Demolition 45 W. 13th - Walsh SPlanning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001~t864
(563) 589-4210 office
(563) 589-422t fax
planning~cityofdubuque.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: 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
histodc and architectural features of the structure pdor 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.
Service People ]~tegtity Responsibility h~ea~vation Tem~work
The Honorable Mayorand 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
Historic Preservation Commission
Attachments
CC.'
Nelson Klavitter, Dubuque Bank & Trust
Rich Russell, Building Services Manager
Pam Myhre, Associate Planner
Plotting Services Department
C~ty Man
50 West 13th Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 5894221 fax
v~g~yof,~q~.o~g HISTORIC PRESERVATION COMMISSION
DEMOLITION PERMIT REVIEW
NOTICE OF DECISION--APPROVAL
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-01-2002 13:58
TEE CASEY ASSOCIATES
417 8~9 1996 P.02
City of Dubuque
Planning Services Department
Dubuque IA 52001-4864
Phone: 319-589-4210
Fax: 319-589-4149
Variance
Conditional Use Permit
Appeal
Sbecia~ Exception
Limited Se{back Waiver
PLANNING APPLICATION FORM
r~ Rezon~ng
[3 Planned District
m Preliminary Plat
s Minor Final Plat
n Text Amendment
Simple Site Plan
Minor Site Plan
Major Site Plan
Major Final Plat
Simple Subdivision
Annexation
Temporary Use Permit
Certificate of Appropriateness
~er.Cate of E ,c~,nomic Hardship
PLEASE TYPE OR PRINT LEGIBLY IN INK
Property Owner(s):. Dui:~lue ~z~ & ~cust
Address: 1398 Central Avenue
Fax Number:. (563)589-20D_~
Applicant/Agent ~alson [lavitter
City:. D~ _c~e State3'cx~a
Mobile/Cellular Number:.
Phone: (563)589-2158
Address: 1398 Cen~al Ave.~e City:. Du]:~zque State:_To~a
Fax Number. (563)589-20 ~=~ Mobile/Cellular Number. -
Existing zoning: CA .Pmposedzoning: w/a Landmark:. No
Legaldescription (SidwellParcellDnumberorlotnum,b~f/blocknumber/subdivleion). Lot 1 S~2'City
Lot 456, Lot 2 'Sk~ City Lot 456, LOt 2-3 S~ City Lot 456 "
Phone: (563)589-2158
Zip: 52004
Total property (lot) area (square feet or acres): .21 Acr~ Number of lots:
Describe proposal and mason necessary (attach a letter of explanation, if needed):
(See Attached) '
CERTIFICATION: i/we, the undersigned, do hereby certify that
1. The information submitted herein is true end correct to the best of my/our knowledge and upnn submittal
becomes public record; ·
2. .F,e, ~es, a..?. no! refundable and payment does not guarantee approvai; and
· ~ ac~mona~ required wdtten and graphic m~atedals are e. ttached.;~ ~ /
Fee: /'[;C~J~-, FOR OFFICE USE ONLY- APPLICATION SUBMITTAL CHECKLIST
.eceivedby: ~]l,t.~q[.,.~., ./. ' Date: ~-- /-OL Docket
n Property ownership list a Site/sketch plan m Floor plan r~ Plat a Conceptual development plan
m Improvement plans m Design review project description a Photo m Other.
The Casey Associates
Master Planning Architecture
May 1, 2002
To:
Wally Wemimont
City of Dubuque, Assistant Planner
City Hah
50 West 13t~ Street
Dubuque, Iowa 52001-4864
Demolition Permit Application
Site Address:
1300 Block of Iowa Street
D~buque, Iowa 52001
&
45 West 13t~ Street
Attached is the following concerning the request for demolition of the True Value Hardware store
at the comer of 13th and Iowa Street: · Planning Application Form
· Scope for the rehabilitation of the entire block fi.om Iowa and Central to 13~ and 14~.
Answers to the questions concerning the demolition of a building in a demolition district.
· Extn'bit A, the Closing Statement concerning the property in question.
· Exhibit B, an Appraisal concerning the property in question.
· A letter from the appraiser releas'mg the above mentioned appraisal to the new owner of
the property.
· Exhibit C, a Certification of Eligibility Letter fi.om 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
concerning the other building we are trying to reh~ilitate in the block.
A copy of the 106 document Pam 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 h,et,~o! A hard copy of this fax has been sent to your office to arrive by
10:00 am Thursday, May, 2n .
The Cas~y Associates
C~, Netm~ lOavit~-, Dubuque Ba~k & Trim Allen Casey, Th~ ~ Amociate~
619 $. ~ido~ctq Springfield, MO 65802 (417) 869-$300;, Fax (417) 869-1996
,The Casev Associates
[ ~ iiMaster Planning Architecture
Demolition Request for the Iowa True Value Hardware store at the corner of Iowa and 15~
sweets in downtown Dubuque, Iowa.
This building is in the Downtown Neighborhood demolition district (8) and is onepart of a larger
rehabilitation project. The overall project includes the entire block t~om 13t~ to 14t~ streets and
Iowa to Central streets. Dubuque Bank & Trust, an Iowa corporation, has purchased the enftre
block and plans to rehabilitate the buildings that were once the Walsh Store. The northwest comer
ofthe 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 comer and the Zieppreeht 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. Jun 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. Reh~'ditation of these two buildings will follow the Secretary of the
Interior's Standards for Rehabilitation and GuideYmes for Rehabilitating Historic Buildings. We
are worl6ng with the State Historical Architect, lack 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 buddings 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 buddings. 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.
Ali 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. Appro~aaately 70 employees will work
in the center. The square footage ofhoth buildings will require the parking lot to hold
approximately 78 cars after the 25% downtown reduction. Presently there are 45 parking spaces
within 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 economics of this project.
The estimated cost of demolition for 1322 I0wa Street and 45 W. 13m street is
$66,500. No federal funds will be used in this demolition process.
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 he replace& The southeast masonry wail and roof gable
have severely deteriorated brick, moisture problems, moss, and missing mortar. The
entire building would need to be cleaned and tnok-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 tnokpointing the building. Since the building at 45 W~ 13t~
Street has been painted, a cost of $15 per square foot should be used to adequately
rehabilitate the mammy fagade 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 Mammy Restoration) would add
significantly to the overall price of restoring the masomy fagade 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 m-around radius for a restroom In addition, the corridors and
doorways leading to the restrooms are not wide enougt~ 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 he instal]ed. There is an area of concrete ~nfill 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 from
entry is too narrow. The interior doors ofthe vestibule wilt need to be removed and
reinstalled the correct distance from the exterior doors.
Possible uses for the hardware store building, [fit 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.
Estimated market value currently: $350,000.00, See exhibit A.
Estimated market value after proposed demolition:S73,000.00. See exhibit B, "Land
Value".
Estimated mm'ket value after renovation: $350,000.00. See exh~it B, "Income
Approach".
Although the basic structure ofthe build~gs at 1322 town Street and 45 W. 13t~ Street
seem to be acceptable, there will need to be extensive work preformed to the mammy
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).
On February 1, 2002, $350,000.00 was paid to Iowa Street Tree Value, Lac by
Dubuque Bank & Trust Company to pumhase 1322 Iowa Street. Please see exhibit A.
This question does not apply- the property was recently purchased by the applicant.
8.
9.
10]
11.
This question does not apply- the property was recently purchased by the applicant.
This question does not apply.
Please see attached '~Evaluation of Real Property" exlm'bit B.
Please see #5 or exh~'bit A.
From exhibit B:.
Land: $27,920.00
Improvements: $132,660.00
Total: $160,580.00
12.
13.
See exhibit A~
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. 13m 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 S. Pickwict% SptSng~etd, MO 65802 (417) g69~3300 Fax (41'~ 869-1996 cvrahia.cas ey(~o cis.n et
CL~ ~SING STATEMENT
SELLER: IOWA STR.EET TRUE VA] .Uq~, INC.
EIN# 42-1063099
BUYER: DUBUQUE BANK & TRUf T COMPANY
EIN# 42-0223620
ADDt:LESS: 1322 IOWA STREET, DUBUQUE, IA 52001
D ATE:
FEBRUARY 1, 2002.
S oiler
PURCHASE PRICE*
EAI~N'EST MONEY
BALANCE DUE pURSUANT TO PI '~OMISSORY NOTE
Buvffr
$356,000.00
$ 10,000.00
$3~0,000.00
MORTGAGE BALANCE - N/A**
DUBUQUE cOUNTY REAL ESTA' ?E TAXES
I999-2000 Paid per Treasure~
2000-200l l= Half- Paid Pe Treasurer
2000-2001 2® Half
200t-2002 Proration
From 7/01/01 to 271702 (216 ~365 x 4,59?.37)
?RA. NSFER TAX
RECORDING FEE
.ABSTRACTING
$2,498.69
$2,957.35
$559.20
P.O.C.
P.O.C.
IOWA STREET TRUE VALUE, I'N 2,
SELl. ER
P/chard M. Bockes
DUBUQUE BANK k TRU-gT COIvIPANY,
I~ Authorized Representanve
*See the purchase price adjustment ~rovlsion of Section 2(c) of the Offer to Buy Real Estate and
Acceptance by and between Seller a xd Buyer.
**Sellers to obtain complete release thereof at closing.
Pt ~EPARED FOR
MR. P, ICHARD BOCKES
IOWA SrREET TRUE VALUE
137:2 IOWA STREET
DE BUQUE, IA 52001
' ~REPAKED BY:
MARY E. CLARK, IOWJ. CERTIFIED GENERAL APPRAISER
LUKi~ETICH APPRAISALS
'~255 I.F.K. ROAD
DU]~UQUE, IOWA 52002
LUKSETICH APPRAISALS
MARY ELLEN' CLARK
2255 ]LF.K. ROAD
ASBURY gQUARE
DUBUQUE, IA 52002
Mr, Nelson Klavitter
Dubuque Bank and Trust
14m and Central
Dubuque, IA 52001
RE: Iowa S~reet Tree Value ] Lardware Stare, 1322 Iowa -qtreet, Dubuque, IA 52001.
Dear Mr. Klavitter:
Please be adVised that 2 hereby release the appraisal on the ~bove mentioned
property dated gJagust 27, 199 ~ to Dubuque Bank and Tn~st~
Sincerely,
Mary Ellen Clark
Iowa Certified Cxmeral
Real Property Appraiser
EVALUATION OF ~F~ pROpERTY
DATE: j~e~27, 1999
TO: Mr. Richard Bockes
Dubuque, Iowa 52001
pKOM: Luksetich Appraisal, Inc.
Asbur7 Square
2555 J.F.K. Road
Dubuque, IA 52002
In accordance with your authorization. I have completed an appraisal to
esommaue the market value of Io%'~ Street True Value located au i32~ Iaw~ Street,
Dubuque, Iowa 52001.
Tkis informatioe is prese~ed with 5he unders~andin~ ~haZ appraisals and
reporting formats vary qreatly ¢.epanding upon the client'S individual needs,
time cons~rainns, ~he size and complexitY of the property, and the intended use
of the data. The nature of this assign, menu was limited in scope a~ your
direction- Specifically, tke a~praLser will consider the Cost. Sales Comparison
and Income Approaches and will I resent the written report mn a restricted
format. All of ~he worksheets ~nd related ..~auerials tha~ are essen=ial to
understanding the value es~Lmat~ have been retained in our office files- !~
should be clearly unders~ood th..t this limited appraisal has a reduced Level of
re!ia~ilzuY when compared to a ,:omp!ete appramsaI-
This reporo is intended f.~r use only by the client ~oted herein.
iD'E~TIFICATION OF THE SUBJECT P~OPBETY:
The sub, eot zs located at 1322 Iowa Street, Dubuque, Iowa 52001. The
legal description is as follows: Lot !, Lo~ 2, and Lot 2 of Lot 3, all of the
subdivismon of the South kalf of out Lot 456, in the City of Dubuque. Dubu~e
County, Iowa.
~AXES .%k~ AS~E£SED VALue:-
The ~ros~ taxes on the st~bjecu property are $4,64~.92. The sub, eot ms
assessed as follows: $27,920. for land, 5L32.~6Q- for mm.provemen~s, ~ocal
assessment - $160,580.
I~T~REST ApppiISED: Fee Simple
To estimate the curren~ ~ark~ valu~ o~ the sub]ecu properuy. Th~
definmuzon af market value uset in obis appraisal assiGr~nens was oaken from
FiKR~_3% re~u!a~Lcns under the O.iC s final rules kno~ as 12CFK Part 34.
INTE~ED USE OF THE APPRAISAL:
This aDpraisal is in~endec to assist the client in obtaining e ~rket
value for the subject property.
DATE OP INSPECTION:
The subjecn was formally :nsDected on Augus~ 27, 1999 by Mary E. Clark.
SCOPE OF T~E ASSIGNMENT:
In Drepara=ion of this ap~,raisa! assigr~menc0 the a9praisers have conducted
an independent investigation- lie have also relied on in£orma=ion suDDlied by
~he Dubuque City Assessor, area Realtors, and the owner.
The appraiser has physica-i¥ inspected the improvements of the subject
property.
ASSQ~PTIONS AND LIMITING CO)~IT~0NS:
No responsibility is accused for the legal descriDui°n or for mat=ers
including legal or ~itie considerations- Title to the 9roper~y is assumed ~o be
~rkeuable. The property is a~ralsed free and clear of any and all l~ens or
emcu.ibrances, except as noted i5 ~he report.
Responsible ownership and. competent property management are assumed, as
well as compliance with all ap~.l~cable governmental regulations, licenses, and
laws-
Infor~tion furnished by o%hers during 5he course of the research has been
verified ~o ~he extent DossiDl~ and is believed to be raliable, but no warranty
is given for its accuracy.
No responsibili~y is ass~ed for the effect on value of hidden or
unapparent conditions of the s~.bsoil or surucuures: or ~or arranqinq engineerl~g
s~udies co discover such conditions.
No evidence of con,amine:ion or hazardous mauerials was observed. The
a]Dpraiser is not qualified us .tecec~ potentially hazardous waste manerial uhaz
may have an e~fect on the suh~cc property, and =he client may wish to retain
only zo assist ~he
Sketches and other illus' ~ = materials are included
reader in visualizing the real es~a~e and i~s environs. They are based on data
built plan.
~y distribution of the ~o~al valuation among land, improvements, and/or
~lgh~ o~
zhan the addressee without ~he w~i~ten censent of the author and the addressee-
Even with such permission, out-o~.-contexu quctin~ from and/er partial reprinting
of the reporu is prohibi:ed. Th,. report is an ~nte~rated entity and only valid
in its entirety.
Neither all nor any parc o'~ the contents of the report shall be
disseminated to t~ public tkreu{~k advertising, public relations, news, sales,
er ether media wi~hou& the prior written consent and approval of the author.
DESCRIPTION OF THE S~JECT PROPE~%TYAND 50CAT!ON:
The su~jec~ is located on ~at A?, ,e~'.ue, a two-lane~ two-way blacktop
street with concrete curb, gutue~, and sidewalk. There is little vacant land
available in eke area. The subject is in an area zoned C-4, Downtown
Com~uercial.
The sub~ect proper~y is a :orner lot. The sub~eou's site is rectangular
in ~hape. I~ measures 91' x t00' for a to~ai of 9,100 sq.f~, or .21 acres. Ail
municipal services and uai!i~ies are available re the site. According re
FI~ Flood Insurance Ra~e MaD (~951B0 0003 Bl, dated September 6, 1989, the
subjec~ is locaued in a Zone X- "Areas de=ermined to be outside 500-year flood
There is metered on s~ree~ ~arking for t~e suboect. K~cently,
a ene-way street.
kvzenue, at this location, became a twe-way street instead of
The owr~er reporus that this has had a positzve influence en his business and
access co his business.
The subject has ali City s,menities available to the site including sewer,
water, natural gas, electricity, telephone and cable. In the neighborhood
there is Sc. vincent De paul, 0ky Poky, welsh S=ores, Dubuque City Hall, DB&T
Bank and Drive Through, additioral commercial properties, and some multiDle
family housing.
This is a good Down~o~¢n c~mrnercia! location. The subjece has good
visibility, and it is welI-kno~ in the City of Dubuque.
DESCRIPTION O~ THE IMPROVEME~NTS
The subject property is c~,mprised of three buildings ~hat together .make up
iowa Street True Value. Buildi~hg A is a single story brick building wi~h 5,520
sq.ft, far retail and 480 sq.ft for mezzanine. This building has no basement.
Building B is a two s=o~y brick building with a partial basement. Each floor
contains a ~atal of 2,S20 ~q.ft for a to~a! of 5,040 sq.ft, over ho~h fleers.
The basemens contains a to=al of 1,800 sq.ft, Building C is a two story brick
building with a partial basemen:. The first and ~econd floors conzain 960
sq,f~- each for a total of 1,92'1 sq.ft. The partial basement centains a total
of 72~ sq.fU. Above ground the~e is a total of 12,960 sq.ft- The basement area
contains a =eta! of 2,520 sq. ft.
The property had a limestone foundation, but ia now has a concrete block
co-~ering the limestone- The basement is primarily used for storage.
The exterior walls are brick.
The in~erior walls are painted maeon?.~', plaster, and dr?~all. The
ceilings are acoustical tile, f c~wall, and plaster.
The roof over all three poItions of the building is r~bber. The aDprasset
physically inspected the roof. aid it is presenzly in very good condition. ~he
.c~tters and downepouts provide acequa~o drainage-
The flours vary from commercial carpeting, vinyl, ceramic tile, tile.
wood, and concrete.
The main floor of building:: A, B, and C are heated by a weil McLain s:e~
boiler, The shzpping/receiving .~rea, employee break room, customer ~est room,
and !of5 area are heated by a ne. let Trane forced air gas furnace with central
air. The second floor of Buildi%g B is kea~ed ~Y a forced air gas furnace with
central air. The second floor el 5uild~ng C is heated by ceilin~ mounted
electric hea~in~ units with blow~r$. Overall, there are four central air units
plus one ~or %he office- There is one ~7 ~allon electric wa~er hea~er. ~e
wirin~ ha~ all been ~uDda~ed, and ~her~ is a 400 ~D semite wi~h ~wo 20~ ~
The subjec~ Droper~y shows a ki~k Dride in o~.er~kiP, i~ is ve~ well
.le~et updated. Some improvements s~ce
Decem~r of 1995 ~nclude: lzgn=~ =n u===~ addiulonal ou~leus, aha a
ne~ roof, re-deckin~ reduced ~:ze of ~ron~ ~indows,
new electric door.
According to ~ke Dubu~ae ~[uy Assessor, ~he Droper~Y was buil~ oread
~90~. Presently, the s,~ject p'oDerzy is considered to be in good condition.
HIGHEST ~ BEST USE:
I~ is ~ke apDraiser's opi%ion [hat 5he s~bject's use as a co~rcial
re~ait proper~Y does repre~n~ >ne of ~ke highest and bes~ uses for this
Droper~Y-
SALES HISTORY:
The subject property is r~ot currently o~fered for sale.
in ~he past five years accordirg to ~ubuque City Assessor.
has nec sold
M3~RKET!NG TIME:
It is the appraiser's op..nion tha~ the subject would have a three month co
nine monuh marketing time- Al~hough. ~he subject has a good commercial
location, re-sale could take o'~er six months.
V~LUATION:
The Cost Approach, the I%come ADproath, and the ~irec= Bales Comparison
Approach have been used to estimate the market value of the sub,ecs DroDeruy.
COST APPROACH TO VALUE:
The fist step in the Coat Approach analysis is to estimate the value of
~he land.
The aubjec~ has a toual cf 9,100 sq.ft, There are no recent land sal~s in
the immediate area. Therefore, ~ke ~keory of abstraction is used. With
theory the land value is abstracted from the sales in ~he sales Co,orison
Approach, Using zkis theory the land has a market value of SB.00. Der sq.ft.
9,100 s~.fz, x SS.00 p~.r aq.f~. = $
$
LAA~ VALUE
The second step of 5he Cca~ Approach is to estimate ~ka value of
The Marshall and Swif~ V~.Iuation Se-~zice has bees used as a guide
estirmce the value of ~he sub~..~c~ new. A figure of ~48.89 Der ~q.fz.
suggested. (Rs~a~l Scores - C.ass C, Average.)
Main and Second Floor:
!2,480 sq.f~. X $48.89 per sq.ft. = S6IO 147.
2,520 sq.f~- x $!8.76 ~er aq.ft. = 5 47,275.
480 sq.ft, x $15.63 per s~.fu. $ 7,502.
S664,9~4.
TOTF~ COST NEW =
Physical depreciation f¢~ age and condition. Age new of 50 years and an
observed age of 45 years. 4~ ~ 50 = 95. 45 / 95 = 47 or 47%.
$~64,924. x 47% ~312,514.
~et Value = ~352,410.
Functional Depreciation for a ~wo story floor plan, three buildings
combining for one proper~y, ar d some limitations of an older floor plan.
Functional Depreciamion -
5352,410- X 20% = - ~ 7~,482.
Nat value = $281,928.
I~o Economic 0b~oleacenc~: aa =his area and the entire City of Dubuque is in
good economic shape. Economi,: Obsolescence -
Add Land Value ~ $
TOT.~L V~LUE
COST A, =ROACH TO ;,~LUE
SALES COMP~%iSON APPROACH TO VAL3E:
The following are the comDirabies used for this propertY:
Comparable ~I: 5550 Center Greu~, Dubuque, IA. The sale date was February of
1998, and the sale price was $127,500. The seller was Center Grove Land
Company- The lot contains a to, al of i5,272 sq.ft., and there zs a total of
3,824 sq. ft- in the building. This works out at S33.34 per
Co~arah~e ~l: 195 E. !4:~ Strew:t, Dubuque, IA. The sale date was June of 1999
for $!~0,000. There is a total of 3,864 sq.ft. The lot con,sins a total of
7.620. The seller was DuTrac Cc ramunity Credit Union, and the buyer was
Felderman Appraisa!s. This wor~.s out a~ $31.06 per sq.ft.
Comparable ~3: 168 E- lQ=n Street. Dubuque, IA. The sale dane was Ju~e of
199~, and the sale price was $7! ,000. There is a ~otal of 7,548 sq.ft. The lot
is irregular in shape. The sel'.er was patrick Kennedy, and the buyer was
~eutile. This works out at $9. ~4 per sq.f~. The tenann purchased this ~roperty
from the o~ra. er.
Comparable ~4: 484 Central Avenue, Dubuque. IA. The sale da~e was July o£
19)8, and the sale price was $1½0,000. There was a total of L0,300 sq.fZ. The
Io= cen~ains a total of 5,170 s~.f~. The seller was Eisbach TruSt, and the
buyer was ~eritage Lighting. T~is is a retail store in the Down=own Dubucfue
area. There is storage on the ~econd floor and in the basement. This works
aa $14.56 per sq.f=.
Comparable ~5: 15 Main Street. Dubuque, IA. The sale date was October of 1994,
and the sale price was $2~5,00~- There is a to,at of 1~,944 sq.ft, in the
building, and the let contains a to=al of ~7.500 sq. ft. The seller was Behr,
and ~he buyer was SELCO. !nc. This is the location of the former Behr Hardware.
Although this is sold approxim~.tely five years ago, it is included due to its
similar use. This works out a~ $~0.56 per sq.ft.
The subject property is ~' very well maintained retail property that is in
good condition overall. These five sales give a value range of $9.94 to $33.34
per sq.ft. For the ca!culatio~,s in the Sa!e~ Comparison Approach, only
above ground square footage is used. The mezzanine is also net used. Thzs is
due to the fac~ that comparabl,~s only use ~rue floors for price ~er square
footage calculations- The sub ect has a market value of $28.00 per sq,ft.
12,480 sq-f~, x :~8.00 = $549~440.
Roundei $349,000.
VALUE BY SALES COM?~RISON - $349,000-
INCOME A ?PROACH
METHODOLOGY:
The Income Approach 5o Value presumes tb~t ns prudent buyer will pay more
for the subject than the capita!ized income value of ~he proper=y (net present
valuel, based upon the buyer's ~nalysis of the recent income and expense history
as it should relate =o the future DoEential benefits of ownership. The buyers
will only be willing no pay the present value of what they perceive the benefits
to be. A marke~ rena capitalization tecb_nique will be analyzed.
pROPERTY vALUE ANALYSIS:
The subject's projected il.come and expenses will be analyzed. In
appraisal ~erminolo~Y with rega~.'d to income Properties, value is' normally
defined as "uhe present worth ol future rights to income.~ For 5his reason the
economics are of prime imporEan~:a in estimating the value of income producing
property.
The basic for~ula for ca!cula=ing value using the Income ADProach ls
ex, reseed as V = I/R. where ~V~ is the market value of =he property bezng
evaluated, "I" is 5he net inco~ =has is generated by the property, and "R" is
=he caDitalizati°n rate tha~ is utilized to convert ~he net income inca value.
The net income is deve!op~d by establishing ~he Gross potential Income and
subZractlng 5he vacancy and collection losses. This equals Effective Gross
Income. Then subtrac~ the variable expenses, the fixed expenses, and
reserve for replacemen~ from tk.e effective gross income. Th~S is equal to
Ne5 ~ncome-
Vacancies and collection~ are losses 5ha5 are e.wperienced by
m~na~emen= in the attempt 5o c=~llect all rents and to keep the property
occupied.
Effective Gross Income i~ defined as the difference between the gross
potential income and the vacan:y and the collection losses,
Variable expenses are 5h~= a~_nual expenses that are reqaired to suDDor~
property, and may vary accordi]~g 5o requirements.
Fixed expenses are those ~hat remain s~able throughout the year, such as
5axes and insurance.
The rese~Jes for replacesen5 is the amount of money required to be removed
from ~he effective gross incom~ and held for future replacemenu of
assets such as appliances, roo~, carpet, air comditioner, furnaces, ecs...
Marshall swift Cost Valuation ~ervlce is used to project the expected life of
~hese items and the a~Dro~ria~5 value required for annual resa-~ves.
Once the Nen Income is caiculaued i5 is used in the formula us estab!ksh
value.
The subject property ~s o~.er occupied. Therefore, a rental figure must be
projected fur the subjecs prope:'ty, Based on nhe location, visibility, and
s~reet parking available, the a]~praiser is projecting a figure of $3,75 per
sq.ft, for the r~in two floors. The mezzanine and basement are not calculated
in this approach, bu~ they are :onsidered a benefit to any potential lessee.
POTENTIAL GROSS iNCOME:
The first sump in The economic analysis is the estimation of a PotenTial
Gr.~ss Income for the subjeca pr)perry. The subject property is a full service
The ?otenuiaI GroSs IncoE~ is det~rmzned by analyzing wha~ a landlord
could lease the facility for in zhe open marke~ and establishing a fair market
rent. This analysis will be baaed on a net lease ty~e agreement, which is very
pays all directly rela~ed ex~euses =o the proper~y: proper~y zaxes, public
IiabL!L~Y, and building ~d'gr(unds znsurance, all utilities, and routine
maintenance. After an in-dept~ analysis of the subject Property and market
lease comparisons, a potential Gross Income has been estimated.
a lease, i= is ~he
k_~er reviewing the subj(c~'s lease and comparable
appraiser's opinion that the s%bject could lease ~or S3.75 per sq.f~.
$3.75 per sq.f~. × 12,4~0 sq f~- 46.800.
POTENTIAL GROSS INCOME F(,~ SUBJECT PROPERTY - 546.800.
v~2A/~CY ~ND COLLECTI0~ LOSS:
A~ B% vacancy and collection los~ was de~erm~ned from r_ke Dotential gross
income. The subjec= presently ts ow~.er-occupled. This has a higher uaoan=y
race due to the fact uha= Downc ~wn Dubuque is experiencinq some vacancies.
Op~.~AT=N~ EXpF_NSES:
RESEKVES A~ND REpLAC-~;~NTS:
An estima~s of 12% for r(.serves and replacements aDDearS reasonable for
this =y~e of property-
The management expense.i~= estimated a~ 6% o~ the effective gross income,
afser deducting for vacancy an( collection. This also appears reasonable for
~s ~yPe of proper~y-
posen=iai Gross Income =
vacancy and Col!ec=ion Loss 8% =
Effective Gross income =
$ 3,744
Less Operating Expenses
Man~emen= Fee 6% =
Reserves a~d
NET OPEP. ATING INCOME
2,583-
INCOME CAPITALIZAT~0N AppROACH:
0A~R' ~-are typically indic ~ted by larger properties with national tenants
(shopping centers, office compl~es.
indicate higher OAR's because c f greater exposure to vacancy and local marke~
conditions-
Income and e~ense info. orion for The comparabies was not available, so
overall rates cannot be extracted from them. Therefore. I have used The .~and
of Investment" method of estimating a proper capitalization raze. This is
essentially a blend of the yield re.aired to service a typical mortgage
(e~pressed as mortgage consuanl] and the yield on ecfui=y required by a =yDical
in%-estor.
A local lending ineticut..on quoted a commercial mortgage ra~e of 9% based
upon a 25 year ~mortization pe'iod, 25% down 9aymen=, and a seven year call
(~;ith monthly payments). The ,.~nnual mortgage cons=an= is
An ec/uizy dividend race .~f 10% has been selected and is conaidered
ade.cua=e to at~ract invesumen= to the ownership ~osi~ion, This is obviously
highe~ than yields from most o~her investments, but it is reflective of the
considerable rlsk of owning commercial real es=ate,
B~\~D C? INn/ESTM~T
MORTGAGE YIELD
EQUITY yIELD
OVERALL R~TE
75% X 0.i00~92 = .075519
25% X 0.t0 = .0~5
(£AY! t0%
N~T OPE~TING INCOME CO~ERSIG~
The suhjecu's ne~ ~ncome :s determined by subtracting the Projected
E~x~enses from the Potential Gross income. In this case, =he Potential Gross
Income far the sub]ec= is $46.8(0. less projected e~Denses cf $11,494. leaves a
Ne~ Income of S35,306.
The me~hod of determLning an Income Approach Value is to converE the Net
Income 50 a value. This is dent by dividin~ ~ke Net Income ($35,306.] by the
del:ermined Capizaliza=ion Ra~e (f 10%.
S35,3G6. divided by
INCOME ApP~C~tCK TO ~'LUE $353,000.
C0~CLUSI0~ OF vALUe:
This appraisal assignmen: employed three approackes to value.
Cost Approach:
Sales Comparison Approacl:
income APDroach:
$355,000.
S349,000.
The appraiser is comfor=ab!e wisk the values represented in =his
appraisal. All three a~Droac}es ~0 value are given consideration- The sales
Comparison Approach is given %.eigh= due =he good ccmDarables. The Income
kpproach is given considers=ich due to the pocenuial ~ncome =he sub~ec~ could
produce if i~ were leased. Tle Ces~ Approach is considered to be supperr-~-ve
evidence ~o values reDresen"-e¢ in the Sales Comparison and Income Approaches uo
value.
Based on ~he investigation and analysis, ~he market value as of Augus~
$350.1 00.
MAKY ~LLEIq CLARK
The h?swricaI Divi4on of the De?at,mere af CM:uml AffSd~z
STATE HISTORICAL SOCIETY OF IOWA
Where past meets future
CERTIF~ICATION OF ELIGIBILITY
NATIONAL REGISTER OF HISTORIC PLACES
American Gothic House
E!don
Blood Run NHL
Larchwood
Centennial Building
Iowa City
Matthew Edel Blacksmith Shop
Marshatkown
AbbieGa~dner Cabin
Axnolds Park
Iowa Historical Building
Des Moiaes []
Union Sunday School t/q
Clermont Museum
Clermont
Iowa City
Toolesboro Indian Mounds []
Tooiesboro
Western Historic Trails Cen~--~
Council Bi=frs
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) 739-2~00
Pro pe,-Yf Znformation:
Name of Property: German Trust and SavJnqs Bank
Historic District (if applicable):
Address (T/R/Section if Rural): ~30~-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/~9/2002
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 eli§ ble for the National
Register of Historic Places by the State Historic Preservation professional staff. Date
of Opinion:
Staff Signature:
Date: February 2~, 2002
IOXJrA HISTORICAL BUILDING
600 East Locust · Des Moines, Iowa 50319-0290
Phone: (515) 28i-6412 · Fax: (515) 242-6498 or (515) 282-0502
owa.edu/' shsi/index.htm
C,
The Hz~wrwal D*wswn of &e Departmo~t of-u t l d AsSra 's
STATE HISTORICAL SOCIETY OF IOWA
Where past meets future
CERTIFICATION OF ELIGIBILITY
NATIONAL REGISTER OF HISTORIC PLACES
American Gothic House
Eldon
Blood Run NHL
Larch. wood
Gentennial Building
Iowa City
Matthew Edel Blacksmith Shop
MarshalIrown
Abbie Gardner Cabin
Arnotds Park
Iowa Historical Buitding
Des Moines []
Montauk Governor's Home '
Union Sunday School []
Clermont Museum
Clermont
Iowa City
Toolesboro Indian Mounds []
Too!esboro
Western Historic Trails Cen?~r1
Cou~cll 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~ 739-2:100
Property ~nformation:
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/~9/2002
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 LTFT 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 ~rofessional staff. Date
of Opinion:
Staff Signature:
Date: February 21, 2002
IOWA HISTORICAL BUILDING
600 East Locust · Des Moines, Iowa 503t%0290
Phone: (515) 281-6412.Fax: (515) 242-6498 or (515 282-0502
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 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 (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 par[ 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. 13th Street, directly south of the subject
properties. This structure iS listed on the National Register; however, the
proposed demolition wilt 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 historfc 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
Historic Preservation Commission, the reviewer is familiar with the downtown
histodc 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 inflll 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:\USERS~Pmyhre\WPOOCS~F-.~Section 800.4.doc
Summary review of Dubuque City Directories 1886-1975
Year 1300 Iowa 45 W. 13~n Street
1886 A & GD Allen-Grocers i Nothing
1890-91 Hugh Corrance - Grocer I 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 I Schrup Motor Car Co. Dubuque Manufacturing Assn.
1925 Schrup Motor Car Co. Newport Restaurant
1934 Dubuque Motor Sales Farber Fruit, Residential up
t938 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
I
1950-70's Grant Painting/Decorating, food Restaurant/bar
wholesaler, laundromat
I
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 District Number
Dubuque
Name of Property
45 W. 13t~ Street
County
Dubuque
Address City
7. Narrative Description
19t~ Century Commercial Storefront - 2 Story, 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 bdck, wood and small windows, obscuring the
odginal first floor storefront although the simple bdck piers that divided the bays are still evident. The
secondary coCnice is stonb with a small, geometrically designed etching over the door. Arched, fiat
stone lintels over the two 2"d stow windows <~n primary fa<;;ade have Italianate look; however, there are
no other Italianate features. Sills are stone, with evidence of stone infill 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 exampfe 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 1st
and 2nd floor front faCade has occurred over time as windows have been shortened and infilted. 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 histodc fabric 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 Distdct Number
Dubuque
Name of Property County
45 W. 13t~ Street Dubuque
Address City
DUBUQUE, IOWA 1978
Architectural Survey 1979
.J
Levels of
ARCHITECTURAL SIGNIFICANCE:
City, State. or National
Neighborhood
Supportive
Non*Supportive
Districts of
ARCHITECTURAL SIGNIFICANCE: ...................
West Eleventh
Jackson Park
Bluff/Locust
RGE
T89N[ 33
T88N
Map ,.'.24
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 district 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/sita number part of Iowa Street True Value
2, Location
street & number 45 W. 13th Street
city or town Dubuque
Legal Description: (If Rural)Township Name
· (If Urban) Subdivision L1 - S 1/2 C.L. 456
[] vicinity, county Dubuque
Township No. Range No. Section Quarter of Quarter
Block(s) -~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)
[] district
[] site
[] structure
[] object
If Non-Eligible Property
Enter number of:
I buildings
sites
structures
__ objects
Total
If Eligible Property, enter number of:
Contdbutinc 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).
7-r~le Histodca/ Architectural Data Base Number
6, Function or Use
Historic Functions (Enter categories from instructions)
01A02
02E
Current Functions [Enter categories from instructions)
02E05
7. Description
Architectural Classification (Enter categories from instructions)
05B
Materials (Enter categories from instructions)
foundation 04C
walls 03
roof 08 B
other
Narrative Description ([] SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8, Statement of Significance
Applicable National Register Criteria (Mark "x' representing your opinion of eligibility after applying relevant National Register criteria)
[] Yes [] No [] More Reseamh Recommended A Properly is associated with significant events.
[] Yes [] No [] More Research Recommended B Property is associated with the lives of significant persons.
[] Yes [] No [] More Research Recommended C Property has distinctive architectural characteristics.
[] Yes [] No [] More Research Recommended D Properly yields significant information in archaeology or history.
County Dubuque Address 45 W. 13th Stree( 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 birthplace or grave,
[] D A cemetery
[] E A reconstructed building, object, or structure.
[] F A commemorative properly.
[] G Less than 50 years of age or achieved significance within the ~ast
50 years.
Areas of Significance (Enter categories from instructions)
Significant Dates
Construction date
1860'S. [] check if circa or estimated date
Other dams
Significant Person
(Comolete if National Register Cdtedon B is marked above)
Architect/Builder
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 soumee used in preparing this form
10. Geographic Data
UTM References (OPTIONAL)
Zone Easting Northing Zone
1 2
3 4
[] See continuation sheet for additional UTM references or comments
11. Form Prepared By
Easting
Norfhing
name/title Pamela Myhre, Economic Development Planner
organization City of Dubuque
street & number 50 W. 13t" Street
city or town Dubuque
state iA
date 5-1-02
telephone 563-589-4213
zip code 52001
ADDITIONAL DOCUMENTATION (Submit the following items with the completed form)
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 the site in relation to public read(s).
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 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 # Framelslot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
~[See continuation sheet or attached photo & slide catalog sheet for list of photo roi[ or slide entries.
Photos/itiustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: (List of structures and buildings, known or estimated year built_ and contributing ar non-contributing status)
2. Barn:
A sketch of the frame/tress 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 intedor space arrangements along with the barn's exterior dimensions in feet.
State Historic Preservation Office [SHPO) Use Only Below This Line
Concur with above sun/ey opinion on National Register eligibility: [] Yes [] No [] More Research Recommended
[] This is a localty designated property or part of a 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 rouse 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 Distdct
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 Para Myhro, 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 ex[edors 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.
' 'fiatiiifiaarsietagrota
V