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550 May Pl demolition Loras ColPlarm~g Services Depad~ent City Hah 50 West 13th Street Dubuque, Iowa 520ffi~!864 (563) 5894210 office (563) 589-4221 fax planning@cityo fdubuque.org December 11, 2001 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Request for Demolition Permit Applicant: Loras College Location: 550 May Place Neighborhood Demolition District: W. 11th Street Description: To demolish structure to provide parking for proposed student housing. Dear Mayor and City Council Members: The City of Dubuque Historic Preservation Commission has reviewed the above-cited request. The application, staff report and related materials are attached for your review. Discussion Loras College representatives spoke in favor of the request to demolish the structure, provided information on the economics of the structure, and reviewed the proposed Garden Apartments to house students on campus. Staff reviewed the application and staff report, noting the lack of historical and architectural significance of the property based on their research and an evaluation by a historic preservation consultant. There were no public comments. The Histodc Preservation Commission discussed the request, noting that the building lacked historical and architectural significance. The Commission encouraged the applicant to salvage historic and architectural features of the structure pdor to demolition. Representatives of Loras College verbally agreed to consider the recommendation. NOTE: The subject property is included in a request to amend the Loras College ID Institutional District An ID district amendment requires review by the Zoning Advisory Commission and the City Council at public hearings. The Zoning Advisory Commission has a public headng scheduled for December 19, 2001 on this ID amendment request. The City Council must approve the ID amendment for the proposed student housing and parking lot to be built. Service People Integrity Responsibility Innovation Teamwork The Honorable Mayor and City Council Members December 11, 2001 Page 2 Recommendation By a vote of 6 to 0, the Historic Preservation Commission recommends that the City Council approve the request due to a lack of historical and architectural significance. A simple majority vote is needed for the City Council to approve the request for demolition. Approval of this request does not bind the City Council to approval of the ID Distdct amendment. Respectfully submitted, Historic Preservation Commission Attachments Lo s COL .mF 1450 Alta Vista · P.O. Box 178 · Dubuque. tA 52004-0178 · (319)588-7100 November 26, 2001 Histodc Preservation Commission City of Dubuque Dubuque IA 520-01 RE: Demolition Permit for Property within Demolition District Dear Commission Members: Lores College is requesting a permit for demolition of the following properties within its institutionai district: ~ .,..(~- 550 May Plaea '~__. > 1504 Henion Street 1490 Henion Street 1470 Henion Street The college is in the process of redeveloping this area of student housing to include an 84-bed residence hail and associated parking. The requisite site plan and request for Conditional Use Permit within the Institutional Distdct have been filed with the City of Dubuque Zoning Commission. The current structures are u~lized as student housing and therefore, the primary use of facilities within this area will not change. We offer th..e fo owing information concerning the properties in question. 1. The estimated cos~ of the demolition is approximately $,40.793 as estimated by Conlon Construction in November 2001. 2. The architect developing the site [}lan in cooperation with vadous contractors is David Leapaldt of GLTArchitects, St. Cloud, Minnesota. 3. The estimated market value of the properties- a. In their current condition the properties have a value of approximately $292.000 (see item 9 below) After the proposed demolition the bare ground value would have a value of approximately 10% of the value in item (a) above plus the cost of demolition or approximately $69,000. After renovation, the properties will become a part of the parking associated with the building and would equal the value in item (b) above plus the cost of development or approximately $269,000. The properties could not be economically rehabilitated given the current student housing issues facing Loras College. In order to ~mpreve campus housing, the college needs to develop hew housing for a large portion of the over 1,000 students who currently reside at · Page2 November26,2001 Loras College. The houses in question are able to accommodate only 24 students, The new facility will accommodate 84 students. The additional 60 students are not additions to the college, but a relocation of students residing in other facilities on campus that need renovation. The demolition of these buildings and development of new housing will also allow Loras College to increase its' parking in this area of the campus by 20-25 stalls. 5. The historical information regarding the proper'des is as follows: Property Purchase Pdce Date Acquired Seller Relation Terms 550 May Place $29,000 7t~ March 1968 John Eisenegger None Cash 1 504 Henion $34,000 23~° February 1965 Ellen William None Cash 1490 Henion $46,500 3`~ June 1991 Kim Treanor None Cash 1470 Henlon $50,900 12~Apd11990 Robert Edminster None Cash 6. All properties are available for student housing. The average rental income per bed has been $1,330 per semester_ This equates to $63,840 per year for the four houses combined. The properties' operating costs have averaged a littJe more than $7,000 per building per year for a total of $28.000. In addition, each building requires approximately $50,000 of deferred maintenance improvements such as foundation repair, roofing, HVAC systems upgrade, electrical, plumbing and general interior rehabilitation. 8. The properties were a cash purchase for Loras Collpge; therefore there are no outstanding mortgages on the properties. 9. The properties have not bee~ appraised within the last two years except for insurance purposes. The insurance values used for the year beginning June 1, 2001 are as follows: a. 550 May Place $71,000 b, 1504 Henion $84,000 c. 1490 Henlon $53,000 d. 1470 Henion $84,000 10. The prcperaes have not been listed for sale or rent within the previous two years. 11. The properties belong to a non-profit educational institution and therefore have no assessed valuation. 12. The prope~es belong to a non-prcfit educational institution and therefore no real estate taxes have been paid within the last two years. 13. An Iowa non-profit corporation owns the properties. (i.e. Lores College) 14. The properties are pert of an overall campus plan to improve student house, address parking and improve overall campus features, The new property will complement the exis'dng structures. Page 3 November 26, 2001 15. The applicant has not addressed tax incentives because it is a pdvate, tax-exempt entity limited in its capadr[y to engage in such options. We thank you for ~'our consideration of this request and hope you will correspondingly authorize the issuance of the demolition certificate. Stephen J. Schmall Vice President for Finance & Adminiskative Services site plan 16TH ~MAY PLACE PICKETT STREET ~ LORAS Co~,LEGE DEMOLITION STAFF REPORT Meeting Date: December 20, 2001 Property Address: Property Owner: Applicant: Project: 550 May Place Loras College Loras College To demolish structure. Historic Preservation District: W. 11th Street Funding: No Date Built: Circa 1920 Present Land Use: Student Housing Landmark: No Style: None Existfng Zoning: ID- Institutional District Physical Characteristics: The structure's roof is covered with asphalt and the chimney is made of brick. The walls are block covered with stucco. The eaves are made of wood; The windows are wood with aluminum inserts. Property History: The Bruce Kriviskey Survey cannot be found for this property. The structure has been used by Loras College for student housing. After contacting the Dubuque Historical Society and searching our records no information could be found to support that the property has any historical significance. StaffAnalysis: Historic Preservation Consultant Jim Jacobsen, currently doing architectural surveys in Dubuque, described the structure as a poor man's version of French Eclectic. Mr. Jacobsen said this structure has no style and therefore has no architectural rating (ex. State, Neighborhood, Supportive, Non-Supportive). The applicant is demolishing the structure to make room for a parking lot, which would provide parking for a new dormitory that is being proposed. Prepared ,~- ~'//' .