Armory Renovation Plan


Basement Floor Plan

The basement will house the Rathskeller Pub, restrooms, mini storage, dressing rooms and storage for performances, and the mechanicals. The Rathskeller, which will be leased to a commercial tenant, is highlighted on the following page. Mini storage will be managed by the Armory Community Project and leased to the general public. Both represent part of The Armory Community Project’s cost recovery plan and income generating potential.

The Red Arrow Pub

The Pub will be leased to a for-profit entity. The ideal tenant will provide a quality, casual sports bar experience with a full menu. It will feature sporting memorabilia significant to the building on loan from the Sheboygan County Historical Society. It will offer seasonal outdoor patio seating. Patrons will enjoy a beer garden atmosphere with relaxed yard games adjacent to the patio on the front lawn, bringing nightlife to the lakefront. During large entertainment events, the Red Arrow will cater to those who want something beyond typical concession food and beverage options.

Mini Storage

The Mini Storage area will be managed by The Armory Community Project as part of its income generating plan. There will be 28 units in seven different sizes, starting at 60 square feet and progressively increasing up to 400 square feet. The Mini Storage areas will be protected with security systems and entrance by passcode as well as security cameras. The units will be constructed of non-combustible materials with 13’ high ceilings and will have smoke and fire sensors, fire sprinklers, and electricity. This operation will be well positioned as the closest storage facility for those residing in the Ellis District, the planned multi-family development to the west, and other upcoming multi-family developments to the south and two blocks to the west of the site.

First Floor Plan

The first floor will feature a large flexible events hall and performance stage for corporate, dining, entertainment, recreation, and community events surrounded by collaborative, shared, recreational and commercial accelerator spaces. The hall, kitchen, and breakout/incubator rooms are highlighted on the following pages. All will be leased to the public and are indicative of The Armory Community Project’s income generating potential and self-sustainability.

Armory Hall

Flexible Space

  • Convention: meetings & conferences, trade shows & expos, fundraisers, swap meets, maker fairs.
  • Entertainment: concerts, comedy, movies, shows, dinner theater
  • Recreation: leagues (basketball, soccer, bean bag, kickball, dodgeball), dance, yoga, bounce houses
  • Dining: banquets, weddings, food trucks nights, community dinners.


The Armory will offer a top-notch event experience with regular, high-quality, evening experiences as an entertainment hot spot for those searching for something to do that may otherwise travel to other cities for such enjoyment.

Armory Hall fills a void in the community not currently being met by other local venues. It offers a large space with breakout rooms for corporate events. It has a large capacity to host dining and entertainment events. It will host a multitude of recreational events, and it will do all of this in an accessible and affordable manner for all businesses, community members, and organizations.

The Armory Community Project will seek to utilize the event hall daily, with a variety of routine activities that occur weekdays during the day, Monday through Thursday evenings, Friday evenings, Saturday during the day, Saturday evenings, and Sundays. Programming and management of the space will be by The Armory staff.

View Proposed Programming

Culinary Incubator


In addition to use by The Armory Community Project Organization for event catering and the Corridor Café for food preparation, the Commercial Kitchen will serve as a culinary incubator in which culinary entrepreneurs can rent the space to commercially produce wholesale or retail food products. It will connect current culinary workforce development activities to small business development. This program will be a boon to both the entrepreneurial and culinary culture of Sheboygan.

A shared-use community commercial kitchen can be a key piece in building economic opportunity, environmental sustainability, and community health. It can also play a critical role in developing a healthy, safe, and secure local food supply on an ongoing basis and during times of crisis.

Second Floor Plan

The second floor will feature the Corridor Café, restrooms, storage, event concessions, and The Armory Community Project offices. The Corridor Café is highlighted on the following page. It will be leased to a commercial tenant as part of The Armory Community Project’s cost recovery plan.

Corridor Café


The Cafe will be rented out to a for-profit entity. The ideal tenant will provide a full-service restaurant with coffeehouse and dessert bar. The Cafe will feature great views of both the events arena as well as Sheboygan’s beautiful waterfront. It will offer seasonal outdoor patio seating. Patrons will enjoy relaxed yard games adjacent to the patio on the front lawn, bringing life to the lakefront.

The Café will provide a sophisticated, yet casual dining and coffeehouse experience. The Cafe will feature a full menu of moderately priced foods, salads, soups, sandwiches, tea and coffee-based drinks, desserts and pastries, and kid-friendly options influenced by local cooking traditions and time-honored recipes. The Cafe will provide a full-service dine-in and carry-out and will also contain a full-service bar. It will be an affordable venture for patrons, one that will encourage them to return on many occasions.

The Café will be open seven days a week to serve the public as well as tenants and visitors to the building. During large entertainment events, The Café will cater to those who want something beyond typical concessions food and limited beverage options with views overlooking The Armory Hall.

Design & Construction Team


In the appendix you will find the biographies and relevant experience of the design and construction team. The design and construction team currently consists of the staff of several local businesses, including Legacy Architecture, Inc., Jos. Schmitt Construction, and Quasius Construction, as well as, Madison-based, New Market Tax Credit specialist Jon Beck. In the future, the team will be expanded with suppliers and structural, civil, fire protection, plumbing, mechanical, and electrical engineers and/or design-build contractors. Except for the structural engineer and some specialty suppliers, all the other specialties will be hand selected from local businesses who have worked together on numerous occasions and have a proven track record of being able to quickly rehabilitate historic buildings.

Historic preservation is extremely labor intensive. As a rough rule of thumb, half of new construction expenditures go for labor and half for materials. In a typical historic preservation project, between 60 and 70 percent of the total cost goes toward labor. This has a very practical effect on the local economy. Labor - carpenters, electricians, plumbers, sheet metal workers, painters - is nearly always hired locally. Those individuals, in turn, spend their wages locally - at the barbershop, the restaurant, the auto dealer, and at the City of Sheboygan where they pay their taxes – further expanding The Armory Community Project's taxable value and economic impact.

Financial Considerations

Project Construction Budget
Division 1 General Requirements / General Conditions $70,000
Division 2 Existing Conditions $15,000
Division 3 Concrete $50,000
Division 4 Masonry $0
Division 5. Metals $10,000
Division 6 Wood, Plastics & Composites $15,000
Division 7 Thermal & Moisture Protection $750,000
Division 8 Openings $250,000
Division 9 Finishes $400,000
Division 10 Specialties $15,000
Division 11 Equipment $700,000
Division 12 Furnishings $40,000
Division 13 Special Construction $0
Division 14 Conveying Equipment $100,000
Division 21 Fire Suppression $150,000
Division 22 Plumbing $275,000
Division 23 Heating, Ventilating & Air Conditioning $1,500,000
Division 26 Electrical $550,000
Division 27 Communications $10,000
Division 28 Electronic Safety & Security $10,000
Division 31 Earthwork $10,000
Division 32 Exterior Improvements $70,000
Division 33 Utilities $10,000
Construction Subtotal $5,000,000
Construction & Design Contingency (10%) $500,000
Architectual & Engineering Fees (5%) $250,000
Tax Credit Consulting Fees $100,000
Miscellaneous Costs (1%) $50,000
Total Project Construction Budget $5,900,000.00

Sources & Uses

State Historic Tax Credit $1,150,000
Federal Historic Tax Credit $1,150,000
Federal New Market Tax Credit $2,300,000
Hall Naming Rights $750,000
Stage Naming Rights $500,000
Breakout Room Naming Rights $400,000
Kitchen Naming Rights $200,000
Miscellaneous Grants $100,000
Other Tax-Deductible Contributions $450,000
Total Sources $7,000,000


Construction Budget $5,900,000
Endowment Fund $1,000,000
Starting Capital $100,000
Total Uses $7,000,000


Project Implementation

The project implementation timeline illustrates key project milestones during the capital campaign, design, and construction phases. The timeline can vary depending upon many variables including overtime, productivity, size of project, location, season of year, contractor management, weather conditions, availability of skilled labor and building materials, owner's specific requirements, and the final scope of the project. The project implementation timeline provided below is made based on information available to The Armory Community Project in the spring of 2018, our assumed scope of work, and our professional judgment and expertise. While we exercised usual and customary professional care in our efforts to develop the project implementation timeline, we have no control over labor, equipment or materials, or over the contractor's method of scheduling. We make no warranty, expressed or implied, as to the accuracy of the project implementation timeline as compared to the actual timeline.

Implementation Timeline

APR 2018

Awarded Project

  • Begin silent capital campaign
  • Prepare construction documents
  • Prepare National Register nomination
  • Prepare Part 1, Part 2, and WEDC Historic Tax Credit applications
  • Obtain preliminary construction bids
  • Submit National Register nomination
  • Submit Historic Tax Credit applications
  • Complete silent capital campaign
  • Conduct value engineering
  • Revise construction documents
  • Begin public capital campaign
  • Receive Historic Tax Credit approval
  • Enter into contract with WEDC
  • Select general contractor and subcontractors
  • Obtain local approvals
  • Prepare Part 2 Amendments
  • Prepare New Market Tax Credit application
  • Submit Part 2 Amendments
  • Submit New Market Tax Credit application
  • Receive Part 2 Amendment approval
  • Obtain state and local plan review and approval
  • Complete public portion of capital campaign
  • Receive New Market Tax Credits award
  • Prepare construction schedule
  • Procure long lead time items
  • Obtain local permits
  • Begin Construction
  • List building in the State Register of Historic Places
  • Complete Construction (Earthwork, Exterior Improvements, Specialties, Equipment, Furnishings)
  • List building in the National Register of Historic Places
  • Submit Part 3 Historic Tax Credit application
  • Soft opening
SEP 2019

Grand Opening!