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Walsh Store demolish 45 W. 13thPlanning Services Department City Hall 50 West 13th Street Dubuque, Iowa 52001-4864 (563) 589-4210 office (563) 589-4221 fax planning@cityofdubuque.org May 22, 2002 The Honorable Mayorand City Council Membem City of Dubuque City Hall-50W. 13th Street Dubuque, lA 52001 RE: Request for Demolition Permit Applicant: Dubuque Bank and Trust Location: 45 W. 13th Street Demolition District: Downtown Neighborhood District Description: To demolish structure to provide parking for planned rehabilitation Bell Block and Ziepprecht Buildings (former Walsh Store) 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 Nelson Klavitter, representative for Dubuque Bank and Trust, spoke in favor of the request to demolish the structure, provided information on the economics of the structure, and reviewed the proposed rehabilitation of the Bell Block and Ziepprecht Buildings. Staff reviewed the application and staff report, noting lack of historical and architectural significance of the property based on research and an evaluation prepared by Pamela Myhre, Associate Planner in the Economic Development Department. There were no public comments. The Historic Preservation Commission discussed the request, noting that the building has some historical significance; however, modifications overtime have affected its architectural significance. The Commission encouraged the applicant to salvage historic and architectural features of the structure prior to demolition. Recommendation By a vote of 6 to 0, the Historic Preservation Commission recommends that the City Council approve the request due to no economic return and rehabilitation of the Bell Block and Ziepprecht Buildings. The Honorable Mayor and City Coundl Members May 21, 2002 Page 2 A simply majority vote is needed for the City Council to approve the request for demolition. Respectfully submitted, Terry Mozena, Chairperson Historic Preservation Commission Attachment Nelson Klavitter, Dubuque Bank & Trust Rich Russell, Building Services Manager Pam Myhre, Associate Planner Planning Services Department City Hall 50 West 13th Street Dubuque, Iowa 52001-4864 (563) 589-4210 office (563) 589-4222 fax planning@cityofdubuque.org HISTORIC PRESERVATION COMMISSION DEMOLITION PERMIT REVIEW NOTICE OF DECISION--APPROYAL APPLICANT: Dubuque Bank & Trust LOCATION: 45 W. 13th Street DISTRICT: Downtown Neighborhood DATE OF PUBLIC MEETING/DECISION: May 16, 2002 The Historic Preservation Commission of the City of Dubuque, Iowa hereby renders and gives notice of its decision on the above-captioned application in conformance with Chapter 25 of the City Code. APPLICATION: The applicant seeks to demolish structure. PUBLIC MEETING: After notice, as required by law, a Public Meeting was held on May 16, 2002. Minutes of the meeting and copies of materials submitted in evidence are on file in the Office of Planning Services, City Hall, Dubuque, Iowa. FINDINGS: Based on the specific information presented at the Public Meeting and contained in the application, and in accordance with the applicable standards in the Historic Preservation Ordinance, the Commission makes the following findings: No economic return can be made on the rehabilitation of this building. DECISION: By a vote of 6 to 0, as indicated in the minutes, the Historic Preservation Commission recommends the City Council approve the request, with the recommendation that the building materials be salvaged. THEREFORE: Pursuant to Chapter 25 of the Code of Ordinances of the City of Dubuque, Iowa, the Commission hereby grants permission to the City of Dubuque and its designated representative(s) to issue the regulated permit(s) required to complete the approved project. Filed in the Office of the Planning Services Department on the 17th day of May, 2002. Laura Carstens, City Planner MAY-01-200Z 13:~8 TtIE CASEY ASSOCIATES 417 869 1996 City of Dubuque Planning Services Department Dubuque IA 52001-4864 Phone: 319589-4210 Fax: 319-589-4149 PLANNING APPLICATION FORM Variance Conditional Use Permit Appeal Specist Exception Limited Setback Waiver = Rezoning n Planned District [] Preliminary Plat o Minor Final Plat [] Text Amendment Simple Site Plan Minor Site Plan Major Site Plan Major Final Plat Simple Subdivision Annexation Temporary Use Permit Cert;ficate of Appropriateness PLEASE TYPE OR PRINT LEGIBLY IN INK ProPerty Owner(s): ~u[x~q~e ~ & Tntst Company Address:1398 Central Avenue Fax Number. (563)589-20D_~ Applicent/Agent ~elson Klavitter Address: 1398 Central Average Fax Number. (563)589-205~ City:. ~hL?a~e Mobile/Cellular Number. City:. 1~buque Mobile/Cellular Number. Phone:~89-2158 State::Tc~a 23p: 52004 Phone: (563)589-2158 ~ate:Iowa Zip: 52004 Site ~3cafion/addraSs: 1 3C~-1 ~';"2 Tr~.~ . Yr~t .¢ /'~ W 1~ n.l~n~ Tnm~ ~i~ng ~ning: cA Pmp~ zoni~: ~/a ~ Landman: L~I desc~ption (Si~ll Pa~l ID numar ~ lot num~l~k num~r/subdivis~n): ~ ~ ~ 'C~7 ~t 456, ~t 2 ~ City ~t 456, ~t 2-3 S~ City ~t 456 Total property (lot) area (square feet or acres): '. 21 Acres Number of lots: Describe proposal and reason necessary (attach a latter of explanation, if needed): (See Attached) CERTIFICATION: I/we, the undersigned, do hereby certEy that: becomes public record; 2. Fees are not refundable and payment does not guarantee approval and 3. All additional required wdtten and graphic materials am e.~+ta¢.hed.~' ~ / h The information submitted herein is true and correct to the beSt of my/our knowledge and upon submittal FOR Or~u~ USE ONLY - APPLICATION SUBMITTAL CHECKLIST [] Property ownership list [] Site/sketch plan o floor plan. r. Plat [] Conceptual development plan ~ Improvemen{ plans m Design review project description m Photo [] Othec The Casey Associates Master Planning Architecture May 1, 2002 To: Wally Wernimont City of Dubuque, Assistant Planner City Hall 50 West 13th Street Dubuque, Iowa 52001-4864 RE: Demolition Permit Application Site Address: 1300 Block of Iowa Street Dubuque, Iowa 52001 & 45 West 13th Street Attached is the following concerning the request for demolition of the True Value Hardware store at the corner of 13th and Iowa Street: · Planning Application Form · Scope for the rehabilitation of the entire block from Iowa and Central to 13th and 14th. · Answers to the questions concerning the demolition of a building in a demolition district. · Exhibit A, the Closing Statement concerning the property in question. · Exhibit B, an Appraisal concerning the property in question. A letter from the appraiser releasing the above mentioned appraisal to the new owner of the property. · Exhibit C, a Certification of Eligibility Letter from the State Historical Society of Iowa concerning one of the buildings we are trying to rehabilitate in the block. · Exhibit D, a Certification & Eligibility Letter from the State Historical Society of Iowa concerning the other building we are trying to rehabilitate in the block. A copy of the 106 document Para Myhre completed should be delivered to you via Pam. I would like for that document to be added to this. Nelson Klavitter will be delivering the signed Planning Application Form to your office. I have enclosed the unsigned copy. Thank you for all of your help! A hard copy of this fax has been sent to your office to arrive by 10:00 am Thursday, May, 2nd. Sincerely, Cynthia Tolbert The Casey Associates The Casey Assocmtes Master Planning Architecture Demolition Request for the Iowa True Value Hardware store at the corner of Iowa and 13th streets in downtown Dubuque, Iowa. This building is in the Downtown Neighborhood demolition district (8) and is one part of a larger rehabilitation project. The overall project includes the entire block from 13 to 14 streets and Iowa to Central streets. Dubuque Bank & Trust, an Iowa corporation, has purchased the entire block and plans to rehabilitate the buildings that were once the Walsh Store. The northwest comer of the block is home to Dubuque Bank & Trust's motor bank- built only a few years ago. The southwest corner houses the hardware store building in question and the southeast corner is home to what was the Walsh Store buildings. The Walsh Store buildings are ha the process of being listed on the National Register of Historic Places. Both buildings, the Bell Block on the southeast corner and the Ziepprecht just north of Bell Block, have been certified by the State Historical Society of Iowa and are individually eligible to be listed on the register (see exhibits C and D). Mr. Jim Jacobsen is now writing the actual nominations for both buildings. It is expected that both buildings will be listed on the Register by the end of 2002. Rehabilitation of these two buildings will follow the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. We are working with the State Historical Architect, Jack Porter, and the National Parks Service to ensure that all rehabilitation work is completed correctly and to their standards. Presently, both the Bell Block and Ziepprecht buildings are in disrepair. Their masonry walls have been completely covered with white paint, windows have been bricked and boarded up, and historic storefronts are missing. Both buildings have extensive derailing at their windows and parapets that disappear under the layers of white paint. We plan to remove the white paint, exposing the original masonry and detailing of the buildings. All of the masonry will then be cleaned and tuck pointed, replacing any deteriorated brick or detailing. Windows that are still- intact will be exposed and refurbished. Window openings on the second floor, which have been bricked in, will be reopened and new replacement windows to match the original will be installed. All fire escapes will be removed. The doors leading to the removed fire escapes will be returned to windows. Existing storefronts along Central Street will be removed and replaced with new to match the original in size, quantity, and style. The interiors of both buildings will be rehabilitated as well. These areas will become leased office space and house the Heafdand Financial Operations Center. There will be a mixture of offices, training rooms, and storage throughout the buildings. This office space will create new jobs for the area and a need for parking for the operations center. Approximately 70 employees will work in the center. The square footage of both buildings will require the parking lot to hold approximately 78 cars after the 25% downtown reduction. Presently there are 45 parking spaces w/thin the entire block. The removal of the hardware store building will allow for approximately 75 spaces within the block This parking is vital to the functionality and economies of this project. 1. The estimated cost of demolition for 1322 Iowa Street and 45 W. 13th Street is $66,500. No federal funds will be used in this demolition process. 2. There do not appear to be any major structural cracks in the foundation walls of the building. However, the brick on the outside of the building is in bad shape. Approximately one half of the bricks on the north, east, and south facades are cracked and would possibly need to be replaced. The southeast masonry wall and roof gable have severely deteriorated brick, moisture problems, moss, and missing mortar. The entire building would need to be cleaned and tack-pointed as well. A unit price from Alan Jackson Tuekpointing is $5 per square foot. This would mean a cost of approximately $46,200 for tuckpointing the building. Since the building at 45 W. 13th Street has been painted, a cost of $15 per square foot should be used to adequately rehabilitate the masonry facade on that portion of the building. Thus an additional $19,000 should be added to the $46,200 to become $65,200. An additional cost of $20.00 per brick for brick replacement (from MCR Masonry Restoration) would add significantly to the overall price of restoring the masonry facade of the building. The interior of the building would need extensive renovation to the restrooms. There are several restrooms located throughout the building however, none of them is accessible. The rooms themselves are not large enough to accommodate the required clearances and turn-around radius for a restroom. In addition, the corridors and doorways leading to the restrooms are not wide enough. All of these areas would need to be redesigned and rebuilt. The interior stairs would also need additional work. The overall width is too narrow, the treads are too narrow, and additional handrails would need to be installed. There is an area of concrete infill on the ground floor, which was poured on top of the existing concrete flooring. Although, this area does not seem to be causing any cracking yet, we would probably want to remove that area of the floor and replace it to avoid any structural over load situations. The vestibule at the front entry is too narrow. The interior doors ofthe vestibule will need to be removed and reinstalled the correct distance from the exterior doom. Possible uses for the hardware store building, if it were to be rehabilitated, would be office space or retail. This would increase the total number of parking spaces required by the block by 20 or a total of 98 spaces. As the block stands now there is enough area for 45 spaces- less than half of what will be required and creating an even larger parking deficit. 3. Estimated market value currently: $350,000.00. See exhibit A. Estimated market value after proposed demolition: $73,000.00. See exhibit B, "Land Value". Estimated market value after renovation $350,000.00. See exhibit B, "Income Approach". 4. Although the basic structure of the buildings at 1322 Iowa Street and 45 W. 13th Street seem to be acceptable, there will need to be extensive work preformed to the masonry walls of both buildings to insure a long life. The interior space will need work, replacing the existing restrooms and corridors, updating stairs, and the main entry. (See answer to question #2). 5. On February 1, 2002, $350,000.00 was paid to Iowa Street Tree Value, Inc by Dubuque Bank & Trust Company to purchase 1322 Iowa Street. Please see exhibit A. 6. This question does not apply- the property was recently purchased by the applicant. 7. This question does not apply- the property was recently purchased by the applicant. 8. This question does not apply. 9. Please see attached "Evaluation of Real Property" exhibit B. 10. Please see #5 or exhibit A. 11. From exhibit B: Land: $27,920.00 Improvements: $132,660.00 Total: $160,580.00 12. See exhibit A. 13. Dubuque Bank & Trust, a for-profit corporation, is the sole owner of the property. All others are not applicable to the project in question. Please see the attached Site Inventory forms dated April 26, 2002 submitted to the State Historical Society of Iowa by Pamela Myhre from the City of Dubuque. They state that the buildings at 1300 Iowa Street and 45 W. 13th Street are not eligible to be listed on the National Register of Historic Places and that there is no significant impact resulting from their demolition. Please see exhibits C and D concerning the eligibility of the "Walsh Store" buildings to be listed on the National Register of Historic Places. Both properties have been evaluated as individually eligible for listing by the State Historic Preservation professional staff, signed and dated February 21, 2002. 619 8. Pidtwitflq Splingl~td, MO 65g02 (41'~ 869-2}300 F~x (41 '0 869-t~6 cwnfllia.ca s egr&9 ~is.net CLOSING STATEMENT SELLER: IOWA STREET TRUE VALUE, INC. EIN# 42-1063099 BUYER: DUBUQUE BANK & TRUST COMPANY EIN# 42-0223620 ADDRESS: 1322 IOWA STREET, DUBUQUE, IA 52001 DATE: FEBRUARY 1, 2002. PURCHASE PRICE* $350,000.00 EARNEST MONEY $10,000.00 BALANCE DUE PURSUANT TO PILOMISSORY NOTE $340,000.00 MORTGAGE BALANCE - N/A** DUBUQUE COUNTY REAL ESTATE TAXES 1999-2000 Paid per Treasurer 2000-200I 1st Half- Paid Pe Treasurer 2000-2001 2nd Half $2,498.69 2001-2002 Proration From 7/01101 to 2/1/02 (216'365 x 4,997.37) $2,957.35 TRANSFER TAX $559.20 RECORDING FEE P.O.C. ABSTRACTING P.O.C. IOWA STREET TRUE VALUE, INC Richard M. Bockes DUBUQUE BANK & TRUST COMPANY, BUYER Its Authorized Representative *See the purchase price adjustment provision of Section 2(c) of the Offer to Buy Real Estae and Acceptance by and between Seller and Buyer. **Sellers to obtain complete release thereof at closing. pt _EPARED FOR MR. i [ICHARD BOCK]ES IOWA $ ]TKEET TRUE VALUE 13,.2 IOW STREET DE BUQUE, IA 52001 ':~REPARED BY: MARY E. CLARK. IOWA CERTIFIED GENERAL APPRAISER LUK'IETICH APPRAISALS '~.255 J.F.K. ROAD DUI ;UQUE, IOWA 52002 LUKSETICH APPRAISALS MARY ELLEN CLARK 2255 J.F.K. ROAD ASBURY SQUARE DUBUQUE, IA. 52002 Mr. Nelson Klavitrer Dubuque Bank and Trust 14th and Central Dubuque, IA 52001 RE: Iowa Street True Value Hardware Stere, 1322 Iowa Street, Dubuque, IA 52001. Dear Mr. Klavitter. Please be advised that: hereby release the appraisal on the above mentioned property dated August 27, 1999 to Dubuque Bank and Trust. Sincerely. Mary Ellen Clark Iowa Certified General Real Property Appraiser EVALUATION OF ZEAL pRQPERT¥ DATE: TO: 27, 1999 Mr. Richard Bockes ~322 Iowa Street Dubuque, Iowa 52001 FRO]~: LukSetich Appraisal, Inc. Asbul'Y Square 2255 J.F.K. Road Dubuque, IA 52002 In accordance with your aulhorization, I have completed an appraisal to estimate t~e market value of Iow~ Street TrUe value located at 1322 Iowa Street, DubuqUe, Iowa 52001- This information is presented wi~h the understanding that appraisals and reporting formats vary greatly ¢'eDend~ng upon ~he cLi-=nt's individual needs, time cons=taints, ~he size and complexity of the property, and the intended use of the data. The nauure of thi-~ assig~nent was limited in scoDe au your direct.ion. Specifically, the a~praiser will consider the Cost, Sales Comparison and Income Approaches and will ~ resent =he written repor~ in a restricted fo!~mat. All of the worksheets ~.~d related materials tha~ are e~sensial to understanding the value estimate, have been retained in our office files- It should be clearly understood th;.% this !imiued appraisal has e reduced level of re!iabill¢Y when compared to a .:omplete apDrsisal- This report is in=ended f.~r use only by the client nc~ed herein. iD~_i~iFiCATiON OF THE SUBJECT p.{OPERTY: The subjec= is located at 1322 Iowa Street, Dubuque, Io~a 52001. The legal description is as follows: Lot l, Lo~ 2, and Lot 2 of Lot 3, all of the Subdivision of the South half of out Lo= 45~, in the Cz~y of Dubuque, Dubuque Court=y, Iowa. ~AXES ~ ASSESSED VALUE:- The gros~ taxes on the s~,bject property are $4,64~.92. The subject is assessed as follows: $27,920. for !and, $132,~6~. for 1mprovemenCs, coral i.~!TEREST APPRAISED: Fee Simple IntereSt. p~3KPOSE OF THE App.~AISAL: TO estimate the curren~ ]~arke5 value o~ the subjecn property. The definL=ion of market value use~ in this appraisal assigr~enu was taken from FIKREA regulat£cns under nhe 0CC's final rules knowr~ as 12CFK part 34 This aDpraisal is intendet~ to asmis~ the client in obtaining a narkeu value for the subjecS propertY. D.~TE OF INSPECTION: The subject was fo--~mallY :nspected on August 27, 1999 by ~ary E. Clark. SCOPE OF THE ASSIGNMENT: In preparation of this ap]]~raisa% assigr~ment, the appraisers have conducted an independent investigation- IJe have also relied on information supplied by the Dubuque City Assessor, area Real%ore, and the owner. The appraiser has physica.!y inspected the improvements of the subject property. AS$O~PTIONS A/~ LIMITING CO~IT[0NS: No responsibility is assuamd for the legal description er for matters including legal or title considerations- Ti~!e =o the property is ass,=med to be marketable- The property is a~praised free and clear o~ any and all l!ens or encumbrances, except as noted i5 the report. Responsible o~nership anc Competent proper~Y management are assumed, as well as compliance with all ap~licable governmental regulations, licenses, and laws. Information furnished by others during ~he course of the research has been verified ~o ~he exten~ Dossibl~ and is believed to be reliable, but no warranty is given for its accuracy. No responsibility is assumed for the effect on value of hidden or unapparenn conditions of the s~.bsoil or structures: or for arranging engineering studies to discover such condi~ions. was observed. The No evidence of contamina'~ ~ hazardous materials a~pDraiser is not qualified to tetect potentially hazardous waste material that may have am effect om the suhj ~cc property, and the client ru%y wish ~o retain such an e~pert. Sketches and ether i!luslra~ive maeerials are included only to assist the reader in visualizing the real estate and ils environs. They are based on data developed and supplied by others and are not mean~ ~o represent a sur~eY or am built plan. ~ny distribution af the ~o~al valuation among land, improvements, amd/or o~her csmpcments applies only under the sta~ed program of u~ilizasicn and mus~ no~ be inter-preted or used as imdlvidual values or ocher purposes. The appraiser is mo~ re~uired to provide consultation, ~esu~mony, or attendance in court by reason of this assi~r~,ent, unless such services have possession of ~he repot, or a c~py thereof does mo~ oar~t with it nut be used for any purpose by anyone other .~lgh~ o~ pub!~catlon, amd it Ever: with such permission, out-o:-contexu ~dotlng from and/or partial reprinting of the report is prohibined. Th,~ reDor= is an !n~egra~ed entisy and only valid in its entirety. Neither all nor any ~art o.:' the contents of the report shall be disseminated to uhe public tkrou!jh advertising, Dublic relationz, news, sales, ESCRI:TION OF THE S~JECT PROP_,%TY A~D LOCATION: The subjecn is located on .~/~aI k~'ue, a nwo-lane, two-way blackuoD ~ k suree= wink concrete curb, gui=er, and sidewal . There is li=ute vacan= land available i~ ~he area. The s~j ~c~ is tn an area zoned C-4, The subject property is a :orner lo=. The subjecu's site is recuangular in shape. I~ measures 91' x lO0' for a ~o~aI of 9,100 sq.fZ, or .21 acres. munucipa! se~ices and u~l!i=ies are available no =he si=e. According no nhe FI~ Flood Insurance ~e MaD (~951~0 0003 B~. da=ed SeD~e~er ~' 1989. =he subjec~ is located in a Zone X. ,~eas de=ermine~ ~o be ou=side 500-year flood There is metered on s~ree~ Darkin~ ~or the su~Oecs. Recent!Y, The o~.er reDor~m ~kac ~kis has had a Domi:ive influence on his bus,ness and access co his ~u~iness. The subject has al! City ~,mmniu~es a~ailabke ~o the mize including sewar, wa~er, nacuraI gam, electricity. ~e!eDhone, and cable. In ~he ~ere im S~- vimcenc De ~auI~ 0ky Poky, WalSh Scorem, Dubu~e City Halt, Bank and oriv~ Tkrough, addic~oral commercial proDer~ies, amd some multiD~e family housing. This is a good Oo~5o~ c~T~e:cia! location. The subjec~ has vLmibLIicy, and i5 ~s we~I-kmm~ in the City of Oubu~e. The subjec= properny is c,.r~prised of ~hree buildings ~hat =oge~her ~ke iowa stree~ True Value. Buildi~hg A is a szngle suo~ brick building wi~h 5,520 sq.ft, for re,ail and 480 sq.f~ for mezzanlne. This building has no basement. Box!ding B ts a two s=o~j brick building wi=h a parnial basemenU. Bach floor connains a Coaal of ~,520 ~q.ft far a 5o~a! of 5,040 sq.f=, over ho=h floors. The basemen~ connains a to:a! o~ 1,80Q sq.fu. Building C is a ~wo sno~ brick building wick a parnial ~semen~. The firsu and ~econd ~loors canuain 960 sq.f:- each for a to=a! of L,92'~ sq.f=. The Darnial basemenu connalns a of 72~ sq.f=. ~oue ~ra~d nhe'ie is a no~a! of 12,960 sq fo- The basemena area contains a ~o~a! o~ ~,520 The progerty had a Iimesz>ne foundation, bo= it now has ~ concrane block cc~ering the limestone- The ba~emen~ Ls prettily umed for The exterior ~a!l~ are hrLck. The inneriar walls are patnned masons, Dlasaer, and ar~a=~- The ceilings are acousULcal nile, d~al!, aha The roof over all three portions of the building ~s rubber. The apDraiser physically inspected ~he roof. ard it is presently in verY good condition. The g~t~erS and downSD°uts provide acequate drainage. The flours vary from commercial carpeting, vinyl, ceramic tile. tile. The main floor of bui!ding:~ A, R, and C are baa=ed by a weil ZcLain boiler. The shipping;receiving ~rea, emDtoyee break room, cusnomer rest room. and !oft area are heated by a ne.;er Trane forced air gas furnace with central · dj% B is heated by a forced air Gas furnace with ~ The second floor of Bu~l .g -,~. - ~ ~ ~eazed by ceiling mounted plus one for ~he of~ c~ ~h = -~= is a 400 amp sez-~ce w~th two ~0O ~i~ing has all been upaate=, ant ~ supplemental panels. The subject proper~y shows, a high pride in ownership. It is very well maintained, and in has been co~'leoetY updated. Some improvements since Dece.~her of 1995 include: light~ in basement, additional wiring, tuckpointing, new roof. re-decking, reduced s~ze of front windows, addi=ional outlets, and a According to the Dubu~le ~!iuy Assessor. the property was built 1900. Presently, the subject p~'oper~y is considered ~o be in good condi=~on- HIGHEST A~ BEST USE: It is the apDraiser's cpi %ion [hat the subject'S use as a co~uu~rcial retail property does represent )ne of the highest and best uses for this propersy- SALES HISTORY: The sub, ecu property is r:o~ currently offered ~or sale. i~ the pas~ five years aocordirg to Dubu.cue City Assessor. It has no~ sold M2~RF~TiNG TIME: It is the ao~raiser's op..nion that ~he subject would have a three month nine month marketing time- Al.:hough, ~he subject has a good cor~er¢ial location, re-sale could take o'.,er sL~ months. vALUATION: The Cost Approach, the I%come Approach, and the Birect Sales Comparzsoa Approach have been used ~o estimate th~ market value of the sub~ect property. COST AppROACH TO vALUE: The fist step in the Cost Approach analysis is co esuimaue the value of the land- The subjecu has a total c.f 9,la0 sq.ft. There are no recent land sales in the immediate area. Therefore, the theory of abetractmon is used. With this theory ~he land value is abs~ra:ted from the sales in the Sales Comparzson ApproaCh. Using this theory the land has a market value of $8.00. Der 9,100 sq.ft, x $8.00 Dsr ss. ft. = $ $ LA/~D V.kLUE - The second step of 5he C{s2 Approach is to esnimeCe the va~ue of the The Marshall and Swift v{.lua=ion Service has bee= used as a guide '~, - A figure of $4~.~9 per sq.ft, is estimmte she value of ~he sub] .c, new. suggested. (Re~a!l S~ores - C.ass C, Average.] Main and Second Floor: 12,480 sq.ft, x $4S.B9 Der s~.ft. = $6t0,147. 2,520 sq.fc, x $I~.76 ~er sq.fu. = $ 47~75. 480 sq.ft, x $15.6~ pe~ sq.f~. $ 7,502. $664,994- TOTF~ COST NEW physical depreciation fc~ age and condition- AGe new of 50 years and an observed age of 45 years. 45 ~ 50 = 95. 45 / 95 = .47 or 47%. $664,924. x 47%_ Net Value = $352~41O- Functional Depreciation for a two story floor plan, three buildings combining for one property, ard some limisations of an elder floor plan. Functional Depreciation - 20% 5352,410. X 2G% = - $ 7Go482. Ne~ value = $281,928. I~o Economic obsa!escenc~: as this area and the entire City of Dubugue is in Good economic shape. Ecouomi,: Obsolescence - 0%. Add Land Value TOTA~L VALUE COST APPROACH TO ;ALUE SALES COMPARISON APPROACH TO VALLE: The following are the ccmp~rab!es used for this Comparable ~I: 3350 Center Grou~, Dubuque, IA. The sale daze was February of 1998. and the sale price was $127,500. The seller was Censer Grove Land CompauoY. The !o~ contains a total of 15,272 sq.fs., a,nd there is a total of 3,824 sq.f=- in the building, q~is works ou= at S33.34 Der ~ : -, 14:h S~re~:t, Dubuque, IA. The sale dace was June of 1999 Co~arab!e ~2 195 :. - .... ~ ~ 3 864 sq.f~. The lo~ con,sins a total of =or ~120,0~0. There ~s ~ =~ ..... ~ - -~, ~ and the buyer was i ,~ ~e se]ler was DuTrac C¢'~un~tY ur~u ........ _ Felderman Appra~sa~ Comparable 93: 168 E- 10=n Stre.~t, Dubuque, IA. The sate date was June of 1999, and ~he sale price was $7! ,000. There is a =oral of 7,54S sq.f5. The les is irregular in shape- The seller-was Pa=rick Kennedy, and ~he buyer was ~e!~zile. This work~ ct= at 59.)4 per eq. ft- The tenant purchased this property from the owner. Comparable ~4: 484 Central Ave ~ue, Dubuque. IA. The sale date was july o~ 19'98, and the sale price was $t~0,000. There was a total of 10,300 sq.ft. The lot con,sins a toeal of 5,!70 s~.ft. The seller was Elsbach TruSt, and ~he buyer was Heritage Ligh=ing. T %is is a retail store in the DoWntown Dubuque area. There is s~erage on the ~econd floor and in ~he basement. This works ac 514.56 per Comparable ~5: 15 Main Street. Dubuque, IA. The eale date was 0cuoher of 1994, and the sale price was $2~5,00f. There is a tokai of 10,944 eq.ft, in the building, and the lo~ contains a tosal of 37,500 sq. ft. The seller was Rehr, and the buyer was SELCO, !nc. This is ~he locat~on of the former Behr ~ardware. Al=hough this is sold approx~m~ ~e!y five years a~e, it is included due co its similar use. This works out a~ $~0.56 Der sq.ft. The subjec= property is ~ very well maintained retail Prodarty =hat is in good condition overall. These flue sales give a value range of $9.94 to ~31.34 per sq,f~. For the ca!culasioI.s in the sales Comparlson ADpr°aCh' only =he above ground square foonage is used. The mezzanine is also no% used. This ~s due to th~ fac~ thc= comparahi'.~s only use ~rue floors for Drlce ~er square footage catcutatiohs. The sub ecs has a marke~ value of $28.00 per t2,480 sq.ft, x :28.00 = $349,440. Roundel $349,000. VALUE BY SALES COMPARISON INCOME A~PROACH METHODOLOGY: The Income Approach to value presumes that no pr~dent buyer will pay more for the sub~ect than the capitalized income value of the property (net present va!ual, based upon the buyer's ~ea!ysis o~ the recent income and e~Dense as i~ should relate to the futu!.e potential benefits of ownership. The buyers will only be willing zo pay the present value of what they perceive tb, e benefits to be. A marke~ ren~ capitaliz~tisn technique will be analy~ed. pROPERTY VALUE ANALYSIS: The subject's projected i~.come and expenses will be analyzed. appraisal te~min°!°gy with re~a:'d to income properties, value is normally defined as "the present worth o! future rights ~o income.~ For ~his reason, the economics are of Dri~,e importan,:a in estimating the value of income producin~ prope-~ty. The basic formula for cal.:ula~ing value using the Income ADProach is ex~ressed as V I/R. where "V" is the market value of ~t%e property = and "R" is evaluated, "I" is the ne~ inco~-~ ,ha= is generated by the property, The nec ~nccme is dave!oD=-d by es=ab!ishing the Gross Po:encial Income and subtracting the vacancy and collection losses. This equals Effective Gross Income. Then subtract the varitble e~q~enses, the fixed exI~enses, and =he rese~e for replacement from th-= effective gross income. This is equal us the Net Income- Vacancies and collec~ion-% are losses that are e.~perienced by occupied. Effective Gross Income i: defined as the difference between the gross potential income and the vacancy and the collec=ion losses. from the effec".ive gross incom-= and held for future replacement of wastlng Marska!l swift Cost Valuation ~e-~v~ce is used to pro]ec~ the ex%~.ected life of these items and the apprcpria~-= value required for annual rase-~ves- Once the Ne~ income is c~lculeued i= is used in the formula uo establish The subject property is ow.er occupied. Therefore, a rental figure musc be projscued fur the subject prope~'~Y. Rased on the location, visibility, and muree~ parking available, ~he al~Draiser is projecuzng a figure of $3.75 per sq.ft- for the ~in two floors. The mezzanine and basement are non calcula=ed in uhis approach, bu~ they are :onsidered a benefit co any potennial lessee. POTENTIAL GROSS iNCOMR: The firs= sued in the economic analysis is the estimation of a potential Gross Income for =he subject pr)perry. The subSec= Property is a full service The pouenuia! Gross Inco~.~ ia determined by analyzing wha~ a landlord could lease the facility for in the open mmrke= and establishing a fair markes rent. This analysis will be based on a neU lease type agreemeng, which is ver~ Days all directly rela~ed ex~pe~es ~o the proper~y: DroDer~y taxes, public liabilitY, and building and'grcu~ds insurance, all uuitities, and rou=ine main=chance. After an in-dept? analysis of the subjec= property and market ~ reviewing the subj(ct's lease and a c~mparable lease, iz is the appraiser's opinion that the s%bjec~ could lease for S3.75 per $3.?5 per sq.f~, x 12,4~0 sq. fn. = 46.800. POT~.-~TiA-L GROSS INCOME ~(',R SUBJECT PROPLRTY - VACANCY AND COLLECTION LOSS: A~ 8% vacancy and collection loss was determined from ~he ~o~ential gross income. The subject presently Ls owe. er-occupied. Tkis ham a higher vacancy rate due to the fact ~ha~ Downtown Dubuque is ex~eriencin~ some vacancies. OPE,~ATING EXp~NSES: RESERVES ~ND R~PLACE~TS: A~ estimate of 12% for r~serves and replacements appears reasonable for ~his ~yDe of property. M~AG!~ENT: The management ex~ense.i~ estimated at 6% of t~e effective Gross income, after deducting for vacancy an~ collection. This also appears reasonable for chts type of Property- po=en=ial GroSs Incame = Vacancy and collection Loss R% = EffecIive GroSs income = $46,800. $ 3,744. Less Operating Expenses Man~gemen~ Fee 6% = ~.eserves and Replacements 12% ,NET OPERATING $ 2,583- $ 50167. ~35,3~6. INCOME CAPITALIZATION APPROACH: OAf'S. are typically indicated by larger properties with national tenants [shopping centers, off,ce comDl~es, e~c.) O~her types of properties tend ~o Lndicate higher OAR'S because cf ~rea:er exposure to vacancy a~d local market comditions- is of Investment" me~hod of ~ ,,~ proper caDi~ali:ation rate. This essentially a blend of =he yield re~dired to servlce a typical mortgage (e:cpressed as mortgage constant] and the yield on equity required by a:yDical A local lending ins=itut .on quoted a co~ercial mortgage rate of 9% based upon a 25 year amortization pt-iod. ~5% dow~n paymenc, And a seven year call [wi=h mon:hly payments). The ~nnual mortgage constant is ~.10a692. An equity dividend rate )f 10% has been seleczed and is considered ade,cua:e :c a:urac: inves:men= ~o :he owr, ership Dos~:ion. This is obviously higher ~han yields from most other Investments, but i: is reflec:ive of the considerable risk of ownLng co~.ercial real esta:o. MORTGAGE YIELD EQUITY YIELD OVEFdtLLP~ATE B~\~ C? INVESTM~T ~5% X 0.100692 = .~755t9 25% X ~.t0 = .t00519 {SAY] 10% 5rET OpE~TING INCOME CO~ERSIO~ The subject's net income :s de~ermined by ~ubtracting ~he Projected E~)enses from ~hs Perennial Gro~.s Income. In this case, 5he Potential Gross Income far the subject is 546~8(0. less projected expenses of 511,494. leaves a Ne~ !ncor~e of 535.306 The method of de~erm~ninq an Income Approach Value is to convern the Ne~ Incdme so a value. This is don~ by dividinq the Net Income ($35,306.] by tks del:ermined capinalisa~ion ~ate :f 10%. $35~3~6. divided by 10% = $353~060 INCOME APPROACH TQ V;LUE 5353,0G0. CONCLUSION OF VALUE: This appraisal as~ignmen: employed ~hrse ~pproaches to value. Cos= Approach: $355,000- Sales Comparison Approaca: Income Approach: S353,000- Tho appraiser is comfortable with ~he values represented in this appraisal. Alt zhree approac>es To ualue are given consideration. The sales Comparison Approach is given %eigh: due Eke good comparables. The Income Approach is given considers:ich due to the pogenttal income the subjec~ could produce if it were leased. Ti e Cosz Approach is considered no be supportive Based on %he investigation and analysis, the market value as of Augusu 27, 1999 is estimated to be MARY ~LLE~ CLARK STATE HISTORICAL SOCIETY OF IOWA CERTIFICATION OF ELIGIBILITY NATIONAL REGISTER OF HISTORIC PLACES Owner Information Owner's Name: Heartland Financial USA, Inc. Address: i398 Central Avenue. P.O. Box 778 City/State/Zip: Dubuque, Iowa 52004-0778 Telephone: (888) 739-2100 Property Information: Name of Property: German Trust and Savings Bank Historic District (if applicable): Address (T/R/Section if Rural}: 1301-07 Central Avenue City (vic. if Rural) & County: Dubuque, Dubuque County Status of Property (for office use only): The property is individually listed on the National Register of Historic Places. Date Listed: The property is located within a district listed on the National Register of Historic Places and contributes to the historic significance of that district. Date Listed: The property has been evaluated as individually eligible for the National Register of Historic Places by the State Historic Preservation professional staff. Date of Opinion: 2/19/2002 The property has been evaluated as contributing to a potential historic district evaluated as eligible for the National Register of Historic Places by the State Historic Preservation professional staff. Date of Opinion: The property would be eligible (under the LIFT loan program only) if the building were modified as per remarks in the preliminary National Register Nomination staff evaluation. Date of Opinion: The property has been evaluated as ineligible for the National Register of Historic places or noncontributing to a district listed on or potentially eligible for the National Register of Historic Places by the State Historic Preservation professional staff. Date of Opinion: Staff Signature: Date: February 21, 2002 IOWA HISTORICAL BUILDING 600 East Locust Des Moines Iowa Phonk: (515) 281-6412 · Fax: (515) 242-6498 or (515) 282-0502 www. uiowa.eda/'shsi/index.h tm The Historical Division of the De?armzeut of Cldtimd /~ff~' STATE HISTORICAL SOCIETY OF IOWA Where past raeers future CERTIFICATION OF ELIGIBILITY NATIONAL REGISTER OF HISTORIC PLACES American Gothic House Eldon Blood Run NHL Larchwood Centennial Building Iowa City Matthew EdeI Blac~mith Shop Marshailrown Abbie Gardner Cabin Amolds Park Iowa Historical Building Des ivloines [] Union Sunday School [] Clermont Museum Clermont Plum Grove Governor's Ho/rfP Iowa City Toolesboro Indian Mounds [] Too!esboro Western Historic Trails CenF-q Council Bluffs Owner Information Owner's Name: Heartland Financial USA, Inc. Address: 1398 Central Avenue, P.O. Box 778 City/State/Zip: Dubuque, Iowa 52004-0778 Telephone: [888) 739-2100 Property Information: Name of Property: Ziepprecht Estate Block Historic District (if applicable): Address (T/R/Section if Rural): 1_341-53 Central Avenue City (vic. if Rural) & County: Dubuque, Dubuque County Status of Property (for office use only): The property is individually listed on the National Register of Historic Places. Date Listed: The property is located within a district listed on the National Register of Historic Places and contributes to the historic significance of that district. Date Listed: The property has been evaluated as individually eligible for the National Register of Historic Places by the State Historic Preservation professional staff. Date of Opinion: 2/19/2002 The property has been evaluated as contributing to a potential historic district evaluated as eligible for the National Register of Historic Places by the State Historic Preservation professional staff; Date of Opinion: The property would be eligible (under the LIFT loan program only) if the building were modified as per remarks in the preliminary National Register Nomination staff evaluation. Date of Opinion: The property has been evaluated as ineligible for the National Register of Historic places or noncontributing to a district listed on or potentially eligible for the National Register of Historic Places by the State Historic Preservation professional staff. Date of Opinion: Staff Signature: Date: February 21, 2002 IOWA HISTORICAL BUILDING 600 Eas[ Locust · Des Moines, Iowa 50319-0290 Phone: (515) 281-6412 . Fax: (515) 242-6498 or (515) 28%0502 ,~vw. uiowa.edu/'shsi/index.htm Per Section 800.4 (d) (1) No Historic Properties affected. Based on the following documentation of findings, the reviewer finds that the subject properties to be (Jemotished, 1322 Iowa Street and 45 W. 13 TM Street, are not eligible for the National Register and are not, therefore, considered Historic Properties for Section 106 purposes. Section 800.11 (d) Finding of no historic properties affected. (1) Description of the undertaking, specifiying the federal involvement, area of potential impact with photos, maps, etc. as necessary. The subject properties are proposed for demolition to accommodate the historic restoration of 1301-07 and 1341-53 Central Avenue, both of which are potential National Register eligible properties. The proposed demolition enables the renovation project to be functionally and economically viable in terms of providing adequate, adjacent parking to support the reuse of the Central Avenue properties as an office/service center for Heartland Financial USA. Parking must also be provided to meet zoning requirements. No federal funds will be used for the demolition. Federal funding (HUD Community Development Block Grant funds) will be used by the business leasing the renovated Central Avenue buildings to purchase equipment as part of a job creation business loan/grant. The City of Dubuque is an entitlement city for CDBG funding and uses a portion of its yearly allocation for economic development projects. Area of impact surrounding the subject properties includes one property identified in the 1978-79 Kriviskey architectural survey as a National Register eligible property - City Hall - located at 50 W. 13~ Street, directly south of the subject properties. This structure is listed on the National Register; however, the proposed demol'ition will not dramatically impact City Hall. Its mass and scale are substantial and will be better reflected with the proper restoration of the Central Avenue properties than by the loss of the Iowa Street properties. The area of impact abuts the Jackson Park National Register District but is not adjacent to any individually eligible National Register properties in that district. (2) Steps taken to identify historic properties. The reviewer researched local architectural surveys, including the Kriviskey survey (1978-79) and the Jacobsen surveys (2001-02). City directories for 100+ years were reviewed along with old Sanborn maps. As past staff for the City's Histodc Preservation Commission, the reviewer is familiar with the downtown historic distdct and local historic properties. (3) Basis for determining no historic properties are present or affected. Based on past surveys, record reviews and National Register criteria for eligibility, the subject properties do not represent types or styles of architecture of any special merit. Alterations have occurred over time that have compromised architectural integrity. The 1920 auto dealership/showroom could have been viewed as an inappropriate infill structure at the time of construction and does not relate to any other architecture in the vicinity, with the exception of a plain, one- stow 1960's brick commercial building directly across Iowa Street (St. Vincent de Paul store). The single 1860's 2-story commercial structure, while typical of its era, is now out of context in the block. Examples of both styles are found elsewhere in the City. No evidence was found that the structures were associated with significant local persons or events. F:\US ERS~Prnyhre\WPDOCs~EZ~Section 800.4.doc Summary review of Dubuque City Directories 1886-1975 Year 1300 Iowa 45 W. 13m Street 1886 A & GD Allen-Grocers Nothing 1890-91 Hugh Corrance - Grocer Nothing 1908 Nothing (fire?) Nothing (Nicholas Schrup at #71) 1911-12 Nothing Nothing (PJ Renier at #71) 1915 Nothing I Nothing 1918 Nothing Residential 1921-22 Nothing Soft drinks 1923 Schrup Motor Car Co. Dubuque Manufacturing Assn. 1925 I Schrup Motor Car Co. Newport Restaurant 1934 Dubuque Motor Sales Farber Fruit, Residential up 1938 Great A&P Grocery Store Farber Fruit, Residential up 1941 Nothing noted but A&P was Farber & Sons Wholesale Fruit, operational until after WW2 Residential up 1952 Newhouse Paper Co. City Cafe, Residential up 1950-70's Grant Painting/Decorating, food Restaurant/bar wholesaler, laundromat 1974-75 Walsh True Value Hardware, Bar, until incorporated into the True continuing as Iowa Street True Value operation in 1980's Value Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet Paqe 1 Site NumBer Related Distdct NumBer Dubuque Name of Property County 45 W. 13t~ Street Dubuque Address City 7. Narrative Description 19th Century Commercial Storefront - 2 stow, side gabled single storefront with c 14 foot rear addition This brick building was constructed with a stone foundation and plate, with evidence that there would have been one or two steps up to the front door. The center front door was flanked by single storefront windows. This south fa(;ade has now been filled in with brick, wood and small windows, obscuring the original first floor st0refront although the simple brick piers that divided the bays are still evident. The secondary cornice is stone with a small, geometrically designed etching over the door. Arched fiat stone lintels over the two 2nd stow windows 5n primary facade have Italianate look: however, there are no other Italianate features. Sills are stone, with evidence of stone infltl used to shorten the window opening from the bottom. The fascia and soffit are wood without brackets. Simple wood molding on fascia board is centered over the upper windows in a rectangular design. The east faCade windows and doors have arched brick lintels with stone sills. Side wall chimneys are located on east facade, with evidence that one has been removed at the roof/gable line. 8. Narrative Statement of Significance The subject property, while an example of typical 2-story 1860's commercial architecture in the city, has been compromised and altered over time. The building's context is lost due to the infill construction of the 1920 auto dealership/showroom that surrounded the property on two sides. Alterations to the 1~ and 2"d floor front fa~;ade has occurred over time as windows have been shortened and infilled. The building is not unique to Dubuque and similar buildings of the same style and era are evident along nearby Central Avenue and elsewhere. The local Jackson Park Historic District, a National Register district, stopped one block short of this property for a reason: intrusions and gaps in the continuous integral historic fabdc of the neighborhood. The district is also primarily residential and institutional and the block where the subject properties are located is now commercial in nature, although the west half of the block (Iowa Street) was originally primarily residential. No evidence was discovered of historically significant persons or events associated with the property. Iowa Department of Cultural Affairs State Historical Society of Iowa Iowa Site Inventory Form Continuation Sheet Paqe 2 Site Number Related District Number Dubuque Name of Property 45 W. 13~ Street Cour~ty Dubuque Address City DUBUQUE, IOWA 1978 Architectural Survey 1979 Levels of ARCHITECTURAL SIGNIFICANCE: Districts of ARCHITECTURAL SIGNIFICANCE: City, State. or National Neighborhood Supportive Non-Supportive West Eleventh Jackson Park Bluff/Locust Map COMMUNITY DEVELOPMENT Bruce M. Kriviskey, AICP Site Inventory Form State Historical Society of Iowa (December 1, 1999) State Inventory No. __ [] New [] Supplemental [] Part of a district with known boundaries (enter inventory no.) Relationship: [] Contributing [] Noncontributing [] Contributes to a potential distdct with yet unknown boundaries National Register Status:(any that apply) [] Listed [] De-listed [] NHL [] DOE 9-Digit SHPO Review & Compliance Number [] Non-Extant (enter year) 2002 1. Name of Property historic name other names/site number part of Iowa Street True Value 2. Location street & number 45 W. 13th Street city or town Dubuque [] vicinity, county Dubuque Legal Descfiption:(If Rural)Township Name Township No. Range No. Section Quarter of Quarter (If Urban) SUbdivision L1 -S 1/2 C.L. 456 Block(s) -- L'--ot(s) -- 3. State/Federal AgencY Certification [Skip this section] 4. National Park Service Certification [Skip this Section] 5. Classification Category of Property (Check only one box) Number of Resources within Property [] building(s) If Non-Eligible Property [] district Enter number of: [] site 1_ buildings [] structure sites [] object -- structures objects Total If Eligible Property, enter number o~' Contdbutinq Noncontributinq __ __ buildings sites structures __ __ objects Total Name of related project report or multiple property study (Enter"N/A" if the property is not part of a multiple property examination). Title Historical Architectural Data Base Number 6. Function or Use Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions) 01A02 02E 02E05 7. Description Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions) 05B foundation 04C walls 0--3 roof 08B other Narrative Description ([] SEE CONTINUATION SHEETS. WHICH MUST BE COMPLETED) 8. Statement of Significance Applicable National Register Criteria (Mad< "x" representing your opinion of eligibility after applying relevant National Register criteria) [] Yes [] No [] More Research Recommended --i Yes [] No [] More Reseamh Recommended -I Yes [] No [] More Research Recommended [] Yes [] No [] More Research Recommended A Property ~s associated with significant events. B Property is associated with the lives of significant persons. C Property has distinctive amhitectura] characteristics. D Property yields significant information in amhaeology or history. County Dubuque Address 45 W 13t~ Street Site Number City Dubuque District Number Criteria Considerations [] A Owned by a religious institution or used for religious purposes. [] B Removed from its odginal location. [] C A birthotace or grave. [] D A cemetery [] E A reconstructed building, object, or structure. [] F A commemorative property. [] G Less than 50 years of age or achieved significance within the past 50 years. Areas of Significance (Enter categories from instructions) 05 Significant Dates Consb'uction date 1860's [] check if circa or estimated date Other dates Significant Person (Complete if National Register Criterion B is marked above) ArchitectJBuilder Architect Builder Narrative Statement of Significance ([] SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED) 9. Major Bibliographical References Bibliography [~ See continuation sheet for citations of the books, articles and other sources used in preparing ~his form 10. Geographic Data UTM References ['OPTIONAI~ Zone Easting Northing Zone 2 __ 4 r- see continuation sheet for additional IJTM references or comments Eastlng Northing 11. Form Prepared By name/title Pamela Myhre, Economic Development Planner organization City of Dubuque street & number 50 W. 13t~ Street city or town Dubuque state IA ADDITIONAL DOCUMENTATION (Submit the following items with the completed form) date 5-1-02 telephone 563-589-4213 zip code 52001 FOR ALL PROPERTIES 1. Map: showing the property's location in a town/city or township. 2. Site plan: showing position of buildings and structures on [he site in relation to public road(s). 3. Photographs: representative black and white photos. If the photos are faken as part of a survey for which the Society is to be curator of the negatives or color slides, a photo/catalog sheet needs to be included with the negatives/slides and the following needs to be provided below on this particular inventory site: Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken Roll/slide sheet # Frame/slot # Date Taken [] See continuation sheet or attached photo & slide catalog sheet for list o~ photo roll or slide entries. ~[ Photos/illustrations without negatives are aJso in this site inventory file. FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL 1 Farrostead & Disf. rict: [List of structures and buildings, known or estimated year built, and con~buting or non-contributing status) 2. Barn: a. A sketch of the frame~'uss configuration in the form of drawing a typical middle bent of the barn. b. A photograph of the loft showing the frame configuration along one side. c. A sketch floor plan of the interior space arrangements along with the barn's extedor dlmenslons in feet. State Historic Preservation Office (SHPO) Use Only Below This Line Concur with above survey opinion on National Register eligibility: [] Yea [] No [] More Research Recommended [] This is a locally designated property or part ora locally designated district. Comments: EValUated by (name/title): Date: DEMOLITION STAFF REPORT Meeting Date: May 16, 2002 Property Address: Property Owner: Applicant: Project: 45 W. 13th Street Dubuque Bank & Trust Company Nelson Klavitter, Dubuque Bank & Trust Company Demolition of former Iowa Street True Value Hardware store for adjacent surface parking to facilitate adaptive reuse and historic restoration of the former Walsh Stores buildings at 1301-1307 Central Avenue and 1341-1353 Central Avenue Demolition District: Downtown Neighborhood Landmark: No Style: 19th Century Commercial Storefront Funding: No Date Built: c. 1860's Present Land Use: Vacant Existing Zoning: C-4 Central Business District Physical Characteristics: This two-story, red brick commercial building has a side gabled single storefront with a stone foundation and plate, and a stone secondary cornice with geometrical details. The south fa(;ade has been filled with brick, wood and small windows, obscuring the first floor storefront. The building is located across 13th Street from City Hall, a locally designated landmark that also is listed on the National Register of Historic Places. Modifications/Additions: The property has been altered over time, with windows on the first and second stories shortened and in-filled. A 14 foot addition is found at the rear. Property History: A summary review of City directories from 1886-1975 indicates that the property was occupied by vadous commercial and residential uses. it was incorporated into the Iowa Street True Value Hardware store in the 1980's. This hardware store operated from 1974-75 until its recent closing. Dubuque Bank & Trust Company purchased the building in 2002. Staff Analysis: Based on the enclosed Section 106 report and Iowa Site Inventory Forms prepared by Pam Myhre, Associate Planner, the building has been compromised and altered over time. The building's context has been lost due to adjacent in-fill construction of the 1920's building at 1300-1322 Iowa Street, which is also proposed for demolition. This structure, although an example of typical two-story 1860's commercial architecture in the city, is not unique. Similar buildings of the same style and era are found along Central Avenue and elsewhere. No evidence was found that the building is associated with significant local persons or events. The report concludes that the building is not eligible for the National Register. Demolition Request: 45 W. 13th Street Page 2 Dubuque Bank & Trust Company has requested demolition of this building to create surface parking that will facilitate adaptive reuse and historic restoration of the former Walsh Stores buildings at 1301-1307 Central Avenue and 1341-1353 Central Avenue. Both of these buildings are architecturally and historically significant structures that are eligible for the National Register. Dubuque Bank & Trust Company is in the process of having these properties listed on the National Register. The exteriors and interiors of both buildings will be rehabilitated in accordance with the Secretary of the Interior's Standards for Rehabilitation. These buildings then will be leased as office space for the Heartland Financial Operations Center, adding approximately 70 new jobs to this area of downtown. The proposed demolition would provide adjacent off-street parking that will allow the restored buildings to be functionally and economically viable, and also to comply with the City's zoning regulations for off-street parking. The City Code provides for the Historic Preservation Commission to review the demolition request, and then to make a determination as to: (1) whether the building has historic or architectural significance to the community, and (2) whether denial of the proposed demolition would prevent the property owner from earning a reasonable economic return. If the HPC finds that one or the other of these criteria is not met, then the Commission must recommend approval of the demolition request. If the HPC finds that both of these criteria are met, then the Commission must recommend denial of the demolition request. The Commission's recommendation goes on to the City Council for final action. If the Commission recommends approval of the demolition request, Commissioners may want to suggest that the recently adopted Streetscape and Landscape Guidelines be used for guidance in developing the off-street parking lot. Prepared by: ~~ Reviewed: ~/'~ Date: c~-~l~/°z--