Loading...
1490 Henion demolition Loras CPlanning Services Dep~:naenl Ci~ Hall 50 West 13th Street Dubuque, Iowa 520014864 (563) 589-4210 office (563) 5894221 fax planning~cityo£clubuque.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: 1490 Henion Street 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 Representatives of Loras College 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 significance of the property based on their research. They also noted that an evaluation by a historic preservation consultant had determined that the structure was of amhitectural significance at either the neighborhood or supporting levels. There were no public comments. The Histodc Preservation Commission discussed the request, noting that the building lacked historical significance, but had architectural significance. The Commission encouraged the applicant to salvage historical and architectural features of the structure pdor to demolition. Loras College representatives verbally agreed to consider the recommendation. The Commission also asked if Loras College had looked into moving this structure or making it available for someone to move. Loras representatives had not considered this option, but were willing to look into it. 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 Service People Inbegrity Responsibility Innovation Teamwork The Honorable Mayor and City Council Members December 11, 2001 Page 2 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. Recommendation By a vote of 5 to 1, the Historic Preservation Commission recommends that the City Counci~ approve the request noting that although the structure has architectural significance, it does not have historical significance. A simple majority vote is needed for the City Council to approve the request for the demolition. Approval of this request does not bind the City Council to approve the ID Distdct amendment. Respectfully submitted, Terry k,Tozena, Chairperson Historic Preservation Commission Attachments LORAS COLLEGE 1450 Alta Vis~..~ · P.O. Box 178 · Dubuque. IA 52004-0178 · ~319)558-7100 November26,2001 Historic Preservation Commission City of Dubuque Dubuque IA 520-01 RE: Demolition Permit for Properly within Demolition Distdct Dear Commission Members: Loras College is requesting a permit for demolition of the following properties within its institutional district: 550 May Place 1504 Henion Street ~nion Stre~ I470 Henion Street The college is in the process of redeveloping this ares of student housing to include an 84-bed residence hall and associated parking. The requisite site plan and request for Conditional Use Permit within the Ins~tutional Distdct have been tiled with the City of Dubuque Zoning Commission. The current structures are utilized as student housing and therefore, the primary use of facilities within this area will not change. We offer the following inforrrration concerning the properties in question. 1. The estimated cost of the demoli~en s approximately $40,793 as estimated by Conion Construction in November 2001. 2. The architect developing the stte plan in cooperation with vadous con~'acters is David Lespaldt of GLTAmhitecte, St. Cloud, Minnesota. 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 woulc have a value of approximately 10% of the value in iterr (a) above plus the cost of demolition or approximately $69.00Q After renovation, the proposes will become a part of the parking associated with the building and would equal the value in item (bi above plus the cost of development or approximately $269,000. The properties could not be economically rehabilitated grven the current student housing issues facing Loras College. In order to improve campus housing, the college needs to develop hew housing for a large portion of the over 1,000 students who currently ~eside at Page 2 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 Lores College to increase its' parking in this area of the campus by 20-25 stalls. 5. The historical information regarding the proper~es is as follows: Property Purchase Price Date Acquired Seller Relation Terms 550 May Place $29,000 7~ March 1968 John Eisenegger None Cash 1504 Henion $34,000 23rd February 1965 Ellen William None Cash 1490 Henion $46,500 3~ June 1991 KJm Treanor None Cash 1470 Henion $56,000 12th 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 prOper'des' operating costs have averaged a little 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, e!ectdcal, plumbing and general intedor rehabilitation. 8. The properties were a cash purchase for Loras College; therefore there are no outstanding mortgages on the properties. 9. The properties have not been 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 Henion $53,000 d. 1470 Henion $84,000 10. The properties 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 properties belong to a non-profit 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. Loras College) 14. The properties are part of an overall campus plan to improve student house, address parking and improve overall campus features. The new property will complement the existing structures. Page 3 November 26. 2001 15. The applicant has not addressed tax incentives because it is a private, tax-exempt entity limited in its capacity to engage in such options. We thank you for your consideration of this request and hope you will correspondingly author'Be the issuance of the demolition certificate. Stephen J. Schmall Vice President for Finance & Administrative Services 1~90 Henion St. z ~ ~0-.oo Boxleiter. C-J.H. ~chiltz. , Reroof dwelling. B.P. 2£9 8/E~/58 100.00 _ ~ site plan 16TH ~< :EE~ PLACE LOP_AS DEMOLITION STAFF REPORT Meeting Date: December 20, 2001 Property Address: Property Owner: Applicant: Project: 1490 Henion Street Loras College Loras College To demolish structure. Historic Preservation District: W. 11~" Street Funding: No Date Built: 1923 Present Land Use: Student housing Landmark: No Style: Side gable bungalow Existing Zoning: R-3 Moderate Density Multi-Family Residential Physical Characteristics: The structure's foundation is covered with stucco. The walls are covered with vinyl siding. The eaves are made of aluminum The porch posts and windows are wrapped in aluminum. The roof is covered with asphalt and the chimney is made of brick. Modifications/Additions: According to the City Assessor's records and Historic Preservation Consultant Jim Jacobsen. the structure has had many additions. Property History: The Bruce Kriviskey Survey could not be found for this property. The structure has been used to house students of Loras College. After contacting the Dubuque Historical Society and searching our records, no information could be found to support that the property has any historical significance. · Staff Analysis: Historic Preservation Consultant Jim Jacobsen, currently doing architectural surveys in Dubuque, describes the structure as a nice example of a sided gable bungalow. Mr. Jacobsen said the structure could be have an architectural rating of neighborhood or supportive, depending on the surrounding properties. The apPlicant is demolishing the structure to make ro~)m for a parking lot, which would provide parking for a new dormitory that is being proposed. The property is also going before the Zoning Advisory Commission to be rezoned from R-3 Moderate Density Multi-Family Residential to ID Institutional District. Prepared by: ~..~.~,~//.,~"~ Reviewed:'~~ Date: