PROJECT CASE STUDY
Client: Hendricks Commercial Properties
Location: Ironworks Campus, Beloit, Wisconsin
Innovative storm water management design maximizes usable outdoor space for this downtown entertainment venue.
Hendricks Commercial Properties, recognized for their commitment to innovative real estate solutions, chose Batterman’s design engineering services to redevelop Irontek Drive, the location for their latest project, Henry Dorrbaker’s Entertainment Lab in Downtown Beloit. This project’s primary challenge was maximizing the outdoor entertainment space while maintaining a turnaround for traffic and fire trucks and effectively managing storm water. Through strategic planning, public engagement, and creative engineering led by Batterman, the project successfully navigated space constraints and environmental hurdles, helping this exciting addition to the downtown landscape to move forward.
Project Scope
The Henry Dorrbaker’s Entertainment Lab project involved redeveloping Irontek Drive’s spine roadway to accommodate its outdoor entertainment space consisting of seating areas, fire pits, turf with yard games, a salvaged cart/stage, and landscaping, as well as a fire turnaround and improvements to the pavement, utilities, storm water management, and sidewalks.
Challenges Faced
Flood Zone Restrictions: The project site was located within the flood fringe area near the Rock River, which posed significant challenges due to high groundwater levels. The flood fringe designation necessitated that the finished floor elevation meets flood protection elevation (FPE) standards and other flood-proofing measures, adding complexity to design and construction.
Zoning and Approval Process: The project needed a Planned Unit Development (PUD) application to gain approval for entertainment use, including liquor sales and outdoor seating, within an M-2 General Manufacturing District. This required public hearings before the City of Beloit Plan Commission and City Council, generating both support and opposition. Feedback during this process led to necessary design adjustments.
Space Constraints: The site was already highly developed, featuring a building frontage on two sides, a concrete roadway with parking, sidewalks, and a riverwalk. The redesign had to maintain firetruck turnaround capabilities while maximizing the outdoor entertainment space and meeting storm water management regulations.
The Solutions
Variance for Flood Requirements: By code, modifications to nonconforming structures within the floodplain are not allowed to exceed 50 percent of the structures present equalized assessed value unless the structure is permanently changed to a conforming structure in compliance with all applicable requirements of the floodplain/zoning ordinance. The proposed renovation of the structure for Dorrbaker’s vastly exceeds the 50 percent threshold. However, the building is part of the Ironworks Campus and is adjacent to developed and redeveloped portions of the existing building. Bringing the structure fully compliant by meeting flood protection elevations would create a disconnect from the adjacent spaces and existing roadways and cause unnecessary hardship. In addition, floodproofing measures were previously required and installed during the initial construction of the Spine Roadway to provide flood protection for the existing building including the proposed Dorrbaker’s space.
Batterman worked with Hendricks Commercial Properties to secure a variance from the City of Beloit Board of Appeals to reduce the required finished floor elevation from FPE to the current base flood elevation (BFE) at the time of construction. The variance allowed for only 1 foot of fill over the approximately 17,000 square feet of floor area rather than 2 to 3 feet, significantly reducing hardships to construction and elevation changes that would have disrupted accessibility.
Design Enhancements for Public Approval: The design team made modifications to address concerns aired during the public hearings, which related to signage, lighting, and operational aspects. These changes helped secure project approval by demonstrating compatibility with the downtown environment and addressing the need for more entertainment venues.
Fire Safety and Turnaround Solutions: Collaborating with the City of Beloit Fire Department, the team designed a modified 3-point turnaround to replace the existing cul-de-sac. This solution preserved the existing through driveway and riverwalk while allowing emergency vehicle access.
Innovative Storm Water Management: The confined nature of the site meant traditional surface storm water management solutions were not feasible. Instead, Batterman designed an underground Corrugated Metal Pipe (CMP) system in partnership with Contech Engineered Solutions. This system met the necessary storm water management requirements without sacrificing outdoor entertainment space.
Final Plan
Including 102 linear feet of 90-inch diameter underground CMP enabled approximately 14,000 SF of outdoor entertainment space while maintaining essential storm water management capabilities, significantly more space than there would have been if a traditional surface pond had been used. The completed project effectively combined functional infrastructure with the inviting outdoor space of Henry Dorrbaker’s Entertainment Lab.
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