Historic Structures Report & Feasibility Study
DePere Lockkeeper’s House
DePere, Wisconsin
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
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
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
Architectural Significance
Dutch Colonial Revival Style
Gambrel Roof with Flared Eaves
Exterior Materials used in Combination
Period of Significance
1912-1936
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
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
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
Design & Construction
Rainwater Cistern
Central, Open Air Porch
Formal Dining Room
No Running Water
Heated with Wood or Coal Fired Stoves
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
Alteration & Use
Centralized Hot Air Heating System, 1926
Coal Storage Room
Running Water and Baths, 1927
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
Alteration & Use
Front Porch Enclosed 1948-1949?
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
Alteration & Use
Oil Burning Furnace and 275-Gallon Oil Storage Tank, 1960-1964
Living Room Carpeted
Windows Replaced
Kitchen Remodeled
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
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
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
Alteration & Use
DePere Lockkeeper’s 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
Historic Structures Report
DePere Lockkeeper’s House, DePere, Wisconsin
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Permitted uses are those structures accessory to permanent open
space uses
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
Consultations with Key Stakeholders
City of DePere
Reluctant to pursue any avenue which may threaten the
community’s $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 11:00
pm to 6:00 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
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
Consultations with Key Stakeholders
Wisconsin Historical Society
Wisconsin Statutes Chapter 44 grants the WHS the duty to:
• serve as the state’s 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.
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Lockkeeper’s House and other lockkeeper’s houses.
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
Future Uses
Heritage Tourism Lodging
Rent entire house
Daily or weekly basis
Up to eight guests
Unique blend of cultural, historical, and recreational features
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
Rehabilitation Cost Analysis
Active Recreation Shelter
$636,065
Institutional Office
$556,955
Heritage Tourism Lodging
$408,344
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
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
Economic Feasibility Study
DePere Lockkeeper’s House, DePere, Wisconsin
Historic Structures Report & Feasibility Study
DePere Lockkeeper’s House
DePere, Wisconsin