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Village moves forward with RFP for 110 Railroad Street; performing-arts space and green building preservation prioritized
Summary
The board directed staff to publish an RFP for redevelopment of 110 Railroad Street seeking a mixed-use project that includes a performing-arts venue; the village said it will seek to preserve or allow relocation of the historic green building and will not retain ownership of the developed property.
The Village of East Dundee agreed to issue a request for proposals (RFP) for redevelopment of 110 Railroad Street — the former lumberyard — seeking a mixed-use project that would include space for a performing-arts center and additional commercial or residential uses.
Background: the village acquired the property in late 2023 and has been leasing it back to the seller until a July date specified in the acquisition terms. Staff said the intention of the RFP is to find a private developer willing to build a financially viable project that includes a performing-arts venue; the village's contribution to that viability would primarily be the land itself rather than cash.
Performing-arts center and ownership model: staff and trustees said the preferred development model is private-sector-led construction, with a theater tenant or nonprofit paying rent to a developer during an initial period (for example, 20 to 25 years) and then taking ownership of the theater component or otherwise continuing operation. The village stated it does not intend to own the developed property at the conclusion of a partnership; the board said this approach helps make financing feasible while minimizing ongoing municipal ownership exposure.
Historic green building and contents: resident and former owner Dolores Doderlein urged the village to preserve the green building on the property if at all possible. Dolores described relics inside the building — including a bank vault door and a scale she said are cemented into the floor — and asked that the village or developer work with her family and the Dundee Historical Society to save those items or allow their relocation. Village staff said language in the RFP would seek preservation where feasible and would otherwise require coordination with the seller's family about relocation of historically significant elements.
TIF and prevailing wage: trustees asked whether TIF funding or other TIF-related requirements (if used) would require prevailing wage; staff said projects receiving TIF funds must comply with prevailing-wage rules and that any sale or redevelopment that used TIF support would be advertised accordingly.
Outcome and next steps: the board gave staff direction to publish the RFP with illustrations for possible development approaches (included as inspiration, not requirements). Staff said the village will also incorporate guidance about preservation of historic elements, include the Hager property and associated infrastructure coordination in its outreach, and coordinate parking and annexation issues with prospective respondents. Trustees and staff said the recently approved acquisition of an adjacent gravel lot will provide additional public open-space flexibility for the long-term plan for the block.
The village indicated it will work with the seller (Dolores and family) on the contents and the fence removal timeline and will include contract language addressing salvage, relocation and preservation of historically significant elements when feasible.
