1470 Henion demolition LorasPlanning Services Department
City Ha~
50 West 13Lb Street
Dubuque, Iowa 52001-4864
(563) 5894210 office
(563) 589~221 fax
plannm--g~cityofdubuque.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: 1470 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
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 Historic 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 prior 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 hearing 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.
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 District amendment.
Respectfully submitted,
Terry Mozena, Chairperson
Historic Preservation Commission
Attachments
C
eRAS OLLEGE
1450 Alta Vista · P.O. Box 178 · Dubuque, IA 52004-0178 · (319)588-7100
November26,2001
Historic Preservation Commission
City of Dubuque
Dubuque iA 520-01
RE: Demolition Permit for Property within Demal~on Disthct
Dear Commission Members:
Loras College is requesting a permit for demaliUon of the following prepertlas within its institutional
district
550 May Place
1504 Henlon Street
~- 1490 Henion Street
The college is in the process of redeveloping this area of student housing to include an 84-bed
residence hall and associated parking. The requisite site plan and request for Condi~nal Use Permit
within the Institutional DistTict have been filed 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 information concerning the pmpeFdes in question.
1. The estimated cost of the demolition is approximately $40,793 as estimated by Conlon
Construction in November 2001.
2. The architect developing the site plan in cooperation with various 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 prabert/es '.Mil 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
approximataly $269,000.
The properties could not be economically rehabilitated given 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 reside at
· Page 2
November 26, 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 sDdents 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' parkip~ in this area of the campus by 20-25 stalls.
5. The historical information regarding the properties is as follows:
Property Purchase Pdca Date Acquired Seller Relation Terms
550 May Place $29,000 7~ March 1968 John Eisenegger None Cash
1504 Henion $34,000 23~ February 1965 Ellen William None Cash
1490 Henion $46,500 3~ June 1991 Klm Treanor None Cash
1470 Henion $56,000 12mApd11990 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.
7. The properties' operating costs have averaged a tittle rr~re 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 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 proper'des belong to a non-profit educational institution and therefore no real estate taxes
have been paid within the lest two years.
13. An Iowa non-profit corporation owns the properties. (i.e. Loras College)
14. The prope~es 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 autber'~ze the
issuance of the demolition certificate. '
Sincerely,
Stephen O. Schmatl
Vice President for Finance & Administrative Services
site plan
16TH
~rMAY PLACE
PICKETT
STREET
LORAS COLLEGE
DEMOLITION STAFF REPORT Meeting Date: December 20, 2001
Property Address:
Property Owner:
Applicant:
Project:
1470 Henion Street
Loras College
Loras College
To demolish structure.
Historic Preservation District: W. 11TM Street
Funding: No Date Built: Circa 1860
Present Land Use: Student housing
Landmark: No Style: None
Existing Zoning: R-3 Moderate Density
Multi-Family Residential
Physical Characteristics: The structure's foundation is covered with stucco. The eaves
are made of aluminum. The walls are covered with vinyl siding. The windows are made
of vinyl. The roof is covered with asphalt shingles 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 collision between a two-
story sided.gable cottage and half of a pyramid cube cottage. Mr. Jacobsen stated the
structure has no style and cannot be categorized He said the structure has been
added on to many times and he cannot give it an architectural rating.
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.
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.
Reviewed~
Date: ~,~1, ~