DePere Lockkeeper

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DePere Lockkeepers House
Historic Structures Report Feasibility Study

• DePere, Wisconsin

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Historic Structures Report

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Historical Significance
Complete and operable example of a river/canal,
slack water transportation system dating from the
mid-nineteenth century. The Lower Fox River
portion is the only remaining system in the
State. The DePere Lock and Dam Historic District
was listed in the State Register and National
Register of Historic Places in 1993. Two
Contributing Buildings Lockshack Lockkeeper
s House Three Contributing Structures Lock
Dam Canal Two Non-Contributing
Buildings Storage Shed Garage

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Architectural Significance

• Dutch Colonial Revival Style
• Gambrel Roof with Flared Eaves
• Exterior Materials used in Combination
• Period of Significance
• 1912-1936

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Design Construction
Designed in 1911 by L.M. Mann, Assistant Engineer
at the U.S. Army Corps of Engineers Oshkosh
Office Bids opened on January 2, 1912 Contract
within weeks to carpenter Peter Francken mason
John J. Broekman for 3,100 Sited on a narrow
dyke of land on April 4, 1912 Constructed
between April and August of 1912

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Design Construction
Rainwater Cistern Central, Open Air
Porch Formal Dining Room No Running
Water Heated with Wood or Coal Fired
Stoves

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Alteration Use
Centralized Hot Air Heating System, 1926 Coal
Storage Room Running Water and Baths,
1927

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Alteration Use
Front Porch Enclosed 1948-1949?

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Alteration Use
Oil Burning Furnace and 275-Gallon Oil Storage
Tank, 1960-1964 Living Room Carpeted Windows
Replaced Kitchen Remodeled

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Alteration Use
Interior Stripped of Historic Finishes,
1973-1974 Original Interior Trim
Replaced Original Interior Doors
Replaced Wall-to-Wall Carpeting Walls
Wallpapered, Paneled, or Both Acoustical Panel
Ceilings Dining Room Subdivided into Front
Closet, Hall Bathroom Former Upstairs Bathroom
Converted into Bedroom

• DePere Lockkeepers House, DePere, Wisconsin

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Historic Structures Report
Alteration Use

• DePere Lockkeepers House was vacated in October
  1983 and abandoned by the Corps of Engineers.
• Goals of the Fox River Navigational System
  Authority
• Maintain the exteriors of these buildings as
  monuments
• Restore the lock system
• Sustain river navigation
• Create a heritage corridor along the river

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Consultations with Key Stakeholders

• Stakeholders
• Fox River Navigational System Authority (FRNSA)
• Wisconsin Department of Natural Resources (DNR)
• City of DePere
• Wisconsin Historical Society (WHS)
• Other parties with a vested interest in the
  community
• Ideas for how the Building and Site could be
  adapted and reused
• Bed Breakfast / Hotel
• Artist Live/Work Housing / Art Gallery
• Restaurant / Concessions Sales
• Meeting Facility
• Three-Season Shelter for Events / Recreational
  Programs
• Small Boat/Kayak
• Link with other attractions such as Heritage Hill
  and the DePere Historical Society, hosting
  historic reenactments or the story of the Fox
  River
• Wildlife / Bird Viewing / Fishing
• Weigh-in Location for Fishing Tournaments

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Consultations with Key Stakeholders
Fox River Navigational System Authority Historic
Integrity of House to be maintained FRNSA is not
authorized to sell the house House put to good
use by a long-term lessee responsible for all the
associated rehabilitation, operation, and
maintenance costs Lease negotiated that would be
a source of income FRNSA is willing to forgo
income generation as long as the use is deemed
worthy FRNSA is content to maintain the house as
a monument

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Consultations with Key Stakeholders
Wisconsin Department of Natural Resources House
is located on Government Island, an integral
component of the DePere Dam Protect the
integrity of the dam Control flow of water
through the dam during periods of high
water Standards for development are
strict Protect wildlife habitat, including local
fisheries and aviaries, from poachers Strict
interpretation of DNR regulations prohibits
structures intended for human habitation Permitte
d uses are those structures accessory to
permanent open space uses

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Consultations with Key Stakeholders
City of DePere Reluctant to pursue any avenue
which may threaten the communitys 2.5 million
investment in the pedestrian bridge, river walk,
and wildlife viewing platform Negotiations
to-date have included provisions that would
require raising of the pedestrian bridge daily
after park closing from 1100 pm to 600 am and
periodically during flood events Prohibit
activities that would allow people to be on the
island overnight Alleviated through lease
language which would impose strict fines on
persons found fishing or requiring access across
the bridge after park closing

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Consultations with Key Stakeholders

• Wisconsin Historical Society
• Wisconsin Statutes Chapter 44 grants the WHS the
  duty to
• serve as the states principal agency in
  preservation activities
• cooperate with federal, state, and local
  government agencies in the planning and conduct
  of specific undertakings affecting historic
  properties
• review and comment upon those actions of any
  state agency which may have an adverse effect
  upon historic properties
• In general, this statute gives the WHS the lead
  role among other state agencies in negotiating
  the mitigation of potential adverse effects on
  historic properties.

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Consultations with Key Stakeholders

• Chapter 87 of the Wisconsin Statutes,
  particularly 87.305 Use of certain facilities on
  St. Feriole Island
• Piece of legislation written specifically for the
  Dousman Hotel on St. Feriole Island in the City
  of Prairie du Chien accommodated leniency
  necessary to successfully re-use the building
• allowed for modified floodproofing measures
• installed a flood warning system
• instituted emergency evacuation plan with annual
  testing
• rehabbed consistent with standards of the
  Secretary of the Interior
• Similar piece of legislation could be written for
  the DePere Lockkeepers House and other
  lockkeepers houses.

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Consultations with Key Stakeholders
Due to the unique property conditions, the
regulatory requirements are subject to much
interpretation An attempt at an exemption,
variance, and new legislation to allow the most
economically viable use is strongly
recommended Close examination and careful
negotiation between FRNSA, WHS, DNR City of
DePere will be required

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Future Uses

• Active Recreation Shelter, Public Park Shelter,
  and Recreational Facility
• Passive Recreational Activities
• Hiking
• Wildlife Viewing
• Fishing
• Active Recreational Activities
• Canoe and Kayak Lessons, Rentals, and Trips
• Boat, Jet Ski, Water Ski, and Tube Rentals
• Sport and Charter Fishing
• Educational Uses
• Interpretive Functions
• Administrative Functions

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Future Uses

• Institutional Office
• Branch office for a governmental or institutional
  entity
• Governmental Agencies
• Regulate the river, lock, or dam or natural fish
  and bird habitat
• Educational Institution
• Research or study the river, lock, or dam or
  natural fish and bird habitat
• Educational functions
• Interpretive functions
• Administrative functions

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Future Uses
Heritage Tourism Lodging Rent entire
house Daily or weekly basis Up to eight guests
Unique blend of cultural, historical, and
recreational features

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Rehabilitation Cost Analysis
Active Recreation Shelter 636,065 Institutional
Office 556,955 Heritage Tourism
Lodging 408,344

• DePere Lockkeepers House, DePere, Wisconsin

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Economic Feasibility Study
Economic Viability

• Active Recreation Shelter
• Assumption facility rental, food beverage
  commissions, concession purchases, canoe / kayak
  rentals, etc.
• Gross Revenue 100,000 to 115,000/year
• Net Revenue ?
• Institutional Office
• Assumption 1,200 sf building, rents of 13 per
  sf/year
• Gross Revenue 15,000/year
• Net Revenue 10,000/year
• Debt Service 130,000
• Heritage Tourism Lodging
• Assumption 1,200 sf building, rents of 0.75 per
  sf/month
• Gross Revenue 10,800/year
• Net Revenue 7,020/year
• Debt Service 90,000

• DePere Lockkeepers House, DePere, Wisconsin

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DePere Lockkeepers House
Historic Structures Report Feasibility Study

• DePere, Wisconsin