Transformative Developments: A Collection of Case Studies Explore how we’ve turned vision into reality through innovative real estate projects. This collection highlights key developments, showcasing our expertise in mixed-use transformations, sustainable design, and community-focused solutions. Each case study delves into the challenges faced, the strategies employed, and the lasting impact on the communities we serve. From revitalized neighborhoods to award-winning projects, these stories illustrate our commitment to excellence and social responsibility.
Case STUDIES
608-782-6345
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1243 Badger St. La Crosse, WI 54601
Case Studies
5th Ward Residences
Project Summary
Quick Facts
5th Ward Residences, a collaboration with Borton Construction INC. and Three Sixty Real Estate Solutions, LLC, is a transformative two phase market-rate housing development project aimed at positively impacting the Lower Northside/Depot Neighborhood of La Crosse, WI by offering a new for sale product that offers options for current home owners living in the flood plain. Phase one consisted of 72 market-rate apartments with the primary focus on market-rate workforce housing, making them accessible to a broad range of residents. Additionally, 14 owner-occupied town-home condominiums were built for rent or sale. Lastly, a centrally located activity center was created as a hub for residents and includes a leasing office, fitness studio, lounge, gathering rooms, and incubator offices available for lease. It also offers indoor and outdoor gathering spaces, fostering community interaction. Phase two consisted of an additional 72 market-rate apartments, bringing the total to 144 apartments across the development. Natural landscaping, a component of phase two, incorporated Agriwild © , which is a proprietary method utilized by Three Sixty to create healthy built environments for neighborhoods and communities by considering food sources for animals and humans, the site ecology, carbon sequestration, storm water management, habitat creation, and bringing the “wild” to the neighborhood. This creates a robust and healthy sense of place for residents and neighbors of the development. The 72 apartments from phase one rented within 60 days of occupancy. The second 72-apartment building in phase two opened on September 1, 2023, and has achieved an 80% occupancy rate with one condo sold. Overall, the redevelopment of 5th Ward Residences provides a diverse range of housing options, fostering community engagement through the activity center, and contributing to the revitalization of the neighborhood, with a commitment to universal design and sustainability principles.
1221 Hagar St., La Crosse, WI 54603 Location
Multifamily Residences and Condominiums for Sale Project Type
Developer
Collaboration of Borton Construction INC. & Three Sixty Real Estate Solutions, LLC
Website https://5thward.threesixty.bz/
Management Three Sixty Real Estate Solutions, LLC
Builder Borton Construction
Special Features Mixed Use, Multi-family housing, Condos and Incubator Offices.
www.threesixty.bz
5th Ward Residences Case Study 1
Design
CPTED
The development was constructed from the ground up by Borton Construction INC., a local company, providing expertise and commitment in the 5th Ward Residences project. The design consists of 2 five-story, 84,000 sq ft. 72- unit apartment buildings offering units ranging from studios to two-bedroom, two-bath units. They feature at grade enclosed and heated parking on the 1st level with a pet grooming, bike repair and storage area. In addition, an activity center with conference rooms, office space for rent, community gathering space and fitness room along with an outdoor courtyard and basketball court. 5th Ward Residences combines modern apartment living with a focus on community and resident well-being, offering a range of features and services to meet the diverse needs and preferences of its residents.
Crime Prevention Through Environmental Design (CPTED) was an important aspect to consider when designing the exteriors of the 5th Ward Residences. CPTED principles were incorporated to enhance safety, reduce crime, and create a welcoming and secure environment for residents and the surrounding neighborhood.
• Natural surveillance was created by the design of the balconies for clear sightliness.
• Clear and defined entrances were included to discourages unauthorized access.
• Territorial reinforcement with signage and maintained landscaping was added to the final details.
Ariel view of the 5th Ward Residences
Sustainability
When it comes to sustainability very few principles are more important to us than the impact of the local factor. Be it local sourced materials, local produced products, local jobs or supporting good pay jobs growth! This is our commitment to using all La Crosse based businesses in this development; we are committed to keeping it local. Our vision is compatible with the City of La Crosse and La Crosse County Strategic Plan for sustainability. Our team focused on many strategic sustainable methods in this development including: •
Creating a tight building envelope that uses best practices for lower energy consumption, utilizes sustainable high quality materials, and energy efficient designs. • Creating an environment that highlights and respects our natural resources and is designed in a method that connects people to the resource. • Storm water retention and management that will manage the water on-site. • Landscaping will use native plants and provides a food source for both people and wildlife. • Building design will utilize natural light to create more creature comfort and reduction in energy needs. • It is the intent of this project to create a healthy living model with close access to pedestrian resources such as the marsh, bluffs, and local parks. • Three Sixty Real Estate Solutions was the 1st multi-family property owner in La Crosse to go “smoke free”. The 5th Ward Residence is smoke free as well. • A plan with the City of La Crosse is in place to connect the 5th Ward Residences development and the Lower Northside neighborhood to the marsh trails from Red Cloud park. This connector will allow residents in the neighborhood to access UW-La Crosse and downtown Riverside Park without having to cross a road by using existing trails.
5th Ward Residences Case Study 2
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The Site and Background
The site of 5th Ward Residences was originally an industrial site for Trane Company, a well-known manufacturer of heating, ventilation, and air conditioning (HVAC) equipment. It was one of the manufacturing facilities used by Trane for its operations and was known as Trane Plant 6.
The 12-acre property was owned by the La Crosse Industrial Park Corp. (LIPCO), a nonprofit partnership involving the city of La Crosse, LADCO, and Xcel Energy. LIPCO purchased the building from Trane in 1997 after Trane phased out manufacturing at the site by 2001. The property had remained vacant when I.C. System moved its local office to Onalaska, WI, and La Crosse Footwear Inc. closed a distribution center within the building.
Trane agreed to cover the approximately $500,000 cost of environmental cleanup for contaminated soil beneath the building.
In 2013, the property was purchased by STIZO Development, LLC from LIPCO, marking a transition from industrial use to redevelopment. LIPCO was awarded a $200,000 grant of federal economic stimulus funds from the Wisconsin Department of Natural Resources, and a $165,000 grant from the State Department of Commerce, to make the site ready for redevelopment.
Ariel view of the Trane No. 6 plant before demolition
The site underwent multiple redevelopment attempts and proposals over the years, involving various potential end users and development plans, including low-income housing, the STAR Center, grocery stores, a hockey arena, and a convenience store. None of the initial plans came to fruition. Recognizing changing community needs and priorities, the concept of a mix-use, residential-oriented development had a promising trajectory and aligned with the evolving needs and priorities of the community.
Three Sixty’s philosophy of ensuring each project we take on, will have a positive impact on the neighborhood, community, our team and the customer was highlighted with this project. In the Lower Northside and Depot/North La Crosse neighborhood, 29.2% of the working population is employed in manufacturing and laborer occupations. It is a below average income neighborhood with income lower than 81.4% of U.S. neighborhoods. A mix of housing options, including market-rate apartments, can contribute to the overall economic diversity of the neighborhood. This diversity can attract a wider range of residents and create a more vibrant and inclusive community.
In addition, Kwik Trip Corporate Office and Manufacturing Facility is located in the adjacent industrial park, and employs 5,144 employees.
Lower Northside/Depot Neighborhood of La Crosse, WI
By leveraging the proximity to this major employer and tailoring the residential project to meet the needs and preferences of potential tenants, 5th Ward Residences is an attractive housing option for employees looking for easier commutes and infrastructure such as bike lanes and sidewalks for reduced transportation costs and a healthier lifestyle.
I want to express my appreciation to you for having the courage and the grit and the fortitude to stick this out, and to keep pushing and to make this a reality. Because it doesn’t just provide a tax base, it provides homes, energy and vitality for our city. “ ” -Mayor Mitch Reynolds
5th Ward Residences Case Study 3
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Project Financial Information
Financing Sources Debt Capital Sources Bank Financing River Bank Private Note for Public Infrastructure Improvements City of La Crosse TIF Loan Private Financing
$1,377,800.00 Previous Assessed Value
$16,600,000 $803,739 $3,100,000 $1,000,000
$17,463,311.47 Projected Assessed Value
Total Financing
$21,503,739
$35,282.30 Current Tax Revenue
Equity Capital Sources Private Equity 5th Ward OZ Fund LLC Equity La Crosse County Grant WEDC Grant Private Equity Infrastructure Improvements
$2,800,500 $1,796,979 $100,000 $217,900 $803,739
$447,928.40 Projected Tax Revenue
*The above numbers are based on the economics prior to breaking ground for construction.
Total Equity
$5,719,118.56
Total Cost of Construction
$27,222,857
About Three Sixty The Three Sixty vision is to plan, develop and manage projects that will positively impact the communities as a whole - by stimulating growth and improving the lives of the people throughout the neighborhoods we serve. Three Sixty Real Estate Solutions is a vertically integrated, full-service real estate company with a community first mindset, only embarking on projects that will positively impact the community, the neighborhood, the customer and our team. Our expertise of the multi-family industry, from construction to management, allows us to yield long-term investment and catalyze growth by creating a sense of place that strengthens the neighborhoods. Our name is derived from the full circle of services we provide and our commitment to a project from start to finish. We have grown to be a successful, full-service real estate company because of the years of diligent and successful planning, developing and managing of all of our properties. We serve our customers at a level that exceeds industry standards and we provide quality outcomes for all partners.
Contact us: 608-782-7368 inquire@threesixty.bz 1243 Badger St. La Crosse, WI 54601
www.threesixty.bz
5th Ward Residences Case Study 4
Case Studies
Great River Residences
Project Summary
Quick Facts
The project aimed to create a diverse, high-quality residential community that catered to various income levels and enhance retail and commercial activity in the area along Hwy 35. The location, adjacent to the Great River State Trailhead and the Great River Road, provided a great setting for this transformation. The location offers residents recreational opportunities and easy access to scenic attractions. The Great River Residences was a unique high-density infill redevelopment project in Onalaska’s downtown area. It aligned with the city’s Comprehensive Plan for economic development, encouraging reinvestment in underutilized land in the downtown business district. The project was part of the Downtown Mixed-Use District, focusing on pedestrian-oriented development with a mix of uses. It emphasized multiple-story, mixed-use buildings with high-quality design. The project contributed to urban revitalization, boosted the downtown core, and generated tax revenue of approximately $200,000 per year. The Great River Residences project comprises a total of 101 apartments, consisting of a 12-unit town-home, a 21-unit town-home, a 66 unit, 4-story apartment building and a mixed-use building. The multi-story apartment building has underground parking and offers a mix of studio, 1, and 2-bedroom residences. The townhomes consist of 1, 2, and 3-bedroom residences. The mixed-use building includes 2 one-bedroom loft apartments and a 2,000 sq ft commercial/retail space with a drive-through. Although the site posed challenges, given its narrow lot and proximity to high-traffic railroad tracks, the project’s diverse housing offerings and the inclusion of commercial spaces provides Onalaska with an expanded range of housing options. This, in turn, helps address the housing shortage in the area and promotes increased commercial activity along Hwy 35. Great River Residences includes modern amenities, sustainable design and well-planned infrastructure, creating a high quality, safe and appealing living environment for residences.
400 Court St. South, Onalaska, WI 54650 Location
Mixed-Use/Multi-Family Project Type
Architect/Engineer
I & S Group Inc. (ISG)
Builder Mettera, LLC
Management Three Sixty Real Estate Solutions, LLC
Website https://greatriver.threesixty.bz/
Special Features Larger force main for the city along Hickory St. Removal of contaminated soils on the site to DNR Standards. Tested for Native American archaeological artifacts.
www.threesixty.bz
Great River Residences Case Study 1
Design
Great River Residences was constructed from the ground up by Mettera, LLC, Three Sixty’s self- performing construction company. Mettera believes in partnering with smaller, local contractors, allowing our developments to weave in an important fabric of local community support, respect and ownership.. Great River Residences project was designed and engineered by ISG, a nationally recognized multidisciplinary design and engineering company. Three Sixty was built on the principle to focus on projects that positively impact our customers, partners, the proposed neighborhood and community, and team associates. Throughout the years, we have gained trust and respect and partner with those that share the same values and beliefs such as Mettera, LLC and ISG, Inc.
Great River Residences Rendering
The Great River Residences project includes a total of 101 apartments, which are distributed across various building types: • A 12-unit town-home. • A 21-unit town-home. • A 66-unit, 4-story apartment building with underground parking. • A mixed-use building featuring 2 one-bedroom loft apartments and a 2,000 square foot commercial/retail space with a drive-through.
In a thoughtful and sustainable approach, fruit trees and edible plants surround the site serving a dual purpose, benefiting both local
• 14 studios with 550 - 608 sq ft • 41 1-bedrooms with 795 - 1042 sq ft • 38 2-bedrooms with 1,100 - 1257 sq ft 8 3-bedrooms with 1,503 - 1,715 sq ft
wildlife and the residents, while contributing to the overall community and environmental well-being including biodiversity enhancement, food security, and connection to nature. Other amenities include a fenced in pet area, pet washing station, community room, and community patio with grill.
Sustainability When it comes to sustainability very few principles are more important to us than the impact of the local factor. Be it local sourced materials, local produced products, local jobs or supporting good pay jobs growth! This is our commitment to using all local based businesses in this development; we are committed to keeping it local. Our team focused on many strategic sustainable methods in this development including: •
Creating a tight building envelope that uses best practices for lower energy consumption, utilizes sustainable high quality materials, and energy efficient designs. • Creating an environment that highlights and respects our natural resources and is designed in a method that connects people to the resource. • Storm water retention and management that will manage the water on-site. • Landscaping will use native plants and provides a food source for both people and wildlife. • Building design will utilize natural light to create more creature comfort and reduction in energy needs. • It is the intent of this project to create a healthy living model with close access to pedestrian resources such as the Great River Landing and close proximity to the downtown area encourages biking and walking, providing residents with convenient access to these modes of transportation. Rain Water Garden at Great River Residences
Great River Residences Case Study 2
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The Site and Background
The Great River Residences project, located at 200 S. Court Street, between Irvin and Fern Street, is in the heart of downtown Onalaska, and adjacent to the City’s Great River Landing and trailhead for the Great River State Bicycle Trail. Located along Highway 35 and the waterfront of Lake Onalaska and the Black River, it is just steps from the newly established Dash Park. Placing this 101-unit development on a currently vacant lot owned by the City of Onalaska, created value in an area that needed housing and supported the downtown community investements. Historically, this site was a blighted, former industrial property. It had then been owned by the city and used for storage and municipal use. The change to residential housing and a commercial space added value to the city. The site was long and narrow, with steep grades created by historical filling, including non-soil materials such as old cars, debris, and concrete. These historical activities created runoff, improper drainage, and high-cost redevelopment barriers. One of the solutions to these barriers was to increase the initially planned density by over 50%, thereby supporting these high costs due to the additional increment created.
Additionally, the project involved the removal of contaminated soils on the site in accordance with the standards set by the Department
Building Site
of Natural Resources (DNR). Due to known native American activities in the area, we contracted with MVAC throughout the project. That partnership included research of historical sites in the area, involvement in soil borings and testing, and site soil remediation efforts.
Parking Lot
The site is also includes an Xcel Energy substation. Specific considerations and actions were taken to ensure safety and coordination with the Xcel Energy to ensure that power supply and utilities were not disrupted during construction.
During construction, the city installed a new lift station on the site to facilitate the storage, pumping, and disposal of sanitary waste. This addition is a significant infrastructure improvement that enhances the site’s functionality and benefits the surrounding area by improving sanitation and waste management.
Despite the challenges associated with the site’s location, the property’s strategic proximity to The Great River Landing offers residents an invaluable neighborhood amenity. For those living in the Great River Residences, it means easy access to the park and trails, significantly enhancing their quality of life and creating a natural extension of their living space. This closeness to The Great River Landing fosters community engagement, encourages outdoor recreation, and promotes a deep connection with nature, making Great River Residences an even more appealing and comprehensive residential choice for the residents of the City of Onalaska.
Great River Residences during construction
Great River Landing Trails
Great River Landing
Great River Residences Case Study 3
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Project Financial Information
2019 Assessed Value: 2019 Real Estate Taxes:
$0 $0
$16,524,697 TOTAL PROJECT COST:
Assessed Value (Stabilization):
$14,545,600 $235,562.09 $235,562.09
Real Estate Taxes: Increment Created:
*The above numbers are based on the economics prior to breaking ground for construction.
Number of Residences: Number of Bedrooms:
101 155
Amount of Commercial/Community Space:
2,000 sf
Number of Parking Spaces:
156
• Garage/Enclosed:
77 79
• Surface (including on-street):
Project Timeline
Great River Residences Commercial Building, located at 100 Irvin St.
2018
2019
2020
July
April
September
August
July
Development Agreement Completed
Building One Occupancy
Entitlement/ Rezoning
Ground Breaking
Building Four Occupancy
About Three Sixty The Three Sixty vision is to plan, develop and manage projects that will positively impact the communities as a whole - by stimulating growth and improving the lives of the people throughout the neighborhoods we serve. Three Sixty Real Estate Solutions is a vertically integrated, full-service real estate company with a community first mindset, only embarking on projects that will positively impact the community, the neighborhood, the customer and our team. Our expertise of the multi-family industry, from construction to management, allows us to yield long-term investment and catalyze growth by creating a sense of place that strengthens the neighborhoods. Our name is derived from the full circle of services we provide and our commitment to a project from start to finish. We have grown to be a successful, full-service real estate company because of the years of diligent and successful planning, developing and managing of all of our properties. We serve our customers at a level that exceeds industry standards and we provide quality outcomes for all partners.
Contact us: 608-782-7368 Development@threesixty.bz 1243 Badger St. La Crosse, WI 54601
www.threesixty.bz
Great River Residences Case Study 4
Case Studies
Milltown Residences
Project Summary
Quick Facts
The Milltown Residences Development is a comprehensive project catalyzed by the City of River Falls work on Desanctis Park, desired additional Park improvements, and meeting the City Objectives defined in the City of River Falls Housing Study. The central focus of the project involves the construction of 84 town-homes in the vicinity of DeSanctis Park. These town-homes provide modern sustainable housing options, catering to the diverse needs of the River Falls community, and contribute to the neighborhood’s overall aesthetic and vitality. The first-floor apartments offer one and three-bedroom ranch-style options with a zero entry and in-floor heating. The apartments on the second level offer town-home-style living in two-bedroom and three-bedroom options. Another component of the project was to enhance DeSanctis Park’s accessibility and utilization. The city of River Falls prioritized the addition of a parking lot, making it easier for residents to enjoy the park’s amenities. This improvement created a welcoming and vibrant public space for recreational and community activities. The Glover School, a historic institution in DeSanctis Park, was non-functional due to a lack of essential utilities such as water, sewer and heating/cooling systems. As part of this project, the restoration of Glover School was considered to keep the community history, ensuring its legacy continues for community residents. The project also included realignment of a nearby intersection as well as an addition of a park path connecting to a newly constructed parking lot to allow for emergency vehicle access. The Milltown Residences is a collaborative effort between the City of River Falls and the development team, aimed at improving the quality of life for residents. It embraces sustainability, community engagement, and safety while preserving the natural beauty and recreational value of DeSanctis Park.
1570 DeSanctis Place, River Falls, WI 54022 Location
Multifamily Residences Project Type
Architect/Engineer I & S Group Inc. (ISG)
Builder Mettera, LLC
Management Three Sixty Real Estate Solutions, LLC
Website https://milltown.threesixty.bz/
Special Features Prairie restoration, utilities and functionality to Glover Schoolhouse within DeSanctis Park, Bike/Pedestrian Sidewalk Extension
www.threesixty.bz
Milltown Residences Case Study 1
Design
Milltown Residences was constructed from the ground up by Mettera, LLC, Three Sixty’s self-performing construction company. Mettera believes in partnering with smaller, local contractors, allowing our developments to weave in an important fabric of local community support, respect and ownership. The design consists of 4 town-home buildings each consisting of 21 residences in a mix of 1, 2 and three bedroom apartments. They feature gazebos, fire pits, grills and sitting areas between two of the buildings for community gatherings. Providing spaces for socialization fosters a strong sense of place for residents. In a thoughtful and sustainable approach, garden boxes have been integrated into the design of the Milltown Residences. These garden boxes serve a dual purpose, benefiting both local wildlife and the residents, while contributing to the overall community and environmental well-being including biodiversity enhancement, food security, and connection to nature.
Additionally, the strategic location of the property adjacent to DeSanctis Park provides residents with an invaluable neighborhood amenity. Residents of the town-homes will enjoy the added benefit of easy access to the park, enhancing their quality of life and offering a natural extension of their living space. This proximity to DeSanctis Park further promotes community engagement, outdoor recreation, and a sense of connection with nature, making the Milltown Residences an even more attractive and holistic residential option for the City of River Falls’ residents.
Milltown Residences Rendering
Sustainability When it comes to sustainability very few principles are more important to us than the impact of the local factor. Be it local sourced materials, local produced products, local jobs or supporting good paying job growth! This is our commitment ,where applicable, to using local based businesses in this development; we are committed to keeping it local. Our team focused on many strategic sustainable methods in this development including: • Creating a tight building envelope that uses best practices for lower energy consumption, utilizes sustainable high quality materials, and energy efficient designs. • Creating an environment that highlights and respects our natural resources and is designed in a method that connects people to the resource. • Storm water retention and management that will manage the water on-site. • Landscaping will use native plants and provides a food source for both people and wildlife. Garden boxes were added on-site for residents and a natural prairie was planted replacing sod along West Division St. creating living spaces that promote the well-being and health of both humans and the natural environment. • Building design will utilize natural light to create more creature comfort and reduction in energy needs. • It is the intent of this project to create a healthy living model with close access to pedestrian resources such as DeSanctis Park and the Glover School. • Bio-filtration, engineer soil to remove contaminants, native plant ecol- ogy, and rain gardens.
DeSanctis Park trails and creek adjacent to Milltown Residences
Restored (and managed) 48 acres of the previous tilled field into a natural pollinator prairie in La Crescent, MN, similar to the prairie gardens at Milltown Residences.,
Milltown Residences Case Study 2
www.threesixty.bz
The Site and Background
River Falls, situated in St. Croix and Pierce Counties, is a thriving and dynamic community with a population of 15,256. Over the past seven years, the city has experienced a consistent growth rate of 1.7 percent, reflecting its attractiveness as a place to live and work. Positioned in western Wisconsin, River Falls enjoys the advantages of its proximity to the Twin Cities markets, making it an appealing choice for residents and businesses alike. The city’s strategic location, combined with its ongoing growth, and leadership underscores its potential for economic development and community enhancement. Milltown Residences is situated on 7.09 acres along West Division Street just south of DeSanctis Park. It is also three blocks west of an Elementary school.
Map of Milltown Residences in connection to DeSanctis Park
DeSanctis park has many natural amenities including native prairies, trails, sledding hill, and the historic Glover School. The Elected Officials and City Staff had a vision to add infrastructure to DeSanctis Park to make the park more accessible, ensure the public use of Glover School, and add value to community residents. As part of the public-private partnership and as a component of Milltown Residences, infrastructure was added to parking, water/sewer, and additional roadway access for emergency vehicles. The site of Milltown Residences matches Three Sixty’s testament to the commitment of providing a place to live which promotes a healthy and enriching lifestyle for our residents. Milltown Residences aligns perfectly with our core belief that any project should be a true asset to both the residents and the broader community.
Milltown Residences during construction
Milltown Residences construction, showing historic Glover School
Milltown Residences Case Study 3
www.threesixty.bz
Project Financial Information
2019 Assessed Value: 2019 Real Estate Taxes:
$0 $0
$17,411,186 TOTAL PROJECT COST:
2022 Assessed Value (Stabilization): 2022 Current Real Estate Taxes:
$9,828,200 $163,724.97 $163,724.97
Increment Created:
*The above numbers are based on the economics prior to breaking ground for construction.
Number of Residences: Number of Bedrooms: Number of Parking Spaces:
84
164 199
• Garage/Enclosed:
91
• Surface (including on-street):
108
Project Timeline
2020
2021
March
August
RFP Accepted
Plan Commission
RFP Due January
Building One Occupancy June
Building 4 Occupancy December
Rezoning May-July
Development Agreement Completed Ground Breaking October
About Three Sixty The Three Sixty vision is to plan, develop and manage projects that will positively impact the communities as a whole - by stimulating growth and improving the lives of the people throughout the neighborhoods we serve. Three Sixty Real Estate Solutions is a vertically integrated, full-service real estate company with a community first mindset, only embarking on projects that will positively impact the community, the neighborhood, the customer and our team. Our expertise of the multi-family industry, from construction to management, allows us to yield long-term investment and catalyze growth by creating a sense of place that strengthens the neighborhoods. Our name is derived from the full circle of services we provide and our commitment to a project from start to finish. We have grown to be a successful, full-service real estate company because of the years of diligent and successful planning, developing and managing of all of our properties. We serve our customers at a level that exceeds industry standards and we provide quality outcomes for all partners.
Contact us: 608-782-7368 Development@threesixty.bz 1243 Badger St. La Crosse, WI 54601
www.threesixty.bz
Great River Residences Case Study 4
Case Studies
The Hub on 6th
Project Summary
Quick Facts
The Hub on 6th, in collaboration with Borton Construction INC. and Three Sixty Real Estate Solutions, LLC, was as an emblem of transformation, turning a 1963 county administration building into a vibrant and contemporary residential and retail building. In 2015 Three Sixty Real Estate Solutions, LLC and Borton Construction began the re-development of the 107,000 square foot building with plans to convert it into housing. In 2017, the transformation began on this $14.5 million project. The vision was to revitalize the existing structure and bring new life to downtown La Crosse, WI. The asbestos removal process, typically a five-month endeavor during demolition, was remarkably expedited to just five weeks, thanks to the efficiency of technology. The original administration building plans suggested a capacity for a fourth floor in the existing three-story office wing. This created the opportunity to use original plan information and add a level of two-story Condos on the roof. The expansion resulted in the creation of 17 condominiums, responding to the demand for downtown living and the desire of individuals to own their own property. The sustainability approach taken in re-purposing this building is inherently eco-friendly, opting for reuse over demolition. Key initiatives included salvaging steel jail cells, re-purposing cement blocks and clay tiles for road base, and installing a photo-voltaic solar system on the roof. Furthermore, a central water system significantly minimized the carbon footprint associated with supplying hot water to all occupants. The Hub on 6th now offers unparalleled living and design for residents searching for an urban amenity-rich environment. The 95 rental units and the 17 owner-occupied lofted rooftop condos with the 6,000 square foot commercial space represent what can happen when you re-imagine rather than demolish.
415 6th St. N, La Crosse, WI Location
Adaptive use into multi-family mixed use Project Type Architect/Engineer HSR Associates
Builder Borton Construction
Management Three Sixty Real Estate Solutions, LLC
Website https://hubon6.threesixty.bz/
Special Features Mixed Use, Multi-family housing, Condos and retail space.
www.threesixty.bz
The Hub on 6th Case Study 1
Design
The building’s conversion into a mixed-use redevelopment involved several structural modifications. The addition of exterior patio spaces and current interior corridor preferences required a vertical expansion with two new levels. However, the wood-frame bearing walls of these new levels did not align with the existing steel frame, necessitating the design of a transfer steel system. Simultaneously, the basement was transformed into parking space, involving the removal of three columns to accommodate a circular driving pattern. This required a thorough review
The Hub on 6th Rendering
of new column loadings, existing footing sizes, and the addition of new transfer beams. The original two-story jailhouse wing was re-purposed into lower-level retail and second-level apartments, while a fitness room replaced the original mechanical penthouse. A rooftop basketball court was designed for the two-story wing, prompting the addition of new joists and steel framing to support the external decks. This comprehensive structural transformation addressed both aesthetic and functional aspects, turning the building into a diverse and contemporary mixed-use space.
The outdoor sign is unique and symbolic element that pays homage to the building’s history. What makes it truly special is that it incorporates steel reclaimed from the former jail walls, infusing the sign with a touch of the structure’s heritage. It becomes a focal point, telling a story of the building’s history and transformation, making it more than just a sign but a piece of art with a meaningful narrative sensation of the building’s evolution. The Hub on 6th sign made from re-purposed material
Sustainability Just by the nature of re-purposing this building in lieu of completely demolishing it represents a conscious effort to make the most of existing resources and minimize waste. A few items to note in this project was the salvaging of the steel jail cells, and the reuse of the cement block and clay tile for road base. Additional sustainable approaches in this project include: • Photo voltaic solar system on the roof. • A central water system supplying hot water to all occupants. • Building design utilizes natural light to create more creature comfort and reduction in energy needs. • Bike-friendly infrastructure: bike storage facilities, air pumps and racks for promoting sustainable transportation alternatives, reducing the reliance on cars and promoting a healthier lifestyle. • Garden boxes were added on-site for residents with a variety of edible plants including tomatoes, strawberries, and elderberries. Apple trees were included in the landscaping. • A low maintenance pollinator prairie was planted replacing sod along 4th St. creating biodiversity, wildlife habitat, erosion control and carbon sequestration. • Rainwater gardens for retention and storm water management. • Proper grading and downspout placement that directs rain and melting snow to multiple bio-filtration areas to naturally soak up, and filter polluted runoff.
The native prairie at The Hub on 6th holds hundreds of native plants that provide a habitat for a multitude of pollinator insects.
Photo voltaic solar system on the roof of The Hub on 6th
The Hub on 6th was the winner of the 2023 Soak It Up Award. This award, given by the La Crosse Area Waters, honors properties who have completed a landscaping project that reduces storm-water runoff; improving water management in our communities, the condition of local waterways, and livability of neighborhoods.
The Hub on 6th Case Study 2
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The Site and Background
In May of 1965, the dedication of the La Crosse County Administrative Building took place. For the next thirty-two years, the building housed the county administrative offices, the courthouse and the jail. It was in 1997 that the county board voted to sell the building for $250,000 rather than spend an estimated $18 million to remove asbestos and renovate it. In 2015 the partnership of Three Sixty Real Estate Solutions LLC and Borton Construction purchased the 107,000 square foot 51-year-old building for $250,000 with plans to convert it to housing for students. Upon further research, there was a need in the housing market for middle-income professionals who wanted to live in the downtown La Crosse area. Moreover, new information emerged about the original building plans was designed
Old County Administration Building
for a fourth floor. The project evolved to include condominiums 17 owner- occupied lofted rooftop condos as well as a 6,000 square foot commercial space on the first floor. In September 2017, the demolition of the old administrative building’s interior began and was remarkably expedited to five weeks instead of the usual five months, thanks to a robot from Interstate Sawing. The demolition involved removing over 80 tons of walls, steel, and asbestos. The careful dismantling and preservation of steel from the former jail walls took time. City and county officials, along with the partners on the project, spoke at the
The Hub on 6th completed
Groundbreaking celebration on Thursday, November 2, 2017. The grand opening celebration took place on September 13, 2018. All 17 condominiums were sold within the first year. Leasing continues to have a 90% or higher occupancy rate. The commercial space was sold in 2023, and is occupied by Brilliant Bodyworks Salona and Spa.
Marvin Wanders, Owner of Three Sixty Real Estate Solutions, stands in one of the original jail cells of the county building before demolition.
Removal of 80 tons of wall, steel and asbestos during the demolition phase
Additional 4th floor of condominiums added.
The view from a condominium patio.
The Hub on 6th Case Study 3
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Project Financial Information
2017 Assessed Value: 2017 Real Estate Taxes:
$0 $0
TOTAL PROJECT COST:
2023 Assessed Value (Stabilization): 2023 Current Real Estate Taxes:
$12,704,500
$245,518
$14,500,000
Increment Created:
$163,724.97
*The above numbers are based on the economics prior to breaking ground for construction. The above numbers includes condos. Apartments Condos
Number of Residences: Number of Bedrooms: Number of Parking Spaces:
95
Number of Residences:
17 15
137 136
2 Bedroom 3 Bedroom
2
• Garage/Enclosed:
24 40 72 76
Commercial Space
6,000 Sq Ft
• Surface (including on-street):
• Pine St. Parking
Number of Storage Units
Project Timeline
2015
2017
2018
March
November
December
September
The Hub on 6th Grand Opening
Purchased building from The County of La Crosse
Demo Building & Construction Begins
Stizo transferred the property to The Hub on 6th
About Three Sixty The Three Sixty vision is to plan, develop and manage projects that will positively impact the communities as a whole - by stimulating growth
and improving the lives of the people throughout the neighborhoods we serve. Three Sixty Real Estate Solutions is a vertically integrated, full-service real estate company with a community first mindset, only embarking on projects that will positively impact the community, the neighborhood, the customer and our team. Our expertise of the multi-family industry, from construction to management, allows us to yield long-term investment and catalyze growth by creating a sense of place that strengthens the neighborhoods. Our name is derived from the full circle of services we provide and our commitment to a project from start to finish. We have grown to be a successful, full-service real estate company because of the years of diligent and successful planning, developing and managing of all of our properties. We serve our customers at a level that exceeds industry standards and we provide quality outcomes for all partners.
Contact us: 608-782-7368 Development@threesixty.bz 1243 Badger St. La Crosse, WI 54601
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The Hub on 6th Case Study 4
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