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20th Century Neighborhood Intensive Historic and Architectural Surveys for the Deereville and Voelker Highlands NeighborhoodsCopyrighted June 16, 2025 City of Dubuque CONSENT ITEMS # 13. City Council ITEM TITLE: 20th Century Neighborhood Intensive Historic and Architectural Surveys for the Deereville and Voelker Highlands Neighborhoods SUMMARY: Historic Preservation Commission providing information on the 20th Century Neighborhood Intensive Historic and Architectural Surveys performed by Heritage Works for the Deereville and Voelker Highlands neighborhoods. SUGGUESTED Receive and File DISPOSITION: ATTACHMENTS: 1. HPC Letter to CC 2. Deereville Historical Context May 2025 3. Voelker Highlands Historical Context May 2025 Page 140 of 1053 THE CITY OF DUB TE Masterpiece on the Mississippi Dubuque Planning Services Department kriftyl City Hall - 50 West 13th Street UI-boiaCV4 Dubuque, IA 52001-4845 I I I I (563) 589-4210 phone (563) 589-4221 fax 2007-2012.2013 planning(@-cityofdubugue.org 2017*2019 June 11, 2025 The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13th Street Dubuque IA 52001 Dear Mayor and City Council Members: This letter is in referenced to the attached 201h Century Neighborhood Intensive historic and architectural surveys performed by Heritage Works, for the Deereville and Voelker Highlands neighborhoods. This completes our seventh phase of neighborhood surveys in the 21 st century. Historic preservation consultant Bill Doyle presented findings for Heritage Works at the May 15, 2025 Historic Preservation Commission meeting. The Historic Preservation Commission has reviewed and adopted the documents. These documents are being provided for your information. Should you have any questions you may contact Janice Esser, Commission Chair, at janiceannesser@gmail.com. Sincerely, Q Janice Esser Chairperson Drafted by Chris Happ Olson, Assistant Planner Service People Integrity Responsibility Innovation Teamwork Page 141 of 1053 Architectural Survey of Deereville (1947-1951) Dubuque, Iowa Historical Context Introduction The Deereville area of Dubuque is locally significant under Criterion A in the area of Community Planning and Development. It was built by a private developer as a planned residential neighborhood in the City of Dubuque in the years immediately following World War II, a period of rising homeownership in Dubuque and throughout the United States. The Survey Area comprises over a hundred residences. Ninety-four of the houses were built by the farm equipment manufacturer John Deere, as housing for their workforce when they built a new factory in Dubuque after the end of World War II. The period of significance for the Deereville Survey Area is 1947-1951. These are the years when John Deere was developing and constructing houses in the neighborhood. Most of the houses on Asbury and Mullin Streets, which were the only streets pre -dating the annexation of the area by the City of Dubuque, were constructed before the period of significance, and so are not considered contributing structures. This is also true of the couple of houses completed years after John Deere's development project was finished. Several dozen non -Deere houses throughout the Survey Area were completed during or soon after the period of construction of the development, and may be considered contributing. Overview of Survey Area Page 142 of 1053 Deereville - Context Map 0 0.75 1.5 ........ HECITYOF Wiles DT 7D E- aarcei and survey data: City Scale V 1J Of Dubuque, Heritage Works 1:24000 A' Masterpiece on the Mississippi I V The Deereville Survey Area consists of portions of several streets at the beginning of Dubuque's West End. It is surrounded by residential streets to the south and west, and commercial buildings and Emmaus Bible College to the north and east. Flora Park is two blocks south of the boundary of the neighborhood. Page 143 of 1053 Deereville Survey Area The Survey Area is bordered by Asbury Road to the north and east, Hillcrest Road to the south, and Avalon Road to the west. All of the buildings in the Deereville Survey Area are residential, with the overwhelming majority being single-family homes or duplexes. There are a couple of multi -family residences on the south side of Asbury Road. The topography of the Deereville Survey Area is gently hilly. The terrain slopes generally downward from Asbury at the north border to Hillcrest at the south. Within the Survey Area, Hillcrest Road itself changes slope frequently, rising from its lowest point at Avalon to a peak between Ogilby and Mullin, and then falling and rising again to meet Asbury at its eastern corner. Address Style Date Contributing Resources 2040 Avalon No Style Pre-1947 None 2048 Avalon Minimal Traditional 1949 Residence 2056 Avalon Minimal Traditional John Deere 1947 Residence 2066 Avalon Minimal Traditional (John Deere) 1947 Residence 2074 Avalon Minimal Traditional John Deere 1947 Residence 2084 Avalon No Style 1950 None 2088 Avalon Minimal Traditional (John Deere) 1947 Residence Page 144 of 1053 2098 Avalon Minimal Traditional John Deere 1947 Residence 2112 Avalon Minimal Traditional 1949 Residence 2122 Avalon Minimal Traditional John Deere 1947 None 2132 Avalon Minimal Traditional John Deere 1947 Residence 2146 Avalon Ranch 1948 None 2160 Avalon Minimal Traditional 1949 Residence 2170 Avalon Minimal Traditional Pre-1947 None 2192 Avalon No Style 1950 Residence + Garage 2004 Broadlawn Minimal Traditional 1948 Residence 2005 Broadlawn Minimal Traditional Pre-1947 None 2012 Broadlawn Minimal Traditional 1949 Residence 2024 Broadlawn Minimal Traditional John Deere 1947 Residence 2025 Broadlawn No Style 1991 None 2034-2036 Broadlawn Minimal Traditional John Deere 1947 Residence 2035 Broadlawn No Style 1991 None 2045 Broadlawn Minimal Traditional 1951 Residence + Garage 2048 Broadlawn Minimal Traditional John Deere 1947 Residence 2055 Broadlawn Minimal Traditional John Deere 1947 Residence 2064 Broadlawn Minimal Traditional John Deere 1947 Residence 2065 Broadlawn Minimal Traditional John Deere 1947 Residence + Garage 2075 Broadlawn No Style 1950 Residence 2076-2078 Broadlawn Minimal Traditional John Deere 1947 Residence 2081 Broadlawn Minimal Traditional 1950 Residence 2082 Broadlawn Minimal Traditional John Deere 1947 Residence 2087 Broadlawn Minimal Traditional John Deere 1947 Residence 2088 Broadlawn Minimal Traditional 1953 Residence 2096 Broadlawn Minimal Traditional John Deere 1947 Residence 2097 Broadlawn Minimal Traditional John Deere 1947 Residence 2113 Broadlawn Minimal Traditional John Deere 1947 Residence 2116 Broadlawn No Style 1948 None 2123 Broadlawn Minimal Traditional John Deere 1947 Residence Page 145 of 1053 2126 Broadlawn Minimal Traditional 1948 None 2133 Broadlawn Minimal Traditional 1947 Residence + Garage John Deere 2134 Broadlawn Ranch 1951 Residence 2143 Broadlawn Minimal Traditional 1947 Residence John Deere 2146 Broadlawn Minimal Traditional 1947 Residence + Garage John Deere 2156 Broadlawn Minimal Traditional 1947 Residence + Garage John Deere 2163 Broadlawn Minimal Traditional 1947 Residence John Deere 2166 Broadlawn Minimal Traditional 1947 Residence John Deere 2173 Broadlawn Minimal Traditional 1947 Residence John Deere 2176 Broadlawn Minimal Traditional 1947 Residence John Deere 2185 Broadlawn Ranch 1951 Residence 2186 Broadlawn Minimal Traditional 1947 Residence + Garage John Deere 2191 Broadlawn Minimal Traditional 1949 Residence 2000 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2011 Morningview Minimal Traditional 1947 Residence John Deere 2012 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2025 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2026 Morningview Minimal Traditional 1947 Residence John Deere 2035 Morningview Minimal Traditional 1947 Residence John Deere 2036 Morningview Minimal Traditional 1947 Residence John Deere 2045 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2046-2048 Minimal Traditional 1947 Residence Morningview John Deere 2059 Morningview No Style 1950 Residence 2066 Morningview Minimal Traditional 1947 Residence John Deere 2067-2069 Minimal Traditional 1947 Residence Morningview John Deere 2074 Morningview Minimal Traditional 1947 Residence John Deere 2077 Morningview Minimal Traditional 1947 Residence + Garage John Deere Page 146 of 1053 2084-2086 Minimal Traditional 1947 Residence Morningview John Deere 2089-2091 Minimal Traditional 1947 Residence Morningview John Deere 2094 Morningview Minimal Traditional 1947 Residence John Deere 2097 Morningview Minimal Traditional 1947 Residence John Deere 2098 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2115 Morningview Minimal Traditional 1947 Residence John Deere 2118 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2124 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2125 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2130 Morningview Minimal Traditional 1948 Residence + Garage 2135 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2144 Morningview Minimal Traditional 1948 Residence 2145 Morningview Minimal Traditional 1947 Residence + Garage John Deere 2154 Morningview Minimal Traditional 1948 Residence 2155 Morningview Minimal Traditional 1947 Residence John Deere 2165 Morningview Minimal Traditional 1950 Residence 2168 Morningview Minimal Traditional 1952 Residence 2193 Morningview No Style 1952 Residence 2002 Chaney Minimal Traditional 1947 Residence + Garage John Deere 2003 Chaney Minimal Traditional 1947 Residence John Deere 2013-2015 Chaney Minimal Traditional 1947 Residence + Garage John Deere 2014 Chaney Minimal Traditional 1947 Residence + Garage John Deere 2028-2030 Chaney Minimal Traditional 1947 Residence + Garage John Deere 2033-2035 Chaney Minimal Traditional 1947 Residence John Deere 2042 Chaney Minimal Traditional 1947 Residence + Garage John Deere 2045 Chaney Minimal Traditional 1949 Residence 2056 Chaney Minimal Traditional 1947 Residence John Deere Page 147 of 1053 2059-2061 Chaney Minimal Traditional John Deere 1947 Residence 2068 Chaney Minimal Traditional John Deere 1947 None 2069 Chaney Minimal Traditional John Deere 1947 Residence 2076-2078 Chaney Minimal Traditional John Deere 1947 Residence 2079 Chaney Minimal Traditional John Deere 1947 Residence 2088-2090 Chaney Minimal Traditional John Deere 1947 Residence + Garage 2089-2091 Chaney Minimal Traditional John Deere 1947 Residence + Garage 2096 Chaney Minimal Traditional John Deere 1947 Residence 2099 Chaney Minimal Traditional John Deere 1947 Residence 2104 Chaney Minimal Traditional John Deere 1947 Residence 2115 Chaney Minimal Traditional 1948 Residence 2116 Chaney Minimal Traditional John Deere 1947 Residence 2125 Chaney Minimal Traditional 1948 Residence 2130-2132 Chaney Minimal Traditional John Deere 1948 Residence 2133 Chaney Minimal Traditional 1948 Residence 2138 Chaney No Style 1951 Residence 2145 Chaney Minimal Traditional 1948 Residence 2005 Ogilby Minimal Traditional John Deere 1947 Residence 2010 Ogilby Minimal Traditional John Deere 1947 Residence + Garage 2015 Ogilby Minimal Traditional John Deere 1947 Residence 2020 Ogilby No Style 1953 Residence 2025-2027 Ogilby Minimal Traditional John Deere 1947 Residence 2030 Ogilby Ranch 1949 Residence 2035 Ogilby Minimal Traditional John Deere 1947 None 2040 Ogilby Ranch 1950 Residence 2050 Ogilby Minimal Traditional 1950 Residence 2055 Ogilby No Style 1948 None 2060 Ogilby Minimal Traditional John Deere 1947 Residence 2065 Ogilby Minimal Traditional John Deere 1947 Residence Page 148 of 1053 2075 Ogilby Minimal Traditional John Deere 1947 Residence 2085 Ogilby Minimal Traditional John Deere 1947 Residence 2088 Ogilby No Style 1948 Residence 2095 Ogilby Minimal Traditional John Deere 1947 Residence 2096 Ogilby No Style 1952 None 2100 Ogilby Ranch 1962 None 2105 Ogilby Minimal Traditional John Deere 1947 None 2115 Ogilby Minimal Traditional John Deere 1947 None 2123 Ogilby No Style 1950 Residence 2010 Mullin Minimal Traditional 1946 Residence 2013 Mullin Minimal Traditional 1947 Residence 2025 Mullin Ranch 1953 None 2030 Mullin No Style 1941 None 2035 Mullin Craftsman 1926 None 2040 Mullin No Style 1941 None 2045 Mullin Craftsman 1930 None 2050 Mullin Minimal Traditional 1950 Residence 2055 Mullin No Style 1931 None 2060 Mullin No Style 1949 Residence 2075 Mullin Minimal Traditional 1948 Residence 2080 Mullin Craftsman 1930 None 2085 Mullin Craftsman 1926 None 2090 Mullin No Style 1946 Residence 2095 Mullin Tudor Revival 1940 None 2420 Hillcrest Minimal Traditional 1949 None 2426 Hillcrest Minimal Traditional 1953 Residence 2430 Hillcrest Minimal Traditional John Deere 1947 Residence 2440 Hillcrest Minimal Traditional John Deere 1947 Residence 2450 Hillcrest Minimal Traditional John Deere 1947 Residence 2460 Hillcrest Minimal Traditional John Deere 1947 Residence 2470 Hillcrest Minimal Traditional John Deere 1947 Residence 2480 Hillcrest Minimal Traditional John Deere 1947 Residence 2500 Hillcrest Ranch 1952 None 2992 Hillcrest No Style 1950 Residence Page 149 of 1053 2411 Asbury No Style 1931 None 2415 Asbury No Style 1925 None 2417 Asbury Craftsman 1930 None 2421 Asbury Craftsman 1930 None 2425 Asbury Dutch Colonial Revival 1930 None 2429 Asbury No Style 1928 None 2433 Asbury No Style 1928 None 2439 Asbury No Style 1940 None 2443 Asbury Craftsman 1928 None 2447 Asbury Minimal Traditional 1940 None 2451 Asbury Craftsman 1928 None 2455 Asbury Minimal Traditional 1941 None 2475 Asbury No Style 1947 None 2485 Asbury No Style 1938 None 2495 Asbury No Style 1952 None 2525 Asbury Minimal Traditional 1929 None 2545 Asbury Dutch Colonial Revival 1929 None 2565 Asbury No Style 1931 None 2585 Asbury Craftsman 1915 None 2595 Asbury Craftsman 1939 None 2605 Asbury Cape Cod 1939 None 2625 Asbury Cape Cod 1939 None 2655 Asbury Minimal Traditional 1949 Residence 2705 Asbury No Style 1948 None 2715 Asbury Minimal Traditional 1948 None 2735 Asbury Minimal Traditional 1949 Residence 2855 Asbury Ranch 1954 None 2875 Asbury Minimal Traditional 1949 Residence 2895-2897 Asbury Minimal Traditional John Deere 1947 Residence 2905 Asbury Minimal Traditional 1947 None 2925 Asbury Minimal Traditional 1948 None 2995 Asbury Ranch 1947 None Overview of Architectural Styles The Survey Area's most prevalent architectural type is mass-produced small houses and duplexes in a Minimal Traditional style, sometimes with Modern elements. Some earlier buildings of different styles can be found, especially on Asbury and Mullin Roads; some later buildings of different styles can also be found; and many of the original buildings have been altered. Page 150 of 1053 Deereville Buildings Categorized by Architectural Style Minimal Traditional: 132 (John Deere houses: 94; Other: 38) No Style: 19 Ranch: 10 Craftsman: 8 Dutch Colonial Revival: 2 Cape Cod: 2 Tudor Revival: 1 Colonial Revival (1880s-1940s) The Colonial Revival style emerged after the 1876 Philadelphia Centennial Exhibition reawakened interest in the American Colonial period. The most common architectural features of Colonial Revival buildings include symmetrical building forms, hipped roofs, porches with columns, entry doors, porches with columns, entry doors with transoms, sidelights and elaborate surrounds and double -hung multi -paned windows. The Colonial Revival style enjoyed a longer duration of popularity than any other style, lasting long into the 1950s. Colonial Revival details often find their way into other styles such as Ranch style homes. One sub -style of Colonial Revival architecture is the Dutch Colonial style. Like the Cape Cod style, the Dutch Colonial has a steeply -pitched roof, often with at least one front -facing dormer; however, the Dutch Colonial roof shape is gambreled instead of gabled, and the front facade layout is less likely to be symmetrical. The two examples of Dutch Colonial Revival homes in the Deereville Survey Area are 2425 and 2545 Asbury Road. 2425 Asbury (left) and 2545 Asbury (right) (Colonial Revival: Dutch Colonial) Tudor Revival (1 890s- 1 940s) The Tudor Revival style enjoyed popularity in roughly the same period as the Colonial Revival style. Tudor Revival style homes emulated Medieval English examples of grand manor homes and thatched cottages. Tudor Revival homes are characterized by dominant front gables, half Page 151 of 1053 timbering, masonry walls, steeply pitched roofs, dominant chimneys and narrow casement windows, many with a diamond pane pattern. An example of a Tudor Revival home in the Deereville Survey Area is 2095 Mullin Road. 2095 Mullin (Tudor Revival) Craftsman (1900s-1920s) The Craftsman architectural style arose out of the 19th Century Arts and Crafts Movement. The Arts and Crafts movement was a reaction to the opulence of the Victorian Era and the mass production of the Industrial Revolution. The Craftsman style became popular when Gustav Stickley began publishing plans for homes in his magazine, The Craftsman, in 1901. A Craftsman home is typically characterized by simplicity of design and detailing, the exhibition of fine workmanship and the use of natural materials such as wood and stone. Craftsman homes are usually one story or one -and -a -half stories with shallow roofs, dormers and windows set in the gable end. An example in the Deereville Survey Area is 2417 Asbury Road. 2417 Asbury (Craftsman) Page 152 of 1053 Minimal Traditional (1935-1950) The Minimal Traditional style arose during the years of the Great Depression, when the need for economy resulted in the typical decorative elements seen in the preceding architectural styles being left off or simplified. The style was especially prevalent in the years following World War II, and was the prevailing style in planned developments such as Deereville. Minimal Traditional homes are typically small and single -story, with low -to -medium pitched roofs and little to no overhang in the eaves. Many have a front -facing gable. The contributing buildings in the Deereville Survey Area are all in the Minimal Traditional style. The home with the best integrity (retaining the original design and features of these buildings) is 2098 Morningview Road. P yc. 2098 Morningview (Minimal Traditional) Ranch (1935-1975) The Ranch style originated in California, and gained popularity throughout the country over the next two decades. It eventually became the predominant style in the years after World War II, when automobile ownership allowed for suburban sprawl, larger lots and larger house footprints. Ranch houses are single -story, asymmetrical, with low-pitched roofs and brick or wood -sided exteriors. Common features include picture windows and decorative iron porch supports. (McAlester, Virginia & Lee. A Field Guide to American Houses. P 479) An example in the Deereville Survey Area is 2500 Hillcrest Road (built 1952). Page 153 of 1053 2500 Hillcrest Deereville: Historical Setting and Developer Dubuque Post -World War II During the 1930s, Dubuque's population growth continued along the trend of modest rise seen in the preceding decades, reaching almost 44,000 by 1940. During the years of World War 11, thousands of Dubuquers left to serve in the armed forces. While manufacturing companies in Dubuque stayed busy by converting their production to fill military needs, development of new residential areas in the city was not a priority during these years. Once the war ended, however, the GIs returned home, and Dubuque continued to grow as a center for manufacturing, drawing new companies, such as John Deere, to the area. A population boom resulted, with Dubuque reaching over 49,000 by 1950. The city began to expand its boundaries to the north and especially the west, and new housing was needed to accommodate the growing population. Planned Developments in Post War America The same situation seen in Dubuque played out in communities across the United States after the end of World War 11: young soldiers returned home, ready to take jobs and start their families; cities expanded outward into the suburbs, making owning a car and a house with a yard part of the "American Dream"; and manufacturing companies responded to the postwar boom by building factories in new cities, to produce the modern conveniences that consumers were ready to buy after years of wartime rationing. Housing was needed for the workers at these factories, and often the quickest and most economical way to produce a large number of worker houses was through planned developments. The method of building housing quickly had been refined by necessity during World War II, when assembly -line methods were adapted to create housing for troops at training camps and Page 154 of 1053 for workers at wartime manufacturing plants. The developers in the post-war years applied the same techniques to make hundreds or thousands of houses spring up out of nowhere: the designs were kept simple and uniform, with consistent materials and only slight variations in layout; the materials needed for each house were calculated exactly beforehand, and prepared in batches so that the exact materials needed could be delivered at the location on the day they were required. Several houses could go up simultaneously, with skilled tradesmen moving from one house to the next to complete their part of the construction. The pioneer of this technique was William Levitt, who used pre-cut lumber on concrete slabs to build 30 houses a day in his planned development named Levittown, New York (1947-51), which eventually had 6,000 houses, as well as schools and other amenities. Levitt built a second Levittown in Pennsylvania in 1952, after U.S. Steel had opened a new plant nearby, this time with 17,000 houses. Levitt's methods were imitated across the country by developers who found it possible to build houses that could be sold at a profit and still be affordable to new owners using FHA mortgages through the GI Bill. Restrictive Covenants Notably, FHA mortgages and other mortgages were typically only available to prospective owners who were white, and many developers in the post-war era, including William Levitt, refused to sell to black owners. In some places, including Dubuque's Deereville, pre-existing covenants on the land restricted ownership to white owners in perpetuity, and also precluded owners from renting to black residents. These discriminatory covenants were somewhat nullified in 1948, when the U.S. Supreme Court ruled that they were unenforceable; but the Court's simultaneous decision that the covenants were legal as private agreements among individuals allowed them to continue to be implemented until the Fair Housing Act of 1968. Despite their nullification by the Fair Housing Act, covenants are very difficult to remove from properties, and most of the restrictive covenants on the Deereville properties are still attached to this day. • • • w •• I 9s6 G2 Wilbricht Ln Wllbrirht Ln Map of properties within the Deereville Survey Area that are attached to restrictive covenants Page 155 of 1053 FHA: Principles of Planning Small Houses In 1940, the FHA published a revised edition of an earlier bulletin it had produced, titled Principles of Planning Small Houses. The developers of the postwar housing developments, wanting to ensure that their houses would be eligible for federal mortgages under the rules of the G.I. Bill, used the FHA's principles as a design guide to ensure quick approval. The bulletin suggested maximizing usable space by minimizing hallways, and combining the dining space with either the kitchen or living room. There were sample layouts for one-, two- and three - bedroom houses, some of which are very similar to those used in the Deereville houses in Dubuque. THREE -BEDROOM HOUSES also may have com- pact economical plans based upon the same plan- ning principles as those demonstrated in the two - bedroom house. The bathroom -kitchen back-to-back arrangement can be maintained for economy in the plumbing installation. The hall required For circulation and privacy should be of minimum area. Where three bedrooms are provided, the living room should be in - ONE -STORY creased in size. In many localities two-story houses are THREE BEDROOMS more economical when 3 or 4 bedrooms are required. 22 Layout design seen adapted in Deereville houses. Source. FHA, Principles of Planning Small Houses, 1940. Page 156 of 1053 Jnhn nPPrP John Deere. Source: deere. com The history of the John Deere company began in 1837, when blacksmith John Deere made a self -scouring plow from a polished steel saw blade, which worked much better in the sticky Midwestern soil than traditional iron or wood plows. Within a decade, Deere had gained business partners and built a factory in Moline, Iowa. Deere became sole proprietor of the company in 1852, and expanded its production to a variety of agricultural equipment. In the 1910s, the company began focusing on manufacturing tractors, engines and harvesters, and the number of its employees tripled to over 8,500. During the years of World War II, the company changed to war production, manufacturing parts for military vehicles. In early February 1945, John Deere announced that it had chosen Dubuque as the location for a new plant, planned as a post-war expansion of the company.16 That month, the company finalized the purchase of 729 acres of land in Peru township, two -and -a -half miles north of Dubuque's city limits.13,14,16 With the war still ongoing, they first needed to apply to the War Manpower Commission and the War Production Board for permission to build and equip a plant in Dubuque for the manufacture of farm tractors.14,15 The application was approved in mid -June, and the company announced that they planned to begin grading the land for construction of the plant within the next few days.15 Enough of the grading had been completed by mid -August for two building foundations to be laid, and the steel frameworks of seven of the plant's nineteen planned buildings had been started by the end of 1945.11,12 By September 1946, while still unfinished, the plant was complete enough for the first stages of production of combine and stationary power units to begin; and by the end of that year, the plant had a payroll of 850.8 Page 157 of 1053 When the news of the new plant was first announced in February 1945, it was reported that the company was expected to hire Dubuquers for the new plant, rather than bring in existing employees from elsewhere.16 However, the first announcement of appointments by the company in late June were all current employees at other John Deere plants, and the company stated that "the balance of the personnel of the Moline Tractor works" would eventually be transferred to Dubuque.17 While construction progressed on the plant itself, the company also sought a solution to housing the workforce it was bringing to Dubuque. Development of Deereville Deereville Neighborhood • pp1E0. 0 ' r�� aw® 3 A i,aeu V � 1t �.✓ l '. �� rk� e \ USGS Th� M e Na n :', Boundaries set,3�, Proms Geograi Info'. ti1Sy,-, 2 --tlyd ographjWr- N,.'.i C, , \ �� ■�� VALL VIE i ■= 12064 _` 2066 2059 ■-Q- , 2MW i ■■ w z ■■ ■-�■111111�.. 2012 I�_ r ■ _� 2000 2003 HILLCR Y ` a 16416 , 1 1 Deereville Historic Resources �irTl GPM 0 Deereville Outline _ WILBRICHT LN John Deer House _N po 4vQ !Y - alvi_■ oD a 0 500 1,000 rt-te crry of Feet Parcel and survey data: City Scale 1'4000 Of Dubuque, Heritage Works N Masterpiece on the Mississippi Map of Deereville Survey Area, showing houses developed by John Deere The Deereville neighborhood encompasses several blocks, bordered by Asbury Road to the north and east, Avalon Road to the west, and Hillcrest Road to the south. The buildings included in the survey area have addresses on the east side of Avalon; on Broadlawn; Morningview; Page 158 of 1053 Chaney; Ogilby; Mullin; on the south/west side of Asbury; and on the north side of Hillcrest, within the survey area boundaries. Valley View Road runs east -west from Avalon to Chaney inside the survey area. Deereville Neighborhood O 500 __1 Fe THE CITY OF Feet DUB E Parcel and survey data: City Scale 1:4000 Of Dubuque, Heritage Works N Mrt�hrpiri ntt the Missiecippi Aerial view of Deereville Survey Area before development, in the 1930s The neighborhood is right at the point where Dubuque's West End begins. Originally outside the Dubuque city limits, the West End was developed from rolling farmland into residential and commercial areas during the post-war years. Asbury Road existed as the route leading to the neighboring town of Asbury. Some homes and institutional buildings, such as the Mt. St. Rose School for girls, already lined this section of Asbury Road by the mid-1940s. Mullin Road also was somewhat built up prior to the Deereville development, having eight houses on it by 1942. The remainder of what became the Deereville neighborhood was largely undeveloped when John Deere began looking for a place to build its employee housing. Page 159 of 1053 In April 1946, the Dubuque City Council received a proposal to annex about 60 acres of land directly west of its city limits, including two subdivisions: Hillcrest Park and Hillcrest Subdivision No. 2. The reason for the proposed annexation was that the two subdivisions were being considered for a housing development by the John Deere company, if the cities' sewer and water systems could be made available to the development. The land had already been platted and sub -divided, and John Deere was planning to build about 100 houses in the neighborhood. STUDY BLUEPRINT OF ANNEXED AREA City Manager A. A. Rhomberg, left, Is shown discussing a blueprint of the newly -annexed area of the city with Lavern Tim - Pis, whom he has just appointed as civil engineer. Mr. Temple, whose original home was Moline. III„ was recently released from the civil engineering corps of the navy, after serving in the Pa. cific theater and attaining the rank of lieutenant. He is the first to hold the Job of civil engineer since 1937. (Telegraph -Herald Photo I. Telegraph -Herald, April 16, 1946, p. 1 In to m tb rr :u Yi to The City Council approved the annexation, and by June, the City was installing a new water main to service the annexed land. In July, the next major step in the development began, with regrading of the land and streets.3 A sewer system was installed by the City, at John Deere's expense, the following January. On July 10, 1947, the city of Dubuque issued building permits for 94 residences (78 single- family homes and 16 duplexes) to the Iowa Improvement company, a subsidiary of John Deere, which was handling the development. Construction began soon after. Page 160 of 1053 START STREET I ANNEX PROJECT UNDER WAY GRADING WORK Company lays Groundwork For Home Building First major step In the pub:., _- haprovem tut of the annexed lands. at the wool corporate limits of It:r- baste has been taken with a ata of street grading which eventual:> trill extend to nine street■ In it,, Ores. - Under a contract recently awal l ,ad by tiabuque rhy council to - Sumner Soillit and Company, c < f�. .� e. Chicago. heavy It'adinR Mulpm•..,,has been moved into the dfstrirl ler►1 riff grades and bills where thn nine streets will Intersect the , .. •.rr than 19 acres Included in thel a ..«xed territory, F:veutually there is to be a siz si housing project fit this df • I Iry to he handled by the Joh❑ ' .r •R` - Deere Dubuque Tractor company. with close to Joe !nor dwelling� - aalar /f Planned to the Initial entertKbe. - Grading will be completed on -; ►:! %i_ Oil[ or portlonx ofthe followinc i� i� '_{ - �•'c , s,••ers' Avalon, Rri•idlawn. Morn- Street grading equipment pictured above has rolled Into ao- loarlew, than"`. Oxtlhy, Mullin' Pion and work has started to round into travel shape nine street* Illllrrrbt. Valleyview, and A,bv'Y in the newly annexed htllands at the west corporate limits of Du• luaA. buque. There are al.gy more than 59 acres of land in the an. I While blue: paving is n'r! Om- nexed territory and streets to come under the grading project I temp:al.4 by the rv) In the :m include Hdlcrest. Avalon, Broadlawn, Morningview. Chaney, Op,iby. .edfa!e future. the sire« . wh,•n Mulbn, Vatleyvm.. and Asbury road. Contract for the grading aJ Wd out. graded and otherwise project recently had been let by the Dubuque city council to I"paree as traffic chattels, probe Sumner iSollitt and company, of Chicago. -Herald(TelepraphI wily will be surfaced with gravel, photo) rrusbed Cork or some such type I of te"Iporary rurfsong. t And under an arrangement with John Iwtre company when Ihatl„�ir ids with the Paris peace con. the Jr.hn Deere rampant, a ear. -.. L,- .` Inns•-. !oto yrndv,.+fnn. f,•n•u,e."j , bury sewer project to serve the - " Aecusee Tito dl•1r1c1 is to be financed by I:t. In an address prepared for the r Iji .:. rumpany .rid Rthpro�Dettl,l M'CORMACK NITS he asked: "Are we to e witch er. r a i!ion that aljoinin Idleness while war, the sea r cutting in on ilia sewer pro},•. the aul.r of Tito sows his seed well be t to work out their t. u[ death" t r..ncing arrangements wltb the In Mt-Cormack said of Tito. "1 t dustrY and through rout et wt"� TIT 0 S R E G I M know that he ord••rs the Imprison - city offirtais. ment of nuns. for no crime. which t The propertin at the weal rnr _ In fact means death through cruel t poste limits of the rily were a:: .�Leader ty, nosed it April of 1966 to provhf•- ccusea Yugoslav"We, as a nation. must he firm. the municipality's Bowe -at real Of Wray on Church through our all powerful state dw I den,M1 ares. partruent. fit our dealings with na- , Acid the grading of nine stmeta, —� tional governments who would t of the dtstrtct represents the first Wa hiorion-/R')-Demanding a make a plaything of religion or a I major step In )minoring that area firm policy toward Yugnslavia. folble of Chn<uanity.' Mi-Cor- prepamery to the start of actual house Ih•morratic J.wader MrCor- stark went on. a new home onstrartk.n to provide mark. or Massachusetts. asserteA Condemns Force dweilings for personnel to be Sartrday !bat Marshal Tito "and "Yugo-lavla. the people of the ' ►roadht to Dubuque to work at the his Communist associates" bave rafted States of America decry 1 rauo,•,l •he d,mth of !Sri prlo<ts and, y.ur re!Iaou• terror!em and open- 1 Telegraph -Herald, July 28, 1946, p. 22 The construction company hired for the project was Sumner S. Sollitt & Co., a Chicago firm. The Sollitts had been a renowned construction family in Chicago since the mid-1800s, and by the 1930s, there were three major construction companies in Chicago run by various Sollitt family members. The Sumner Sollitt Co. had made national news during World War I for building an ROTC training camp capable of housing 21 companies (2,500 men) in ten days.45 During World War 11, the company built more training facilities at Naval Station Great Lakes. On Jan 1, 1942, it was reported that the Great Lakes Naval Station was going to spend $33M to expand its facilities in order to accommodate 45,000 men.44 By September 1947, the first homes had been completed in the new John Deere development. The Telegraph -Herald printed a photo of seven finished houses on the east side of Chaney Road near Hillcrest (some of "about a dozen" complete at the time) and interviewed one of the Page 161 of 1053 residents, Mrs. Elmer Roete, whose family had been the second to move into the development. The article mentioned again that: "only veteran John Deere workers who were transferred here from the Moline or Waterloo plants when the local plant began operations, and who have been commuting since that time, are eligible to occupy the homes."22 Exterior of 2068 Chaney in early September, 1947. Homeowner Mrs. Elmer Roete stands outside her property. 2056, 2042, 2028-2030, 2012, and 2002 Chaney are visible in the background. Source: Telegraph -Herald Mrs. Elmer Roete and her daughter in the living room of their house, 2068 Chaney, in early September, 1947. Source: Telegraph -Herald Two months later, the TH reported that the development was nearing completion. The article described the houses as "brick structures which vary in design, but are all modern and comfortable."9 Page 162 of 1053 HOMES BEING BUILT FOR DEERE EMPLOYES Rushing to completion are the homes being built for John Deere worker' in an arts 'long MOONLITE GARDEN Nov. 27 the Asbury road. In this overall --Thursday, view may be gl-mpsed part of +he more than 100 homes. brick . or to A,r\•s Thanksgiving Dance which vary In design, atructureaI modern comfort - but are ; a Music by AI- SCNNCEKLOTH and hu BAND sbis. Many have already been Adm. Only 62c Plus I Ax occupied. The houses are for Deere we,who were trans. -- ferred from the firm** plants In ditles. (Telegraph•Merald You Will Want to Set and Hear Photo) Those Famous Oklahoma Cowboys T\ . \ AA •OY/lOV Telegraph -Herald, Nov. 23, 1947, A 21 Deereville Architectural Styles The Deereville Survey Area displays a variety of styles of architecture, reflecting the period of its development, with a few early homes from the 1920s-1940s in Revival and Craftsman styles, especially along Asbury and Mullin Roads; and the majority of houses built in the late 1940s and 1950s in the Minimal Traditional and Ranch styles. All of the houses built by John Deere are in the Minimal Traditional style. Page 163 of 1053 Deereville Buildings by Architectural Style (Avalon Road; Broadlawn Road; Morningview Road; 2735-2995 Asbury; 2992 Hillcrest) Bell Tower ® 2925 2192 2905 2897-2895 QQ 2191 � �.5�2875� C3 Qd 2170 M O 2186 2193 •• 2168 � 2160 C 2173 2 176 2735 2163 2166 2165 fl 2156 2155 2154 2143 O 2146 2145 2144 2132 2133 M 2135 2130 2122 2123 2126 2125 2124 2112 2113 2116 2115 2118 we" Z= W naaoofl wow WQWW W57 QQ C3 2098 2097 2096 2097 2098 2088 2087 2088 2091 2094 <i 2084 2081 2082 zoos 2086 2077 2084 2074 2075 2078 2076 2069 2074 2066 2065 2067 Q 2056 2055 2064 2059 2066 2048 2048 ,::2 2048 2045 2045 2046 2036 2040 2035 2034 2035 2036 2025 2024 2025 2026 2005 8 2012 2011 2012 2992 0 2004 fl 2000 Gmj 3 MQ John Deere House (Minimal Traditional) Other Minimal Traditional - Craftsman Colonial Revival Tudor Revival Cape Cod - Ranch No Style Page 164 of 1053 Deereville Buildings by Architectural Style (Chaney Road; Ogilby Road; 2585-2715 Asbury Road) N A 2715 O 2705 2655 2625 '\Y 2145 2605 2138 2133 2595 2132 2585 2125 2130 2123 2115 R 2116 2115 l 1 2104 2106 rr 2099 QD 2096 2095 2096 2091 2089 2090 2088 2085 2088 2079 2075 2078 2078 2069 2076 2065 2060 2061 2068 2059 c�i) 2055 2050 2045 2056 2042 2035 2035 (� 2033 2030 2027 r r 2028 2025 2015 2015 2020 2013 2014 2003 2002 2005 2010 John Deere House (Minimal Traditional) Other Minimal Traditional Craftsman Colonial Revival Tudor Revival - Cape Cod - Ranch No Style Page 165 of 1053 Deereville Buildings by Architectural Style (Mullin Road; 2411-2565 Asbury Road; 2420-2500 Hillcrest Road) a N A 2565 0 2545 2525 _a c 2495 2485 2475 2095 2090 2455# 2075 so 2447 2 Qa 2055 EW 2060 2439 a 2433 2050 25 2040 2429 2425 2030 2421an ��C7 2417 2013 2010 2415 O 2480 24702460 2450 2440 2430 24262420 2411 O ® John Deere House (Minimal Traditional) Tudor Revival Other Minimal Cape Cod Traditional Craftsman Ranch Colonial Revival No Style 1920s-1930s: Dutch Colonial Revival The celebration of the hundredth anniversary of the Declaration of Independence in 1876 sparked a nationwide nostalgia for the colonial period. Beginning in the 1880s, and accelerating in the early decades of the 20th century, the characteristics of various colonial architectural styles were used for residences and other buildings across the country. The Georgian and Federal styles were especially popular for imitation: their symmetry and classical details lent a stateliness to the buildings that borrowed them. The new buildings rarely mirrored the old styles Page 166 of 1053 exactly, but instead added to, exchanged, and exaggerated their features, to create a recognizable but eclectic Colonial Revival look. Dutch Colonial Revival architecture likewise adapted the features of its antecedent style. Original Dutch colonial architecture was often single -story, with a shallow pitch to the roof. This changed over time, as later Dutch colonial buildings were sometimes one -and -a -half or two stories tall. The Dutch Colonial Revival architecture in the 20th century took the gambrel roof shape often seen in the original buildings, and set it at a very steep pitch, creating two- or occasionally even three-story houses. They also added dormers that were never seen in the original Dutch colonial buildings. The style could look more informal than Georgian revivals, evoking a cozy rural feel with the gambrel roof shape resembling a barn. At the same time, the steep roofline was very practical for creating a larger living space for families. The period of popularity of the Dutch Colonial Revival style predates the post -WWII planned development boom by a couple decades, and, like several other early styles seen in the Deereville Survey Area, the homes in this style were already in built on one of the two streets (Asbury and Mullin) that had already been developed prior to the annexation of the area by Dubuque in 1946. The two examples of Dutch Colonial Revival homes in the Deereville Survey Area are 2425 and 2545 Asbury Road. Both were built in the 1920s, and have the Dutch Colonial Revival style's characteristic features of a steeply pitched roof, gambreled to the side, long front -facing dormers, and asymmetrical layouts on the first story of the front facade. 1920s-1940: Tudor Revival (1) Another revival style that flourished in the United States in the decades before WWII was Tudor Revival. The movement began in the United Kingdom in the second half of the 1800s, as part of the same reaction to industrialization that produced the Arts and Crafts movement. The style drew from features of vernacular Medieval English architecture: steeply pointed rooflines, half- timbering, stone or brick detailing, and prominent chimneys were some of the identifying traits of Tudor Revival architecture. In the United States, it became especially popular in the first half of the 20th century, when there was a popular turn towards rural aesthetics, which were seen as a balm for a soul battered by the bustle, dirt and noise of modern urban life. Unlike the Colonial Revival styles, which were generally symmetrical and formal in their design, the Tudor Revival styles were homey and asymmetrical, and spoke to a nostalgia for an imagined simpler, more rustic time. As with the Dutch Colonial Revival style, the Tudor Revival style was most popular before the time when John Deere was constructing its planned development in Dubuque. The only Tudor Revival house in the Deereville Survey Area is 2095 Mullin, which was built in 1940, before the period of significance for the Survey Area. 1910s-1930s: Craftsman The Craftsman architectural style in the United States developed out of the nineteenth-century Arts and Crafts movement. The Arts and Crafts movement, which arose in the United Kingdom, emphasized handmade work and truth to materials, as a reaction to the opulence of the Victorian Era and the mass production of the Industrial Revolution. The architecture and interior decoration coming from the Arts and Crafts movement was often rustic, and sometimes left unfinished, to allow the beauty of the natural materials to be seen. Page 167 of 1053 In the United States, the principles of the Arts and Crafts movement were popularized among the American public through Gustav Stickley's magazine The Craftsman, (published beginning in 1901), which featured plans for homes in the style that came to be known as Craftsman. A Craftsman home is typically characterized by simplicity of design and detailing, the exhibition of fine workmanship and the use of natural materials such as wood and stone. Craftsman homes are usually one story or one -and -a -half stories with shallow roofs, dormers and windows set in the gable end. One of the most iconic and widely -used examples of Craftsman house, the bungalow, had its American beginning in California in the late 1800s, as a high -style adaptation of Indian and British colonial architecture. Before long the type was simplified and spread across the country as an affordable house for the working class in the 1910s through 1930s. The homes generally are small -to -medium size, and either one story, or with an additional half -story in the roof level. The roof is sometimes hipped, but often side -gabled, with a distinctive front -facing dormer. The roof often extends past the front of the house to form an open porch. There are several examples of Craftsman style bungalows in the Deereville Survey Area. Most are found along Asbury Road and Mullin Road, which were the two streets in the neighborhood that were already largely developed before the annexation of the neighborhood by the city of Dubuque in 1947. These homes were generally built in the late 1920s and the 1930s. One example showing the characteristics of the Craftsman style is 2417 Asbury Road. This house has the typical bungalow roofline: a shallow front gable, with overhanging eaves, and dormers and a front window making the attic level into a half -story of additional living space. fi�X�� i�L[��i►�fliTI'if1r MIS Fig] In the 1930s, the Great Depression made economy a primary concern in house design. Small, single -story houses with traditional forms but pared -down decorative elements dominated the middle-class housing developments of this era. Many of the Minimal Traditional houses had elements of the Tudor Revival style that preceded this time, such as a prominent chimney and a front -facing gable at or near the main entryway. The roofline had a more moderate pitch, however, and little to no overhang of eaves. Minimal Traditional houses could be made of a variety of materials: brick, stone and wood siding were used, sometimes together. After World War II, millions of GIs returned home, many of them ready to get married and start families. At the same time, companies across the country were building new factories and hiring workers to jumpstart their post-war production in the new consumerist economy. An enormous amount of new housing was needed, and it often needed to be built quickly, and at an affordable price for a blue-collar worker. The Minimal Traditional style that had been developed during the economic hardships of the Great Depression was still very practical for these purposes. As the houses built in the Deereville Survey Area in the Minimal Traditional Style were typically built in the same time period as the planned development by John Deere, houses in this style make up the majority of the contributing structures to the Deereville Survey Area. Three of the most significant types of Minimal Traditional houses found in the Deereville Survey Area are discussed below: John Deere houses, Vernon Carris houses, and a single Lustron house. John Deere Houses All of the houses developed by John Deere for the Deereville neighborhood are in the Minimal Traditional style. They are single -story, with brick walls, hipped or gabled roofs with no eaves, and minimal decorative elements: pedimented entries with square columns on the duplexes, Page 168 of 1053 eave returns inside front -facing gables, trellises near the entries of some designs. Some houses have a Modern element in corner windows. There are seven original design styles for the John Deere houses. Each residence's original design includes a living room, and a kitchen, utility room and bathroom adjacent to each other in that order. The kitchens and utility rooms were all designed with doors giving access to the exterior of the houses. Deereville House Plans Ea Ea- - ,-� owl t Y e.w wn un Wt C l^9 hi'l�.p lMp lwwp NA R]A!n Type 1 Type 2 Type 2, var. A Duplex Hipped Roof, 2-Bed A Extended Living Room wn qM KncM K�law I �.ry UIM pYy DNM n � n Type 2, var. B Type 3 Type 4 Extended Kitchen Hipped Roof, 3-Bed Front -Gabled, 3-Bed BN I hh" ya W l Y R)n lMp lYp h.t �, u u u a ❑ Type S Type 6 Type 7 Side -Gabled, 2-Bed A Side -Gabled, 2-Bed B Side -Gabled, 2-Bed C Page 169 of 1053 Type 1 is a duplex, with entries to each residence on opposite sides of the house. It has a generally rectangular footprint (long side facing the street), with a slight L-shape created by a front -gabled extension of the living room of the secondary residence. The primary residence has two bedrooms, and its main entryway has a pedimented porch supported by several square columns. The secondary residence has one bedroom, and its main entryway has a smaller pedimented porch supported by two simple square posts. 2084-2086 Morningview, a typical example of the Deereville duplex design Type 2 is a 2-bedroom square-footprinted house with a hipped roof and corner windows at both front corners. There are two unique variations to this type: one (Type 2, variation A) with an extended living room at the left side of the front facade, changing the main entry location to the inside wall of the extension; and one (Type 2, variation B) with an extended kitchen at the left side of the front facade. Both variations have hipped roofs over the extended areas, and keep the corner front windows. 2082 Broadlawn, a typical example of a Type 2 Deereville house Page 170 of 1053 2025 Morningview, a Type 2 variation with an extended living room (var. A) 2077 Morningview, a Type 2 variation with an extended kitchen (var. B) Type 3 is a 3-bedroom house with a hipped roof and corner windows at one front and one back corner. The layout of the house is generally rectangular (short side facing the street), with a slight L-shape created by a hipped -roof extension on one side of the front facade. This extension contains a dining room, which has a large picture window on its front -facing wall. Page 171 of 1053 2098 Morningview, a typical Type 3 Deereville house, which notably retains the original steel windows that were used in all of the Deereville houses Type 4 is a 3-bedroom house with an identical layout to Type 3, but with front -gabled roofs instead of hipped roofs on the house and the dining room extension; and with no corner windows. Y 2098 Avalon, a typical Type 4 Deereville house Type 5 is a 2-bedroom house with a side -gabled roof. It has a symmetrical front facade, with one window on each side of a centered entryway. Page 172 of 1053 2066 Avalon, a typical Type 5 Deere ville house Type 6 is a 2-bedroom house with a side -gabled roof and an extended living room on one side of the front facade. The extension has a front -facing gable and a picture window on its front wall. The main entry is on the inside wall of the extension, and has a covered porch with decorative trellis supports. (2074 Avalon) e 2074 Avalon, a typical Type 6 Deereville house, which notably retains its original trellis porch supports Type 7 is a 2-bedroom house with a side -gabled roof and an extended bedroom on one side of the front facade. The extension has a front -facing gable. Page 173 of 1053 2079 Chaney, a typical Type 7 Deereville house Vernon Carris Houses Many of the other Minimal Traditional houses in the Deereville Survey Area were developed around the same time as the John Deere houses. Vernon Carris, a contractor from Moline, Illinois, built twenty of the houses in the Survey Area between 1948 and 1951, first for the company Dubuque Homes, Inc., and later as a developer himself. Carris bought several lots in the Hillcrest Park subdivision in 1949, three of them directly from the Iowa Improvement Company (John Deere's housing development branch that was in charge of the Deereville development). Carris, who moved to Dubuque in 1946, built houses throughout the city in the late 1940s and throughout the 1950s. Carris houses were typically small, usually single -story frame houses in a simple Minimal Traditional style. A good example is one of Cards's earliest Deereville houses: 2126 Broadlawn, for which he obtained a building permit in November of 1948. Three more houses for which Carris obtained building permits on that same day are 2130, 2144, and 2154 Morningview, which are rarer examples of one -and -a -half -story Carris houses. Page 174 of 1053 2126 Broadlawn, constructed by Vernon Carris c. 1948-1949. 2154, 2144, and 2130 Morningview, constructed by Vernon Carris c. 1948-1949. Source: Google, photographed July 2022 Elsewhere in Dubuque, as in Deereville, Carris often constructed several houses in an area simultaneously. In October 1951 he obtained building permits to construct three houses on Coates Street: 2215, 2225, and 2235 Coates.47 In 1958, an advertisement showed a photo of a new home he had built at 1283 Blackhawk Drive.48 This was one of his final projects, as Vernon Carris passed away in February 1959, at the age of 74. Page 175 of 1053 I "IN MY EXPERIENCE WITH HEAT- ING I HAVE FOUND GAS TO BE A CLEAN, DEPENDABLE, ECONOMI- CAL FUEL. IN MY OWN HOME I HAVE USED GAS FOR HEATING, COOKING, WATER HEATING AND REFRIGERATION FOR MANY YEARS, AND I INSTALL GAS IN THE NEW HOMES I BUILD WHERE EVER IT IS AVAILABLE." The ab-.,..tat.m.nt Saes made by Mr. V.rn Cara. the dean of Dubuque btuldmg contractor.. aad a man who ba. been 1,WIding top quality home. for nary year. Hie authority to make thl..t.1ttra t live in hl. lonq .vp.ri.nc. In the home butldmq proi—ion. Mr. Carri.' .vtene- USE of ga. In Me a— home ha. been very economy caL As he Says above. he Uses ga• for heating. cooking. water heating and rr big.mtion to Me y-room home aad hi. whol. ga. b10 for the wtnt.r period .v lending from September. 19S5 to May. 1956. tnclusl.e. Sam only $194.42. Whether you're building a new home or r mode%nq an old one. in.lall ga. heating. A home i. only a. modem a. IN heaung .yetem and a go. heat. ing .y.t.m L. the most modern you can buy. Mr. Vern Carris 151 Cherokee Drive NOW, 1 OUT OF 5 HEAT WITH GAS SEE YOUR FAVORITE HEATING DEALER NO DOWN PAY MENT FOUR YEARS TO PAY BA ANCE PAYMENTS AS SMALL AS 16'S — TNLY rth Central Rai& ,fie *e Ca a Ad featuring Vernon Carris, Telegraph -Herald, 7 Oct 1956, p. 34. I Lustron house: One other notable Minimal Traditional house in the Deereville Survey Area is 2048 Avalon, one of only a handful of Lustron houses ever built in Dubuque. Lustron houses are prefabricated houses made of enameled steel panels that were produced for a very short time in the years after World War II. The homes, which had entirely enameled steel interiors as well as exteriors, down to the built-in vanities in the bedrooms, were meant to be affordable, low - maintenance housing for returning veterans and their families. However, the expense of production and difficulties in distribution caught up to the company quickly. Fewer than 3,000 Lustron houses were built between 1948 and 1950, before the company declared bankrupty and was forced to close. Today, Lustron houses are valued for their rarity and unique contribution to the history of post -WWII construction. The house at 2048 Avalon is a very well-preserved example of a Dove Gray Lustron house. The house received its building permit in November of 1949, and its original occupants were George M. and Helen Kelley, workers at a local power plant and the Dubuque Packing Company, respectively, and their two sons. Page 176 of 1053 2048 Avalon, the single Lustron house in the Deereville Survey Area 1930s-1970s: Ranch (10 The ranch style was a west -coast residential style that developed in the 1930s, and later made its way across the rest of the country. It became the most popular style for new residences in the 1950s and 1960s. Ranch houses can be identified by their horizontal design: they are usually single -story, with built-in garages extending their facade. Larger ranches often have a wing at one end with a front gable. Picture windows and ribbon windows are common features in their design, as are iron porch supports and decorative shutters. There are ten ranch houses found in the Deereville Survey Area, most of them built during or soon after the years of the planned development's construction, as extra lots were sold off by the Iowa Improvement Corporation. These houses were each built individually by their respective owners, and therefore vary in size, design, and material. One of the last houses built in the Deereville Survey Area is 2100 Ogilby, a brick ranch house that was constructed in 1962. Sources 1. "Dig Deep for Asbury Sewer," Telegraph -Herald, 12 Jan 1947, p. 24. 2. "City to Speed Sewer Project," Telegraph -Herald, 25 Jun 1946, pp. 1-2. 3. "Start Street Grading Work," Telegraph -Herald, 28 Jul 1946, p. 22. 4. "Asbury Water Main Started," Telegraph -Herald, 2 Jun 1946, p. 13. 5. "60 Acres in Asbury Area Annexed by Council Vote," Telegraph -Herald, 16 Apr 1946, p. 1. 6. "School Merger is Considered," Telegraph -Herald, 15 Sep 1946, p. 17. 7. "Board Votes Annexation of Oakville," Telegraph -Herald, 11 Oct 1946, p. 1. 8. 1946 Record Year in Industrial Expansion of Dubuque," Telegraph -Herald, 5 Jan 1947, p..i,5. 9. "Homes Being Built for Deere Employes," Telegraph -Herald, 23 Nov 1947, p. 21. 10. "Preparatory Work on Deere Road," Telegraph -Herald, 21 Oct 1945, p. 1. 11. "Deere Plant Year's No. 1 Local Story," Telegraph -Herald, 30 Dec 1945, p. 1. Page 177 of 1053 12. "Progress Made on Deere Plant," Telegraph -Herald, 12 Aug 1945, p 20. 13. "News of Record," Telegraph -Herald, 15 Feb 1945, p 3. 14. "Deere Reveals Detailed Plan," Telegraph -Herald, 25 Mar 1945, pp. 1-2. 15. "Go -Ahead Signal for Deere," Telegraph -Herald, 17 Jun 1945, pp 1-2. 16. "Deere Reveals Plan to Build Here," Telegraph -Herald, 7 Feb 1945, pp 1-2. 17. "Officials for Deere Plant Here Named," Telegraph -Herald, 27 Jun 1945, pp. 1-2 18. "News of Record," Telegraph -Herald, 23 Jul 1947, p. 8. 19. "News of Record," Telegraph -Herald, 16 Jul 1947, p. 8. 20. Dubuque City directory, 1948. 21. City of Dubuque, Finding Dubuque: Uncovering Dubuque's Black Heritage < https://storymaps.arcgis.com/stories/d70a04bl34e844569c84df77a6d20882> Accessed 15 Nov 2023. 22. "Progress Made on Local Housing Plant," Telegraph -Herald, 11 Sep 1947, p. 2. 23. "Ford Will Change Plants in 48 Hours," Oakland Tribune, 22 Feb 1955, p. 17. 24. "United States Pipe and Foundry Company," Encyclopedia.com, < https://www.encyclopedia.com/books/politics-and-business-magazines/united-states- pipe-and-foundry-company> Accessed 21 Dec 2023. 25. "Milpitas: A Study in Systemic Exclusion," Habitat for Humanity: East Bay/Silicon Valley, < https://www.habitatebsv.org/blog/milpitas-fair-housing-historv> Accessed 22 Dec 2023. 26. "Real Estate Transfers," Telegraph -Herald, 21 Apr 1946, p. 21. 27. Pruitt, Sarah, "The Post World War II Boom: How America Got Into Gear," History.com, <https://www.history.com/news/post-world-war-ii-boom-economy> Accessed 2 Jan 2024. 28. Hope, Andrew, "Evaluating the Significance of San Lorenzo Village, A Mid-20th Century Suburban Village," CRM Journal, Summer 2005, National Park Service, pp. 50-61. < https://www.nps.gov/crps/CRMJournal/Summer2005/articlel.pdf> Accessed 2 Jan 2024. 29. Rothstein, Richard, The Color of Law: A Forgotten History of How Our Government Segregated America, Liveright Publishing Corporation, 2017. 30. "Week's Trade Points to Record Hoiday Sales," Oakland Tribune, 13 Dec 1952, p. 13. 31. Dennis, Michelle L., "Post World War II Architecture in South Dakota," < https://history.sd.gov/preservation/docs/SDPost-WWIlArchitecture.pdf> Accessed 7 Jan 2024. 32. "Birth of Mill Inflates Small Eastern Town," Leesburg Lee County Journal, 20 Apr 1951, p. 6. 33. "Business in Pennsylvania Termed Good," Somerset Daily American, 18 Mar 1952, p. 12. 34. "'Fairless Hills' Named," Doylestown Intelligencer, 5 Oct 1951, p. 1. 35. "Bucks County Certified as Critical Defense Area; Will Pave Way for Building Boom," Bristol Courier, 8 Oct 1951, pp. 1, 2. 36. Zeigler, Connie J., "Foster Gunnison and His Magic Homes," DoCoMoMo-US.org, < https://docomomo-us.org/news/foster-gunnison-and-his-magic-homes> Accessed 8 Jan 2024. 37. "Five Buildings for School Now Finished," Bristol Courier, 8 Oct 1951, pp. 1, 6. 38. "New Office Doesn't Have `Country' Aspect," Bristol Courier, 9 Oct. 1951, pp. 1, 4. 39. "Big Project Hinted," Kingston Daily Freeman, 22 Jun 1951, p. 10. 40. "Plan to Build 10,000 Homes In and Around Morrisville," Doylestown Intelligencer, 12 Jul 1951, p. 1. 41. "Plan New Town Near Steel Plant," Hanover Evening Sun, 22 Aug 1951, p. 5. 42. "Seek JC Ban in Pa. Housing," Baltimore Afro American, 28 Aug 1951, p. 12. 43. Principles of Planning Small Houses. FHA, 1940. Page 178 of 1053 44. "Great Lakes Naval Station to Expand; Spend $33,000,000" The Escanaba Michigan Daily Press, 1 Jan 1942, p. 2. 45. "Use of Lumber in Army Cantonment," Edgewood Journal, Edgewood IA, 19 Jul 1917, p. 4 46. McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A Knopf, 1991. 47. "News of Record," Telegraph -Herald, 8 Oct 1951, p. 12. 48. "Dubuque Dream Homes Spahn & Rose Has Helped Come True," Telegraph -Herald, 31 Mar 1958, p. 16. Page 179 of 1053 Architectural Survey of Voelker Highlands (1916-1940) Dubuque, Iowa Historical Context Introduction The Voelker Highlands area of Dubuque is locally significant under Criterion A in the area of Community Planning and Development. It was developed as a real estate venture beginning in the late 1910s, a time of rising homeownership in Dubuque and throughout the United States. The Survey Area comprises 27 residences built by the Voelker Realty Company between 1916 and 1940. The company's founder, Christian Voelker, was known in Dubuque for producing a concrete block called "Peer -Amid Stone" that was used as the exterior material of several homes in the Voelker Highlands. The period of significance for the Voelker Highlands Survey Area is 1916-1925, which spans the years of sustained development and promotion of the Voelker Highlands by Christian Voelker's realty company. The three houses constructed outside of this period were added to the neighborhood nearly two decades after its initial development had been completed, and were sold without the splashy advertisements the company had once used to promote the neighborhood. Overview of Survev Area Voelker Highlands - Context Map i buque Voelker Highlands Survey Area � Voelker Highlands outline 0 0.75 1.5 1K in.,._ ... Mlles Q7 Pbl and --y data: City Scale V raeor oaawae, rb.xage Htna 1:24000 N Page 180 of 1053 The Voelker Highlands Survey Area comprises a portion of a residential neighborhood in the City of Dubuque. The neighborhood is on top of one of the city's hills, just west of downtown. It borders the property of Mount Pleasant Home, an independent living facility that began as a home for mothers and orphans in 1877; and it is a few blocks west of the campus of Loras College, another long-standing Dubuque institution. Voelker Highlands Survey Area The Survey Area consists of the majority of a short curving street, Park Street; and portions of two streets intersecting Park: the southern three-quarters of Lawndale Street, and four houses on the east side of Mt. Pleasant Street. All of the buildings in the Voelker Highlands Area are residential single-family homes. The topography of the Voelker Highlands Survey Area is gently sloped from a high point along Mt Pleasant downward to the east along Park; and downward from south to north along Lawndale. Address Style Date Contributing Resources 1220 Park Bungalow 1917 Residence 1230 Park No Style 1917 Residence 1245 Park Craftsman 1919 Residence Page 181 of 1053 1550 Mt Pleasant No Style 1925 (1922?) Residence 1556 Mt Pleasant Bungalow 1919 Residence 1570 Mt Pleasant No Style 1916 Residence 1586 Mt Pleasant No Style 1916 Residence 1608 Lawndale Craftsman 1916 Residence 1620 Lawndale Craftsman 1916 Residence 1640 Lawndale Minimal Traditional c. 1937-1938 None 1645 Lawndale Bungalow 1916 Residence 1652 Lawndale No Style 1916 Residence 1661 Lawndale Bungalow By 1921 Residence 1685 Lawndale Bungalow 1916 Residence 1686 Lawndale No Style c. 1919 None 1695 Lawndale No Style 1916 None 1706 Lawndale Craftsman 1916 Residence 1709 Lawndale Bungalow 1916 Residence 1716 Lawndale Minimal Traditional (Tudor Revival Cottage) 1939 None 1723 Lawndale No Style 1916 Residence 1735 Lawndale No Style 1916 Residence 1740 Lawndale Cape Cod 1940 None 1747 Lawndale Bungalow 1916 Residence 1760 Lawndale No Style 1916 None 1765 Lawndale Bungalow 1916 Residence 1772 Lawndale No Style 1916 None 1787 Lawndale Bungalow 1916 Residence Page 182 of 1053 Overview of Architectural Styles The Survey Area's most prevalent architectural types are bungalows and cottages, many in the Craftsman style that was popular during the 1910s and 20s. A number of the buildings have the bungalow form but without a defining style; in some cases, later alterations may have obscured the original style. The three houses in the development that were constructed in the late 1930s and in 1940 show the more minimal tastes of that time period, and would be categorized as revival or Minimal Traditional styles. Colonial Revival (1880s-1940s) The Colonial Revival style emerged after the 1876 Philadelphia Centennial Exhibition reawakened interest in the American Colonial period. The most common architectural features of Colonial Revival buildings include symmetrical building forms, hipped roofs, porches with columns, entry doors, porches with columns, entry doors with transoms, sidelights and elaborate surrounds and double -hung multi paned windows. The Colonial Revival style enjoyed a longer duration of popularity than any other style, lasting long into the 1950s. Colonial Revival details often find their way into other styles such as Ranch style homes. One sub -style of the Colonial Revival architectural style is the Cape Cod style. The Cape Cod typically has a steeper pitched roof, side -gabled instead of hipped, and is often identifiable by its symmetrical front facade layout, with a central entryway and dormers. The single example of the Cape Cod style in the Voelker Highlands Survey Area is 1740 Lawndale St. 1740 Lawndale (Colonial Revival: Cape Cod) Tudor Revival (1 890s- 1 940s) Page 183 of 1053 The Tudor Revival style enjoyed popularity in roughly the same period as the Colonial Revival style. Tudor Revival style homes emulated Medieval English examples of grand manor homes and thatched cottages. Tudor Revival homes are characterized by dominant front gables, half timbering, masonry walls, steeply pitched roofs, dominant chimneys and narrow casement windows, many with a diamond pane pattern. The single example of a home with a Tudor Revival feature in the Voelker Highlands Survey Area is 1716 Lawndale, which has a front entryway with a sweeping asymmetrical roofline. 1716 Lawndale (Tudor Revival) Craftsman (1900s-1920s) The Craftsman architectural style arose out of the 19th Century Arts and Crafts Movement. The Arts and Crafts movement was a reaction to the opulence of the Victorian Era and the mass production of the Industrial Revolution. The Craftsman style became popular when Gustav Stickley began publishing plans for homes in his magazine, The Craftsman, in 1901. A Craftsman home is typically characterized by simplicity of design and detailing, the exhibition of fine workmanship and the use of natural materials such as wood and stone. Craftsman homes are usually one story or one -and -a -half stories with shallow roofs, dormers and windows set in the gable end. A characteristic example of a Craftsman home in the Voelker Highlands Survey Area is 1245 Park. Page 184 of 1053 1245 Park (Craftsman) Minimal Traditional (1935-1950) The Minimal Traditional style arose during the years of the Great Depression, when the need for economy resulted in the typical decorative elements seen in the preceding architectural styles being left off or simplified. The style was especially prevalent in the years following World War 11, and was the prevailing style in planned developments such as Dubuque's Deereville. Minimal Traditional homes are typically small and single -story, with low -to -medium pitched roofs and little to no overhang in the eaves. Many have a front -facing gable. The single example of a Minimal Traditional home in the Voelker Highlands Survey Area is 1640 Lawndale. 1640 Lawndale (Minimal Traditional) Page 185 of 1053 Voelker Highlands: Historical Setting and Developer Dubuaue in the 1910s Dubuque is the oldest city in Iowa. Founded in 1833, after the conclusion of the Blackhawk War, and incorporated in 1837, Dubuque's favorable location on the Mississippi River helped it become a center for manufacturing industries such as mill working and boat building. The city saw a massive increase in its population during the second half of the nineteenth century, as the number of residents rose from around 3,000 in 1850 to over 36,000 in 1900. Much of the increase was due to the arrival of German and Irish immigrants who came for the city's manufacturing jobs. The early twentieth century saw Dubuque reach a period of relative stability in its population, which stayed in the high 30,000s from 1900 until 1930. The city had come a long way in its development from its settlement days. By 1911, Dubuque's city directory listed a dozen public and twenty-one private schools, including four colleges; around 31 churches; ten theaters; two hospitals; a public library; and a natural history museum. Among the numerous manufacturers in operation in Dubuque at this time were producers of millwork (such as Carr Ryder & Adams Co. and Farley & Loetscher Mfg Co.); building materials (Key City Roofing Co.); plumbing and gas fittings (A.Y. McDonald Mfg. Co.); and meat products (the Dubuque Packing Co.). An extensive electric streetcar system, built just after the turn of the century, made traveling throughout the city quick and convenient, and connected the bustling downtown with growing residential areas on the bluffs. Residential Developments in the Earlv 1900s Dubuque's development in the early 1900s aligned with trends seen in cities throughout the United States at that time. With industries booming, foreign immigrants and rural Americans alike began moving to the nation's urban areas, until more than half of the county's population lived in cities by 1920. Meanwhile, regularly -running public transportation systems made commuting possible, so that downtown workers could live farther from the city center and still easily travel to and from work. The combination of the need for increased housing for workers and the possibility of living further from downtown inspired enterprising real estate developers throughout the country to buy up empty tracts of land and create an entire neighborhood. Part of the drive to build these houses came from ideas of healthy living at that time. Homeownership, especially in new developments where there was enough space for everyone to have some room separating them from their neighbors, was considered better for people than renting in a cramped and dirty city center. Moreover, homeowners were expected to be more invested in their community than itinerant renters. A homeowner would be "enthusiastic and a booster, and it is citizens of that caliber that make cities great."54 Developers from the 1910s also argued the financial wisdom of investing in homeownership: first, by replacing wasteful monthly rental payments with equity -building mortgage payments; and second, by being able to profit from the resale of the house as it inevitably increased in value. Christian Voelker Christian Anton Voelker was born in 1850 in Hoekenheim, Baden-Wurttemberg, Germany.' When he was only four months old, his parents Leopold and Magdalena moved the family to the Page 186 of 1053 U.S., and settled in Dubuque, where Christian was raised .2, 41 At the age of eleven he left school to work in a factory making chairs; at age eighteen he became foreman of the chair department.50 After a decade in the factory, he left to establish his own dry goods and clothing store in 1873. That same year, he married Josephine Kolfenbach, with whom he would have five children, four surviving to adulthood.41 Welker's dry goods business was successful, and in 1879 he built the Voelker Building to house it at 1300 Central. In 1890 Voelker started an insurance business and also began working in real estate development, and in 1892 he sold his dried goods company to focus on these new businesses, which remained headquartered at his building at 1300 Central.41 Around 1907 Voelker began a new company to manufacture concrete blocks for construction, the Peer - Amid Cement Stone Co., which also had its office in the Voelker Building. In 1916 he incorporated his real estate business into the Voelker Realty Company,42 and remained active in the business as its president until illness struck him in 1925. He died in August of that year, at the age of 74.41 Voelker, who had been involved in numerous organizations in Dubuque, as well as having served as mayor for two years beginning in 1887, and as a member of the Iowa House of Representatives beginning in 1896, was remembered for his advocacy for workers, as a member of the Knights of Labor and the Democratic party. Peer -Amid Stone and Voelker Realty Company BUILD ANYTHING of "Peer-amld" xtonc: chepw,st hpcauso It will NEVER NEED REPAIRS, Wanner also on R,ceount of the Hollow alropace, also less Insurance. Inquire of, old pb ms- 2696 J. "PEER -AMID" STPNE CO. Telegraph -Herald, 19 Jan 1908, p. 4. Eight of the houses in the Voelker Highlands development were constructed with Peer -Amid stone, a locally manufactured concrete block with textured sides in imitation of rusticated ashlar. Peer -Amid Stone was first mentioned in the Telegraph -Herald in June 1907, in an ad seeking concrete workers by the Peer -Amid Stone Company at 2711 and Pine Streets.38 This company was either started by Christian Voelker, Sr., or else had very close ties to him. In 1909 the city directory gives two addresses for the Peer -Amid Cement Stone Company: a factory address at 3005 Pine Street, and an office address at 1300 Clay (Voelker's business address).40 Page 187 of 1053 Here is the First Concrete or Cement Block Building in Dubuque ..sate:. cn Cooler Avenue. Just S,. Blocks North nl Rhwnberr Avenue and Neat I. he Coiner Av Sin — The Carlin, Passes the Door. —Look at It. ABOUT THESE BLOCKS UUU - m:n Cem¢t {tens. rb..r hlM pra rrnr..,red Impw.lhlr }oru�w n R 1 •' _ �1e1ruv�6 1_emrMtrnnm rnr f^tr n�mblwae0 vnurw>' nr,rmn,o r t1 bl ut ern ._ �.. Y - up nv bee hrnlnnbll - �.• �.., Oe hour 1•..1 ee _ .,1 h. ITDI.�ra IeneerM fa rctnf v ,� f • rr nlmkaavn me followln6,m rely{ • e D nrlmY a Amn ,d w• w {ee., nr _ n.a dun •nwrhM. vover I V , � b1orY. Ir .Dula h•r• wtM m-ek 1. tn. octet In nleor.e.x mm O T �e4tort .net �� rr� nr1 re nest.. rhl. a •d _ w rs.1 Ihrr .. we mDnor. nm Lu'Iher Pr.rauOuv .ua [ eta tll peplhb Fy rrulnun.rn: °::i � rlp m1M eiDe p�ovml oinn. and o r mr« rro It, Mort,. The {mtpl ulkly{ pnlel r,r me emldma h7 a lbws hlcelu M the nellew yr alr .prc > ..u. 'cola •Ir .pus 1..prl _ .rouvd W r\a .hole .041rl{. It I .hrwmte Propr rmv t —I role or 1, 1 Agent wl:n � Yaow• >t\IOR anent n.IMID{�PPtrmlp Ihl. • .pee. Iv u.lR • wmdnw O ... the .utr• {IW, a ' [ dmmnp of p S mrnp rrc.Ip an .Inoue whleh mow It. armlt. 11 It. e t I—w all the ve.aaIl w Dula .haplr *wk•, f aewiiI. tahw.rmpnwl t\e wTht'ehs•ipWe I. —P.n— rPrr hp In I— rot ttr Wlee. TM. r. •n .,vrWllna Bunn it. rnu wltl M Praenr.1, lrp Grem oeulne reptr. iM rcb Pferrerm a plln rem. . tn• rem mg. • made o1 nr 1, g tGe PereA If r •vn at elect. mniaam{ Ins aver ua .mmw r.ul..va ra., n,. or r.m.vt. in.nnrr r,n{.r hroc\e .re .l.e remlorcM In, Iron react This is the Warmest House in Town on Aeoornt of the Airspace IT WILL NEVER NEED REPAIRS OR PAINTING —IT'S CEMENT. l l:�, L:rrl.Irr.I; ha- it n r e the line Il— , a fr„nt hall, a r;r..cr ,:::der the Tarr . a I,,, -"I pantry ....I, •.i llr !: u.li,-r. er"I ar -i le ,s .IXlhe rrIL1. I I••�:�� Il-, ar. a ball, r„um,tlhrre bed nA1Ir .-I, op<nml; irn,r fn, ,'; hall, and all ..f g—i •:", ,tell 'I he .,.r. �n,l ...r ,� Ir,tu nl. iurludin(; kitchen . nk —.1 dose, and g., piping in „ ,— a., n I he urfcri,rr tiny-Ir :. alir.onfbcrn hard Pine naulral t «,d fini.h. .I neat design, c tmple[, e I u thr picture r mlding r .rr I'_r e,t the r'nfhu hwk. in the .k»rl. here not ,n er,wk<J. lust av the .� lIt ,� .sole , 11 he ll'e wilt. t 1, ,1, u.r. crl c , I talk•. IIo ul, a Iron. In,",idr .. and grad, I'll .:Il I., ; ,rot hunt right ton Ccular Ave er direct;,` „t the c r line, Ifi—iblrxks I—,. t iI,., t I. rl:r I.!- k t': ith the (:outer .Avenue School. It i 'nhout .... ptiwt the finest location I have It- tar built `nl.l,,:nc hrgli an,l .Irr. away from factory or railroad rmlu!:e and r. es, right in line with the city'. growth. I, ncit;bbor unl make. value and as I belief riel, in design a group ni building. in which no two are alike . pre red by .,any people, I will in lhir, lo,ati n erect ecen' building of • tiiBereg size and a:yle. 1 bate plane nmt .r ., r in9ui Get a Good Home When You Gtt One. and Save Mmey in the End. See VOELKER. I31h and Clay Street:. and , Pay- _You -Can" S E t V O E L K E R hand 1 �Ireel. PAY -AS -YOU -CAN et.ahol +kllH, ruR HB+Hti. Telegraph -Herald, 18 Mar 1908, p 7. In July 1907, Christian Voelker was reported to be building the first two Peer -Amid stone houses in the city.37 The first of these houses to be completed —Dubuque's first concrete block house — was 2578 Central Ave., in late 1907 or early 1908.39 Voelker continued to use Peer -Amid stone prolifically in his construction, and advertisements for the Voelker Realty Company often included a section on the great benefits of the material. It was lauded for being "coolest in summer and the warmest in winter" because the way the blocks were laid created a continuous hollow wall around the entire building, acting like a storm window, and making the building Itpracticallyindestructible and free from repairs."37 The blocks were also waterproofed on their exterior faces.39 Page 188 of 1053 Voelker Highlands 1772 174\1706 O �i 1 7� 1665 1661 1640 645 1620 I Voelker Highlands Resources IM Voelker Highlands Survey Area Voelker Stone Construction 1 CI No / = Yes 1586 1556 o zoo aoo ® Parcel and survey data. City of SCa le 1:1500 Dubuque, Heritage Works N Masterpiece on the Mississippi Houses in Voelker Highlands constructed out of Peer -Amid Stone The Voelker Realty Company was incorporated in February 1916, with Chris Voelker, Sr. as President, his nephew Louis Kolfenbach as Vice -President, and his son Chris Voelker, Jr. as Secretary and Treasurer.42 The first major project undertaken by the new company was the development of the Voelker Highlands neighborhood: ads appearing as early as June 1916 describe the project.6 Page 189 of 1053 Homes Like Thies in Voeiker highlands At• t+►pt benutifui naw NMe o-.thu-rhIKA dr•vIopA you will how 1►►►n:• .3 aftwr home of this t lass built. I,ut altos lot will be Itapruved until tht- - story in completed. ••an•►ther Vof-lker nulghborhaxl ban Increased greatly to If Value." That In whore ?our opportunity corn" In. You can make your I. 6e10-e•tlon NOW and make this profit for yo►ir•••If V11.1 not only Set your ,1I chedcee of lor•,ttlona but VIM' GINT PAID F't►It IK)1\t3 IT RernemtN,r that It In tl►e fore•bvndrd turn who falls the n►(*t nwnr) Get k oo" t►y I i starting NOW Voollker Itlichlandn IN ton" of tii• al. „ :. tug y In thy• 4 it It I1s•a betw•eu fit. t'lo-w-ant Ave. and North Glen Oul. Ac#• • and Is but about 1 four blocks to the carllne and a eery easy walk to tho dean dtrtrict. Church" and schools are also Within a few blocks. Mosldroi this beautiful •pot with Ito natural a•Ivantrettes we► We at-%. •tber choice nelgl• is that ur.• now fwj •�wlolHd 1220 Park (or a model for 1220 Park). Source: Telegraph -Herald, 18 Jun 1916, p. 19. Page 190 of 1053 Homes In Beautiful Voelker Highlands \'nelk.r Ilighlando 1s I� rn lwl Just ea at of ]It. I•lear alit At -,lose 'o the namern. us than he, and chnols u the hill, shout three and lie half blue" from the c 1.ne and not too far to walk to the business district. Several acre. were houcht to make Voelker Highlands. We platted the land, not for the greater number of Iola, but uo that each lot would have its advanmge. The high spot. %,re cut down and the low u... fill.. Meeker, saw" and gas mains were laid. .p with .curb Guam disci. Then the street was pa reel loth reorrrete flaking a p°r npnt pal ing ing. l lame. of th^ ,loss shown in the pitturpa harp h,.n built, resulting I. on, Of Inc - I" ttt,et home nelghb-bU,.lI to be found In the city. It makra on ideal wpot for U. H home .1ereral ho„ , boo ..noui where we tan I cold to s.!t 4e, them to day and get your home start-J. _.ram:.-• —n THREE HOMES READY FOR YOUR SELECTION —ONE READY FOR IMMEDIATE POSSESSION One or these homes is ready for It, upau, y. It has re- con" tioas. ,t eery rozy home for tees money than it When you get down to figures, it seems fo.lisb to go ceptlon null with up,-. eta irway. guest rlo.et I. hall with could be daDlirated. asti.K nal-, for newt whew you tan have the ..Joy - mirror dnnr, colonnade. to parlor from ball and from par We have two bungalows for your selection. E..,h has ment of coy of our homes by u.ing that same r.n1 ..pence for to Il I ruua. E'rench lours from Ilring r o to din' living room, dialog room. kitchen, pantry, two hedrooma, to pup fur them. It rerryire. some cash to start with. The iwR room where you will find a built In e�J,hoani of putty and hale all un one floor. They are atrlctly mo,Jrrn with amount curies with the pace of the bum, and the amgal dealgn. Fttchen with pity and deter. ater. nromY pan furnace. Lath. electric lights. gas. Astern with inside pump, you can pay Wr month. A per( all will glue yaa all trywith Pdrnom t. fuulr at door eer'ts fi'oAhlarR ,cl inl.le, nnro 0o the city wat,r noJ newer ladh .f t!"lat human fare East. the details and prove to y u the .draut.g, of owateg a frier , a giving you the aft -neon shad, on Your front u cund dual. Has front awa rvl r posh. front porch March. I'oe homy of your ow u. Yhuoe us I.alxr or catl at the tdflce. rnetl. furwa,,. bath. clearly lights. Ka+. cellar flour scssic of ellher of the Iwo bungalows ran be gtieo in I.et us show i u the hnm••a and tell you bow easy 1t Is remmited. mimdry apace In basement, city wet,r and sewer thirty du, s. to ewJuy them. u ill °ffi" Phone Z762 Central Avenue At 13th VOELKER REALTY CO. Home Phones: Red 2019--Red m!6 1645 Lawndale (left) and 1245 Park (right). Source: Telegraph -Herald, 16 Jul 1922, p. 23. The company advertised aggressively, with regular campaigns of large, splashy ads appearing weekly in both of Dubuque's newspapers. These reveal a great deal about the company's methods and philosophy. Voelker Highlands was regularly featured as the subject of the ads. As developers with "experience of years," the company argued that it could create an entire neighborhood that was attractive to live in, and each house a valuable investment for resale. Through their "strict supervision" of the entire process, from the grading of the lots through the interior finishes, Voelker Realty Co. could ensure not only the quality and attractiveness of the buyer's home, but also the consistency of its surrounding homes with it, a guarantee which the company pointed out could not be found in "non-descript" neighborhoods where each owner built individually.$ They clarified that the houses in Voelker Highlands would not be identical, however, and buyers could choose from hundreds of designs available in the company's office.6, 20 The financial benefit for the buyer was another common point Voelker's ads emphasized. By buying materials on a large scale and utilizing their connections with the best and most efficient subcontractors in every field, Voelker Realty Co. could produce houses at a lower cost than a homeowner building for themselves, allowing the company to produce "strictly modern homes" at a "moderate price."12, 29 The consistent attractiveness of the neighborhood would ensure the houses could later be sold at a profit, the company asserted. Voelker ads also very frequently made the argument that monthly rental payments would be put to much better use as investments in homeownership. The company even offered a payment plan, touted as the first of its kind in the western United States, which they called the "Pay -As - You -Can -Plan." A typical example of the plan published in some ads was a $500 downpayment, and $30 monthly payments.16 Page 191 of 1053 After the death of Christian Voelker, Sr. in 1925, the business was run by his son Christian Voelker, Jr. for the next thirty-one years. Two of Chris Jr.'s sons, Joseph and Thomas, joined the business, likely in the mid-1950s, and ran it together after their father's death in 1956. Joe retired as president of the company after 35 years, probably in the late 1980s.53 Tom was still running Voelker Realty in 1991.52 Development of Voelker Highlands Voelker Highlands Survey Area, with house numbers The Voelker Highlands development is located on three streets —Mt. Pleasant Street, Park Street, and Lawndale Street —on top of one of the city's hills, near Loras Boulevard and Alta Vista Street. Mt Pleasant Street existed prior to the construction of the Voelker Highlands development, spanning several blocks with houses along either side, and some undeveloped land and the Home for the Friendless (now Pleasant Home) at its north end. Park Street (originally called Park Way Avenue) and Lawndale Street (originally Lawndale Avenue) were created for the Voelker Highlands when the development was begun in 1916. Page 192 of 1053 HAVE IT BUILT IN VOIEII KIER HIGHLANDS Ju,t -nd Juliet, t betwe; tilt Pletsau \,e and Korth 1;14,tt oak A\T , •.%A have whit- fining t t•e one of I.., . Iue's prettinst neltth- barhands. The nnturAl lay of the around is such that It can I-e Improved at a Pmall enat. It wilt mean a hilt neighborhood of moderate priced hontea wtth beautiful wrounds 4roun4 them and the cost to you w111 be at a mtnl- mum. The homes all complete. Int. home, sidewalks, cistern, ptumhing. heating. cement floor in cellar, gradlnix of lnt-1n fact at home all eom plate w111 coat from $3401 tip. Kever b+fnro have we been fortunate ennugh in hn able to offer such an tmmenee now neighborhood with such hnndlne" of locAtlnn at aurh prices. n+ir "Pay-Aw-Ton-Can" Plan, that hit; favorite among Vnelker home- nwnera. ran be used hero to your advantage A little cash to start with. then monthly payments like rent and you awe your home feat becoming paid for Thls Waatte handiness of incatlnn Just menlionod will work out strongly to your advantage. The walk to and from your work to lust wary en -tick to keep ynu In robust health And will t,s the means of cutting down your dotty carfare esponse. SELECT EARLY AND GET YOUR BEST CHOICE. There to no question Aa to this new nelahN* rhood going far• The dcm.ind for property In this 1oOallty has long been hard to satlaf) Th1a prnporty has lust been platted and we have a home sold there already People reAltse more and more the gitaitty of work we dn, the square treatment accorded everrma nail th a easiness of trettins a home PAld fnr on our famous plan. Thtit Uringa an Increasing numhfr of buyers e- ytar—people who have every conflden ce In Our Ability t', make a t neighborhood right and in keep our premises aw to what sort of Impro, ments are to he made. A large number of people watch evt!ry new it veltopmont we start, and of these thorn are always a mslorNy who want to not to our now neishborhonds early an as to reap the larnew pre -tit from this development Thev realise that our pries 1s always right start with and that such increasing number of coley homes must nsturalty make thmr property higher to value. That has Men the hlatnry- of every new neighborhood In our years of that kind of work and that will he the Rory- here alrn, but on a larlter Male twause of the ararrity n! rinHa-In into WE WiLL BUILD A HOME AS YOU WANT IT. We have aver son Plana here at the oMro t., sele,t four, hot if yn•, have your mind made up as to the style of home you want w•s will build for ynu Just as you have planned it. That 1s Our ►pe.rialty—homes to salt. Come to and look our plans over. got the details of our "Fay -As -Tau - Can" Plan. And out how easy It Its to get a home of your town. tto firtJoy it's every comfort while you sre paying for it. All that will cost you is a little tffori—hut make that effort K•-W. Vf ®EL K E'131h end ('ley Daily Times -Journal, 10 Jun 1916, p. 7. A real estate transfer was recorded in the Telegraph -Herald on June 9, 1916, of Lots 4 and 5 of mineral lot 183, from J.J Nagle and his wife to Voelker Realty Co. This is likely the land purchased for the Voelker Highlands.43 The following day, Voelker published an ad in the Times -Journal: "Have It Built In Voelker Highlands," identifying their plans for a beautiful, affordable neighborhood, within walking distance of downtown jobs.6 The ad states that the neighborhood has just been platted, and one home sold already.6 The plat, containing seventy- four lots, was filed with the county recorder on June 20, 1916.44 In late August of that year, Voelker Realty Co. petitioned the city council for sewer construction in Park Way and Lawndale Avenue.' By mid -November, an ad for the company states that Page 193 of 1053 "water, sewer, gas and electric service have been put in. The street will be improved next spring."10 Although the paving of Lawndale would not be completed until the following summer, the company did not delay in constructing the houses: two building permits for homes were given for Voelker Highlands in February 1917.11 These were for: 1586 Mt Pleasant: "Frame cottage of 8 rooms, all modern, oak finish, on east side of Mt. Pleasant Ave., corner of Park way 22x46, on lot 4 Voelker Highlands, approx. Value $3500." 1695 Lawndale: "Bungalow of Peer -Amid cement stone, 6 rooms, modern, 22x46, on west side of Lawndale Ave., on lot 9, Voelker Highlands, value $3000." About a month later, one of the company's ads states that "you can see seven homes started, most of these nearly finished."14 In mid -May, another completed home in the neighborhood is described: "A brand new bungalow home in that pretty new addition, Voelker Highlands. It has six rooms and bath, strictly modern, and the reception hall, living room and dining room are finished in oak. 'Pay-As-YouCan' [sic] terms make it easy to own this one."15 An ad the following week divulges the "Pay -As -You -Can" terms for this house: "$500 in cash and $30 a month."16 By late July 1917, there were eight houses completed or under construction in the development ("We have been selling them as fast as we build them, most of them built to order."), the electric wires had been strung, and the grading of lots and paving of Lawndale were still under way.22 In October, a completed house for sale was described in an ad: "It has five rooms and bath all on one floor (one of them a convertible sun -parlor and bed room). It has electric light, gas, cistern, water, sewer, furnace, in fact, modern in every detail." The ad went on to state: "Two more homes of classy design are under construction, each of them having six rooms and bath." 23 Similar advertisements detailing recently completed houses for sale continued to be published every few months throughout 1917 and 1918. In April 1919, the company printed a large ad stating that fourteen homes had been built: twelve were sold and occupied, and two were under construction and available for purchase.30 In late May, they advertised what was likely one of these new houses: a "brand new home" in the neighborhood, built of white "Peer -Amid" blocks, with casement windows and a large attic.32 Less than a week later, it was announced that the company had received permits for five new homes in the "rapidly growing" neighborhood: "The district has grown to popularity within the past few months and it is developing into an exclusive bungalow and cottage neighborhood..."33 The houses being developed were: 1723 Lawndale: "On lot 11 Voelker Highlands, modern frame bungalow, 26x36, $4,000.00" Page 194 of 1053 1747 Lawndale: "On lot 13, Voelker Highlands, bungalow of White Peer -Amid stone, six rooms, all modern, $4,500.00" 1772 Lawndale: "On lot 35 Voelker Highlands, 7 room modern frame residence, $4,500.00" 1686 Lawndale: "On lot 41, Voelker Highland, 7 room residence, $4,600.00" 1787 Lawndale: "A six room bungalow on lot 15, Voelker Highlands, $3,600.00"33 A few more houses were added over the next few years, so that by the end of July 1922, there were 24 completed homes in Voelker Highlands. The company advertised that only a few lots remained.36 Voelker Highlands Voelker Highlands Resources O Voelker Highlands Survey Area Red: Band-1 Green: Band-2 = Blue: Band 3 0 200 400 rr�c cmr oe Feet DUB E Porcei and survey data-, City Of Scale1:1500 Dubuque Heritage Works INMasterpiece an the Mississippi Sanborn Fire Insurance map of Voelker Highlands in 1930 The construction in the neighborhood stopped at this point, however, for more than a decade. It wasn't until the late 1930s that two new houses appeared: 1640 Lawndale on Lot 44 and 1716 Lawndale on Lot 39; and in 1940, the developed area of Voelker Highlands was completed with 1740 Lawndale on Lot 37. Each of these homes was owner -occupied. Page 195 of 1053 Voelker Highlands Architectural Styles Voelker Highlands Buildings by Architectural Style 1550 1556 1220 1230 1570 1586 fl 71620 145 1640 1645 1652 1661 1685 1686 1695 1706 1709 Craftsman 1716 1723 Bungalow 1740 1735 - Minimal Traditional 1747 - Cape Cod 1760 1765 No Style IVY 1772 1787 N 1910s-1920s: Craftsman and Bungalow Craftsman: 1245 Park; 1608, 1620, and 1706 Lawndale Bungalow: 1220 Park; 1556 Mt Pleasant, 1645, 1661, 1685, 1709, 1747, and 1765 Lawndale Page 196 of 1053 The Craftsman architectural style in the United States developed out of the nineteenth-century Arts and Crafts movement. The Arts and Crafts movement, which arose in the United Kingdom, emphasized handmade work and truth to materials, as a reaction to the opulence of the Victorian Era and the mass production of the Industrial Revolution. The architecture and interior decoration coming from the Arts and Crafts movement was often rustic, and sometimes left unfinished, to allow the beauty of the natural materials to be seen. In the United States, the principles of the Arts and Crafts movement were popularized among the American public through Gustav Stickley's magazine The Craftsman, (published beginning in 1901), which featured plans for homes in the style that came to be known as Craftsman. A Craftsman home is typically characterized by simplicity of design and detailing, the exhibition of fine workmanship and the use of natural materials such as wood and stone. Craftsman homes are usually one story or one -and -a -half stories with shallow roofs, dormers and windows set in the gable end. An excellent example of a Craftsman house in Voelker Highlands is 1245 Park, one of the first houses built in the development. The house still displays its Peer -amid exterior, along with stone sills and lintels on most of its windows. Its roofline is a distinctive shape often seen in Craftsman houses, called a jerkinhead, or clipped gable. Its deep eaves are also a characteristic Craftsman feature. One of the most iconic and widely -used examples of Craftsman house, the bungalow, had its American beginning in California in the late 1800s, as a high -style adaptation of Indian and British colonial architecture. Before long the type was simplified and spread across the country as an affordable house for the working class in the 1910s through 1930s. The homes generally are small -to -medium size, and either one story, or with an additional half -story in the roof level. The roof is sometimes hipped, but often side -gabled, with a distinctive front -facing dormer. The roof often extends past the front of the house to form an open porch. The houses built in the Voelker Highlands development were intended to be "strictly modern" and attractive while "moderately priced." Many of the houses built in the 1910s and 1920s, were therefore designed in the popular bungalow form, as either one-story or one -and -a -half -story "cottages" that exhibit typical bungalow features. One notable example is 1220 Park, which has an open front porch created by the roofs overhang, an asymmetrical layout of the front door and windows, and dormers adding a half -story of living space in the attic level. Several of the vernacular/"no style" houses in the Voelker Highlands share some of these features, or have been altered from this or a similar original design. 1910s-1920s: No Style 1230 Park; 1550, 1570, and 1586 Mt Pleasant; 1652, 1686, 1695, 1723, 1735, 1760 and 1772 Lawndale 1930s-1940: Minimal Traditional, Tudor Cottage, and Cape Cod Minimal Traditional: 1640 Lawndale Minimal Traditional (Tudor Cottage): 1716 Lawndale Cape Cod: 1740 Lawndale Page 197 of 1053 In the 1930s, the Great Depression made economy a primary concern in house design. Small, single -story houses with traditional forms but pared -down decorative elements dominated the middle-class housing developments of this era. Many of the Minimal Traditional houses had elements of the Tudor Revival style that preceded this time, such as a prominent chimney and a front -facing gable at or near the main entryway. The roofline had a more moderate pitch, however, and little to no overhang of eaves. Minimal Traditional houses could be made of a variety of materials: brick, stone and wood siding were used, sometimes together. Most of the Voelker Highlands homes had been built in the late 1910s and early 1920s. After 1922, there was a pause in construction in the development until the end of the 1930s, when the three final Voelker Highlands houses were built: first 1640 Lawndale, then 1716 Lawndale, and finally in 1940, 1740 Lawndale. Each of these is in a Minimal Traditional style, though 1640 Lawndale is the most purely minimal, while the other two have elements that nod at traditional styles in their front facade. 1716 Lawndale has a Tudor -style sweeping asymmetrical gable on its entryway; and 1740 Lawndale has a Cape Cod look with a symmetrical front facade that includes two small dormers. Sources 1. "Christian Anton Voelker." Find a Grave Index, < https://www.ancestry.com/discoveryui- content/view/59785027:60525?tid=&pid=&quervld=Oc5fe1772665ea71 aa09ed215395f7 66& phsrc=GSU563& phstart=successSource> Accessed 25 Oct 2023. 2. "Christian A. Voelker," Passenger and Immigration Lists Index, < https://www.ancestry.com/discovervui-content/view/1217797:7486> Accessed 25 Oct 2023. 3. Dubuque City Directory, 1901 < https://ancest[y.com/discovervui- content/view/950424525:2469> Accessed 25 Oct 2023. 4. Chris A Voelker Death Certificate < https://www.ancestry.com/discoveryui- content/view/450062461:61442> Accessed 25 Oct 2023. 5. Dubuque City Directory, 1925 < https://www.ancestry.com/imageviewer/collections/2469/images/14607254?pld=914855 732> Accessed 25 Oct 2023. 6. "Have It Built in Voelker Highlands," Dubuque Daily Times -Journal, 10 Jun 1916, p. 7. 7. "City Council Proceedings," Dubuque Telegraph -Herald, 29 Aug 1916, p 7. 8. "Why the Neighborhood Makes the Home." Telegraph -Herald, 1 Oct 1916, p. 13. 9. "Build it Now!" Telegraph -Herald, 22 Oct. 1916, p. 19. 10. "Choice of Two Locations," Telegraph -Herald, 19 Nov 1916, p 19. 11. "Looks For Busy Building Year," Telegraph -Herald, 19 Feb 1917, p. 13. 12. "You Can Own This Home," Telegraph -Herald, 11 Mar 1917, p 15. 13. "Home Owning Made Easy," Telegraph -Herald 18 Mar 1917, p 15. 14. "Build This Home in a Voelker Neighborhood," Telegraph -Herald, 25 Mar 1917, p 15. 15. "Make Your Rent Expense Help You," Dubuque Times -Journal, 12 May 1917, p 17. 16. "Your Dollar Will Buy Less The Longer You Wait," Dubuque Times -Journal, 20 May 1917, p 23. 17. "Build It in a Voelker Neighborhood," Telegraph -Herald, 3 Jun 1917, p 17. 18. "Voelker Highlands the Neighborhood Beautiful, "Telegraph -Herald, 24 Jun 1917, p 17. 19. "Build It in Voelker Highlands," Telegraph -Herald, 8 Jul 1917, p 17. 20. "See Voelker Highlands Now," Telegraph -Herald, 22 Jul 1917, p 17. 21. "New Residential District on Hill," Telegraph -Herald, 26 Jul 1917, p 10. 22. "Watch it Grow! Voelker Highlands," Times -Journal, 29 Jul 1917, p 7. Page 198 of 1053 23. "New Homes," Telegraph -Herald, 21 Oct. 1917, p. 23. 24. "A Voelker Highlands Home," Times -Journal, 25 Nov 1917, p 27. 25. "A Voelker Highlands Home," Times -Journal, 5 Jan 1918, p 7. 26. "A Beautiful Design," Telegraph -Herald, 24 Feb 1918, p 19. 27. "$500 in Cash and $30 a Month," Telegraph -Herald, 30 Jun 1918, p 23. 28. "A Brand New Bungalow," Telegraph -Herald, 15 Sep 1918, p 23. 29. "Have It Built in a Growing Neighborhood," Telegraph -Herald, 26 Jan 1919, p. 19. 30. "Plan to Build Early This Spring! Build it in a Modern Neighborhood," Times -Journal, 6 Apr 1919, p 21. 31. "Everything Rented Let Voelker Build Your Home," Telegraph -Herald 13 Apr 1919, p 23. 32. "A Brand New Home," Times -Journal, 24 May 1919, p 5. 33. "Voelker Company Get Many Permits," Telegraph -Herald, 29 May 1919, p 7. 34. "Enjoy a Home," Telegraph -Herald, 30 Nov 1919, p 23. 35. "Homes in Beautiful Voelker Highlands," Telegraph -Herald, 16 Jul 1922, p 23. 36. "Protect Your Home Investment In a Voelker Protected Neighborhood," Times -Journal, 30 Jul 1922, p 21. 37. "The City in Brief," Telegraph -Herald, 21 Jul 1907, p 5. 38. Wanted Ad, Telegraph -Herald, 21 Jun 1907, p 3. 39. "Here is the First Concrete or Cement Block Building in Dubuque," Telegraph -Herald, 18 Mar 1908, p 7. 40. Dubuque City Directory, 1909, p 618. 41. "Voelker Led Realty Work in Midwest," Telegraph -Herald, 13 Aug 1925, pp 1-2. 42. "Notice of Incorporation," Telegraph -Herald, 25 Feb 1916, p 14. 43. "Real Estate Transfers," Telegraph -Herald, 9 Jun 1916, p. 12. 44. "Files Platt of New Addition," Telegraph -Herald, 21 Jun 1916, p. 12. 45. "Building Permits," Telegraph -Herald, 21 Sep 1938, p 16. 46. "Early Morning Blaze Causes Heavy Damage," Telegraph -Herald, 22 Dec 1925, p. 2. 47. "County Tax List," Telegraph -Herald, 12 Dec 1932, pp 13-15. 48. "Real Estate Transfers," Telegraph -Herald, 20 Nov 1945, p. 12. 49. Dubuque City Directory, 1939. 50. Portrait and Biographical Record of Dubuque, Jones and Clayton Counties, Chicago: Chapman Publishing Co., 1894, pp. 134-135. 51. "Notice of Incorporation," Telegraph -Herald, 20 Dec 1961, p. 25. 52. Dubuque City Directory, 1991. 53. "Joseph R. Voelker," Telegraph -Herald 25 June 2003. < http://iagenweb.org/boards/dubugue/obituaries/index.cgOread=33166> Accessed 4 Nov 2023. 54. Wood, Fred T. "Homes for the Many Workers," Oakland Tribune, 24 Feb 1918, p 37) Page 199 of 1053