Iowa St True Value demolishPlanning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 5894221 fax
planning~cit yofdubuque.org
May 22, 2002
The Honorable Mayor and City Council Members
City of Dubuque
City Hall-50 W. 13th Street
Dubuque, IA 52001
RE: Request for Demolition Permit
Applicant: Dubuque Bank and Trust
Location: 1300-1322 Iowa Street (True Value)
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 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
lacked historical and 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 O, the Historic Preservation Commission recommends that the City
Council approve the request due to a lack of historical and architectural significance.
The Honorable Mayor and City Council 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
Histodc Preservation Commission
Attachments
CC:
Nelson Klavitter, Dubuque Bank & Trust
Rich Russell, Building Services Manager
Pam Myhre, Associate Planner
Planning Services Department
City Hall
50 W 13th Street
Dubuque Iowa
(563) 589-4210 office
(563) 589-4221 fax
plannm~ci~ofc~buque.org
HISTORIC PRESERVATION COMMISSION
DEMOLITION PERMIT REVIEW
NOTICE OF DEClSION--APPROVAL
APPLICANT: Dubuque Bank & Trust
LOCATION: 1300-1322 Iowa 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:
The structure has no historical significance.
DECISION: By a vote of 6 to 0, as indicated in the minutes, the Historic Preservation
Commission recommends City Council approve the request.
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-01-2002 13:58
TSE CASEY ASSOCI
417 869 1996 P.02
City of Dubuque
P~anning Sewices Department
Dubuque IA 52001-4864
Phone: 319-589-4210
Fax: 319-589-4149
PLANNING APPLICATION FORM
m Variance
[3 Conditional Use Permit
a Appeal
[] Special Exception
o Umited Setback Waiver
[] Rezonleg
[] Planned Distdct
[] Preliminary Plat
a Minor Final Plat
[] Text Amendment
[3 Simple Site Plan
[] Minor Site Plan
o Major Site Plan
m Major Final Plat
m Simple Subdivision
Annexation
Temporary Use Permit
Certificate of Appropriateness
Cg.~Tlcate of Eco, nomic Hardship
PLEASE TYPE OR PRINT LEGIBLY IN INK
Properly Owner(s):
Address: 1398 Central Avenue
Fax N umbe~. (563)589-ZOD.~
Applicant/Agem:. Nelson Klavitter
Address: I398 Central A~e.m.~e
]~buque ~ & l'z~st Company
City:. I~l~que
Mobile/Cellular Number.
City:. Dubaque
Fax Number. (563)589-205=~ Mobile/Cellular Numbe~.
Existing zoning: cA ~~,~:..;~'~'~. Historic district No
Phone:~8
State ~c~a Zip: 52004
S~te:Io~a
Phone: (563)589-2158
Zip: 52004
Landmark:, No
Legal description (Si.dwell Parcel ID number or lot number/block number/subdivision): Lot 1 SL2 ·City
Lot 456, Lot 2 'S~ City Lot 456, Lot 2-3 S~ City Lot 456
Total properly (lot) area (square feet or acres): .21 Aar~.~ Number of lots:
Describe proposal and mason necessary (attach a letter of explanation, if needed):
(See Attached)
3
CERTIFICATION: I/we, the undersigned, do hereby certify thai:
1. The information submitted herein is true. and correct to the best of mY/Our knowledge and upon submittal
becomes public record;
2. Fees are not refundable and payment does not guamntes approval; and ?
3, All additional required written and graphic materials are e, Ua~l~led.;~ ~ / h
FOR OFFICE USE ONLY-APPLICATION SuBMrrFAL CHECKLIST
Fee: /~9~,_0..~ ,eceivedby: ~[,Jk,'~-,,/'.,vil,~---~f ' Date:,,~---/--o~ Docket:
· m Property ownership list [] Site/sketch plan D Floor plan. m Plat [] Conceptual developrnont plan
[] Improvement plans D Design review project description [3 Photo [30than
The Casey Associates
Master Planning Architecture
May 1, 2002
To: Wally Wemimont
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 ora 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 of Eligibility Letter from the State Historical Society of Iowa
concering the other building we are trying to rehabilitate in the bloclc
A copy of the 106 docmnent Para Myhre completed should be delivered to you via Para. 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.
The Casey Associates
The Casey Associates
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 13th to 14th 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 corner
of the block is home to Dubuque Bank & Trust's motor bank- built only a few years ago. The
southwest comer houses the hardware store building in question and the southeast comer is home
to what was the Walsh Store buildings.
The Walsh Store buildings are in 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 he 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 Belt 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 detailing 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 he 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 Heartland 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
within the make 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 tuck-pointed as well A unit price from
Alan Jackson Tuckpointing 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 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 of the vestibule wilt need to be removed and
reinstalled the correct distance from the exterior doors.
Possible uses for the hardware store buidling, 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 xratue after proposed demolition:$73,000.00. See exhibit B, "Land
Value".
Estimated market value after renovatiom $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_
1 t. From exhibit B:
Land: $27,920.00
Improvements: $132,660.00
Total: $160,580.00
12. See exhibit A.
13. Dulmque Bank & Trust, a for-profit corporation, is the sole owner of the property.
All other 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 Place. Both properties have been evaluated as individually
eligible for listing by the State Historic Preservation professional staff, signed and dated February
21, 2002.
CL( ~SING STATEMENT
SELLER: IOWA STREET TRUE VA~ ,LIE, INC.
EIN# 42-1063099
BIfYER: DUBUQUE BANK & TRU~:T COMPANY
EIN# t2-0223620
ADDRESS: 1322 IOWA STREET, .)UBUQUE, IA 52001
DATE:
FEBRUARY i, 2002.
_Seller
p'URCHASE PRICE*
EARNEST MONEY
BALANCE DUE PURSUANT TO PI'~OMISSORY NOTE
MORTGAGE BALANCE ' N/A**
DUBUQUE COUNTY REAL ESTA' ?E TAXES
1999-2000 Paid per Treasure~
2000-2001 I~ Half- Paid Pe:: Treasurer
2000-200t 2m Half
2001-2002 Proration
From 7/01701 to 2/1/02 (216 '365 x 4,997.37)
$2,498.69
$2,957.35
TRANSFER
$559.20
1LECORDING FEE
ABSTRACT~rNG
P.O.C.
$350,000,00
$ 10,000.00
$3~0,000.00
P.O,C.
IOWA STREET TRUE VALUE, IN 2.,
SELLER
·
P,:ichard M. Bockes
DUBUQUE BANK & TRU-gT COMPANY,
It~ Authorized Representative
*See the purchase price adjustment .~rovision of Section 2(c) of the Offer to Buy Real Estate and
Acceptance by and her~'een Seller a :d Buyer.
**Sellers to obtain complete release thereof at closing.
Pt £PAP~.D FOR
MR. P,.ICHARD BOCKES
IOWA $ I'REET TRUE VALUE
13:22 IOWA STREET
DE BUQUE, IA 52001
'!~REPARED BY:
MARY E. CLARK, IOW,~. CERTIFIED GENERAL APPRAISER
LUKSETICH APPRAISALS
'~.255 J.F.K. ROAD
DLI~ ~UQUE, IOWA 52002
LUKSETICH APPRAISALS
MARY ELLF~ CLARK
22~5 J'.F.K. ROAD
A$i)URy SQUARE
DUBUQUe, IA 52002
Mr. Nelson KAavitter
Dubuque Bank and Tmsc
14TM and Central
Dubuque, IA 52001
RE: Iowa S~eet ~e Value ] [ardwar¢ Stare, 1322 Iowa Street, Dubuque, IA 52001.
Dcar Mr. Klavi~er:
Please be advised that 2 hereby rele~e cbc apprahal on the above mentioned
property dated August 27, 199~ to Dubuque Bank and Txust.
Sincarely.
b~-y Ellen Cl~k
Iowa C~fificd ~er~
ReM ~o~y Ap~iser
EVALUATION OF iEAL pROPEKT¥
DATE: J~2~, 1999
TO: Mr. Richard Bockes
DubuqUe, Io~a 52001
Luksetich Appraisal. Inc.
AsburY sqUare
2255 J.F.K. Road
Dubuque, IA 52002
In accordance with your au:horization, I have completed an a~praisa[ to
estimate the market value of Io~a Street True Value located at 1322 Iowa Street,
Dubuque, Iowa 5200L.
~, understanding that appraisals and
This information is presented w.~h the
reporting formats vary qreatly ¢!epending upon the cli@nt's individual needs,
time constrainns, the size and complexity of nba propertY, and the intended use
of the data. The nature of thi~ as~igD-ment was limited in scope an your
direction- Specifically, the a~praiser will consider the Cost. Sales Comparis°n
and Income Approaches and will ~resent the written report in a'restricted
foz~at. All of the worksheets ~nd related materials that are essential to
understanding the value estimate, have been re~ai~ed in our office files. It
should be clearly understood th;.% this limited appraisal kaz a reduced level of
reliability when compared to a ,:omplete appraisal.
This report is in~ended f.~r use only by the client noted herein.
IDFJ~IFICATION OF THE SUBJECT P~OPERTY:
The sub~ect is located at 1322 Iowa Street, Dubuque, Iowa 52001. The
legal description is as fellows: Lot 1, Lot 2, and Lot ~ of Lot 3, all of the
Subdivision of the South half of ou~ Lo: 456, in ~he City of E~buque, Dubuque
Counzy, Iowa.
~AXES .~¢DASSESSED VALUE:'
The gro~ t~X~S on the s~,bject property are $4,64d.92. The subject is
assessed as follows: $23,920. for land, $132,66~- for improvements, total
assessment - $160,580.
it~T~%EST App.~kISED:
Fee Simple IntereSt.
To est!mate the current ]~arke¢ value oK the subject property. The
definiuion of market value use ~ in this appraisal assigrunen= was taken from
FIR~EA ra~u!azions under ~he Oic's final rules know~ as ~tCPR Part 34.
INT~\TDED USE OF THE APPRAISAL:
This aDpraisal is intende¢i to assist the client in obtaining a market
val~ue for the subject property.
DATE OF INSPECTION:
The subject was fo-~nally :nspected on August 27, ~999 by Mary E. Clark.
SCOPE OF THE ASSIGNMEAIT:
In preparation of this ap~raisa! assignment, the appraisers ~ave conducted
an independent investigation, lJe have also relied on information su~plied by
the ~ubuquo City Assessor, area Realtors, and the owner.
The appraiser has physica.Iy inspected the improvements of the subject
property-
ASSUMPTIONS AND LIMITING
No responsibility is assumed for the legal description or for ma~ters
including legal or title conzid~rations. Title to the property is ass~ed to be
marketable. The property is a~raised free and clear of any and all liens or
encumbrances, e×cept as no,ed ia ~he report.
Responsible ownership and~
well as compliance with all ap~licab!e governmennat regulations, licenses, and
lows-
Information furnished by o~hers during the course of the research has been
verified ~o the extent Dossibl~ and is believed to be reliable, buc no wart&ney
is given for its accuracy.
No responsibility is assumed for the effect on value of hidden or
unapparen~ conditions of the s~.bsoil or structures: or for arranging engineering
studies to discover such condi~ions.
No evidence of contamina:ion or hazardous materials was observed. The
'~' d tetect potentially hazardous waste material that
appraiser is not qual~e to .
may have an effect on the subj~cc property, and ~he clien~ ru%y wish to retain
such an expert.
Sketches and other illus:rat~ve ma~orials are included only to assist the
reader in visualizing the real estate and its environs. They are based on data
developed and supplied by othess and are not mean~ ~o represenn a sur~ey or as a
built plan.
Any distribution of the total valuation among land, improvements, and/or
other components applies only under the stated program of utilization and must
nec be interpreted or used as individual values or other pur_~oses-
The appraiser is not re{uired to provide consultation, tessimony, or
attendance in court by reason of ~his assigr-ment, unless such services have been
arranged in contracting
possession of the repot or a cody thereof does net carz-y with it the
right of publication, and it i~y not be used for any purpose by anyone other
chat the addressee without the ~n. iCten consent of the author and the addressee.
Even with such permission, out-o~-cente×~ quoting from and/or partial reprinting
of zke report is prohibited. Th~ repot: is an integrated entity and only valid
in its entirety.
Neithez all nor any part of the contents of the report shall be
disseminated to the public throu!ifh advertising, public relations° news, sales,
or other media without the Drier written consent and approval of the author.
DESCRIPTION OF THE Eb'BJECT PROPEi;~TYA~I~LOCATION:
The subjec: is located on '~!~aI A~v,~.ue, a two-lane, two-way blacktop
s~reet with concrete curb, q~tte:r, and sidewalk. There is little vacant land
available in the area. The subj ~ct is in an area zonmd C-~, Downtown
Co~nerciat.
The subject property is a :orner loc. The subject's site is rectangular
in-hape. I~ measures 9!'~~ 100' for a total of 9,i00 s~.ft, or .21 acres. AIl
c~ al se-~viceg and uti_i~ies are available to the site. According ~e the
~ ~ood '~surance Race Map (#k95180 0003 B), dated September 6, 1989, the
subject is located in a Zone X. "Areas determined to be outside 500-year flood
There is metered on sure~= parking for ~he subject. RecentlY, C~ral
A~ue, ac this location, bec~me a two-way street instead of a one-way streeC.
The owr. er reports that this has had a posicive influence on his business and
access ~o his business.
The subject has ali City amenities available to the s. ice including sewer,
water, natural gas, electricity, telephone, and cable. In the neighborhood
there is Sc. Vincent De paul, O}y Poky, Welsh S~orea, Dubuque City Hall, DB&T
Bank and Drive Through, addiciozal com~%ercial properties, and some multiple
family housing.
This is a good Do~cown c~mmercia! location. The subject has good
visibility, and it is welt-kno~ in the City of Dubuque-
DESCRIPTION au THE IMPROVE~M~NTS
The subject property is c(,mprised cf chree buildings that together make up
iowa Street True Value. Buildi~.g A is a single story brick building with 5,520
sq~ft, for retail and 480 gq.fl for mezzanine. This building has no basement.
Building B is a two story brick building wi~h a partial basement. Each floor
con,sins a total of 2.520 gq.fl for a Cots! of 5,040 gq.ft, over both floors-
The basement contains a total o ~ 1,800 gq.ft. Building C is a two scary brick
building with a partial basemen :. The first and second floors contain 960
sq./t- each for a total of 1,92') sq./c. The partial basement contains a total
of 720 sq./C- Above ground thele is a total of 12,960 gq. ft. The basement area
contains a Cots! of 2,520 gq. ft.
The property had a timeEt>ne foundation, but it now hag a concrete block
co-~ring the limesuone- The basement is prin~rily u~ed ~or storage.
The exterior walls are brick.
The interior walls are painted mason~g, platter, and dr~ail. The
ceilings are acoustical zi!e, d~ywall, and Dla~ter.
The roof over all three poltionz of the building is rubber. The appraiser
physically inspected the roof. a~d ir is presently in very good condition. The
The flours varY from comme3cial carpe=in$, vinyl, ceramic tile. tile.
wood, and concrete.
The main floor of building:: A, B, and C are heated by a Wail EcLain a=emm
boiler. The shipping/receiving ,~rea, employee break room, customer =eat room,
and lo£t area are heated by a ne,;er Trane ~orced air gas ~urnace with central
- ~ u'ldil B is heaEed by a forced air gas furnace with
=~ The secona ~loo, of B ~ -g ..~. , ~ heated by cell~ng ~o~t~d
electric heating unzts wl-n_~-/~_~ ~ -allon electric we=er hea=eri_ -sa=
· ~or the office- There ~s u~= ~o ~ ,^~ ~ ~e with two 2~ amp
supplemental panels.
- It is very well
The subject proper=y shows, a high pride in ownershiP.
· ozle~ely updated. Some zmDrov~ments s~nc~ -'n~
December of 1995 include: l~ghu~ zn basement, =u~
new roof, re-decking, reduced s~ze of front windoWS, addi%ional outlets, and a
According to ~he Dubuque I!ity Assessor, the property was bolt= around
1900. presently, the subject D'operty is considered to be in good condition.
HIGHEST AA~ BEST USE:
It is the aDpralser upi %ion that the subject's
retail property does represent )ne of the bighes~ and best uses for this
properoy-
sALES HISTORY:
The subject property is r~o= currently o~fered for sale.
i~ ~he pas~ five years accordi:g to Dubuque City Assessor.
It has not sold
M3~KETING TIME:
It is the appraiser's up nion that the subject would have a three month to
nine mon~h marketing time. All,hough, the subject has a good com~erciaI
!ocacion, re-sale could take o',,er six months-
vALUATION:
The Cos~ Approach, uhe I%come Approach, and the ~irect sales Comparison
Approach have been used ~o estimate the marker value of the subject proper~y.
COST APPROACH TO vALUE:
The fist step in ~he Cos5 Approach analysis is to estimate the value of
th,e land.
The subjec~ has a to,al cf 9,100 sq.ft. There are no recent land sales in
the immediate area. Therefore, ~he ~heorY of abstraction is used. Wi%h this
:hetty the land value is abs~rzo~ed from the sales in the Sales Comparisen
Approach. Using ~his theory t~:e land has a market uatue of $8.00. Der
9,100 s~.f~- x $8.00 p~r ag. ft. = $
$ 73,000.
LAND VALUE
The second step of the C¢.s~ Approach is to estimate the value of the
improvements new less deprecial'ion.
The Marshall and Swif~ v~.luauion Se?Cice has been used as a guide to
estimate the value of she subj~:;ct new. A figure cf $48.~9 per sq.£t, is
suggested. [Re~all Stores - Ci.ass C, Average,)
Main and Second Floor:
12,460 sq.ft, x $48.89 per sq.ft. = $610,147.
2,520 sq.fn, x $18.76 ~er sq.f~. $ 47,235.
480 sq.fu, x $15.63 per sq.f~, = $ 7,502-
TOTA3~ COST NEW $664,924.
physical deDrecia~i°n fo= 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 ~7% = $312,514.
Net Value = $352,410.
Func=iona! Depreciation for a two story floor plan, ~hree buildings
combining far one property, ar d some limitations of an older floor plan.
Functional DeDrecia~i°n - ~0%
_ ~7~,482..
$352,410. X 20% =
S281,928.
No Economic Obselescenc': as this area and ~he entire City of Dubu~=e is in
good economic £kape. Economic Obsolescence - 0%.
Add Land Value ~ $ 73,000.
TOTAL VALUE $35¢,9~8.
cOST APPROACH TO
SALES COMPARISON APPROACH TO VALLE:
The following are the comp~rables used for this propertY:
Comparable %1: 3350 Center Gre~. Dubuque, IA. The sale date was February of
1998. and the sale price was $127,500. The seller was Center G%,ove Lend
CompanY. The Io= contains a tot al of 15,272 sq.ft., and there is a total of
3~824 sq. ft. in the buildinG. ~hi$ works out at $33.34 Der
Comparab - ' .... ~ = to~al of 5,864 sq.ft. The let com=~,~_
~or ~120,00u. ~ne~= ~= ~ .~-- ~-~ union, and t~e ~uye~
~ 62~ The seller was DuTrac C¢'mmunluy u~2~ -er s-
' - ' n AD~raisa!s This wor~,s out a~ ~a&.u~ ~
Comparable 93: 168 E. 10=n Street, Dubuque, IA. The sale date was June of
1999, and the sale price was $7],000. There is a total of 7,548 sG.ft- The Io~
is irre~alar in shape. The sel[.er was patrick Kennedy, and ~he buyer was
Me,tile. This works out at $9. ~4 per sq.ft. The tenant purchased this property
Comparable ~4: 484 Central Avenue, Dubuque, IA. The sale dace was July of
1992, and the sale price was $I~0,000. There was a total of 10,300 sq.ft. The
lot contains a tonal of 5,170 s~.ft. The seller was Eisbach TruS~, and the
buyer was Heritage Lighting. T~is is a retail store in the Do~tow~ Dubuque
area. There is storage on the ~econd floor and in the basement. This works out
at $14.56 per
Comparable ~5: 15 Main Street, Dubuque, IA. The sale date was October of 1994,
and the sale price was $225,00f. There is a total of 10,944 sg.fu- in the
building, and she lot contains a total of 37,500 sq.ft. The seller was Behr,
and uhe buyer was SELCO. Inc. This is the location of the fo~mer Behr Hardware.
A!nhouqh this is sold approxir~ely five years a~o, it is included due ~o its
si,milar use. This works out al $~0.56 per
The subject property is ~ very well maintained retail Proderuy that is in
sales gi~e a value range of $9.94 to $35.34
good condition overall. These five the Sales comparison Approach, only the
p~,~ sq f5 Fo~ the ca!cula~ions in is
above Ground s~aare footage ls use=. The mezzanine is also not used. This
due to the face that comparabi,~s only use true floors for price per square
footage calCu!asions- The sub ecs has a market value of $28.00 per sq,ft.
!2,480 sq.ft, x :28.00 = $349,440.
Roundel - $349,000.
VALUE BY SALES CO}~?ARI$0N - $349,000-
II{COME A ~PROAC-~
METHODOLOGY:
The Income Approach no Value presumes that no prudent buyer will pay more
for the subject than the capitalized income value of the property (net present
value), based upon the buyer's ~ea!ysis of the recent income and ex'Dense history
as i~ should relate ~o ~he futu!.e potential benefits of ownership. The buyers
will only be willing to pay the present value of what they perceive the benefits
to be. A market reno mapitaliz~:tion technique will be analyzed.
PROPERTY VA/~UE A~ALYSIS:
The subject'S projected il.come and expenses will be analyzed. In
appraisal terminology with re~a2.'d to income properties, value is normally
defined as ~the presenc worth o'~ future rights to income." For =his reason, the
economics are of prime imported, ne in estimating the value of income producing
property.
The basic formula for cal,:ula=ing value using the Incou~e Approach is
ex, pressed as V = I/R. where "V" is the market value of the property being and
evaluated, "I" ~s the net incom~ ,ha~ is Generated by she property,
~he caDitalizati°n raze that is utilized no convert the ne= income in~o value.
The net income is developed by establishing =he GroSs Potential Income and
subtracting =he uacancy and collection losses. This equals EffectiVe Gross
Income. Then sub~ract the vari~ble expenses, ~he fixed e~pen~es, and the
reserve for replacement from tk~ effective gloss income. This is equal to the
Ne= Income-
Vacancies and colleczion~ are losses thac are e~erienced by the
management in =he a~uemp[ ~o c:~llec5 all rents and to keep the property
occupied-
Effective Gross income i~ defined as the difference between the gross
Detenuia! income and the vacancy and ~he collection losses.
Variable expenses are th,: aT, ual eh-pences that are required to supDort
property, and may vary accordi}~g 5o requirements.
Fixed expenses are 5hose ~hat remain stable throughout the year, such as
ts×es and insurance-
The reserves for replace~ent is the ~ount of money required to be removed
from the effective gro~s incom} and held for future replacement of wasting
assecs such as appliances, roo~, carpe~, air conditioner, furnaces, etc...
Marshall swif~ Cost Valuation ~ervice is used to project the expected life cf
these items and the apDropria=5 value required for annual rese-~-ves-
Once nhe Ne~ Income is ¢ ~Iculaned ic is used in the formula to establish
uatue.
The subject property is o~.er occupied. Therefore, a rental figure must be
projected for the subject prope::'ty~ Rased on the location, visibility,
street parking available, the a]~praiser is projecting a figure of $3.75 Der
sq.ft, for the ~.ain two floors. The mezzanine and basement are nos calculated
in this approach, but they are :onsidered a benefit to any potential lessee.
POTEA~!AL GROSS INCOME:
The first step in the economic analysis is the estimation of a Poten=ia!
GroSs Income for the subjecz Pr)perry- The subjeCt property is a full se=vice
The potenuia! GroSs Incoma is ~etermined by analyzing what a landlord
could lease the facility for in the open market and establishing a ~air market
rent- This ar~lysis will be baaed on a net lease type agreement, which is very
co~On in this sype of property. A net lease prc~ides that the tenant ,lessee"
pays all directly relased expe~:ses to the property: property ta~eS, public
liability, and building and gtc:ur, ds insurance, all utilities, and routine
the subjec= property and m~rke~
maintenance. Af=er an in-dept? analysis of has been
After reviewing the subject's lease and a comparable lease, it is ~he
appraiser's opinion that the s%bjecu could lease for $3.75 Der sq:ft.
$3.75 per sq.ft. ~ 12,480 sq.f~. =
POT~-lq. TiAL GROSS INCOME F(i.~ ~UBJECT PR0P~TY - $46,800-
v~2ANCYANDCOLLECTION
An 8% vacancy and collection loss was determined from ~he Dotentia~ Gross
income- Tke subject presently ~s owner-occupied. This has a higher vacancy
rate due to The fact ~ha~ DoWntown Dubuque is experiencing soma vacancies.
o?ER~T~NG ExpENSES:
RESEKV~_S AND REPLACEM-~NT$:
An esr~a~e of t2% for ~{serves and replacements appears reasonable for
this ~yDe of property-
The mana~emen~ expense .t~ esaima~ed aT 6% of the effective Gr°ss income,
after deducting for vacancy an{ collection. This also appears reasonable for
this type cf property.
Potential GroSs Income =
Vacancy and collection Loss
Effec:ive Gross income =
$ 3,744.
$43,056.
Less Operating ~_~cpenses
Managemenc Fee 6% =
Reserves and Replacements 12%
NET OPERATING INCOME
$ 2,583.
$ 5,167.
$35,306-
INCOME CAPITALIZATION APPROACH:
0A~.are typically indicated by larger properaies with national te~an~s
(shopping centers, office comply×es, etc.) other ty~es off properties tend
indicate higher OAR'S because ¢ f greater ~x~osure to vacancy a~d local ~arke~
condLtions.
Income and expense information for the comDarahles was not available,
overall razes cannot be extracted fro~ ~hem. Therefore, I haze used the ~Band
of investment" method of e~tim~tinq a proper capitalization rate. This is
essenuially a blend of the yield re~aired to service a ty~icai mortgage
(expressed as mortgage constant') and the yield on equity required bya ty~3icaI
investor.
A local lending institut .on quoted a con=nercial mortgage rate of 9% based
upon a 25 year a~ortization pe~-iod. 25% down pain, ant. and a seven year call
(with monthly payments). The .~nual mcr=gage constant is
An equity dividend rate ~f 10% has been selected and is considered
adecuate to attract investment to =he ownership position- This is obviously
- be5 it is reflective of the
h..~..er than yields from most other investments,
considerable risk of owning co mnerc~al real estate.
B~/~ C? INL~STM~T
MORTGAGE YIELD
EQUITY YIELD
OVERALL RATE
0.=0069 = .075519
~5% X ~.10 = .025
100% = .100519
(SAYI 10%
NET OPERATING INCOME CONVERSION
The subject'S net income ~s determined by sub,racking =he Projected
E~penees from ~he Po~en~iat Gro&s income. In ~his case. the Potential Gross
Income for the subject is $46,8('0. less projected e~enses of $11,494. leaves a
Net income Of $35,306.
The me,hod of de=erminin~ an income ADproach value is to convert the Net
Income ~o a value. This is don~ by dividing Eke Ne~ Income [$35,306.] by
deuermined Capi=aliza=ion Ease cf 10%.
$35,306. divide~ by 10% = $353,060.
INCOME APPROAC~ TO V;LUZ $353,000.
CONCLUS~0M OF vALUe:
This appraisal aeei~nmen: employed thr~e approaches so value.
CosU Approach:
Sales comparison Approach:
Income ADDroach:
$349.0Q0.
The appraiser is comfor~able with ~he values represented in this
s~Dpraisal. Ail three apDroac} es to ualue are given consideration- The sales
Comparison Approach is given %eigha due ~he good comDarables' The Inco~
~Dproach ~ given consideration due to the Dementia1 income ~he s~ject could
produce if i~ were leased. T} e Cos~ Approach is considered to be supper=ire
evidence ~o values re~re~en~e(~ in ~h~ Sale~ Cum~i~an and Income
value.
Based on ~he investigation and analysis, =he markeZ ualue as of AugUst
M~Y ~LL~ C~RK
The H~)torica[ Division o/the D~?arrme~t
STATE HISTORICAL SOCIETY OF IOWA
Where past meets future
CERTIFICATION OF ELIGIBILITY
NATTONAL REGISTER OF HISTORIC PLACES
American Gothic House
Eldon
Blood Run NHL
hrchwood
Centennial Building
Iowa City
Ma mew Edel Blacksmith Shop
Marshallrown
Abble Gardner Cabin
Krnolds Park
iowa Historical Building
Des Moines []
Montaak Governor's Home
Union Sunday School []
Clermont Museum
Clermont
Plum Grove Governor's Ho~'
lowa City'
%o!esboro Indian Mounds[]
Tooiesboro
Western Historic Trails
Council BIu~
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
PropeWcf Information:
Name of Property: German Trust and Savinqs 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 Histodc
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 50319-0290
Phone: (515) 28i-6412 · Fax: (515) 242-6498 or (515) 282-0502
www. uiowa.edu/' shsi/index.htm
The Historical Division of she DeparzT~e~t ¥ Cuhura[ A~ai~
STATE HISTORICAL SOCIETY OF IOWA
Where past meets future
CERTIFICATION OF ELIGZBZLTTY
NATIONAL REGISTER OF HISTORIC PLACES
American Gothic House
Eldon
Blood Run NHL
Larchwood
Centennial Building
Iowa City
Matthew Edei Blacksmith Shop
Marshalltown
Abbie Gardner Cabin
Arnolds Park
[]
Iowa Historical Building
Des Moines []
Montauk Governor's Home
Union Sunday School []
Clermont Museum
Clermont
Plum Grove Governor's Ho/me
Io~va City
Tooiesboro Indian Mounds []
Toolesboro
Western Historic Trails Cen~
Councit 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): 1341-53 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 East Locust · Des Moines, Iowa 50319-0290
Phone: (515) 281-6412 · Fax: (515) 242-6498 or (515) 282-0502
www. uiowa.edu/%hsi/index.htm
Per Section 800.4 (dj (1) No Historic Properties affected.
Based on the following dgcumentation of findings, the reviewer finds that the
subject properties to be demolished, 1322 Iowa Street and 45 W. 13th Street, are
not eligible for the National Register and are not, therefore, considered Historic
Properties for Section 106 purposes.
Section 800.11 (dj 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 1'341-53 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 Halt - located at 50 W. 13th Street, directly south of the subject
properties. This structure iS listed on the National Register; however, the
proposed demolition .will not dramatically impact City Hail. 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 Kdviskey
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 district 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-
story 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 ioca
persons or events.
F:\USERS~Pmyhre\WPDOCS~EZVSection 800.4.doc
Summary review of Dubuque City Directories 1886-1975
Year 1300 Iowa · 45 W. 13TM 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 Nothing
1918 Nothing Residential
1921-22 Nothing Soft drinks
1923 Schrup Motor Car Co. Dubuque Manufacturing Assn.
1925 Schrup Motor Car Co. Newpor~ 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
DUBUQUE, IOWA 1978
Amhitectuml Survey 1979
Levels of
ARCHITECTURAL SIGNIFICANCE:
City, State. or National
Neighborhood
Supportive
Non-Supportive
Districts of
ARCHITECTURAL SIGNIFICANCE: ...................
West Eleventh
Jackson Park
Bluff/Locust
R3E
T89N
T88 N
Map,.,. 24
COMMUNITY DEVELOPMENT
Bruce M. Kri¥iskey, 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 invemory no.)
Relationship: [] Contributing [] Noncontributing
[] Contributes to a potential distdct with yet unknown bou qdaries
National Register Status:(any that apply) [] Listed [] Deqisted [] NHL [] DOE
9-Digit SHPO Review & Compliance Number
[] Non-Extant (enter year) 2002
1. Name of Property
historic name Schrup Motor Car Co.
other names/site number iowa Street True Value
2. Location
street & number 1322 Iowa Street
city or town Dubuque [] vicinity, county Dubuque
Legat Descdption:(If RuralI Township Name Township No. Range No. Section Quarter of Quarter
(If Urban) Subdivision see continuation she6/C Block(s) L---ct(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
If Non-Eligible Properz3/ If Eligible Property, enter number
[] building(s)
[] district
[] site
[] structure
[] object
Enter number of:
1_ buildings
sites
structures
objects
Total
Contributinq 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 categodes ~ominstructions}
02E01.
02Ell
Current Functions (Enter categories from instructions)
02E05
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categeries from instructions}
09F05 foundation 10B
walls 03
roof 08B
other
Narrative Description ([~ SEE CONTINUATION SHEETS. WHICH MUST BE COMPLETED)
8. Statement of Significance
Applicable National Register Criteria (Mark "x" representing your oeinion of eligibility after applying relevant National Register criteria)
[] Yes [] No [] More Research Recommended A Pmperbj ia associated with significant events.
[] Yes [] No ~ More Research Recommended B Proper'by is associated with the lives of significant persons.
[] Yes [] No -q More Research Recommended C ProDer~ has distinctive architectural characteristics.
[] Yes [] No [] More Research Recommended D Property yields significant information in archaeology or history.
County Dubuque Address 1322 Iowa Street Site Number
City ,Dubuque District Number
Criteria Considerations
[] A Owned by a religious institution or used
for religious purposes.
[] B Removed from its original location.
[] C A birthpiace or grave.
[] D A cemetery
Areas of Significance (Enter categories from instructionsj
0~
[] 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.
Significant Dates
Const[uction date
1920 [] check if cima or estimated date
Other dates
Significant Person
(Comoiete if National Register Crr[edon B is marked above)
Architect/Builder
Architect
Builder
Anton Zwack.
Narrative Statement of Significance I[] SEE CONTINUATION SHEETS. WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliograph¥ [] See continuation sheet for citations of the books, articles and other sources used in oreDadng this form
10. Geographic Data
UTi~ References (OPTIONAL)
1
3
Zone Easting No/fhing Zone
__ 2
__ 4
[] See continuation sheet for additional UTM references or comments
Eesting
~lorthing
11. Form Prepared By
name/title Pamela Myhre, Economic Development Planner
organization City of Dubuque
street & number 50 W. 13th 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
I Map: showing the property's location in a town/city or township.
2. Site ,o/an: showing position of buildings and structures on the site in relation to public mad(a).
3. Photographs: representative black and white photos. If the photos are taken 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 ~e included with the negatives/slides and the following
needs to be provided below on this particular inventory site:
Roil/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 of photo roll or slide entdes.
[~. Photos/illustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: [List of stmctams and buildings, known or estimated year built, and c~ntdbuting or non--contributing status)
2. Barn:
a. A sketch of the frame/truss configuration in the form of drawing a typical middle bent of the barn.
b. A photograph of the Iof~ showing the frame configuration along one side.
c. A sketch floor plan of the interior space arrangements along with the barn's exterior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
Concur with above su~/ey opinion on National Register eligibility: [] Yes [] No [] More Research Recommended
[] This is a locally designated property or part of a locally designated district.
Evaluated by (name/title): Date:
Iowa Department of Cultural Affairs
State Histodcal Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Paqe 1
Site Number
Related District Number
Schrup Motor Car Co.
Name of Property
1322 Iowa Street
Address
Dubuque
County
Dubuque
City
2. Legal Description
N. 25'5' - M ¼ C.L. 456
L4 - S 2/5 C.L. 456
L1-L3- S. % C.L. 456
L2-L3- S. ~ C.L. 456
L2 - S. ¼ C.L. 456
7. Narrative Description
20th Century Commericat Storefront -Auto Dealership/Showroom
This bdck building was constructed with a poured concrete foundation. The brick extedor walls are
divided into 4 bays on the south fa~;ade delineated by simple brick piers capped with square, geometric
designed stone caps. The west fa(;ade has a single bay mimicking the south fa(;ade and evidence of
an overhead garage door opening and later adaptation of the remainder of the fa(;ade to accommodate
storefront windows and doorway. The large showroom windows in the bays have plain stone lintels.
Each window has been infilled. The parapet is a simple design, capped in stone above the showroom
bays. The remainder of the west fa(;ade is a false front hiding the barreled roof of the former garage
area of the auto dealership. There is a fiat roof over the showroom.
8. Narrative Statement of Significance
This structure, constructed c. 1920 as an auto dealership/showroom, represents a certain style of
commercial architecture designed for a new commercial product - the automobile. It is of some histodc
interest but does not represent a unique local history or great architectural medt. The building served
as an auto dealership for less than 15 years and was, at the time an intrusion into an 1860's-1890's
neighborhood.
The building is a very plain structure overall and, while it has not been modified substantially except for
the infill of former show windows and entrance alterations, it does not, even if fully restored, represent
National Register eligible architectural or histodc characteristics. The building isout of context with the
pdmadly r~esidential Jackson Park National Register District to the immediate west and the 1860's-90's
commercial architecture to the east and south of the property.
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
Site Number
Related District Number
Paqe 2
Schruo Motor Car Co.
Dubuque
Name of Property County
1322 Iowa Street Dubuque
Address City
DEMOLITION STAFF REPORT Meeting Date: May 16, 2002
Property Address:
Property Owner:
Applicant:
Project:
1300-1332 Iowa 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: 20th Century Commercial Storefront Funding: No Date Built: 1920
Present Land Use: Vacant Existing Zoning: C-4 Central Business District
Physical Characteristics: This faidy simple one-story red brick commercial building has
a poured concrete foundation and plain stone lintels over the showroom windows that
have been filled. The south fa(;ade has 4 bays, the west fa(;ade a single bay. The
simple parapet is capped in stone. This structure could have been viewed as an
inappropriate in-fill structure at the time of construction because it does not relate to any
other architecture in the vicinity, with the exception of a plain, one-story 1960% yellow
brick building directly across Iowa Street (St. Vincent de Paul store). 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: Alterations that have occurred over time have compromised
architectural integrity. Showroom windows and overhead garage doors have been
altered and enclosed over time.
Property History: A summary review of City directories from 1886-1975 indicates that
the property was occupied by A & GD Allen Grocers in an 1886 structure, which may
have been destroyed by fire. The existing one-story commercial building originally was
an auto dealership/showroom in the 1920's and 1930's, then an A & P Grocery store
until after World War II. A series of commercial uses followed in the 1950's -1970's.
The Iowa Street True Value Hardware store operated at this location 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 Pal Myhre, Associate Planner, the building does not represent a
type or style of architecture with any special medt. 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: 1300-1322 Iowa 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 propeKies 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. Ifthe 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.
Date: