Rawleigh Plans - City of Freeport

Rawleigh Complex
Redevelopment
A new vision of activity, entrepreneurial thinking andeconomic growth
2-Rawleigh Complex Existing Bldgs and Uses(11.25.14)
ABOUT THE COMPLEX
Page Index:ï
History
Redevelopment Progress
The Buildings
Complex Redevelopment Status
History
The City Freeport has a long and prosperous history of innovation and manufacturing.ï
Despite the modest size of its population, currently 25,600 and never larger than 30,000,
its strategic location along the former Illinois Central Railroad made it a center of
commerce in the state line region starting in the 1850’s, continuing through today.ï Over
that time, a number of entrepreneurs and industrialists called Freeport home and built a
plethora of powerful businesses that produced everything from presidential limousines
for the Truman administration, to windmills that supplied power to farms throughout the
country, to high-tech switches used in everything from home thermostats to NASA
spacecraft.ï Although the shift to interstate highway transportation from rail over the latter part of the last century
tapered Freeport’s growth, the past economic activity and affluence have left the community with a wealth of historic
structures in the central business district that are readily adaptable for a wide variety of new uses.ï With the coming reintroduction of Amtrak service connecting Freeport to Chicago and Dubuque, the community now has an enormous
opportunity to acquaint a whole new generation of entrepreneurs with the City’s favorable business climate,
dependable workforce, and magnificent downtown buildings.
A major focal point of the City’s downtown and riverfront revitalization efforts is the repurposing of the 460,000 square
foot, former Rawleigh complex. The W.T. Rawleigh Company had a major presence in Freeport’s downtown beginning in
the early 1900s producing everything from medical products to spices, inks, shampoos,ïand cleaning supplies. Rawleigh
distributed these products nationwide through a door-to-door “Rawleigh Men” sales network.ï The advent of big box
stores and general economic struggles led the company to file for bankruptcy in the 1980s leaving what was once a
celebrated icon of prosperity to quickly become aïvacant set of buildings posing significant environmental and financial
challenges to rehabilitation.
Redevelopment Progress
Over the past 20 years the City has put a number of programs in place to attract new businesses and revitalize the
downtown.ï This includes the creation of a public-private economic development corporation, establishment of a Tax
Increment Finance district, and implementation of a nationally-recognized Brownfields program that has attracted
more than $8 million in state and federal grants. In particular, the City has been actively removing environmental
hazards and facilitating reuse of the Rawleigh into a dynamic mixed-use development planned to include a new Amtrak
station, light industrial and flexible business space, a restaurant, and housing. To date, two of the five buildings have
been sold to private developers: Building A (Office Building) is occupied and the developer of Building D has secured
tenants for the first two floors. The City has secured funding to design the multi-modal Station at a third building,
Building E.
The Buildings
The Rawleigh Complex consists of five buildings, developed betweenï1904 and 1956, all
of which have concrete and steel construction, open floor plates and brick interior and
exterior walls. The buildings are connected to each other by a series of overhead
walkways on multiple levels.ï Previous uses in the buildings consisted of light
manufacturing, assembly, packaging, warehousing and offices. Each building has its own
architectural detailing reminiscent of the period in which it was built while the common
use of red brick presents an impressive and consistent appearance throughout the
development.
After the Rawleigh company closed, some of the buildings were leased for warehousing for a short period of time before
the property was completely abandoned in 1988.ï In the mid-1990s, two local boys entered some of the buildings,
gathered thermostats and thermometers, and contaminated themselves and their homes with dangerous levels of
mercury. This triggered a U.S. EPA emergency response to remove mercury at the Complex and the boys’ homes. This
incident heightened the City’s awareness of brownfield issues and triggered its involvement in actively facilitating
brownfields cleanup and redevelopment in the City. Since 1999, the City has leveraged more than $4.6 million in state
and federal grant funding and technical assistance to gain control of the property, conduct environmental assessment,
and clean up contamination. In 2013, the City was issued a final “No Further Remediation” letter from the Illinois
Environmental Protection Agency for the entire Complex. The only remaining hazardous conditions are the presence of
lead paint and limited amounts of asbestos above the first two floors, both of which can be addressed as part of the
renovations.
In addition to the five buildings, the Rawleigh Complex also consists of two parking lots on the south side of Spring
Street and some small open areas on the east and west sides of the buildings. Running in between the buildings is
Liberty Street and an east-west alley which is no longer used for vehicular traffic.ï The Complex was rezoned in 2013 to a
unique district created specifically for the Complex that allows a wide range of uses, and the entire property was
replatted in 2014 to create a separate lot for each building. For a full Master Plan of the site click here (link to Master
Plan graphic). The Complex is located in the Downtown Tax Increment Finance District and the Downtown Historic
District with all of the buildings (with the exception of Building A) begin designated as “contributing” to the historic
character of the area.ï This designation enables project developers to pursue listing individual buildings on the national
register of historic places in order to secure federal historic preservation tax credits to greatly reduce redevelopment
costs.ï State tax credits for historic preservation are currently under consideration by the Illinois state legislature.
COMPLEX REDEVELOPMENT STATUS
Building A:ïOracle
Development – Office
Building
This building is the newest in
the Complex, built around
1950, and contains
approximately 36,000 square
feet on three levels. The
property was purchased by
Oracle Development and
redeveloped into a
professional office building
in the late 1990s. An
engineering firm occupies
the lower two levels with the
third floor available for
immediate buildout and
occupancy.
Building B: City-owned –
Vacant Former
Office/Warehouse/Assemblyï
This highly ornate building housed a number of Rawleigh’s operations including everything from office space, to
warehousing, to manufacturing and assembly.ï The building has 6 full floors consisting of 100,800 square feet including
a three-story penthouse.ï The building is currently vacant and lacks utility connections requiring initial re-occupancy to
include at least two full floors (about 33,600 sq. ft.) in order to make rehabilitation cost effective.ï Uses targeted for the
building include artist live/work lofts, art studios and performance space, retail and restaurant space. The City is
certainly interested in any inquiries and offers for the property but is currently focusing its efforts on redeveloping
Building E.ï However, there are several short term uses that could be financially viable as described here (link to short
term uses- BldgE file).
Building C: City-owned – Vacant Former Powerhouseï
The Powerhouse was a coal-burning plant that originally heated and powered the entire complex. As part of the
property environmental remediation efforts, most of the equipment has been removed leaving an open 7,100 sq. ft.
space with dramatic ceiling heights and a wall of glass that brings in lots of natural light. The building is ideally suited
for a restaurant, brewpub (link to brewpub page), music venue, or some combination of all of these.ï Further, the high
ceilings would allow a mezzanine to be constructed that could add to the square footage as shown here. The
foundation and walls are structurally sound but the roof is in need of a complete replacement requiring the entire space
to be redeveloped and occupied at one time in order to make the renovations financially viable.
Building D:ïAlber Properties – Multi-Tenant Office/Industrial/Warehouseï
The City sold this property to a local businessman in early 2014 to serve as the new headquarters for his company,
Protocutter, a precision cutting tool manufacturer. In addition, the property houses additional warehousing, repair,
light assembly and office tenants.ï Currently, two of the six floor have been completed renovated, with renovations of
the third floor slated to begin in early 2015.ï Each floor is approximately 18,000 sq. ft. and can be easily divided into two
to four tenant spaces. Given the excellent views to the Pecatonica River to the east, the building owner believes the
upper floors would make excellent office space for tech companies and/or a top floor restaurant or bar that would also
have roof access.
Building E: Freeport Station
Freeport Station will be a multi-modal hub serving as a regional Amtrak station, a trailhead for the Pecatonica-Prairie
Path and Jane Adams bike trails which converge just north of the site, and the primary transfer point for the City’s
transit service including the transit offices, dispatch center and service facility.ï The City has been awarded a $500,000
grant to prepare architectural and engineering designs for the facility in 2015 and anticipates securing state and federal
construction funding in order to begin construction in 2016/2017.ï Restored Amtrak service between Chicago and
Rockford will begin in late 2015. The City is working with the state to plan a schedule for moving forward with the
needed rail improvements to then extend Amtrak service from Rockford to Dubuque, via Freeport, as soon as possible.
At the time it was built, Building E was the largest, single-purpose warehouse in the world. The concrete, brick and steel
construction of all eight floors is as structurally sound as ever, and the exterior metal-cladding will be removed as part
of the Freeport Station development exposing an impressive and historic brick façade that is visible from every corner
of the downtown and beyond.ï Freeport Station and related office, retail and dining uses will comprise the entire first
floor. The City intends to seek a master developer for other floors in the building but is open to discussions with
prospective tenants interested in all or most of the 133,600 square feet. Uses envisioned in the building are those that
would complement and benefit from the activity and users of Freeport Station including offices, business enterprise
center, and apartments. For more details on Freeport Station, visit www.freeportstation.usQ.
‹•‹‘ǡ
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ǣA vibrant, creative hub for living, working, dining, shopping, and connecting to the region.
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…‘’Ž‡–‡†—Ž–‹Ǧ„—‹Ž†‹‰”‡†‡˜‡Ž‘’‡–™‹ŽŽ„‡…‘‡ƒ•Š‘™’‹‡…‡‘ˆ…”‡ƒ–‹˜‡‡…‘‘‹…†‡˜‡Ž‘’‡–ƒ†„—‹Ž†‹‰
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PROJECT GOALS
Repurposing a Symbol of Community Heritage. Š‡”‡ǯ•‘‹‰‘”‹‰‹–Ȃ–Š‡ƒ™Ž‡‹‰Š
‘’Ž‡š‹•ƒƒ••‹˜‡…‘ŽŽ‡…–‹‘‘ˆ„—‹Ž†‹‰•–Šƒ–Ž‹–‡”ƒŽŽ›ƒ†ˆ‹‰—”ƒ–‹˜‡Ž›–‘™‡”‘˜‡”–Š‡
†‘™–‘™”‹˜‡”ˆ”‘–ǤŠ‹•’”‘Œ‡…–ƒ‹•–‘–”ƒ•ˆ‘”–Š‡…‘’Ž‡šˆ”‘ƒ•›„‘Ž‘ˆ
”—•–„‡Ž–‹†—•–”‹ƒŽ†‡…Ž‹‡–‘ƒ•›„‘Ž‘ˆ”‡‡’‘”–ǯ•Š‡”‹–ƒ‰‡Ȃ”‡’—”’‘•‡†ǡ”‡Ǧ‹ƒ‰‹‡†ǡ
ƒ†”‡Ǧ‡‡”‰‹œ‡†Ǥ
Sparking Change.ƒ›‘ˆ–Š‡’”‘’‘•‡†”‡—•‡
‘’’‘”–—‹–‹‡•ˆ‘”ƒ™Ž‡‹‰ŠŠƒ˜‡ƒ…‘‘‹••‹‘ǣ–‘
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‹’ƒ…––Šƒƒ›‘ˆ–Š‡•‡’”‘Œ‡…–•…‘—Ž†Šƒ˜‡‘–Š‡‹”‘™Ǥ
IUUQXXXSBXMFJHISFOFXDPNWJTJPOHPBMTQMBO
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”‡ƒ‘–‡š–ƒ’
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’”‡˜‹‘—•’Žƒ‹‰‡ˆˆ‘”–•ƒ”‡’”‘˜‹†‡†ƒ––Š‡„‘––‘‘ˆ–Š‹•’ƒ‰‡ȌǤ
‹˜‡–Š‡…Šƒ‰‡•‹–Š‡‡…‘‘›‘˜‡”–Š‡Žƒ•–
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—‹Ž†‹‰ ‡—•‡ –”ƒ–‡‰›
—‹Ž†‹‰ ‡—•‡ –”ƒ–‡‰›
—‹Ž†‹‰ ‡—•‡ –”ƒ–‡‰›
—‹Ž†‹‰ȋ‘™‡”Š‘—•‡Ȍ‹ƒ…‹ƒŽƒŽ›•‹•
—‹Ž†‹‰ȋ‘™‡”Š‘—•‡Ȍ‘…‡’–
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”—”ƒŽ‘”–Š™‡•–‡”ŽŽ‹‘‹•ƒ†•‘—–Š‡”‹•…‘•‹Ǥ‘…ƒ–‡†ƒ––Š‡‹†’‘‹–‘ˆ–Š‡Š‹…ƒ‰‘Ȁ—„—“—‡”‘—–‡ǡ
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”‡†‡˜‡Ž‘’‡–’”‘‰”ƒǤ†‘™–‘™Š‘—•‹‰•–—†›…‘†—…–‡†‹ʹͲͳʹˆ‘…—•‡†‘–Š‡†‡˜‡Ž‘’‡–‘ˆ—’’‡”ˆŽ‘‘”
”‡•‹†‡–‹ƒŽ—‹–•‹„—‹Ž†‹‰•–Š”‘—‰Š‘—––Š‡†‘™–‘™„—–ƒŽ•‘“—ƒ–‹ˆ‹‡†–Š‡†‡ƒ†ˆ‘”†‘™–‘™Š‘—•‹‰‹
‰‡‡”ƒŽǤƒ’’‡†‹š–‘–Š‡•–—†›’”‘˜‹†‡•ƒ•—ƒ”›‘ˆƒ‡ƒ”Ž‹‡”ƒƒŽ›•‹•…‘†—…–‡†„›”–•’ƒ…‡‘ˆ‹‡ƒ’‘Ž‹•
…‘…‡”‹‰–Š‡’‘–‡–‹ƒŽˆ‘”ƒ”–‹•–Ž‹˜‡Ǧ™‘”—‹–•‹†‘™–‘™”‡‡’‘”–Ǥ
‘™–‘™‘—•‹‰–—†›
–—†‡–”‘Œ‡…–ǣ‘™–‘™‘—•‹‰–—†›
”–•’ƒ…‡”–•‹˜‡Ǧ™‘”‹–‹ƒ–‹˜‡—ƒ”›
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œ‘‹‰†‹•–”‹…–ǡ™Š‹…Š™ƒ•’—–‹–‘’Žƒ…‡‹ʹͲͳʹǤʹͲͳͶǡ–Š‡‡–‹”‡’”‘’‡”–›™ƒ•”‡’Žƒ––‡†–‘…ƒ”˜‡‘—–‹†‹˜‹†—ƒŽ
Ž‘–•ˆ‘”‡ƒ…Š‘ˆ–Š‡„—‹Ž†‹‰•ǤŠ‡”‡†‡˜‡Ž‘’‡–‘ˆƒ™Ž‡‹‰Š…‘–‹—‡•–‘„‡ƒ…‘”‡”•–‘‡‘ˆ†‘™–‘™”‡‡’‘”–ǯ•
”‡ƒ‹••ƒ…‡ƒ•”‡ˆŽ‡…–‡†‹–Š‡…‘—‹–›ǯ•…‘’”‡Š‡•‹˜‡’ŽƒǤ
ƒ™Ž‡‹‰Š‹š‡†Ǧ—•‡‘‹‰‹•–”‹…–
ƒ™Ž‡‹‰ŠŽƒ–
‘’”‡Š‡•‹˜‡Žƒ
”‡˜‹‘—• ƒ™Ž‡‹‰Š Žƒ•‡ƒŽ‹‰™‹–Š–Š‡‡˜‹”‘‡–ƒŽƒ†”‡—•‡‹••—‡•ƒ••‘…‹ƒ–‡†™‹–Šƒˆ‹˜‡Ǧ„—‹Ž†‹‰…‘’Ž‡š
™‹–Š‘”‡Ͷ͸ͲǡͲͲͲ•“—ƒ”‡ˆ‡‡–Šƒ•„‡‡ƒƒŒ‘”—†‡”–ƒ‹‰ˆ‘”ƒ…‹–›‘ˆŒ—•–‘˜‡”ʹͷǡͲͲͲ”‡•‹†‡–•Ǥ‡˜‡”–Š‡Ž‡••ǡ–Š‡
…‘—‹–›Šƒ••Š‘™–”‡‡†‘—•”‡•‘Ž˜‡‹ƒ‹–ƒ‹‹‰’‘•‹–‹˜‡ǡˆ‘”™ƒ”†‘‡–—–‘”‡–—”–Š‡ƒŽ‡‹‰Š
‘’Ž‡š–‘„‡‹‰ƒ‡…‘‘‹…‡‰‹‡ˆ‘”–Š‡‡–‹”‡…‘—–›ǤŠ‡•–ƒ–‡‘ˆƒ†ˆ‡†‡”ƒŽƒ‰‡…‹‡•Šƒ˜‡…‘–‹—ƒŽŽ›
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133,600
108,000
7,100
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1-6
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Office
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VANDEWALLE &
ASSOCIATES INC.
Revised: November 25, 2014
Am
tra
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EXISTING USES
Revised: November 25, 2014
© 2014
VANDEWALLE &
ASSOCIATES INC.
75
way
High
Building D: Alber Properties Multi Tenant Office/
Warehouse/Assembly
Pe
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Building E: City Owned Future Freeport Station
Rawleigh Complex -
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Building A: Oracle
Development Office Building
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Building B: City Owned Vacant
Building C: City Owned Vacant Former Powerhouse
‡˜‡Ž‘’‡–’’‘”–—‹–‹‡•
Arts Live-Work Lofts
Arts Studio / Performance / Instructional / Retail Spaces
Market-Rate Housing
General Retail and Service Uses
Freeport Multi-Modal Station
Bike and Outdoor Recreation Shop
Business and Entrepreneurial Space
Food Business Accelerator and Public Market
”‡™’—„
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