacement costs • Need to acquire west platform from “Cruise Inn” • Extend riverwalk north of 6th Street as part of bike trail toward Lake and maybe

across River • Improve bus system; do we need streetcar? • Commuters should be able to take bikes on the trains • Riverwalk is wonderful • Educational programs at river to attract visitors • Underpass off of Mound and 6th need to be renovated • Parking needs adequate space and should be safe • Dedicated bike lanes or off-street bike path along main arterials • Under/overpass at State Street and other major locations • Concern about traffic safety off round-about and land requirements • Mixed feelings about streetcar; great idea but will it be used • Consider underground parking with bike parking • Need intersection improvement at State and Memorial, beside roundabout



Page 3 of 3

• Extend Union Street to Mound Avenue • Maintain public access on both side of river • KRM project needs to happen sooner than 7 years Preliminary Future Urban Design Framework • More street trees, lights, and benches are needed • Quality retail on State Street • Long-term recommendation for streetcar along State Street to Main Street • Street wall for retail, not office • Do not like roundabout concept • Make streets narrower to slow traffic (i.e. State, Memorial, 6th Street) • How can trees fit along street • Incorporate art into gateway features; also public street art • Attractive architecture; no “soviet style” structures • Incorporate history and essence of different neighborhoods into gateway features • Parking needed around station • Ethnic area along State Street • Condos and apartments need to be average prices • Some setbacks might be good in order to provide areas for sidewalk cafes and better

separation from busy streets • Streetscapes imperative for “sense of safety”



Market Assessment Reports


RACINE MARKET ASSESSMENT

Page 1 of 47

Table of Contents

I. EXECUTIVE SUMMARY 3 Station Area Land Uses and Business Activity 3 Demographic and Economic Trends and Projections 3 Residential Development Potential 4 Retail Development Potential 5 Office Development Potential 6 Summary of Demand 6 II. METHODOLOGY 7 Residential Demand 7 Retail Demand 8 Office Demand 8 III. STATION AREA LAND USES AND BUSINESS ACTIVITY 9 Proposed Station Location 9 Half-Mile Study Area 9 Development Opportunity Sites 16 IV. DEMOGRAPHIC TRENDS AND FORECASTS 17 Racine Population and Household Trends 17 Employment Trends 18 Population and Household Projections – Half-Mile Station Area 21 V. RESIDENTIAL MARKET CONDITIONS AND STATION AREA OPPORTUNITIES 23 Housing Market Trends 23 Station Area Residential Developments Actively Marketing and Planned 27 New Residential Development Beyond the Station Area 28



Page 2 of 47

V. RESIDENTIAL MARKET CONDITIONS AND STATION AREA OPPORTUNITIES Residential Land Prices 30

Rental Apartment Market 30 Opportunities for Residential Development in the Station Area 31

VI. RETAIL MARKET CONDITIONS AND STATION AREA OPPORTUNITIES 34 Retail Sales and Sales Per Household 34 Expenditure Potential in 2005 34 Shopping Concentrations in or Near the Station Area 35 Retail Rents and Land Prices 36 Future Retail Demand in the Station Area 36 VII. OFFICE MARKET CONDITIONS AND STATION AREA OPPORTUNITIES 38 Office Market Conditions 38 Office Demand 38 VIII. APPENDIX 40



Page 3 of 47

I. EXECUTIVE SUMMARY Station Area Land Uses and Business Activity

The station area is characterized by high population density, a young age profile with a median age of only 24.1 years and a very low median household income of only $26,270. A low share of the housing stock is owner-occupied (38%) and a high 14% of the housing units are vacant. In addition, a low percentage of the population aged 25 and older has at least some college (only 26%) and a high percentage have no vehicle available (21%). Within the half-mile station area there are almost 5,800 residents and 2,600 employees.

The immediate station area is within a TIF district. A transit center with an existing bus station is

part of the proposed station location. Immediately east of the proposed station is a large vacant parcel owned by the City of Racine and considered the prime transit-oriented development site. Other nearby uses include older industrial buildings directly south of the station and lower income residential neighborhoods to the north and south of State Street. The State Street corridor is one of the main thoroughfares into downtown Racine and has some older buildings with lower quality ground floor retail space and upper level residences. A new shopping center with a grocery store is on the north side of State Street across from the transit station. The headquarters of CNH New Holland is located at the east end of the station area on the south side of State Street. The former Western Publishing Company headquarters building is located south of the station and has been converted into office space, a day care center, a school and storage space, though a significant portion of the massive building is vacant.

The City of Racine had been active in buying vacant or underutilized land, remediating it where

necessary, and selling or giving it to developers or companies as a way of increasing the number of jobs and residents in the area.

Demographic and Economic Trends and Projections

As of 2000, the City of Racine had a population of 81,855 in 31,449 households. The 2005 estimate of population by the State Department of Administration indicates a slight decrease in population and households over the past five years.



Page 4 of 47

Projections to 2025 by the State Department of Administration show a 7.1% decrease in population and 2.1% decrease in the number of households between 2000 and 2025. However, the City of Racine believes that these forecasts are unreasonably pessimistic and that the City’s population has bottomed out and is now on the rise. They point to a stabilization of the local economy and new development, especially in the downtown area.

Racine zip code 53404, which includes the station area, had 308 employers in 2003 with 5,226

employees. While employment dipped between 2001 and 2002, it rebounded in 2003. Though the number of employers is the same, the number of employees is still below the 2001 level. The largest single employer is CNH New Holland, located at the east end of the station area. Case New Holland has other facilities in and around Racine County, one of which is in downtown Racine.

Racine’s employment base is primarily in manufacturing, transportation and warehousing, with a

limited number of firms in the professional, financial and business services categories that generate the demand for new office space. Other significant sectors include health care, wholesale and retail trade.

The City of Racine has the highest unemployment rate of large cities in the State of Wisconsin at

9.7%. Some of the neighborhoods within the station area have unemployment rates considerably higher than the citywide average. The rest of Racine County has a low unemployment rate.

Residential Development Potential

The City issued 424 residential building permits between 2000 and 2005 for an annual average of 71 units. Of these, 293 units were for multi-family construction with 100 or more units permitted in 2001 and 2003. A total of 398 new units were built in downtown Racine from 1992-2005, equal to an annual average of 30 units.

The median price for condominiums and townhouses sold in Racine through Realtors and

reported in the Multiple Listing Service in 2005 was $156,000, ranging from $53,000 to $380,000.



Page 5 of 47

There are several new downtown residential projects within 1 ½ miles of the station that are under construction or have been announced with a total of 628 units at full build-out. The primary driver is proximity to the lake.

Demand for new housing will include some demand from second home and investor buyers,

primarily for units in the core Downtown area near the lake outside of the half-mile station area.

Rail service offers the potential for capturing a higher share of future housing construction within the half-mile station area. While construction in the station area has been limited to date, the momentum exists for increased residential development.

Valerie S. Kretchmer Associates, Inc. (VSKA) estimates that there will be demand for 2,146 new

housing units in the City of Racine (143 per year on average) between 2005 and 2020. A total of 302 (20 per year on average) could be in the half-mile station area assuming commuter rail service. Without commuter rail, demand in the station area is estimated to be 147 units (10 per year on average.)

Retail Development Potential

The Racine Downtown Plan, completed in 2005, projected demand for 179,000 square feet of new retail space from 2002-2025 for an average of 7,800 square feet per year. The half-mile station area is within the boundaries for the Downtown Plan.

The largest share of this retail demand will be met in the core downtown area which is outside of

the half-mile station area. Additional demand exists for neighborhood retail areas at the train station and Marquette and 6th Street (within the study area).

The station area can support an additional 40,000-55,000 square feet of additional retail space

with the proposed rail service. This assumes there will be additional residential development in the area. Since the station area already has a new, small grocery store and Walgreens, VSKA assumes that the additional retail space in the immediate vicinity of the station will be convenience in nature to serve residents, commuters and employees of nearby CNH New Holland.



Page 6 of 47

The additional demand does not include a calculation of the improved retail offerings in existing buildings near the station that are expected to occur as a result of the additional housing in the area.

Office Development Potential

There is limited demand for additional office space in the station area and in downtown Racine. Vacancy rates are high at good quality office buildings downtown.

It is possible that some of the older buildings within the half-mile station area could be rehabbed

for office space. Future speculative office demand can be accommodated in new or rehabbed buildings as well as in new retail space.

VSKA estimates that the half-mile station area could attract 25,000 square feet of new office

space over the next 15 years.

This estimate does not include the possibility that a large business such as CNH New Holland might increase its employment or consolidate its various Racine area offices to its State Street campus within the half-mile station area. This could result in a considerably higher office demand than shown below.

Summary of Demand

STATION AREA DEVELOPMENT DEMAND 2005-2020

2005-2010 2010-2015 2015-2020 TOTAL Residential units 49 124 129 302 Retail (square feet) 10,000-15,000 15,000-20,000 15,000-20,000 40,000-55,000 Office (square feet) 5,000 10,000 10,000 25,000



Page 7 of 47

II. METHODOLOGY Residential Demand To calculate demand for new housing units within the half-mile station area, Valerie S. Kretchmer Associates, Inc. (VSKA) started with the 2004 State of Wisconsin Department of Administration forecasts of population and households for the municipalities from 2005-2020. The State forecast a decline in total households in each five-year increment. This may be overly pessimistic, since it was based on past population declines in the City of Racine. Local officials believe that a number of factors now in place will stem the decline in Racine’s population. These include stabilization in the local economy, and baby boomer and 20-30 year olds’ demand for different housing types not widely available in the city. Assumptions are also made regarding the need to replace older housing units. The annual rate of replacement is based on one-half of 1% of housing units built prior to 1970, as reported in the 2000 Census. For the City of Racine, this represents a significant number of new housing units. VSKA also incorporated the fact that some of the demand here will be generated by second home and investor buyers whose primary residence will be outside of the city. These buyers are not included in the State’s forecast. From this baseline demand, VSKA estimated the share of new housing demand that would be within the half-mile station area without the commuter rail extension and then with the commuter rail extension. These calculations assume that expanded rail service is available around 2014. The projections assume that there will be an increase in development activity a few years prior to the opening of the rail line (2010) as people realize that the rail extension is a reality. VSKA looked at the share of development recently completed, planned and under construction within the half-mile station area. VSKA then estimated the station area’s share of new development with and without the commuter rail extension given the availability of land and buildings here and elsewhere in the city for new construction and rehabilitation. The baseline demand for the half-mile station area is estimated to be 7.5% of the City’s baseline demand from 2005-2010, increasing to 10% of the City’s demand starting in 2015. With the rail alternative, the station area’s demand is estimated to increase to 20% of the City’s baseline residential demand starting



Page 8 of 47

in 2010 and 25% in 2015. VSKA also forecast the share of the City’s demand in the core downtown area, outside of the station area. This was based on development plans downtown. Retail Demand VSKA assessed the availability of land in the station area, retail concentrations elsewhere in the community, and overall competitiveness of the station area for retail development. VSKA identified the type and scale of retail development that would be supportable at the station by assessing population density, area demographics, retail sales, level of competition and retail market conditions. The estimates of supportable retail space were based on the strength of this location and scale of retail development that the market can support. This assessment also incorporated recommendations in the City’s plan for the station area and for other competing areas in the community. Office Demand VSKA assessed the office potential at the station area by evaluating the existing office inventory in the community, vacancy and rental rates for office space in this area, office-prone employment trends, and the employment base in Racine. VSKA also assessed the availability of land in the station area and the scale and type of development that could be supported. This assessment also incorporated recommendations in the City’s Downtown Plan for the station area and for other competing areas in the community.



Page 9 of 47

III. STATION AREA LAND USES AND BUSINESS ACTIVITY Proposed Station Location The station is proposed to be located on the south side of State Street east of Randolph Street on the east side of the railroad tracks. An existing bus transit center is adjacent to the proposed station. The map on the following page shows the station location. Half-Mile Study Area

The half-mile area surrounding the train station stretches from the river on the south to Albert Street on the north, from Douglas Avenue on the east to Wickham on the west. The map that follows shows the boundaries of the half-mile station area and the larger three mile radius from the station.

1. Study Area Land Use The half-mile study area contains a mix of residential, industrial, retail and commercial uses. The station area includes the State Street corridor which is a primary entryway into downtown Racine. At present the corridor within the half-mile station area has a mix of lower quality ground floor retail space, some upper level residences, a new 25,000 square foot shopping center with Sav-A-Lot grocery, McDonalds and Dollar Plus stores. A new Walgreens is also located within a block of the station on State Street at Memorial Drive. A vacant parcel of city-owned land is directly east of the transit center on the south side of State Street. Dania Hall, a Danish brotherhood society, is located on the south side of State Street a couple of blocks east of the station. CNH New Holland, one of the city’s larger employers, is located at the eastern edge of the station area at Douglas Avenue north and south of State Street extending south to the river. The campus includes several buildings, though CNH has multiple facilities in Racine County. CNH has scaled back employment here in recent years and there has been speculation about whether it will need all of its land at this location in the future.

© 2001 DeLorme. Street Atlas USA; © 2001 GDT, Inc., Rel. 01/2001 © 2001 DeLorme. Street Atlas USA; © 2001 GDT, Inc., Rel. 01/2001 © 2001 DeLorme. Street Atlas USA; © 2001 GDT, Inc., Rel. 01/2001 © 2001 DeLorme. Street Atlas USA; © 2001 GDT, Inc., Rel. 01/2001 © 2001 DeLorme. Street Atlas USA; © 2001 GDT, Inc., Rel. 01/2001

RacineRacineRacineRacineRacine

32

20

20

32

32

32

32

38

38

38

38

Root

Riv

er

Rive

r

Root River

10TH

13TH

2ND

7TH

DO

UD

OAK

PE

CK

RE

SC

HK

E

SILV

ER U

NIO

N

WEST

WILS

ON

WIS

CO

NSI

N

WOODROW

10TH

11TH 11TH

12TH 12TH 12TH12TH

13TH 13TH 13TH

3RD

4TH

5TH

6TH

8TH 8TH

9TH9TH

ALBERT

AR

CTU

RU

S

ARMENIA LN

BARKER

BEAUGRAND

BE

LMO

NT

BIR

CH

BLA

KE

BLA

KE

BLU

FF

BR

OO

KE

RB

UC

HA

NA

N

BUR

BEC

K

CA

RLI

SLE

SLE

CARMEL

CARROL

CA

R

CEDAR BEND

CE

NT E

RC

EN

T ER

CH

A

CH

ATH

AM

CH

ATH

AM

CHERRYC

HIC

AG

O

CLAR

ENCE

CLA

RK

CLAYTON

CLI

FF

COLBERT

CO

LLEGE

CO

LL EG

COLUMBIA

DA

VID

DA

VIS

DE ROSE

DE

LAM

ER

E

DODGE

DOM

ANIK

DOMBROWSKI

DR

MA

RTI

N L

UTH

ER

KIN

G

DR

MAR

TIN LU

THER

KING

E C

OLO

NIA

L

EA

ST

EDG

EWO

OD

EHLERT

EISEN

HO

WER

ENGLISHENGLISH

E

ER

IE

FOR

ES

TFR

AN

K

FRA

NK

LIN

FRE

DE

RIC

K

FREEMAN

FRE

RE

S

GAS LIG

HT

EV

A

GE

NE

VA

GEO

RGIA

GID

EO

N

GLEN

GR

AH

AM

GR

AH

AM

GR

AN

DG

RA

ND

GR

GR

OV

E

HAGERERHAGERER

HAMILTONHAMILTON

HAMPDEN

HA

RB

RID

GE

HARRIET

HA

RR

ISO

N

HAR

VEY

THORNE

HIGH

HIL

KE

R

HILLSIDE

HO

FFERT

HOMESTEAD

HORL

ICK

HO

RLI

CK

HO

WA

RD

HO

W

HO

WLA

ND

HUBBARD

HU

RO

N

IRV

ING

ISLA

ND

JACKSON

JEFF

ER

SO

N

JOHNSTON

JON

ES

JUP

ITE

R

KEWAUNEEKEWAUNEEKEWAUNEE

LA S

ALL

E

ALLE

LAK

E

LAKE

LAWN

LEW

IS

LIBERTY

LIN

CO

LN

LINDEN

LINDERMANN

LOC

KWO

OD

LUE

DTK

E

MAIDE

N LN

MAPLE

MA

RIA

MA

RQ

UE

TTE

UE

TTE

MA

RS

MAY

MCK

INLE

Y

ME

RC

UR

Y

ME

RT E

NS

ME

TRO

N

MIC

HIG

AN

MIC

HIG

AN

MOHR

MOU

ND

MO

UN

T P

LEA

SA

NT

OR

IAL

N W

ISC

ON

SI N

N W

ISC

ON

SIN

NELSON

NE

PTU

NE

NIE

LDS

ONTARIO

OR

AN

GE

OSBORNE

OW

EN

PA

RK

PA

RK

PARK

VIE

W

PA

RK

ER

PEAR

L

PE

RS

HI N

G

PO

LAR

IS

PROSPECT PROSPECTR

AC

INE

RA

ILR

OA

DR

AN

DO

LPH

REICHERT

RIVER

BRO

OK

RIVE

RSID

E RIVERVIEW

RO

DE

ROE

RUPERT

S HOR

LICK

S M

AR

QU

ETTE

SA

INT

SAINT PATRICK SAINT PATRICKSAINT PATRICK

SA

TUR

N

SC

HILLE

R

SHEL

LEY

SH

OO

P

SPRING

ST PATRICK

STA

NN

AR

DS

UM

MIT

SU

MM

IT

SU

PE

RIO

RS

UP

ER

IOR

TER

RA

CE

THOR

VALL

VILLA

VILLA

CO

LON

IAL

W HIGH

WAT

ER

WE

ST

WEST

WESTWOOD

WIC

KH

AM WINSLOW

WOODLAND

WU

STU

M YOUT YOUT

WIS

CO

NS

IN

6TH

DO

UG

LAS

GLAS

HIGH

HIGH

KINZ

IE

NZIE

N M

EM

OR

IAL

N M

EM

OR

IAL

RAPIDS

S MAIN

S M

EM

OR

IAL

W 6TH


Root

Riv

er

Rive

r

Root River

10TH

13TH

2ND

7TH

DO

UD

OAK

PE

CK

RE

SC

HK

E

SILV

ER U

NIO

N

WEST

WILS

ON

WIS

CO

NSI

N

WOODROW

10TH

11TH 11TH

12TH 12TH 12TH12TH

13TH 13TH 13TH

3RD

4TH

5TH

6TH

8TH 8TH

9TH9TH

ALBERT

AR

CTU

RU

S

ARMENIA LN

BARKER

BEAUGRAND

BE

LMO

NT

BIR

CH

BLA

KE

BLA

KE

BLU

FF

BR

OO

KE

RB

UC

HA

NA

N

BUR

BEC

K

CA

RLI

SLE

SLE

CARMEL

CARROL

CA

R

CEDAR BEND

CE

NT E

RC

EN

T ER

CH

A

CH

ATH

AM

CH

ATH

AM

CHERRYC

HIC

AG

O

CLAR

ENCE

CLA

RK

CLAYTON

CLI

FF

COLBERT

CO

LLEGE

CO

LL EG

COLUMBIA

DA

VID

DA

VIS

DE ROSE

DE

LAM

ER

E

DODGE

DOM

ANIK

DOMBROWSKI

DR

MA

RTI

N L

UTH

ER

KIN

G

DR

MAR

TIN LU

THER

KING

E C

OLO

NIA

L

EA

ST

EDG

EWO

OD

EHLERT

EISEN

HO

WER

ENGLISHENGLISH

E

ER

IE

FOR

ES

TFR

AN

K

FRA

NK

LIN

FRE

DE

RIC

K

FREEMAN

FRE

RE

S

GAS LIG

HT

EV

A

GE

NE

VA

GEO

RGIA

GID

EO

N

GLEN

GR

AH

AM

GR

AH

AM

GR

AN

DG

RA

ND

GR

GR

OV

E

HAGERERHAGERER

HAMILTONHAMILTON

HAMPDEN

HA

RB

RID

GE

HARRIET

HA

RR

ISO

N

HAR

VEY

THORNE

HIGH

HIL

KE

R

HILLSIDE

HO

FFERT

HOMESTEAD

HORL

ICK

HO

RLI

CK

HO

WA

RD

HO

W

HO

WLA

ND

HUBBARD

HU

RO

N

IRV

ING

ISLA

ND

JACKSON

JEFF

ER

SO

N

JOHNSTON

JON

ES

JUP

ITE

R


LA S

ALL

E

ALLE

LAK

E

LAKE

LAWN

LEW

IS

LIBERTY

LIN

CO

LN

LINDEN

LINDERMANN

LOC

KWO

OD

LUE

DTK

E

MAIDE

N LN

MAPLE

MA

RIA

MA

RQ

UE

TTE

UE

TTE

MA

RS

MAY

MCK

INLE

Y

ME

RC

UR

Y

ME

RT E

NS

ME

TRO

N

MIC

HIG

AN

MIC

HIG

AN

MOHR

MOU

ND

MO

UN

T P

LEA

SA

NT

OR

IAL

N W

ISC

ON

SI N

N W

ISC

ON

SIN

NELSON

NE

PTU

NE

NIE

LDS

ONTARIO

OR

AN

GE

OSBORNE

OW

EN

PA

RK

PA

RK

PARK

VIE

W

PA

RK

ER

PEAR

L

PE

RS

HI N

G

PO

LAR

IS

PROSPECT PROSPECTR

AC

INE

RA

ILR

OA

DR

AN

DO

LPH

REICHERT

RIVER

BRO

OK

RIVE

RSID

E RIVERVIEW

RO

DE

ROE

RUPERT

S HOR

LICK

S M

AR

QU

ETTE

SA

INT

SAINT PATRICK SAINT PATRICKSAINT PATRICK

SA

TUR

N

SC

HILLE

R

SHEL

LEY

SH

OO

P

SPRING

ST PATRICK

STA

NN

AR

DS

UM

MIT

SU

MM

IT

SU

PE

RIO

RS

UP

ER

IOR

TER

RA

CE

THOR

VALL

VILLA

VILLA

CO

LON

IAL

W HIGH

WAT

ER

WE

ST

WEST

WESTWOOD

WIC

KH

AM WINSLOW

WOODLAND

WU

STU

M YOUT YOUT

WIS

CO

NS

IN

6TH

DO

UG

LAS

GLAS

HIGH

HIGH

KINZ

IE

NZIE

N M

EM

OR

IAL

N M

EM

OR

IAL

RAPIDS

S MAIN

S M

EM

OR

IAL

W 6TH

32

20

20

32

32

32

32

38

38

38

38


Mag 15.00Mon Jun 19 10:43 2006Scale 1:15,625 (at center)

1000 Feet

500 Meters

Local Road

Major Connector

State Route

Railroad

Large City

Population Center

Water

River/Canal

City Park

Racine Station Racine Station Racine Station Racine Station Racine Station



31

31

32

32

38

38

38

0

32

111111

2020

31

31

31

32

32

38

Wind PointWind PointWind PointWind PointWind Point

John H Batten

RacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacine

K

4 1/2 MILE RD

4 MILE

RD FOUR MILE RD

LIGHT

HOUS

E

E R

D

N G

RE

EN

BA

Y R

D

NE

WM

AN

RD

THREE MILE RD 3 MILE RD

4 MILE RD

CH

AR

LES

ER

IEE

RIE

MO

UN

T PLE

ASA

NT

N E

MM

ER

TSE

N R

D

N GREEN BAY RD

N M

AIN

N M

AIN

SOUTH

C

NG

16TH

WIS

CO

NS

IN14TH

16TH

21ST21ST

24TH

6TH

CHICORY RD

CR C

DOMANIK

DO

UG

LAS

HIGH

KINZ

IE

KINZIE

LATH

RO

PLA

THR

OP

ME

AC

HE

M R

D

N M

EM

OR

IAL

N O

HIO

NE

WM

AN

RD

OH

IO

PROSPECT

RAPIDS

S E

MM

ER

TSE

N R

D

S MAIN

S M

EM

OR

IAL

SPRING

TAYL

OR

TAYL

OR

W 6TH

WO

OD

RD

Root River

Root

Riv

er

Root River

Pike River

r

S 38|SR 38US 38|SR 38S 38|SR 38S 38|SR 38S 38|SR 38

1/2 mile

3 miles


K

Root River

Root

Riv

er

Root River

4 1/2 MILE RD

4 MILE

RD FOUR MILE RD

LIGHT

HOUS

E

E R

D

N G

RE

EN

BA

Y R

D

NE

WM

AN

RD

THREE MILE RD 3 MILE RD

4 MILE RD

CH

AR

LES

ER

IEE

RIE

MO

UN

T PLE

ASA

NT

N E

MM

ER

TSE

N R

D

N GREEN BAY RD

N M

AIN

N M

AIN

SOUTH

31

31

32

32

38

38

38

Pike River

r

C

NG

0

16TH

WIS

CO

NS

IN14TH

16TH

21ST21ST

24TH

6TH

CHICORY RD

CR C

DOMANIK

DO

UG

LAS

HIGH

KINZ

IE

KINZIE

LATH

RO

PLA

THR

OP

ME

AC

HE

M R

D

N M

EM

OR

IAL

N O

HIO

NE

WM

AN

RD

OH

IO

PROSPECT

RAPIDS

S E

MM

ER

TSE

N R

D

S MAIN

S M

EM

OR

IAL

SPRING

TAYL

OR

TAYL

OR

W 6TH

WO

OD

RD

32

111111

2020

31

31

31

32

32

38

RacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacineRacine

John H Batten

Wind PointWind PointWind PointWind PointWind Point


S 38|SR 38US 38|SR 38S 38|SR 38S 38|SR 38S 38|SR 38

1/2 mile

3 miles


1 Miles

2 km

Local Road

Major Connector

State Route

US Highway

Railroad

Small Town

Large City

Public Airport

Population Center

Land

Water

River/Canal

City Park

Racine .5 & 3 Mile Radii MapRacine .5 & 3 Mile Radii MapRacine .5 & 3 Mile Radii MapRacine .5 & 3 Mile Radii MapRacine .5 & 3 Mile Radii Map



Page 12 of 47

To the south of the station is an older industrial area that is starting to see some redevelopment of vacant and obsolete buildings. The former Western Publishing Company building, located south of Liberty Street along Mound Avenue, has been redeveloped into the Mound Avenue Business Center. The building has 700,000 square feet and is now approximately 40% occupied. Uses include small businesses in 120,000 square feet of office space, a charter school that occupies 55,000 square feet, a day care center that occupies 30,000 square feet, and the remaining space for industrial and storage use. Several other former industrial buildings are being considered for residential redevelopment. The former Badger Uniform Building along 6th Street east of the river is planned for a residential loft conversion. The neighborhood to the north of State Street, the Lincoln-King community, is a lower income area of single-family homes and apartments. There has been construction of new infill single-family houses on a number of blocks in the neighborhood. Located at the far north end of the station area on Albert Street east of Memorial Drive is a youthful offender correctional facility. The West 6th Street neighborhood south of State Street and the proposed station is also a lower income area, though recent redevelopment has improved the neighborhood. A large community center is under construction. The area west of Memorial Drive in the far western portion of the half-mile station area has larger and better maintained single-family homes. Downtown Racine is located outside of the half-mile station area approximately 1 ½ miles east of the station. The map on the following page shows the station area land use.


3

32

32

38

38

38

3838

38

38

Horlick Park

DO

UD

OAK

PEC

K

RES

CH

KE

SILV

ER UN

ION

WILS

ON

WOODROW

8TH8TH

9TH

9TH

ALBERT ALBERTALBERT

ARM

ENIA LN

BARKER

BEAUGRAND

BLAKE

BLA

KE

BRO

OKER

BU

CH

ANAN

CAR

LISL

EC

ARLI

SLE

L

CARMEL

CEN

TE R

CH

ICA G

OC

HIC

A GO

CLAR

ENCE CLAYTON

CLI

FF

COLBERT

COLUMBIA

DE ROSE

DELA

DOM

ANIK

DOMBROWSKI

DR

MAR

DR

MAR

TIN LU

THER

KING

E

EHLERT

EL

ER

IEER

IE

FAIR

CH

ILD

FOR

EST

FRAN

K

FRE

DER

ICK

FRED

ERIC

KG

ARFI

ELD

GEN

EVA

GEN

EVA

GID

EON

GLENGLEN

GR

AN

D

HAMILTONHAMILTONHAMILTON

N

HAR

BR

HARRIETARRIET

HAR

RIS

ON

HAR

TMA

N

HILL

D

HORL

ICK

HO

RLI

CK

HO

WLAN

D

HUBBARD

HU

RO

N

ISLAN

D

JACKSON

JON

ES

JON

ES


LA S

ALLE

LA S

ALLE

LA S

ALLE

LAWN

LEW

IS

LIBERTYLIBERTY

LIN

CO

LN

LOC

LUED

T KE

MAPLE

MAR

QU

ETTE

MAR

QU

ETTE

MAY

MOU

ND

N H

OR

LICK

NW

ISC

ON

SIN

NW

ISC

ON

SIN

NIE

LDS

ONTARIO

OR

AN

GE

OW

EN

PAR

K

PARK

VIE

W

PEARL

PROSPECT PROSPECT

RAC

INE

RAI

LRO

AD

RAN

DO

LPH

REEDS

RIVE

RSID

E

RIVERVIEW

RO

DE

ROE

RO

GER

S P

ARK

RUPERT

S HO

RLIC

K

S M

ARQ

UETTE

S MAR

QU

ETTE

S

SAINT PATRICKSAINT PATRICKSAINT PATRICK

SPRING

ST PATRICK

STAN

NAR

D

SU

MM

ITS

UM

MIT

SU

PER

IOR

SU

PER

IOR

SU

PER

IOR

VILLA

W HIGHW HUBBARD

WALN

W

WATER

WESTWEST

WIC

KHAM

WINSLOW

6TH 6TH

DOMANIK

DO

UG

LAS

DOUG

LAS

KINZ

IE

N M

EMO

RIA

LN

MEM

OR

IAL

N M

EMO

RIAL

N M

EMO

RIA

L

PROSPECT

PROSPECT

S MEM

OR

IAL

SPRING

W 6THW 6TH

Root

Riv

er

Root River

oot River

0.5 mile

Vacant Site

W. 6th Street Neighborhood

Shopping Center & Other Retail

Lincoln-King Neighborhood

Mound Ave. Business Center

Dania Hall

Badger Building

Potential Development Site

CNH New Holland


Root

Riv

er

Root River

oot River

DO

UD

OAK

PEC

K

RES

CH

KE

SILV

ER UN

ION

WILS

ON

WOODROW

8TH8TH

9TH

9TH

ALBERT ALBERTALBERT

ARM

ENIA LN

BARKER

BEAUGRAND

BLAKE

BLA

KE

BRO

OKER

BU

CH

ANAN

CAR

LISL

EC

ARLI

SLE

L

CARMEL

CEN

TE R

CH

ICA G

OC

HIC

A GO

CLAR

ENCE CLAYTON

CLI

FF

COLBERT

COLUMBIA

DE ROSE

DELA

DOM

ANIK

DOMBROWSKI

DR

MAR

DR

MAR

TIN LU

THER

KING

E

EHLERT

EL

ER

IEER

IE

FAIR

CH

ILD

FOR

EST

FRAN

K

FRE

DER

ICK

FRED

ERIC

KG

ARFI

ELD

GEN

EVA

GEN

EVA

GID

EON

GLENGLEN

GR

AN

D

HAMILTONHAMILTONHAMILTON

N

HAR

BR

HARRIETARRIET

HAR

RIS

ON

HAR

TMA

N

HILL

D

HORL

ICK

HO

RLI

CK

HO

WLAN

D

HUBBARD

HU

RO

N

ISLAN

D

JACKSON

JON

ES

JON

ES


LA S

ALLE

LA S

ALLE

LA S

ALLE

LAWN

LEW

IS

LIBERTYLIBERTY

LIN

CO

LN

LOC

LUED

T KE

MAPLE

MAR

QU

ETTE

MAR

QU

ETTE

MAY

MOU

ND

N H

OR

LICK

NW

ISC

ON

SIN

NW

ISC

ON

SIN

NIE

LDS

ONTARIO

OR

AN

GE

OW

EN

PAR

K

PARK

VIE

W

PEARL

PROSPECT PROSPECT

RAC

INE

RAI

LRO

AD

RAN

DO

LPH

REEDS

RIVE

RSID

E

RIVERVIEW

RO

DE

ROE

RO

GER

S P

ARK

RUPERT

S HO

RLIC

K

S M

ARQ

UETTE

S MAR

QU

ETTE

S

SAINT PATRICKSAINT PATRICKSAINT PATRICK

SPRING

ST PATRICK

STAN

NAR

D

SU

MM

ITS

UM

MIT

SU

PER

IOR

SU

PER

IOR

SU

PER

IOR

VILLA

W HIGHW HUBBARD

WALN

W

WATER

WESTWEST

WIC

KHAM

WINSLOW

6TH 6TH

DOMANIK

DO

UG

LAS

DOUG

LAS

KINZ

IE

N M

EMO

RIA

LN

MEM

OR

IAL

N M

EMO

RIAL

N M

EMO

RIA

L

PROSPECT

PROSPECT

S MEM

OR

IAL

SPRING

W 6THW 6TH

3

32

32

38

38

38

3838

38

38

Horlick Park

0.5 mile

Vacant Site

W. 6th Street Neighborhood

Shopping Center & Other Retail

Lincoln-King Neighborhood

Mound Ave. Business Center

Dania Hall

Badger Building

Potential Development Site

CNH New Holland


1000 Feet

200 Meters

Local Road

Major Connector

State Route

Railroad

Park/Reservation

Population Center

Water

River/Canal

Racine Station Area Land UseRacine Station Area Land UseRacine Station Area Land UseRacine Station Area Land UseRacine Station Area Land Use



Page 14 of 47

2. Study Area Demographics According to estimates provided by Demographics Now (a national demographic data vendor) and shown in Table 1, the half-mile area has an estimated 2005 population of 5,756, with a density of 7,329 persons per square mile. Population density in this area is high though lower than the density in the Kenosha station area. There are almost 2,600 employees within the half-mile area as well. The median age of the population is very young at 24.1 years, with only 7.5% of the residents aged 65 and older. A very high percentage of the households living near the train station do not have a motor vehicle (21%). Median household income is very low, estimated to be only $26,270. The owner occupancy rate is also low at only 38%. Only 26% of the residents aged 25 and older have at least some college education. The Racine station area has the lowest income, share of owner occupied housing, median age, vehicle ownership and population with higher education, compared to any of the KRM stations. Table 1 that follows compares the characteristics of the station area with a larger area within three miles. The larger area has an estimated population of 89,408, and the overall density is considerably lower. The population of the three mile area is significantly older, better educated and considerably more affluent (its median household income is $42,186). Its homeownership rate is also much higher at 62%. A lower percent of its households have no access to a private vehicle. Demographic maps in the Appendix show the median household income, population density and average household size by block group for the area surrounding the proposed Racine station. They show that the average household size is much higher near the station at over 3 persons per household compared to the area to the east; population density is considerably higher in the neighborhood north of the station than south, east and west; and that median household incomes are very low near the station and are somewhat higher to the south and west.



Page 15 of 47

Table 1

KEY DEMOGRAPHICS FOR 1/2 AND 3 MILE RADII FROM THE PROPOSED RACINE RAIL STATION

2005 1/2 Mile Radius

3 Mile Radius

Population 5,756 89,408 Households 1,618 34,998 Population Density/Square Mile 7,329 3,162 Median Age 24.1 34.9 % of Population Aged 65+ 7.5% 13.1% Median Household Income $26,270 $42,186 % of Households with No Vehicle Available 20.9% 10.9% % of Population 25+ with at least some College 26.2% 49.1% Total Housing Units 1,882 37,299 % Vacant Housing Units 14.1% 6.2% % Owner-Occupied Housing Units 38.4% 62.3% Employment 2,578 45,187

Source: Demographics Now.



Page 16 of 47

Development and Redevelopment Opportunity Sites Within the half-mile radius of the station are several key development sites. The first is the city-owned lot directly east of the station. The several block area between State Street and Liberty Street from the railroad tracks east to Marquette Avenue is seen as an area for potential redevelopment. Rail service will make this area much more attractive for residential and convenience-oriented retail use. Directly across the street from the Mound Avenue Business Center on the east side of Mound Avenue overlooking the river is a potential residential development site. Currently used for parking for the Mound Avenue Business Center, the parking could be relocated and the site could make an attractive residential location given its river views. The Badger Building, mentioned earlier, is a prime building for a residential rehabilitation. Another older building located at the intersection of Liberty, Martin Luther King Drive and Mound Avenue has been partially renovated for a ground floor business. The upper floors may be rehabbed for condominiums. Throughout the Liberty-King area and the West 6th Street area are many small, infill lots that could be developed with new single-family houses.



Page 17 of 47

IV. DEMOGRAPHIC TRENDS AND FORECASTS Racine Population and Household Trends According to the Wisconsin Department of Administration, Racine’s population decreased slightly between 2000 and 2005, and is projected to drop by 7% by 2025. The number of households is estimated to have declined also, but at a lower rate (.4%) between 2000 and 2005, and is projected to decline by 662 households or 2% over the 25 year period. Table 2 below shows these trends.

Table 2

RACINE HOUSEHOLD AND POPULATION PROJECTIONS 2000-2025

Year Households Change Population Change # % Change # % Change 2000 31,449 81,855 2005 31,313 (136) -0.4% 80,500 (1,355) -1.7% 2010 31,264 (49) -0.2% 79,474 (1,026) -1.3% 2015 31,186 (78) -0.2% 78,417 (1,057) -1.3% 2020 31,003 (183) -0.6% 77,295 (1,122) -1.4% 2025 30,787 (216) -0.7% 76,051 (1,244) -1.6% Change 2000-2025 (662) -2.1% (5,804) -7.1%

Source: Wisconsin Department of Administration.



Page 18 of 47

The City of Racine believes that the state’s projections are overly pessimistic and that the City has bottomed out in its population. The local economy has stabilized and new development in the downtown area will result in population and household increases in the years ahead. Employment Trends Table 3 shows 2000 and 2005 average annual employment in Racine County by major industry group. Although there has been significant job growth nationally and in Wisconsin during this period, Racine County registered a 4.1% decline in total employment. By far the most significant losses, in both absolute and percentage terms, was in the manufacturing sector, where more than one in five jobs were lost during the five years between 2000 and 2005. As of April 2006, the County’s unemployment rate was 5.8%, a slight decline from the 6.0% registered a year earlier. In the City of Racine, the current resident unemployment rate stands at a very high 9.7% -- the highest of any large municipality in the state. In the suburbs the unemployment rate is well below the county average. Despite a shrinking base, the manufacturing sector still accounts for one-fourth of all jobs in the County. Transportation and trade are also significant, followed by education and health services. In 2003, Racine zip code 53404 (which includes the station area) had 308 establishments with 5,226 employees. This represents an employment decrease of 14.8% since 2001. However, the biggest employment drop occurred between 2001 and 2002 and employment grew by 279 between 2002 and 2003. Table 4 below provides a profile of establishments by industry for Racine zip code 53404 from 2001 to 2003. The number of establishments remained steady in manufacturing (which has the largest number of employers as well as some of the city’s largest companies). Other sectors with significant numbers of employers include services, retail and wholesale trade, and health care and social assistance. The City has fewer companies in financial services, real estate and professional services, the sectors that are office users. In 2003, only two businesses employed more than 250 people and these were in manufacturing and the administrative, support, waste management categories. Most of the establishments in this zip code had fewer than five workers each.



Page 19 of 47

RACINE COUNTY AVERAGE ANNUAL EMPLOYMENT2000 and 2005

IndustryAverage Annual

Employment 2000Average Annual

Employment 2005Increase

(Decrease)Percent Change

Total 79,185 75,931 (3,254) -4.1%

Natural Resources & Mining 424 360 (64) -15.1%Construction 3,569 3,528 (41) -1.1%Manufacturing 23,693 18,730 (4,963) -20.9%Trade, Transportation, Utilities 14,582 15,453 871 6.0%Information S S NA NAFinancial Activities 2,372 2,520 148 6.2%Professional & Business Services 6,890 6,649 (241) -3.5%Education & Health Services 14,151 14,917 766 5.4%Leisure & Hospitality 5,983 6,799 816 13.6%Other Services 2,587 2,363 (224) -8.7%Public Administration 4,132 4,043 (89) -2.2%Unclassified S S NA NA

S=Suppressed to avoid disclosure of individual company information. NA Not Available

Source: Wisconsin Department of Workforce Development

Table 3



Page 20 of 47

Industry 2003 2002 2001 # %

Total 308 289 308 0 0.0%Construction 26 21 22 4 18.2%Manufacturing 61 59 62 (1) -1.6%Wholesale trade 25 25 31 (6) -19.4%Retail trade 34 30 29 5 17.2%Transportation & warehousing 4 6 12 (8) -66.7%Information 0 1 2 (2) -100.0%Finance & insurance 14 14 12 2 16.7%Real estate & rental & leasing 11 10 8 3 37.5%Professional, scientific & technical services 16 18 16 0 0.0%Management of companies & enterprises 3 3 4 (1) -25.0%Admin, support, waste mgt, remediation services 13 12 18 (5) -27.8%Educational services 3 2 3 0 0.0%Health care and social assistance 30 21 23 7 30.4%Arts, entertainment & recreation 7 8 8 (1) -12.5%Accommodation & food services 17 19 13 4 30.8%Other services (except public administration 44 40 41 3 7.3%Auxiliaries (exc corporate, subsidiary, etc.) 0 0 1 (1) -100.0%Unclassified establishments 0 0 3 (3) -100.0%

Source: U.S. Census Bureau, "County Business Patterns."

Table 4

Total Establishments by Year

2001-2003 ESTABLISHMENTS BY INDUSTRY BY YEAR RACINE ZIP CODE: 53404

Change



Page 21 of 47

Population and Household Projections – Half-Mile Station Area Table 5 on the following page presents population and household trends from 2000-2010 for the half-mile and three-mile areas around the Racine station, as estimated by Demographics Now, a national data vendor. The population of the half-mile area is projected to increase by .3% between 2005 and 2010, and the number of households by .9%. These projections show a similar increase in population (.8%) and slightly greater increase in households (1.6%) in the three mile area. These projections are more optimistic than the State’s projections for the City of Racine which show a decrease in population and households during this time period. The three mile area encompasses parts of Mount Pleasant and Caledonia in addition to the City of Racine.



Page 22 of 47

Table 5

POPULATION AND HOUSEHOLD TRENDS

.5 AND 3 MILE RADII FROM RACINE STATION

Population Households 0.5 mile radius 2000 5,745 1,605 2005 5,756 1,618 Change 2000-2005 11 13 % change 2000-2005 0.2% 0.8% 2010 5,772 1,632 Change 2005-2010 16 14 % change 2005-2010 0.3% 0.9% 3 mile radius 2000 88,728 34,483 2005 89,408 34,998 Change 2000-2005 680 515 % change 2000-2005 0.8% 1.5% 2010 90,145 35,541 Change 2005-2010 737 543 % change 2005-2010 0.8% 1.6%

Source: Demographics Now.



Page 23 of 47

V. RESIDENTIAL MARKET CONDITIONS AND STATION AREA OPPORTUNITIES Housing Market Trends

1. Building Permits and Construction Activity Racine issued a total of 424 building permits for residential construction between 2000 and 2005, equal to an average of 71 units per year. During this period, 293 multi-family units were built, the largest numbers in 2001 and 2003 when just over 100 units were permitted. Several larger projects are starting construction or planned downtown which should result in a large number of new housing units. The table below shows these trends. According to the City, 398 units were built downtown between 1992 and 2005 for an annual average of 30 units.

Table 6

RACINE BUILDING PERMITS FROM 2000-2005

Year Single-Family 2-4 Multi-Family Total Units Units Units Units 2000 11 0 36 47 2001 12 2 102 116 2002 12 0 40 52 2003 32 0 100 132 2004 27 4 3 34 2005 29 2 12 43

Total 123 8 293 424 Average Annual 21 1 49 71

Source: City of Racine



Page 24 of 47

2. Condominium and Townhouse Sales and Prices According to data from N. Christensen Realty, in 2005 there were a total of 21 and in 2004 a total of 31 condominium/townhouse sales through the Multiple Listing Service in Racine. The median sales price in 2004 was $140,500 and in 2005 was $156,000, with the range in 2005 from $53,500 to $380,000. The table below shows a summary of the 2004, 2005 and 2006 condominium sales through March in Racine.

2004 1 BR/ 1BA 4Price Range $54,500-$56,000Median Sales Price $54,800

2 BR/ 1.5 BA 3Price Range $133,500-$136,000Median Sales Price $135,500

2 BR/ 2 BA-2.5 BA 17Price Range $68,000-$265,000Median Sales Price $151,000

3BR/ 1.5 BA 5Price Range $85,000-$90,000Median Sales Price $86,400


Total Units Sold 31Median Sales Price $140,500Overall Price Range $54,500-417,500

Table 7

RACINE TOWNHOME AND CONDO SALES2004-2006

Year Types # of Sales Price



Page 25 of 47

2005 1 BR/ 1BA 3Price Range $53,500-$155,000Median Sales Price $56,500

2 BR/ 1.5 BA 1Price Range $139,900Median Sales Price $139,900

2 BR/ 2 BA-2.5 BA 10Price Range $76,900-$360,000Median Sales Price $186,750


3BR/ 2 BA-2.5 BA 4Price Range $151,000-$380,000Median Sales Price $245,250

Total Units Sold 21Median Sales Price $156,000Overall Price Range $53,500-$380,000

2006* 2 BR/ 2 BA 1Price Range $299,000Median Sales Price $299,000

3BR/ 1.5 BA 1Price Range $95,000Median Sales Price $95,000

Total Units Sold 2Median Sales Price $197,000Overall Price Range $95,000-$299,000

*Through March 2006

Source: N. Christensen Realty

RACINE TOWNHOME AND CONDO SALES2004-2006

Year Types # of Sales Price



Page 26 of 47

There are two larger downtown condominium projects located along the lake that are representative of the upper end of the Racine condominium market. A summary of recent sales information for these buildings is in Table 8 below.

Location# of Units

Sold Types Available Price Range

2004333 Lake Avenue 7 2BR/ 2BA $177,000-265,00035-68 Harborview Drive 8 2BR/ 2 BA $145,000-$449,900

2BR/1.5 BA3BR/ 2.5 BA

2005333 Lake Avenue 3 2BR/ 2BA $210,500-$294,500035-68 Harborview Drive 8 1BR/ 1.5BA $139,900-$380,000

2BR/ 2BA2BR/ 2.5BA3BR/ 2BA

3BR/ 2.5BA

2006*333 Lake Avenue 1 2BR/ 2BA $299,000

* Through March 2006.

Source: N. Christensen Realty

Table 8

DOWNTOWN RACINE CONDOMINIUM SALES 2004-2006



Page 27 of 47

Station Area Residential Developments Actively Marketing and Planned There are plans for one significant redevelopment project in the station area. In addition, several local community organizations have been involved in building new houses or rehabbing existing homes in the Lincoln-King area north of the station and the West 6th Street neighborhood south of the station. A map at the end of this section shows the location of these projects.

1. Badger Building

Located in the southeast quadrant of the station area on the south side of 6th Street along the river and west of Marquette, this is a former uniform factory that has been closed for some time. A developer has plans to convert the building into 60 loft condominiums with additional development on an adjacent site for a total of 120 units. The units are proposed to sell for $160,000-180,000 and will be targeted to young singles and couples. A construction date has not been announced as the developer needs to pre-sell 20% of the units in the first phase. 2. Racine Housing and Neighborhood Partnership The Racine Housing and Neighborhood Partnership operates in the Lincoln-King community north of State Street. The organization has the capacity to build up to 12 houses per year targeted to low and moderate income households with incomes up to $62,000 depending on family size. Most of the three bedroom houses have a market value of $135,000-145,000. The homes are built on scattered sites throughout the neighborhood. The organization tries to pick blocks where they can build a number of houses in order to maximize the positive impact of new construction. 3. Neighborhood Housing Services (NHS)

NHS operates in the southwest quadrant of the station area in the West 6th Street neighborhood. The organization rehabs older homes, some of which are historic. Most of the homes are selling for $80,000-90,000 and buyers must agree to live there for a minimum of five years.



Page 28 of 47

New Residential Development Beyond the Station Area

There are three significant residential projects outside of the station area but in downtown Racine that when completed will have a total of 628 units.

1. State and Main Located in the heart of downtown Racine, the project being developed by Gorman and Company, is located at the northeast corner of these major downtown streets. It will include 106 total units with 83 rental apartments targeted to seniors under the Low-Income Housing Tax Credit program and another 23 for-sale condominium units on the top floor. Base prices for the condos will be $150,000-200,000 for two bedroom/two bath units. The building will also include 17,000 square feet of retail space on the ground floor. This project is one of the key redevelopment projects in downtown Racine. 2. Pointe Blue

Located on the north side of downtown, this is a planned redevelopment of the 20-acre former Walker Manufacturing site and the Pugh Marina. The City of Racine purchased the site, remediated it and is selling the land to KeyBridge Development Group which plans to construct 524 condominiums and apartments, in addition to a marina, indoor boat storage facility and 50,000 square feet of retail and entertainment use. The first building is slated to start construction in 2007 with occupancy in mid-2008. Approximately two thirds of the units will be priced below $350,000. The complete build-out is expected to take 7 years.

3. Gaslight Point

New England Builders plans to construct a 4-story condominium building with approximately 35 units along the lake at Gaslight Circle. The units will be large and offer excellent views of the lake and harbor. No start date has been announced.



32

32

32

32

32

32

32

32

32

38

38

383838

38

38

10TH

2ND

7TH

DO

UD

OAK

PE

CK

RE

SC

HK

E

SILV

ER U

NIO

N

WILS

ON

WIS

CO

NS

IN

WIS

CO

NSI

N

WOODROW

10TH10TH10TH

3RD

4TH

4TH

5TH

6TH

8TH8TH

8TH

9TH

9TH

9TH9TH

ALBERT ALBERTALBERT

AR

CTU

RU

S

AR

ME

NIA LN

BARKERBARKER

BEAUGRAND

BIR

CH

BLA

KE

BLA

KE

BLA

KE

BR

OO

KER

BU

CH

AN

AN

CA

RLI

SLE

CA

RLIS

LECARME

L

CEDAR BEND

CE

NTE

RC

EN

TER

CH

AR

LES

CH

ATH

AM

CH

ATH

AM

CH

ATH

AM

CHERRY

CLAR

ENCE CLAYTON

CLI

FF

COLBERT

CO

LLEG

E

CO

LLEG

E

COLUMBIA

DA

VIS

DE ROSE

DE

LAM

ER

E

DODGE

DO

MAN

IK

DOMBROWSKI

DR

MA

RTI

N L

UTH

ER

KIN

G

DR

MAR

TIN LU

THER

KING

EA

ST

ED

GE

WO

OD

EHLERT

ELM

ENGLISH

ER

IEE

RIE

ER

IE

FAIR

CH

ILD

FOR

ES

T

FRA

NK

FRE

DE

RIC

K

FRE

DE

RIC

KG

AR

FIE

LD

GAS LIG

HT

GE

NE

VA

GE

NE

VA

GE

NE

VA

GID

EO

N

GLENGLEN

GR

AN

DG

RA

ND

GR

EE

N

HAGERERHAGERERHAGERER

HAMILTONHAMILTONHAMILTON HAMILTON

HAMPDEN

HARBORVIEW

HA

RB

RID

GE

HARRIET

HA

RR

ISO

N

HA

RTM

AN

HIGH

HIL

KE

R

HILL

HO

FFERT

HORL

ICK

krm alternatives analysis eis and project development phase...

Documents