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C&S DESIGN ENGINEERING AT A GLANCE C&S DESIGN ENGINEERING WHAT: A firm that specializes in a range of architectural and engineering services, including building design, general engineering, consulting, and projects utilizing creative funding sources. WHERE: Ashland, Wisconsin WEBSITE: www.csdesignengineering.com RESTORING LEADING THE WAY IN INNOVATIVE COMMUNITY DEVELOPMENT 1 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09
G HISTORY C&S Design and Engineering, a leader in the architectural and engineering sectors, has built a solid reputation for successfully managing preservation projects, particularly those with unique and creative funding types. The firm’s expertise in balancing the integrity of the past with modern functionality and its commitment to community-focused developments have enabled it to deliver projects that meet presentday needs and honor historical significance. 2 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09
C&S Design’s expertise in navigating the complexities of tax credit and grant-funded projects has benefitted communities revitalizing historic structures. Their work has helped ensure that these buildings are given a new lease on life while serving contemporary purposes. One of its most recent and ambitious projects is revitalizing the Ondossagon School building, a century-old local landmark with deep roots in the Northwoods Wisconsin community. This project exemplifies C&S Design and Engineering’s ability to handle complex architectural challenges, collaborating with property owners, local governments and regional planning organizations while maintaining the historical integrity of iconic buildings. PRESERVING ONDOSSAGON Located between the towns of Ashland and Washburn in Wisconsin, the Ondossagon School, established in 1917, graduated generations of local youth and holds a special place in the memories of the community. For decades it was a cornerstone of the community, shaping the academic and communal experiences of over 80 graduating classes. For many locals, the school embodies the core values and shared experiences that define the area. Like many historic buildings, the Ondossagon School began to show signs of age over the years.The oncelively classrooms and busy hallways grew quiet, and the building slowly deteriorated. However, instead of letting this iconic structure fall into disrepair, the owners, along with a group of dedicated community members and professionals, with C&S Design and project management expertisehave launched an ambitious project to restore it.They aim to rejuvenate the Ondossagon School, turning it into an inspiration and opportunity for future generations. HONORING THE PAST Justin Reto, a co-owner of the Ondossagon School building, reflects on its rich history: “I’ve had the pleasure of visiting with many alumni,” he says.“The school had a long history, and the alumni still speak fondly of their time there.The building has so much character and charm, and it’s a shame to see it not being used.” 3 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09 C&S DESIGN ENGINEERING
Reto, who is also involved with Crossroads Outreach, an organization that supports vulnerable populations, including the homeless and formerly incarcerated, was approached by Mark Abeles-Allison, Bayfield County’s Administrator, with the idea of repurposing the school building into housing. Although this was not initially part of their plan, as they explored the idea, it became evident that this could be the ideal solution to a pressing community need. AFFORDABLE HOUSING INITIATIVES A combination of factors drove the decision to revitalize the Ondossagon School. The school’s central location, between Ashland and Washburn, made it an ideal candidate for conversion into housing. Additionally, the growing demand for affordable housing became increasingly apparent. With the building already in place and the potential to serve as a quiet yet accessible living space, the idea quickly gained momentum. “We saw the potential to not only preserve a piece of our local history but also address a critical need for affordable housing in our area,” Reto explains. “The school’s location is ideal, offering a quiet living space with proximity to both Ashland and Washburn. It just made sense.” Reto and his family turned to Lauren Dahl, coowner and architect of record at C&S Design and Engineering, and Tess Komas and Brianna Werhanowicz, the project managers and designers, to bring this vision to life. With their deep expertise in architectural design and a keen understanding of the complexities involved in tax credit and grantfunded projects, C&S has embraced the challenge of transforming the old school into a functional, modern residential space. ARCHITECTURAL AND STRUCTURAL CHALLENGES The Ondossagon School, built in 1917, presented several unique challenges to the design and construction team. The building’s thick walls and unique layout, which had served the school well for decades, now pose a significant obstacle to converting the space into modern housing units. However, these challenges also offered opportunities 4 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09
accessible units, especially for grant writing and receiving funds. We had to work around the existing interior structural walls while keeping the exterior intact.” One of the key goals is to retain as much of the original structure as possible. This includes preserving the large windows that offer stunning views of Lake Superior from the second and third floors.“We weren’t interested in changing the look of the building on the outside,” Komas adds.“The large windows are a signature feature of the building, and they provide a lot of natural light, which we wanted to preserve.” To address the space constraints, the team employs several innovative solutions. For instance, they’re using thick walls for mechanical and HVAC systems, minimizing the need to alter the building’s original structure. Communal spaces, such as living rooms and dining areas, will be placed along the exterior walls to take advantage of the natural light, while for creativity and innovation. Reflecting on the project, Dahl emphasizes preserving the building’s historical character. “The Ondossagon School is not just any building; it’s a landmark in the community. We wanted to ensure that our modifications would honor its history while making it functional for modern use,” Dahl says. One of the primary challenges was fitting the desired number and type of housing units into the existing structure. While a testament to the building’s solid construction, the thick walls limited the available space for new rooms and amenities.The design team had to carefully plan the layout to maximize the use of every square foot while maintaining the building’s structural integrity. LAYOUT AND DESIGN Komas, who leads the design efforts, explains the complexities of the project: “It was a bit of a struggle to get all the unit types we wanted, including some Rendering by Carly Rosendahl, C&S Design & Engineering 5 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09 C&S DESIGN ENGINEERING
at the Town Hall,” Reto shares. “The community has been very supportive of the project, and we’ve received a lot of positive feedback from a newspaper article that was run outlining the vision for the project.” The community’s enthusiasm for the project is not surprising, given the deep connection many locals have with the school. For many, the revitalization of the school represents a chance to preserve a piece of their history while addressing a critical need for affordable housing in the area. Millie Rounsville, CEO of the Northwest Wisconsin Community Services Agency, speaks about the importance of the project for the community. “Our organization focuses on providing services for homeless and low-income individuals,” she says. “There’s a significant shortage of affordable housing in our area, and this project will help address that.” Rounsville also highlights the broader impact the interior spaces like bathrooms will be kept more central. Despite the challenges, the design team created a blueprint for 18 unique housing units, including three accessible units, within the building. Each unit is designed to be functional and comfortable while preserving the building’s historical charm.“Every unit will be unique,” Komas notes. “While some of them could be copied from floor to floor, there are still different structural elements and organization the original building has that we have to work around.” COMMUNITY INVOLVEMENT AND SUPPORT One of the most remarkable aspects of the Ondossagon School Revitalization Project is the level of community involvement and support it has received. From the outset, the project was designed to serve the local community’s needs, and the response has been overwhelmingly positive. “We’ve been a part of some of the township meetings office@csdesignengineering.com Ashland, WI 715.682.0330 C&S has over 30 years of experience on residential and commercial projects, many with unique funding sources. Our team of designers and architects have an eye for design with a practical overlay that brings clients and contractors together, making our projects from the West Coast to the Midwest a reality. LOCALLY OWNED. NATIONAL EXPERIENCE. REAL DESIGN. 6 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09
project will have on the community. “This isn’t just about providing housing; it’s about creating opportunities for people to move from transitional to permanent housing, freeing up space for others in need. The location is ideal, close to community services, employment opportunities, and local amenities.” The project also aligns with the goals of the Northwest Wisconsin Regional Planning Commission, which has been a critical partner in the revitalization effort. The Commission’s director, Sheldon Johnson, emphasizes the importance of preserving and repurposing historic buildings in the region. “This project is a great example of how we can repurpose historic buildings to benefit the community,” Johnson says. “The Ondossagon School is a significant part of our history, and by revitalizing it, we’re not only preserving that history but also creating new opportunities for growth and development in our region.” COMPLEXITIES OF FUNDING Securing funding for a project of this magnitude is no small task. The project is particularly complex, involving multiple funding sources, including low-income housing tax credits and various grant programs. Fortunately, C&S Design and Engineering, along with Bayfield County and the Northwest Wisconsin Regional Planning Commission has teamed up with co-developers, Northwest Wisconsin Community Services Agency and California Commercial Investment Companies to create a team with extensive experience in navigating the complexities of tax credit and grant-funded projects, which they hope will be instrumental in moving the project forward. Dahl explains the challenges involved in securing the necessary funding.“We’ve been working in tax credit and grant-funded programs since 2002,” she notes. “We’re looking at multiple existing funding sources for this project, including low-income housing tax credits. It’s a complex process, but our experience allows us to make the project competitive across various grant applications.” One of the primary challenges with pursuing 7 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09 C&S DESIGN ENGINEERING
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these financing options has been balancing the requirements of various funding programs. For example, some grant applications prioritize threebedroom units, while others focus on senior or accessible housing. The design team must carefully consider these requirements when planning the layout of the units to ensure that the project is eligible for the maximum amount of funding. Johnson and Reto praises C&S’s expertise in this area.“Lauren’s experience working on projects across the country has been a huge benefit to this project,” he says. “Tess’s ability to react quickly to revamp requests and make the project more competitive has also been critical.” Despite the challenges, the team remains optimistic about securing the necessary funding to complete the project. “It’s a task to achieve a high score in any funding level, but it’s even more difficult when trying to tap into three or four different categories with varying priorities,” Johnson notes.“But this team has been successful in navigating those challenges.” REVIVING A LEGACY The importance of preserving the building’s historical 9 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09 C&S DESIGN ENGINEERING
honors the building’s legacy but also sets a strong foundation for the continued success of communityfocused developments like this one. Depending on the timing of the funding, the project’s completion is anticipated in late 2025 or early 2026. Once completed, the Ondossagon School will become a central part of the community, serving as a home for those in need and a symbol of the region’s resilience and commitment to preserving its heritage. PREFERRED VENDOR/PARTNER n C&S Design Engineering www.csdesignengineering.com C&S Design & Engineering is an established firm with over thirty years of experience, licensure in 20 states, a diverse team and relationships with specialty consultants across the US. We practice integrated design services that foster collaboration across industries, create better communication, and use trade input to be time and cost efficient. character is a key focus for the team. “There’s something special about repurposing a historic building like the Ondossagon School,” Rounsville notes. “It’s not just about providing housing; it’s about preserving a piece of our history and creating something new and valuable for the community.” As the project progresses, the team focuses on creating a lasting community asset that will benefit future generations. Dahl and Komas’s dedication to blending historic preservation with modern living spaces has been instrumental in advancing the project. Their thoughtful approach not only 10 BUSINESS VIEW MAGAZINE VOLUME 11, ISSUE 09
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