RacinePost contest! Name these signs in West Racine

 Think you know West Racine? Prove it by entering RacinePost's sign scavenger hunt.

The image above is a collection of pictures of letters taken from signs outside of businesses in West Racine. Identify what signs each of the letters come from and email the list to: racinepost@gmail.com.

If you're the first person to correctly identify all 10 letters, you'll win a $20 gift certificate from Wilson's Coffee and Tea. All entries that get the 10 letters correct will receive a RacinePost bumper sticker and window cling.

The deadline to enter is June 30. If no one gets all 10 letters correct, the winner will be based on the most correct letters. Ties will be broken based on who entered first. 

Good luck and happy hunting!

p.s. Here's a few tips ...

1. If you click on the image above you'll get a larger picture.
2. All signs are located between West Blvd and Blaine Ave.
3. All signs can be seen from sidewalks.

Update: We have a winner! 10-year-old Sophia Torosian was the first to name all 10 signs correctly. She wins a $10 gift certificate to Wilson's Coffee and Tea. Proud mom Sue wrote in that Sophia new three of the letters before they left the house, and answered the rest on a walk through West Racine.

Thanks to all who entered! And, here's the correct answers for the sign above:

W - from the West Racine Farmer's Market sign
E - Bendtsen's Bakery
S - DeRango's
T - Copy Cat Music

R - REA Building
A - Roots and Legends
C - Molbeck's
I - Infusino's
N - Nelson's
E - Larsen's

West Racine features art of many different sorts

Don Vander Leest discusses his landscapes with West Racine Art Walk visitors

Art is where you find it. Saturday it was in West Racine, in some unusual places.

Various artists were ensconced in some of the retail stores -- The Red Bell, Nelson's Variety, Commitments, for example. But there also was artistry of a different sort at Larsen Bakery, Gethsemane Lutheran Church and the storefront that used to be Riley's Sweet Shop. All you had to do was join the shoppers wandering from store to store during the West Racine Art Walk to find it.

Here's some of what we saw (and none of it involved the news (or non-news) about the potential gas station / restaurant that may (or may not) locate at the corner of Washington and West Blvd.              

 Copy Cat music was graced by two artists: painter Don Vander Leest displayed prints and paintings inside, and guitarist Daniel Robinson played outside, entertaining shoppers walking by.Vander Leest said he's been painting  since he was in the third grade. As for selling: "The exchange of money just keeps me in paint and paper," he said with a smile. "The greatest satisfaction is when people find something that graces their house. That's what I love."

In The Red Bell, a store full of children's toys and crafts,  sat artist and teacher Nancy Justus, a former painter now working a new medium: fibre art. She was sitting in the entryway, sewing a large fabric piece, one she said would take her at least three weeks to complete. "I've been accused of being hyper-active. It's so satisfying when it's done," she laughed. She stopped long enough to display the piece to three-year-old Anna Johnson and her mother, right.

In Johnson's Home Furnishings store, well-known landscape and lighthouse painter Jean Thielen displayed a wall of photos, and talked to a steady stream of fans. But in the moments between visitors, she sat quietly sketching the beginnings of a new painting -- a commissioned portrait of a young boy adopted from Russia. Photos of the boy and his brother are behind Thielen.

Nelson's Variety Store had something different as well: Harold Solberg held forth at the lathe, turning small bowls and explaining his work methods to fascinated onlookers. One interesting tip: When he turns the inside of a bowl, Solberg's lathe rotates in reverse, so he gets a better look at what his turning chisels are accomplishing.

Larsen Bakery had an unadvertised special. Oh, there was a visiting artist in the store -- a jewelry maker alongside the display cases with tasty treats -- but I was more interested in what I glimpsed through their window, in the back room behind the bakery showroom. Working quietly and alone decorating a variety of beautiful cakes, was a young woman wearing a Muslim head scarf. She turned out to be Beth Sharid, 30, who grew up in Kuwait and Iraq, living through invasions by both Saddam Hussein and American troops.

She comes from a family big enough by current standards for an American TV show: eight brothers and four sisters. "Enough kids to take care of me in my old age," her father said. Beth came to Racine 10 years ago (following a brother who came to the U.S. to study engineering in 1995.) Her artistry crosses borders as well: She started drawing as a little girl, and later became a professional seamstress. At Larsen's for 18 months, she makes pastries and desserts -- and decorates special cakes.

And now for something else unexpected: In the former Riley's Sweet Shop -- now an Hispanic storefront church -- is a large scale model of Jerusalem during the time of Jesus. The model will be there for awhile, so be sure to stop in.

And finally, art of yet another different sort, found deliciously in the kitchen of Gethsemane Lutheran Church, where the annual aebleskiver breakfast was under way. Wearing their Danish flag aprons, women of the church turned out hundreds of the spherical, apple slice pancakes -- and had trouble keeping up with the demand. Here, Trudy Rozzoni pokes the latest batch, telling them to hurry. Once the breakfast crowd was sated, the cooks moved on to meatballs for lunch.

Art can be so satisfying!

Celebrating 175 years: West Racine

This view is looking west on Washington Avenue from West Boulevard. The first block shown in this view was razed in recent years for redevelopment. A gas station is planned for the site. 

Photo courtesy  racinehistory.com

By Gerald Karwowski, racinehistory.com

West Racine as we know it today dates back to the 1890s, when pioneer farms in the area were being sub-divided for businesses and residences.

The early history of area dates back to the mid-1800s when there were plank roads and pioneer homesteads. One of the earliest settlers was a man named William Bull. In the 1840s, Bull built a fine home on the Southside of the Territorial Road (Washington Avenue). The main floor of the home was spacious, and laid out with a fireplace in each of its east and west rooms. The staircase banister, spindles, and newell post were produced from a walnut log found near the Rapids (Horlick’s Dam) and were made by the Lucas Bradley Planning Mill. During the Gold Rush of 1849, Bull and another pioneer took off to California to seek their fortunes.

This rare photo c.1910, of a young boy and his dog on the front porch of the Nicholas D. Fratt mansion was taken by Racine photographer Wilfred G. Marshall. The south end of the electric railroad depot passenger platform roof and Mound Cemetery are in the background. Photo courtesy racinehistory.com

Before Bull left, he leased his farm to a Mr. Rose who converted the first floor of the home into a tavern. The upper floor of the house was unfinished so Rose proceeded to construct 11-rooms, two central rooms that were surrounded by nine sleeping rooms. On a post at the side of the road was a sign picturing a large bull’s head. This tavern would be an oddity today because West Racine has been a dry area for decades. The law at the top of the list in West Racine is, "There shall be no taverns in West Racine."

William Bull’s daughter Frances Gibson, poses with the old William Bull  homestead (Bull’s Head Tavern) in the back ground. ca. 1923. The historic  building was located at the south west corner of Washington and Grove Avenues. 

Photo courtesy  racinehistory.com 

In the early 1850s plank roads were becoming popular. According to Racine’s first city directory published in 1850 by Mark Miller "The first Plank Road within the limits of our young and flourishing state, is through their energy completed as far as Rochester and Burlington - 30 miles out. Pay as you go, is their adopted motto, both in their individual and corporate capacity."

Oak planks were used because they withstood wear better than pine, but the roads still needed repair often. If a person wanted to drive a vehicle on the road he would have to pay a toll of 25 to 40 cents. Other charges were 4 cents a mile for twenty cows or 3 cents a mile for twenty sheep or swine.

There was also a ten dollar fine for evading the toll.

In 1851, the Rock River Plank Road Company purchased 1/4 acre next to the school property ( Blaine and Washington Avenue) and built a toll gate house. According to records at the Register of Deeds’ office the property was sold back to Nicholas D. Fratt in 1861. Later the Toll house was bought by Charles Reed, who moved it to his farm located on the northwest corner of Washington and Lathrop Avenue. The building was converted into a home and still stands at 1128 Lathrop Ave.

This rare photo shows the old Racine & Rock River Plank Road Co.  toll gate house  after it was moved to the Charles Reed farm in the 1860s  and converted into a home (now) 1128 Lathrop Avenue. The building originally  stood on the north side of the Plank Road (Washington Avenue) where Blaine Avenue intersects. Later the home was totally remodeled  and the farm land was sub- divided creating what is known as  Man-Ree Park. 

Photo courtesy  Hattie Reed La Mack/racinehistory.com   

Toll roads were short lived. Even while the roads were constructed, Racine along with other communities began to get railroad fever.

Nicholas D. Fratt, President of the First National Bank of Racine, purchased the Weed farm of approximately 200 acres in 1855. Fratt named the farm Sylvan Dell, after the Sylvan Creek which flowed through the property. All that remains of the creek today is a small lagoon at Mound Cemetery.

The large cream brick Fratt mansion was located about were the old Piggly Wiggly parking area was. Fratt sold the mansion and property in 1892. The home was later used to house the West branch of the Racine YMCA.

Today the business section houses furniture sales, bakeries, restaurants and other numerous small businesses.

This view looks east on Washington Avenue from the intersection of Hayes Avenue about 1940. The West Racine business district had all the things needed to sustain the area residents. There were barber shops, meat markets, grocery stores and three drugstores operating all at the same time. It was also the home of a number of quality bakeries that made the famous Danish pastry "Kringle." For decades West Racine businessmen hosted "Western Days." The event featured a parade and contests all done in a western style. Store owners and clerks would wear western clothing while assisting customers during the annual sidewalk sales 

Photo courtesy racinehistory.com 

During the 1930s Christensen operated this Standard Oil Company station at the NE corner of Washington and Lathrop Avenues for many years. A time in history the filling station attendant would fill your gas, check your oil, wash your windows and air up your tires. It was truly an era when every customer was a valued asset.  
Photo courtesy  racinehistory.com 

Another twist for proposed new construction in West Racine

As if it needed another twist, the proposed grocery store, restaurant and gas station got one.

The city's Redevelopment Authority is scheduled to take up the project Wednesday and early indications are the committee isn't happy that project is expected to cost less than $5 million to build (how much less is a matter of dispute).

But Tom Tousis, who wants to build on the vacant lot at the corner of Washington Avenue and West Boulevard, is responding to the city with a cryptic agenda item that could further complicate a complicated project.

Tousis sent the city a letter requesting the RDA add an agenda item that reads, "Concerns about the condition of West Racine Redevelopment site (Washington Market site) and liability issues resulting from recent discovery." Tousis' team won't reveal what the "discovery" is until Wednesday's meeting.

It should make for interesting discussion, especially since it was added to the agenda right after the committee takes up Tousis's request for an extension for the West Racine redevelopment project.

The bigger question, though, may be whether the RDA pulls enough members together to hold a meeting. The RDA has canceled its last two meetings due to a lack of quorum.

Board shows support for West Racine grocery store, gas station, but city still has questions

Architect Ryan Rudie, of Butterfield, Rudie and Seitz, stands before the Access Corridor Review Board Thursday to discuss a proposed grocery store, restaurant and gas station in West Racine. Rudie designed the $4.2 million project proposed by Tom Tousis.


Pieces may be falling into place for a proposed grocery store, restaurant and gas station in West Racine.

The $4.2 million project took a small step toward City Council approval Thursday night when the Access Corridor Review Board took up the project. The board voted unanimously to defer the project to a special meeting sometime before the March 31 Plan Commission meeting.

(Photo-Right: Zak Williams, a spokesman for Tom Tousis's West Racine development, talks with city planner Matt Sadowski following Thursday's Access Corridor Review Board meeting.)

City Planner Matt Sadowski ran through a list of concerns the Planning Department had with the projects ranging from more windows and the placement of doors, to the location of fuel tanks near utility easements and proposed signage. Also, the state may have to review the entrance and exit off of Washington Avenue, Sadowski told the board.

But Sadowski also listed positives. Most materials selected for the 14,000-square-foot building fit with the West Racine design guidelines and the copper, historic-style canopy over the gas pumps fits the need for an architecturally significant design, he said.

Discussion among the board focused more on process than whether the proposed design was a good fit for West Racine. After a flurry of procedural moves, the committee settled on holding another meeting and directing staff to work with Tousis to address their concerns.

Zak Williams, a spokesman for Tousis, said the city's concerns could be addressed with "minor changes" settled in a half-hour meeting.

"Tom feels good about tonight," Williams said.

(Photo-Right: Frank Smith and Alderman Jim Spangenberg, both members of the Access Corridor Review Board, talk after Thursday's meeting.)

Despite the unanimous vote, it's still unclear where the majority of the board sits on the proposal. If Tousis can work out a deal with city planning, it appears he'll have the support of aldermen Mike Shields, Jim Kaplan and David Maack. But it's clear Alderman Jim Spangenberg has not softened his opposition to the project, which he describes as a gas station in the middle of a neighborhood.

Spangenberg also raised questions about additional traffic the development will bring to the corner and the value of the new construction, which he suggested may not be valuable enough to pay off the loans the city took out to clear the site for redevelopment.

"If we wanted a gas station we could have had it five years ago," Spangenberg said.

Shields (left with Kaplan) took the lead on the board's discussion, immediately moving to approve the project's design. Kaplan seconded the motion, and both aldermen came out firmly in support of the proposal with changes recommended by city development.

Maack attempted to serve as the voice of clarity in a confusing discussion over what, exactly, the board could approve or defer. After settling procedural disputes, he seemed to give tentative support to the proposal with the changes recommended by city planning.

Kaplan is clearly in favor. He held up a picture of the empty gravel lot that's now on the proposed site at the corner of Washington Avenue and West Boulevard and said Tousis' project would be a much better gateway to West Racine.

"It's a lot more attractive than an empty lot with a pine tree and a bus stop," Kaplan said.

He added: "This is a wonderful business for Racine. If West Racine doesn't want it, you can come to Douglas Avenue and the Fourth District any time you want."

As a side note, there's a peculiar dispute going on over the estimated value of Tousis' project. The JT, like us, reported Monday that the scaled-down project - it's smaller because of easements on the property - was valued at $4.2 million, which is about $1 million less than the original proposal.

JT reporter Michael Burke then corrected their story the next day saying the new project costs $2.8 million, and attributed the number to Williams. The problem is Williams denies ever saying the project was worth $2.8 million, and the JT now has a story on its site correcting the correction and returning the project's total value to $4.2 million.

Meanwhile, the JT "corrected" its original story by changing the project's estimated cost to $2.8 million, but has yet to change the number back to what it's now reporting is the correct number.

West Racine grocery store faces buzzsaw of opposition

The proposed grocery store in West Racine is headed for a buzzsaw of opposition this week.

The Access Corridor Review Board is set to take up Tousis's $4.2 million project on Thursday. The committee, which is advisory to the city's Plan Commission, is stacked with opposition.

Opponents include Alderman Jim Spangenberg, who has publicly fought the project for several months, Dave Namowicz, president of the Douglas Avenue Business Improvement District who has been quietly angling against the project, and Mitch Wemmert, owner of Mitch & Marty's gas station, which competes with Tousis' Better Day BP on Douglas Avenue.

Other members of the committee include: Chief Building Inspector Rick Heller, Aldermen David Maack, Jim Kaplan and Michael Shields, Linea Anthony, Randy Aukland, Steve Joosten, Frank Smith, Kelly Jensen, and Mark Madsen.

The three opponents could cause problems for Tousis's proposal, but they can't outright kill the project.

The Access Corridor board focuses on projects in the city's main corridors - including Washington Avenue and Douglas Avenue - and determines if they're a good fit for what are, essentially, the welcome mats to Racine. Members will vote on Tousis's project, but the Plan Commission, chaired by Alderman Greg Helding Mayor John Dickert, doesn't have to take their recommendation.

The same goes for the City Council and the Plan Commission. The council, which has final say, can go against the Plan Commission, though it's rare, particularly if the commission votes against a proposal.

So in that sense, Access Corridor could sway the Plan Commission, which could sway the council, which will decide if the West Racine grocery store, restaurant and gas station move forward.

That sets up a showdown between Tousis and three of his critics - public or otherwise - at Thursday's meeting. Should make for some interesting exchanges.

Tousis adds urban garden to West Racine proposal

Tom Tousis' loss may be urban gardeners' gain.

His plans for a West Racine grocery store, restaurant and gas station now include an urban garden along Grove Avenue. The garden was added to the plan after Tousis shrunk the size of his buildings to accommodate a utility pipe that runs through the property.

While the utility pipe reduced the estimated cost of the project from $5.2 million to $4.2 million, it led to some interesting change in the building's style and the project's overall feel. The proposed buildings are modeled after the Milwaukee Public Market and similar public markets in Seattle and Toronto. They combine a historic feel with a modern look to create a unique structure Tousis hopes will become a hub for the community.

"This is the way grocery stores used to be," said Zak Williams, a spokesman for Tousis. "People can come here to the grocery store, eat at the restaurant, fill up their car and have an opportunity to have a community garden."

Other unique features of the project include a stylized copper canopy for the gas station modeled after a train depot, space for the West Racine Farmers Market, the latest lighting technology from Ruud Lighting and a large mural along Grove Avenue reminiscent of the advertising on the side of historic brick buildings.

"The building lends itself to the architecturally consistent nature of the neighborhood," Williams said.

An artist's rendering of the copper canopy Tom Tousis is considering for his

development at Washington Avenue and West Boulevard in West Racine.

The new design marks a turning point for Tousis's controversial project, which drew objections for being a gas station despite also bringing a grocery store and sit-down restaurant to West Racine. Tousis eventually secured an option to build on the site, but then nearly backed out of the deal after questions arose over a utility pipe on the property that forced Tousis to rework the proposal.

His new building is about 14,500 square feet with 7,200 square feet for the grocery store, 2,000 square feet for a 100-seat restaurant and another 5,200 square feet for a second story above the grocery store. The original plans called for a 10,000-square-foot grocery store and a 3,000-square-foot restaurant.

The community garden would be about 7,500 square feet with water available to the plots, Williams said Tousis is working with Patti Nagai at the UW-Extension to run the garden.

The proposed site plan for the "Washington Market" at Washington Avenue and West Boulevard in West Racine. The grocery store and restaurant are located at Washington and Grove avenues, with the community garden just south along Grove. The gas pumps are located east of the building, and a 56-car parking lot is south of the gas pumps.

While the garden space is designated for potential future construction, Williams said there are "absolutely no plans" to build on the site in the near future.

The proposal heads to the city's Access Corridor Design Review Committee on Thursday. Alderman Jim Spangenberg, an outspoken critic of Tousis' plans, sits on the committee, which is chaired by Chief Building Inspector Rick Heller. Other members of the commission include Aldermen David Maack, Jim Kaplan and Michael Shields, David Namowicz, Linea Anthony, Randy Aukland, Steve Joosten, Frank Smith, Kelly Jensen, Mitch Wemmert and Mark Madsen.

While the committee will consider the proposal, it does not have definitive say over the project. It serves as an advisory committee to the Plan Commission, which could take up the plan as early as March 31.

Tousis makes $5,000 payment to secure West Racine option

(Above) Realtor Karen Sorenson, Landmark Title owner Mike Staeck and City Development Director Brian O'Connell meet in O'Connell's office on Monday afternoon. Staeck was delivering a check from Developer Tom Tousis to secure an option on land at the corner of Washington Avenue and West Boulevard in West Racine.

Tousis intends to build  a grocery store, gas station and restaurant on the site. His plans were delayed, however, when it was discovered a stormwater pipe was bisecting his proposed building. The city's Redevelopment Authority, which technically owns the property, voted last week to give Tousis until Monday at 4:30 p.m. to make a $5,000 payment to secure the option. The check was delivered Monday at 4:10 p.m.

Tousis' proposal now heads to the City Council for approval. It's scheduled to go to the Access Corridor Review committee, which will evaluate the merits of the project. O'Connell said Monday it's unclear when Tousis' proposal will be taken up, because changes are likely coming to the project. 

Proposed West Racine grocery store, gas station faces Monday deadline

Jim Spangenberg, Nicole Loop, Brian O'Connell, John Crimmings and Jean Wolfgang

at Wednesday's RDA meeting.

Developer Tom Tousis has until Monday at 4:30 p.m. to pay the city $5,000 or he'll lose an option on the West Racine site where he intends to build a grocery store, restaurant and gas station.

The city's Redevelopment Authority voted 3-2 to set the Monday deadline after Tousis missed a Jan. 16 deadline to make the payment. Tousis withheld payment after discovering a pipe on the property, located at Washington Avenue and West Boulevard, ran through the middle of his proposed building.

The standoff is based around the complicated, and distrustful, relationship between Tousis and city officials. Tousis claims the city has worked against his project, most recently, by not telling him about a stormwater pipe that runs through the property.

On the flip side, city officials are mystified by Tousis' unwillingness to meet deadlines and follow through on a development he's spent $30,000 on to this point.

Assistant City Attorney Nicole Loop said, legally, Tousis is in breach of contract for failing to pay the $5,000 on time.

"I'm at a loss of where this is coming from," she said.

"If he'd set out to complicate a matter, he couldn't have done a better job," O'Connell added about Tousis.

But the RDA was unwilling to kill Tousis' project Wednesday. Alderman Jim Spangenberg, an outspoken opponent of the proposal, moved to end Tousis' option on the land, but the motion died because no one else seconded the motion.

Cory Mason, a member of the RDA, then sifted through the issue and came up with a proposal to give Tousis until Monday to pay. Spangenberg then moved to set the deadline until Friday, but his amendment was defeated 3-2. The Monday deadline then passed 3-2, with RDA Chairman John Crimmings, Mason and Scott Terry voting in favor. Spangenberg and Robert Ledvina voted against the proposal.

It's unclear what Tousis will do next. He's deposited $5,000 with Landmark Title with the intention of releasing the money to the city when he gets a reliable survey on the West Racine site.

But the RDA made it clear Wednesday Tousis needs to pay the money directly to the city. If he doesn't, the option is dead and the project won't move forward.

"I really don't think he's going to come with the money," Spangenberg said. "I think he's afraid he's going to lose the money."

Karen Sorensen (left), who represented Tousis at the meeting, said the project is at a standstill until the city presents them with a survey showing all easements on the site.

"We never dreamed there was information that we didn't know," she told the RDA.

Surprise stormwater pipe forces changes to proposed West Racine grocery store

A stormwater pipe is forcing a Racine developer to redraw plans for a grocery store and restaurant in West Racine.

Developer Tom Tousis was surprised to learn earlier this month an 84-inch stormwater pipe bisects the 1.5-acre lot at West Boulevard and Washington Avenue. Tousis can't build over the pipe and now needs to shrink the size of his proposed building by as much as 40 percent.

The pipe is the third utility easement any developer would have to address on the corner lot. A powerline and a water pipe also run through the property, carving up the seemingly vacant lot into four sections available for construction.

Tousis and the city disagree over whether the stormwater pipe was included in city records.

Brian O'Connell, director of city development for Racine, said the stormwater pipe was included in materials when the city first began searching for a developer for the site. It's also included in the city's GIS system, which is available for free online.

"They should have known about it," O'Connell said about Tousis' development team.

But Zak Williams, a spokesman for Tousis, showed a city survey of the site completed in 2006 that does not include the stormwater pipe. He said the original plans, which were shown to city officials when Tousis applied for an option to buy the land, were based on the 2006 survey.

"If the city knew about the pipe, why didn't they tell us about it?" Williams asked, noting the plan was approved by the city's Redevelopment Authority and City Council with no mention that the proposal would not fit on the site. O'Connell serves as staff to the RDA.

Williams added the city's own GIS website includes a warning on the front page that the online maps should not be used as official documents. Instead, Tousis used a city-commissioned, formal survey of the site, which left off the pipe, Williams said.

"Every developer knows you go off the survey," Williams said.

O'Connell said the stormwater pipe ran down an alley behind buildings the city knocked down to create the vacant lot. Utilities underneath alleys were not included on the survey map, he said.

O'Connell added Tousis made a "naive assumption" that there was stormwater pipe running underneath the former alley. He said the bigger problem is Tousis and his team have not worked with city officials on the project. As a result, O'Connell said, there are surprises.

Williams said the new pipe - discovered earlier this month - will force reductions in the size of the grocery store, restaurant and gas station. The new building may still be 10,000 square-feet, but it's significantly smaller than what Tousis intended to build.

Developer Ray Leffler, who has worked with Tousis on the project, said building over the stormwater pipe would be risky because the city may need to access the pipe for repairs. If that happened, crews would have to rip up the store to reach the pipe, he said.

"It wouldn't generally be an acceptable practice to build over that pipe," said Leffler, who owns Newport Realty in Racine.

But Leffler said Tousis can work around the stormwater pipe and still build an acceptable project. "It would have been nice if there was a pipe running right through the middle of a building that someone would have said something," Leffler said.

He added "the ball was dropped a bit," but instead of placing blame, focus should now be on redrawing the plans to fit the utilities on the site.

"The real question is how do you fix it and move on?" Leffler said.

Tousis and real estate agent, Karen Sorenson, wrote O'Connell a letter on Jan. 13 asking for an extension on the submission of their conditional-use permit for city approval. "The recent information obtained has changed the scope of our project drastically," the wrote to O'Connell.

Williams said Tousis is now waiting for the city to provide a reliable survey of the site before redrawing plans. "We don't want any more surprises," he said.

Council passes option for West Racine grocery store, gas station

The City Council voted 14-1 Tuesday night to grant Tom Tousis an option on land to build a grocery store with gas pumps in West Racine.

The council's vote finalizes a recommendation from the city's Redevelopment Authority to move Tousis' $5 million project forward. Tousis needed the option because the city owns the land he wants to build on at the corner of Washington Avenue and West Boulevard.

Tousis' plan is to build a grocery store and sit-down restaurant with gas pumps. The council's vote forwards Tousis' project to the city's Access Corridor Review Committee and the Plan Commission for further consideration. The proposal needs to pass both committees and the City Council to win approval.

Tousis' plan also calls for a liquor license, which would require approval from the Public Safety and Licensing Committee.

Tuesday's vote was a long-time coming for Tousis, who has been publicly pushing his controversial project since July. While there's been little opposition to the proposed grocery store or restaurant, the gas pumps have drawn criticism as a bad fit for West Racine.

But Tousis has built support by noting his project would help pay off the tax incremental finance district used to clear the West Racine block, would create new jobs and meet two West Racine needs - a place to buy groceries and a sit-down restaurant.

Alderman Jeff Coe was the only vote against the project. Alderman Jim Spangenberg, an opponent of the project, voted for the option but said it didn't mean he supported Tousis's proposal.

Up next is a more detailed review of what the grocery store, restaurant and gas pumps would look like. A key question will be if the project fits with the city's development plans for West Racine. City committees will take up that issue and make a recommendation to the full City Council in the next few months.

RDA passes option for West Racine grocery store, restaurant and gas station

A crowd packed Monday's Redevelopment Authority meeting to see what would happen with Tom Tousis's request for an option to build a grocery store, restaurant and gas station in West Racine. His request passed on a unanimous voice vote. So many people packed the committee room Mayor John Dickert, left-foreground, stood for the discussion and vote.

A proposed grocery store in West Racine cleared the first of several hurdles Monday evening.

The Redevelopment Authority voted unanimously to grant developer Tom Tousis an option on land at the corner of Washington Avenue and West Boulevard to build the grocery store, along with a restaurant and gas pumps.

Tousis's request now heads to the full City Council on Jan. 5 for final approval on the option. It's a positive step forward for Tousis, but the approval process is far from over.

If the City Council finalizes the option, the city's Access Corridor Review committee and Plan Commission will review the specifics of Tousis's proposal. Both committees will take a close look at the project's layout, traffic impact and the overall fit in West Racine.

Monday's meeting went relatively smoothly for a project that's proven controversial in recent months. The meeting opened with RDA member Pete Karas asking the proceeding be held in open session. No one objected and the meeting proceeded with the understanding that it could go into a closed session, if needed.

Tousis and developer Ray Leffler sat at the table along with the RDA members and City Development Director Brian O'Connell. Mayor John Dickert, Aldermen Terry McCarthy, Aron Wisneski, Sandy Weidner and Mike Shields watched in the audience. Alderman Jim Spangenberg sits on the RDA.

There was little debate on the proposal and once Karas made a motion to accept Tousis' option, with Scott Terry seconding, the proposal passed on a unanimous voice vote with no further discussion.

Despite taking a step forward, Tousis's proposal is far from finalized. Along with passing city committee and the City Council, it needs to come back before the RDA to finalize a developer's agreement. Tousis must also secure a liquor license and financing for the $5 million project.

The option approved Monday by the RDA would sell RDA-owned land at Washington Avenue and West Boulevard to Tousis for $250,000. Tousis would receive $50,000 of mortgage relief every year for five years - or $250,000 - if he creates at least 24 jobs.

Leffler, a prominent local developer who is working with Tousis, said the project would create more than 24 jobs.

"We want to over-deliver, which is what our intention is," Leffler told the RDA.

West Racine grocery store developer seeks forgivable mortage in exchange for new jobs

UPDATE 2: There's a need to clarify our original post on Tousis's proposal. He is not requesting money from the city. He's asking for a forgivable mortgage in exchange for providing at least 24 jobs. It wouldn't cost the city any money. Also, it's probably worth noting the development with help the city's TID pay back the loan it took out to demolish buildings on the site. Without development, the site will get expensive for the city. (That's why, for example, it's not practical to turn that site into a park. The city needs tax base.)


UPDATE: The RDA voted unanimously Wednesday afternoon to defer action on the proposed West Racine grocery store to a special meeting within the next few weeks.

The vote came with some sense of urgency. "We have to bring this to some kind of conclusion," RDA Chairman John Crimmings said at the meeting.

City Development Director Brian O'Connell said city staff received Tom Tousis's proposal too late to review. Zak Williams, a spokesman for Tousis, said the proposal was late because O'Connell and city staff missed their deadline by over a week.

Regardless, it looks like there could be some kind of vote on the proposal within the next two weeks.


ORIGINAL: The developer who wants to build a grocery store and restaurant with gas pumps in West Racine is seeking free land in exchange for the creation of 24 jobs for five years.

Tom Tousis, who will appear before the Redevelopment Authority this afternoon, submitted an offer to buy land at Washington Avenue and West Boulevard for $250,000 on a five-year forgivable mortgage.

Under the proposal, one-fifth of the mortgage would be returned each year if Tousis creates and maintains 12 full-time jobs and 12 part-time jobs. All of the workers would live in the city of Racine, according to the proposal.

The RDA is scheduled to take up the proposal at its meeting this afternoon.

The proposal was based on a similar agreement the RDA reached with Treasures Media to build a new warehouse in the Southside Industrial Park, according to Zak Williams, a spokesman for Tousis.

Williams added the "24 jobs" number is not indicative of the total number of jobs that will be created by the development. The final number will be higher, he said.

For the third time, city to take up option for West Racine grocery store, restaurant and gas station

Officials are expected to meet this week on a $5 million commercial development that will create jobs and bring a long-desired service to the city.

The proposal is supported by surrounding residents, fits the long-range business plan for the neighborhood and appears to have the support of the mayor and several City Council members. It now just needs city approval to allow the developer, who has a solid track record on construction projects, to proceed.

Seems like a no-brainer for a city that's only landed a handful of new commercial construction projects in the past year. But, no.

The project described above is Tom Tousis's proposal to build a grocery store, restaurant and gas station at the corner of Washington Avenue and West Boulevard in West Racine. The $5 million project is now before the city's Redevelopment Authority, which is negotiating an option with Tousis to buy the land. (The RDA, which was created by the city, is the owner of the property.)

The problem for Tousis is Alderman Jim Spangenberg, who represents a portion of West Racine. Spangenberg has made no secret about his opposition to Tousis's project, largely because it includes a gas station. Spangenberg is the lone City Council member on the RDA and has an influential voice in all West Racine discussions.

The key issue is whether the grocery store and sit-down restaurant in Tousis's proposal make the gas station acceptable. Tousis argues the gas station is an important component of the plan because it will draw people to the site (and to West Racine).

But opponents, many turned off by Tousis's aggressive approach, are focused on the gas station. Dick Hinsman, who owns a business next to the proposed site, offers a glimpse of this one-track mind in a letter to the editor in today's JT. Hinsman wrote:

Also, recently, the City of Racine had put together a committee of local business people and people from the neighborhood. The committee was referred to as a Neighborhood Work Group. This committee came up with some recommendations as to what should be built on the site. The findings were that a business such as a gas station and a tattoo parlor were unacceptable/undesirable uses. Preferred uses include a full service grocery, and a table service restaurant.

Let's keep West Racine as a special area. A gas station will not be a destination business, nor will it be a business that will compliment West Racine.

Lost in this email is that Tousis is proposing a grocery store and restaurant, as well as a gas station. But Tousis's proposal is stuck with entrenched beliefs and hurt feelings.

It's now going around that Tousis' team didn't fill out the proper paperwork when submitting its plans to the RDA. Tousis disagrees, but let's assume it's true. If the fate of a $5 million development - that's $1.5 million more than the much celebrated $3.5 million "Treasures" warehouse proposed for the Southside industrial park - hinged on paperwork, you'd think someone would go out of their way to help the developer get things straightened out.

Maybe that's happening here. But the RDA is going on its third month of discussing Tousis's request for an option, and this is far from the last step for the project. It still needs to pass the Plan Commission, Access Corridor Review (which Spangenberg sits on) and needs a liquor license from the Public Safety and Licensing Committee, plus full City Council approval.

If every step takes three meetings, it could take Tousis another year to get a shovel in the ground. It raises questions of whether Racine is developer friendly, and what could be done to streamline the approval process for new construction.

Study: If done right, gas station OK in West Racine

A consultant hired to study West Racine's retail market said Tuesday night the gas station Tom Tousis wants to build as part of his $5 million development would be OK on the vacant lot at Washington Avenue and West Boulevard.

Kennedy Smith, of the Arlington, Va.-based Clue Group, told the West Racine Business Improvement District said gas pumps would work if they are not located on Washington Avenue, according to people at the meeting.

"She doesn't have a problem with a gas station in the district," one person at the meeting said.

Alderman Terry McCarthy, who was at the meeting, said Smith was more concerned about the look of Tousis's gas station than there being a gas station. "It needs to fit into an urban environment," McCarthy said, paraphrasing Smith's conclusions.

Tousis took steps in that direction recently when he released drawings of a proposed gas station canopy for the site that would resemble a train depot.

A rough sketch of the train depot canopy Tom Tousis is proposing in West Racine.

Overall, Smith's report was good news for Tom Tousis, who is trying to build a $5 million grocery store, restaurant, gas station and bank. Tousis' proposal has met opposition from people opposed to the gas station.

But Smith's recommendations may require changes to Tousis's proposal. She recommended the main buildings run along Washington Avenue with gas pumps located behind the buildings.

"Pulling (the buildings) to the street is critical," the person at the meeting said.

Tousis' team has said in the past it's not possible to build entirely along Washington Avenue because of utility easements that run through the property.

That aside, a supporter of Tousis' project said Smith's report supported their contention that the grocery store, restaurant, gas station and bank would bring foot and car traffic to West Racine that would benefit all surrounding businesses. The key, though, is the development has to built and maintained at a high level.

"It would be a perfect fit as long as it was done right," they said, paraphrasing Smith's report. "It can't be a Kwik-E Mart kind of thing. It has to look completely different from the norm for the gas station you usually see in Racine."

Smith's retail market report for West Racine will be available in two to three weeks. She was also hired by the Racine County Economic Development Corporation to study business districts in Caledonia, Waterford and Union Grove.

The four studies cost $56,900. RCEDC contributed $37,500 and the participating municipalities each contributed $4,850.

West Racine turns out to debate future development

Tom Tousis takes questions about his proposed development from the crowd
Wednesday night at Gethsamane Lutheran Church in West Racine.

Plans to build a grocery store, restaurant, bank and gas station got a boost Wednesday night during a raucous neighborhood meeting at Gethsamane Lutheran Church.

About 175 people turned out to discuss the vacant lot at the corner of Washington Avenue and West Boulevard. The majority backed Tom Tousis's $5 million proposal and dominated the spoken comments during the two-hour forum. Only two people spoke against Tousis's plan.

Written comments taken during the hearing suggested a stronger opposition. Of the more than 100 comments collected, 47 supported a gas station on the site and 28 opposed a gas station. Another 22 comments generally spoke in favor of Tousis's proposal, but made no mention of a gas station. Six comments addressed other issues.

The hearing turned heated as it focused on Tousis's proposal. It started out as a general discussion of restrictions and recommendations a citizen's group in West Racine put together for the vacant lot, which is located in the 3100-block of Washington Blvd. But conversation turned almost immediately to Tousis's proposal, which is the only active proposal for the site.

About 175 people attended the public hearing about the vacant lot at the corner of
Washington Avenue and West Boulevard in West Racine.

Supporters rallied around Tousis's plans to building businesses that would created 50 jobs on the site, plus construction jobs to build the 25,000-square-foot project. They also noted the project would generate tax revenue to pay back loans the city took out to demolish the buildings leased out to a check cashing business, a cigarette store, Western store and tatoo parlor

But Dick Hinsman, who owns a building next to the site, said he opposed the project because it would cut into his building's property value. He later said Tousis approached him about what could be done to make the project more acceptable. Hinsman's response: "Nothing."

"That's my story and I'm sticking to it," Hinsman said.

Alderman Jim Spangenberg also spoke against the project, but mostly defended himself from what he described as attacks on his business and his family. When he was finished, a woman yelled out: "Why are you acting so unprofessional?" Spangenberg didn't respond, though a woman sitting near him answered: "What was unprofessional?"

Alderman Jim Spangenberg spoke against a proposed gas station on the site.

Toward the end, the meeting gave up an sense of being about a draft list of recommendations that will be presented to the city's Redevelopment Authority next Wednesday. Instead, audience members asked Tousis questions about his project. A few bits of new information emerged:

* Tousis's proposed sit-down restaurant will be open for breakfast, lunch and dinner.
* He's planning to study the ground beneath the proposed grocery store to determine if a basement is possible on the site.
* Tousis said video gambling was not part of his business plan.
* The proposal will preserve the Farmer's Market. Tousis plans to sell produce bought at the Farmer's Market.

The hearing also revealed another developed had looked at the site about a month ago, but they pulled out of consideration after discovering three unbuildable utility easements on the site. The developer was interested in building a "Gooseberries" grocery store.

City Development Director Brian O'Connell watched the hearing from the balcony.
Here he's answering a question from the audience.

That leaves Tousis's proposal as the only one up for consideration. It'll also appear before the RDA on Oct. 7, the project's first step in winning city approval to begin construction. It's an important meeting because the RTA - which is run by appointed volunteers - owns the vacant lot in West Racine and needs to agree to any development.

It's unclear how the RTA's vote will go. Members Pete Karas and Scott Terry are likely to vote with Tousis, while Spangenberg will vote against. That leaves Rep. Cory Mason, who could be swayed by Tousis's signed deal to use local union workers to build the project, along with RTA Chairman John Crimmings and commission members David Lange and Robert Ledvina to settle the issue.

Mayor John Dickert said in an interview this week he was looking forward to reviewing the details of Tousis's project to cut through hurt feelings. He added there's a practical aspect to the proposal.

"We need to take the emotion out of it," he said, noting any new development helps the city's tax base. "My job is not to get emotional. It's to benefit the taxpayers in this city."

"Are there any other developers looking at that site?" Dickert added.

County Board Supervisor Van Wangaard spoke in favor of Tousis's proposal, including the gas station.

Tim Casey, the Realtor in charge of the property, answered that question during Wednesday night's meeting. While others have looked at the land in recent months, no one other than Tousis had been interested enough to submit plans for city review.

Aldermen Greg Helding, Terry McCarthy, Aron Wisneski and Spangenberg attended the Wednesday night meeting, which was moderated by Rev. Al Guetzlaff. City Development Director Brian O'Connell was also in attendance.

Keith Deschler asks Alderman Aron Wisneski a question.

About 105 people left comments on their preferred use of the West Racine site.

Spangenberg rips post card supporting West Racine proposal

Alderman Jim Spangenberg is fighting mad over a post card sent to West Racine residents last week in support of a proposed development at the corner of Washington Avenue and West Boulevard.

The post card shows a vacant lot in the 3100 block of Washington Avenue on one side and on the other side speaks in favor of Tom Tousis's proposed $5 million development, which includes a grocery store, restaurant, bank and gas station. The post card singles out Spangenberg as an opponent of the project and asks people to call him to voice their support.

Spangenberg provided RacinePost with a copy of the post card. Here's the front:

And the back:


Zak Williams, a spokesman for Tousis, said he hadn't seen the post card and said Tousis had nothing to do with it. He added Tousis did not pay for the post card and was unaware it existed until RacinePost called to inquire about it. The post card likely came from local unions, which are backing Tousis's project because he's agreed to use union labor to build the development.

Spangenberg called the post card "sleazy" and inaccurate. For starters, he said, the post card states Tousis wants to build a grocery store, restaurant and bank, but makes no mention of the gas station.

Spangenberg also contested the post card's claim that lot has been "an eyesore for nine years." Buildings in the 3100 block of Washington Avenue were demolished in 2006 to make way for new development. This is the third year the lot, which houses the West Racine Farmers Market, has been vacant.

"This is sleaze," Spangenberg said, adding that he's up for a fight if Tousis wants to challenge him over the development.

"They don't know who they're messing with," Spangenberg said.

The post card, and Spangenberg's response, is the latest in an increasingly tense fight over the vacant lot in West Racine. Tousis' proposal is controversial, in part, because it's largely what West Racine has been seeking for years. Tousis intends to build a grocery store with a produce section and butcher, a sit-down family restaurant named after his father, Gus Tousis, a long-time restaurateur in Racine, and a bank branch. The development would also preserve the West Racine Farmers Market.

But Tousis also wants to build a gas station on the site, which Spangenberg adamantly opposes. He said gas stations always cause problems in their surrounding neighborhoods, adding Tousis' gas station is simply a bad fit for West Racine.

Spangenberg rejected the argument that it's time to build on the vacant lot. He said Downtown Racine waited a number of years to replace the Venetian theater, but then landed the Johnson Bank building. (That said, Spangenberg estimated in 2006 that the loss of the Piggly Wiggly grocery store in West Racine cost nearby businesses 10-15 percent of their sales.)

A key meeting on the proposal is scheduled for Sept. 30. A small group West Racine business owners, and a few residents, met in recent months to discuss their hopes for the 3100 block of Washington Avenue, which is owned by the city's Redevelopment Authority. Organizers of the group said it was not called in response to Tousis's proposal. The group was actually forming back in March, before anyone had seen Tousis's plans.

But the group's recommendations do affect the proposal. The final draft of the proposal, which will be considered by the Redevelopment Authority at its Oct. 7 meeting, calls a gas station an "unacceptable/undesirable" use of the land. "Undesirable" was added to "unacceptable" in the final revision of the group's proposal, in part to soften the recommendation. In theory, adding "undesirable" gives the RDA the opportunity to consider Tousis's plan without immediately discarding it because it does include a gas station.

One person close to the process said the RDA could may adopt the West Racine recommendations and then grant Tousis an exception on the gas station based on the positive aspects of his projects, mainly the grocery store and restaurant. "I think that may be what happens," they said.

But support from the RDA is simply the first of several steps any development in West Racine would have to survive. Tousis also wants a "Class B" liquor license for the development, and needs approval from city committees and the City Council to proceed.

The Sept. 30 public meeting on the West Racine group's recommendations to the RDA will be held at 6 p.m. at Gethsamae Lutheran Church, 3319 Washington Ave. The church has offered to provide activities for the children for parents who would like to attend.

Gas station in West Racine would be 'unacceptable' under work group's proposal

We reported last week on a West Racine "work group" that had been quietly meeting to discuss the vacant lot at the corner of Washington Avenue and West Boulevard. The group included three aldermen and two top city development officials, along with eight or nine city residents.

The group was organized to gather a series of recommendations for the Redevelopment Authority of Racine, which owns the vacant lot. Despite being leaked a draft of the recommendations, we held off reporting them until a revised list could be put together. Now, we have the revised list - and it's very similar to the original list we saw last week.

That's not good news for Tom Tousis, the Racine businessman trying to build a bank, gas station, grocery store and sit-down restaurant on the site. At the same time, it's good news for opponents of the project.

The work group proposal labels the gas station an "unacceptable" use that is inconsistent with the West Racine plan. If approved by the Redevelopment Authority, the proposal may kill Tousis's $5 million development before it ever reaches the City Council. (The full list of recommendations is below.)

The revised draft of recommendations out to members of the work group Tuesday night. People on the list included: Aldermen Aron Wisneski, Terry McCarthy and Jim Spangenberg; Jeannie Creekmore, Frank Ricchio, Keith Deschler, Jim and Sally Neitzel, Larry Gregg, Nancy Smith, Robert and Jenny Gonazlez, Robin Wilson, Steve Torosian and Timothy Casey.

(The group includes all five members of the West Racine Business Improvement District, plus West Racine business owners and residents, and the real estate agent listing the site.)

A public meeting on the recommendations is scheduled for Sept. 30 at 6 p.m. in the Sanctuary of Gethsemane Lutheran Church, 3319 Washington Ave. The meeting will also be announced in West Racine with automated calls.

Here are the recommendations:

DRAFT REPLACEMENT TEXT
WEST RACINE REQUEST FOR PROPOSAL

PREFERRED USES [revised text]

Preferred uses: High quality commercial development featuring street level retail is the preferred land use for the redevelopment. Examples of preferred uses are:

· Full service grocery.

· Table-service restaurant.

· Multi-tenant retail building, featuring shops such as: hobby shop, book store, bank or other savings deposit institution, gelato/ice cream shop, bicycle shop, jewelry store, men’s and/or women’s clothing store, and other specialty retail, except as prohibited below. The separately listed required and permitted uses may also be combined within the building. The building may be a conventional multitenant building or a market pavilion that blends common areas and pedestrian areas with the retail space.

· Outdoor seating.

Permitted uses: The Authority may permit, on a case-by-case basis, uses that are consistent with the objectives of the West Racine plan and are compatible with and supporting of the preferred uses. Such uses would not be the exclusive use of the property. Examples of permitted uses are:

· Owner-occupied housing units.

· Senior (55+) rental housing.

· Fast food restaurant without drive-through.

Unacceptable uses: The Authority shall not permit uses that are inconsistent with West Racine plan even though the use may be permitted by the zoning code of the City of Racine. Such uses include but are not limited to:

· Car wash.

· Gas Station.

· Pawn shop.

· Rental housing – general population.

· Buildings four stories or taller.

· Bar/tavern.

· Convenience stores.

· Car sales.

· Fast food with drive through.

· Rent-to-own store.

As a part of the acquisition and demolition of the buildings formerly on the property, the Authority removed certain uses from the property. The Authority will record a deed restriction prohibiting such uses from returning to the property. These uses are:

· Check cashing, pay day loan, and similar stores.

· Resale and second-hand stores.

· Tobacco store.

· Tattoo parlor.

· Automobile repair garage.

PROVISION FOR FARMERS MARKET [new section]

All proposals must consider and explicitly address the continued operation of the farmers market that is currently on the property. The size of the market, location on the site or relocation to another site, and other changes may be considered. The developer is expected to work with the West Racine Business Association, which is the sponsor of the farmers market, regarding its future.

Tousis submits plans for West Racine grocery store, restaurant and gas station; Announces he'll use union labor on project

Local businessman Tom Tousis submitted plans to the city Friday to build a grocery store, restaurant, bank and gas station in West Racine.

Tousis's proposal for the corner of Washington Avenue and West Boulevard differs from the one he talked about in July. He eliminated a proposed car wash and expanded the grocery store to 10,300-square-feet of retail space. (Initial plans called for 6,500-square-feet in retail space.)

He kept the 165-seat diner called "Gus's Diner," a small bank and a gas station. The proposal also would preserve the West Racine Farmer's Market.

Tousis said Friday he expanded the grocery store in response to critics, including Alderman Aron Wisneski, concerned he wanted to open a gas station with a convenience store. Adding 3,500-square-feet to the grocery store, which will include produce and a meat department, clearly elevates the project above a convenience store, Tousis said.

Wisneski confirmed he did raise concerns about the car wash when Tousis first made the project public, but said he still needs to review the official proposal to decide if he'll support it. At a glance, Wisneski said, the grocery store and restaurant appear to be two items West Racine residents have wanted for several years. But city officials need review the details to see if the proposal holds up to scrutiny.

"Tom's plan, just like any other development, will sink or swim on its merits," Wisneski said.

Along with submitting plans Friday, Tousis also announced he would use all union labor on the $5 million project.

Tom Reiherzer, of the Tri-County Contractors Association and the Southeastern Wisconsin Building & Construction Trades Council, confirmed Tousis signed a project labor agreement on the project, which would lock him into using all union contractors.

"He wants union workers from Racine first," Reiherzer said, "and he'll expand to Kenosha if he has too."

Wes Gable, president of Teamsters Local 43, said the project would bring needed jobs to the local unions. He estimated 20 percent of union workers in Racine are out of work.

"I sit on a council with 14 different (building) trades," Gable said. "They all have guys on the bench, looking for work."