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--