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Blackhawk Junction project in concept phase

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By Correne Martin

 

“Bringing back 200,000 square feet of retail doesn’t fit the economy,” according to Associate Planner/Economic Analyst Dan Johns, of Vandewalle & Associates, the Madison-based strategic planning firm hired by the Prairie du Chien Redevelopment Authority to study and counsel the Blackhawk Junction redevelopment project. 

The site is more likely to become mixed-use, where consumers can live, work, shop and recreate, he said at the May 20 RDA meeting, during which a reuse concept plan was presented. The objective of the plan is to provide a guide for securing developer interest that will ultimately bring the site back to private ownership, increase the local tax base and improve the city’s quality of life.

“Redevelopment of the Blackhawk Junction site is an opportunity to address specific problems with the site such as contamination while expanding existing businesses, growing new businesses, and adding to housing in the city,” City Administrator Chad Abram said. “Like most projects, it will evolve as plans are refined, development interest grows, and financing and funding are secured.” 

The Blackhawk Junction site reverted to Crawford County through tax delinquency proceedings in mid-2019, and the RDA purchased the property from the county on Dec. 31. The city then utilized grant funds from the Wisconsin DNR to fund environmental assessments and to undertake the redevelopment plan developed by Vandewalle & Associates. 

Johns noted, “The big picture is that the city did not acquire the site out of a desire to be a long-term landlord, but rather as a means to promote a market-viable mix of new uses that the private sector alone was not accomplishing since the site suffered a major fire in 2014 and increasing vacancy over the past few years.”

Vandewalle and Associates consulted past plans—dating back to a 2005 city comprehensive plan—when creating this current one and tried to be true to those principles.

Conversations with tenants, potential developers and the community have narrowed the desired site possibilities. Johns said, one priority is to retain current tenants: Mississippi Meats, Associated Bank, Suppz Gym and H&R Block. Vandewalle & Associates spoke to all except H&R Block, and those businesses have each expressed interest in remaining and growing on the site. In some cases, tenants have even shown the desire to become owners of parts of the development.

Workforce housing is another site preference for the city’s RDA that aligns with Vandewalle & Associates’ research. 

“We’re not talking low-income housing,” Johns said. 

The focus of the redevelopment plans are to attract market rate, multi-family rental units for middle income professionals, like teachers, nurses, etc., and senior citizens. 

According to the presentation, workforce housing may offer an attractive alternative for short-term workers at local large employers, such as Cabela’s, 3M, Prairie Industries, etc.

Johns said the vision is two-story townhouse-style units with individual entries and garages.

“The concepts would have a focal point tying them all together,” he said, noting there could be a park area on-site as well with relaxing and activity spaces.

Though retail businesses are declining, Johns assured, “this isn’t to say retail couldn’t exist at some capacity.” The hope is for leased commercial space to be built into the development. 

However, one new targeted business type incorporated into Vandewalle & Associates’ preferred development alternative is a microbrewery/pub/distillery.

“This would be a type of destination user,” Johns said.

Though the viability of renovating the former True Value space on the property remains to be seen, assessment leans toward demolishing that piece, cleaning it up and repurposing it, Johns added.

Another potential change proposed could be installation of an east/west street through the property to aid in the flow of traffic. Existing utility lines would support development as is proposed, Johns noted. 

Furthermore, new buildings, in addition to retention ponds, plantings or bioswales would integrate with the city’s existing stormwater plan. Also, they would all be sensitive to the environmental concerns of the site. Such concerns are due to the previous drycleaners that was located on the southwest end of the site and the old car wash and gas station that sat on the northeast corner.

Finally, discussions about the possible relocation of the adjacent municipal fire station may or may not be part of this development. 

Now, the main focuses for Blackhawk Junction, Johns said, need to be realistic, near-term redevelopment opportunities, funding, a developer agreement and implementation. Vandewalle & Associates is contracted to consult on next steps, such as site prep, developer negotiations, and TIF district creation going forward.

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