Demolition 1300-1322 Iowa TruePlanning Sewices Department
City I4aU
50 West 13th Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 5894221 fax
planning@cityofdubuque.or g
May 22, 2002
The Honorable Mayor and City CouncilMembers
City of Dubuque
City Hall-50W. 13~ Street
Dubuque, lA 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 Histodc 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 0, the Historic Preservation Commission recommends that the City
Council approve the request due to a lack of historical and architectural significance.
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 submiffed,
Terry Mozena, Chairperson
Histodc Preservation Commission
Attachments
CC;
Nelson Klavitter, Dubuque Bank & Trust
Rich Russell, Building Services Manager
Pam Myhre, Associate Planner
Plarming Services Department
City Hall
50 West t3th Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 5894221
plann/ng@cityofdubuque.org
HISTORIC PRESERVATION COMMISSION
DEMOLITION PERMIT REVIEW
NOTICE OF DECISION--APPROVAL
APPLICANT: Dubuque Bank & Trust
LOCATION: 1300-1322 Iowa Street
DISTRICT: Downtown Neighborhood
DATE OF PUBLIC MEETINGIDEClSlON: 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~-J~~ ~~ [~/Z~~- -'~' -/~'--'~_ ~_. ~T.,.;,:~.. 13:58 T]~3 CASEY .~;0C I ~TJ3E~--_~'/~ -~ --_ ..tS/V~ '-rT~,. , I. ~~ 417planning 869Dubuque Phone;J996 SewicesFax: City of DubuqueIA319_589.4149319-589-421052001-4864 Department P.02
PLANNING APPLICATION FORM
Variance
Conditional Use Permit
Appeal
Special Exception
Limited Setback Waiver
= Rezoning
o Planned District
[] Preliminary Plat
[] Minor Final Plat
n Text Amendment
D Simple Site Plan
[] Minor Site Plan
[] Major Site Plan
c~ Major Final Plat
m Simple SubdMsion
a Annexation
[] Temporary Use Permit
[] Certificate of Appropriateness
c~ C~cat'e of Eco, nomic Hardship
PLEASE TYPE OR PRINT LEGIBLY IN INK
Properly Owner(s):.
Address: 1398 Central
Fax Number, ( 563 ) 589-20D.~
Applicant/A~ent:, l~elson Klavitter
Address: 1398 Central Ave~e
I)t~-tcF~ ~ & ~ust Cc~pa~¥
C~_~ Stats~m~
Mob~e/Celluiar Number. -
CS Dubuque
Phone:~8
Zip: 52oo4
Fax Number. (563) 589-20 b~ Mobile/Cellular Number,
Existing zoning: c/. Historic district ~,,. Landmark:
Le~a~.d_escription (Si~d~_ .11 Parcel ID number or lot number/biocknumber/subd[vison)- Lot 1 S~ C~ty
456, Lot 2 S~ City Lot 456, Lot 2-3 S~ City LOt 456 '
Phone: (563)589-2158
S~te:lowa 23p: 52004
Total property (lot) ares (square feet or acres): '. 2] Acr;,~ Number of lots:
Describe proposal and reason ne~/(attach a letter of explanation, if needed):
(See Attached)
3
CERTIFICATION: I/we, the undemigned, do hereby certify that
becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and ?
3. All eddifiona! required written and graphic materials am a[taehed.;~ ~ / ~,
The information submitted herein is true. and correct to the best of my/our knowledge and upon submittal
FOR OFFICE USE ONLY - APPLICATION SUBMITTAL CHECKLIST
Fee: /~I~,.A~ Received by: ~/tL,'/..~/.,v-tt.~..~. f ' Date: ~---/--0~- Docket
· [: Property ownership lest [] Site/sketch plan n Floor plan. ~ Plat [] Conceptual development plan
m Improvement plans m Design review project descril~on [] Photo [] Other,
Plarming Services Departmer~
City Hall
50 West 13th Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 5894221 fax
plarming~cityofdubuque.org
HISTORIC PRESERVATION COMMISSION
DEMOLITION PERMIT REVIEW
NOTICE OF DECISION--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
a Variance
[] Conditional Use Permit
[] Appeal
[] Special Exception
[] Limited Setback Waiver
PLANNING APPLICATION FORM
[] Rezoning
[] Planned District
[] Preliminary Plat
n Minor Final Plat
[] Text Amendment
[] Simple Site Plan
c} Minor Site Plan
;3 Major Site Plan
c= Major Final Plat
= Simple Subdivision
a Annexation
[] Temporary Use Permit
[] Certificate of Appropriateness
[] ~a~ of Ec, o, nomic Hardship
PLEASE TYPE OR PRINT LEGIBLY IN INK
Property Owner(s):. Dobuqt~e ~ & Z~st C~a~7
Address: 1398 Central Av~m,~ City:. D~m~que
Fax Number:. (563)589-20D.~ Mob~dCellular Number.
Applicant/~ent Nelson YJ. av'J. tte~
Address: 1398 Central Avenue
C~. Dubuq~]e
Phone:~8
State:~m,m
Phone: (563)589-2158
State:Iowa Zip: 5200~
Fax Number. (563)589-20 b'~ Mobile/Cellular Number. -
Site location/addreSs: i
Existing zoning: _CZ~
Legal description (Sidwell Parcel ID number or lot number/block number/subdivision)- TLot 1 S~ 'C'ity
Lot 456, Lot 2 'S~ City Lot 456, Lot 2-3 S~ City Lot 456 '
Total property (lot) area (square feet or acres): '.2] Acre~ Number of lots:
Describe proposal and reason necessary (attach a later of explanation, if needed):
(See Attached) ' '
3
CERTIFICATION: I/we, the undersigned, do hereby certify that
becomes public record;
.F,.ees.a~ not refundable and payment does not guarantee approval; and ~
~1 a~ltioual required written and graphic materials are ~ed.,., ~ / i,
The information submitted herein is trde. and correct to the best of my/Our knowledge and upon submittal
Detei z_
Fee: /~(~..~, FOR OFFICE USE ONLY- APPLICATION SUBMITTAL CHECKLIST
bt. f ' De : 1_o
· = Pm~ ~emhip liM = Si~/ske~ Hah ~ F~r p~n D P~t a ~n~u~ devebp~nt H~
= Impmv~t p~ns a ~sign review pmj~ d~d~on a Ph~ ~ ~h~
The Casey Associates
Master P18nning Architecture
May t, 2002
Wally Wm'-in, out
City of Dubuque, Assistant Planner
city
50 West 13~ Street
Dubuque, Iowa 52001-4864
Demolition Permit Application
Site Address:
1300 Block of Iowa Street
Dubuque, Iowa 52001
&
~ West 13~ Street
Attached is the following concerning the request for demolition of the Tree Value Hardware store
at the comer of 13~ and Iowa Street: Planning Application Form
Scope for the rehabilitation ofthe entire block from lowa and Central to 13t~ and t4~.
e Answers to the questions concerning the demolition of a building in a demolition district.
· ExNl~it A, the Closing Statement ~onc~ 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 Lette~ fi~om the State Historical Society of Iowa
concerning one of the buildings we are tlying to rehabilitate in the block.
* Exhibit D, a Certification of Eligt~ility Letter from the State I-rlstorical Society of Iowa
concerning the other building we are tDSng to rehabilitat~ in the block.
A copy &the 106 document Para Myhre completed should be delivered to you via Para. i would
like for that documeot to be added to this.
Nelson Klavitter will be delivering the signed Planning Application Form to your office. I have
emclosed the un~ignect 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, 2~.
The Casey Associates
Cc: Nets~m ~, ~ ~ & T~ gllm Casey. TI~ Casey A~od~s
619 S. laickw i~ Spr~fiekl, MO 65802 (417) 869.3300; Fox (417) 869-1996
)The Casey Associates
[~ iMasterPlanning Architecture
iL j
DemoF~tion Request for the Iowa True Value Hardware store at the corner of Iowa and 13m
streets in downtown Dubuque, Iowa.
This building is in the Downtown Neighborhood demolition district (8) and is one part ora larger
rehabilitation project. The overall project includes the entire block from 13th to 14~ streets and
Iowa to Central streets. Dubuque Bank & Trust, an Iowa corporation, has purchased the entire
block and plans to rehabilitate the buildings that were once the Walsh Store. The northwest comer
ofthe block is home to Dubuque Bank & Trust's motor bank- built only a few years ago. The
southwest comer houses the hardware store b~in~g in question and the southeast comer is home
to what was the Walsh Store buildings.
The Walsh Store buildings are in the process ofheing listed on the National Register of Historic
Place. Both buildings, the Bell Block on the southeast comer 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. Jina Jacobsen is now writing the
actual nominations for both buildings. It is expected that both buildings will be listed on the
Register by the end of 2002. Rehabilitation of these two buildings ~ 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
emure that all rehabilitation work is completed correctly and to their standards.
Presently, both the Belt Block and Ziepprecht buildings are in disrepair. Their masonry wails
have been completely covered with white paint, windows have been bricked and boarded up, and
historic storefronts are mi.qsing. 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 det.aillng 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, wilt be reopened and new replacement windows to match the ori~nat will be installed.
All fire escapes will he removed. The doors lea~ng to the removed fire escapes wilt be returned
to windows. Existing storefronts along Central Street will he 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,
lltainlng moms, and storage throughout the buildings. This office space will create new jobs for
the area and a need for parking fix the operations center. Approximately 70 employees will work
in the center. The square footage of both buildings will require the parking tot 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.
o
The estimated cost of demolition for 1322 Iowa Street and 45 W. 13~ street is
$66,500. No federal funds wrql be used in this demolition process.
There do not appear to be any major struetmal cracks in the foundation walls ofthe
building. However, the brick on the outside of the build~4 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 miasing mortar. The
entire building would need to be cleaned ~rut tuck-pointed as well A nnit price ti, om
Alan Jackson Tuckpointing is $5 per square foot. This would mean a cost of
approximately $46,200 for melcpointing the ~. Since the building at 45 Vi. 13~a
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
$t%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
si~m~aeantly 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
access~le. The rooms themselves are not large enough to accommodate the required
clearances and mm-around radius for a restroom. In addition, the corridors and
doorways leading to the restrooms are not wide enough. All of these areas would need
to be redesigned and relan'lt. 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 infiil on the ground floor, which was
poured on top ofthe 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 stmctmal over load situations. The vestibule at the from
entry is too narrow. The interior doors of the vestttade wilt need to be removed and
reinstalled the correct distance from the exterior doom
Poss~le uses for the hardware store b~, if it were to be rehabilitated, would be
office space or retail. This would increase the total mmaber 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 wffi be required and creating an even larger
parking deficit.
Estimated market value currently: $350,000.00, See exlm'bit A.
Estimaled market value after proposed demotitiom$73,000.00. See exhibit B, "Land
Value".
Estimated market value after renovation: $350,000.00. See exhibit B, "Income
Approach".
Although the basic structure ofthe bo~in~ at 1322 Iowa Street and 45 W. 13~a 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,
rephcing the ~ restt'ooms and corridors, updating stairs, and thc main entry~
(See answer to question #2).
On February 1, 2002, $350,000.00 was paid to Iowa Street True Value, Inc by
Dubuque Bank & Trust Company to purchase 1322 Iowa Street. Please see extn'bit A.
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.
$. This question does not apply.
9. Please see attached "Evaluation of Real Propea°~ exhibit B.
10. Please see #5 or exhibit A.
11. From exhibit B:
Land: $27,920.00
Improvements: $132,660.00
Total: $160,580.00
1Z See exhibit A.
13. Dubuque Bank & Trust, a for-profit corporation, is the sole owner of the property.
All others are not applicable to the project in questior~
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 tim buildings at
1300 Iowa Street and 45 W. 13~ 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 Plaees, Both properties have been evaluated as individually
eligible for listing by the State Historic Preservation professional staf~ signed and dated February
21, 2002.
619 g. Pidx~ctq f~, MO 65g0~ (41~) ~69~300 Fax (417) g69-1996 ev~himcasey(~l~c~na
CLOSING STATEMENT
SELLER: IOWA STREET TRUE VA~ ,UE, INC.
EIN# 42-1063099
BUYER: DUBUQUE BANK & TRU~:T COMPANY
EIN# 42-0223620
A2DDRESS: 1322 IOWA STREET, .DUBUQUE, IA 52001
DATE: FEBRUARY 1, 2002.
S~elle~
P'URCHASE PR.ICE*
EAt~NEST MONEY
BALANCE DUE PURSUANT TO P] '~OMtSSORY NOTE
$350,000.00
$ I0,000.0_0
$340,000.00
MORTGAGE BALANCE - N/A**
DUBUQU'E COb'NTY REAL ESTA' :E TAXES
t 999-2000 Paid per Treasure~
2000-2001 1x Half- Paid Pe: Treasurer
2000-2001 2® Half $2~498.69
2001-2002 Proration
From 7/01101 to 211/02 (216 365 x 4,997.37) $2,957.35
TP._ANSFER TAX
$559.20
RECORDING FEE
.ABSTRACT~NG
P.O.C.
P.O.C.
IOWA STREET TRUE VALU~E, IN
R/chard M. Bockes
DUBUQUE BANK & TRU?T COMPANY,
BUYER/~ ,~ /,/~.'~'~ II
Its Authorized Representative
*See the purchase price adjustment ~rovision of Section 2(0) of the Offer to Buy Real Estate and
Acceptance by and between Seller a ~d Buyer.
**Sellers to obtain complete release thereof at closing.
Pt ~PARED FOR
MR. ]',ICHARD BOCKES
IOWA $rREET TRUE VALUE
13:~.2 IOWA STREET
DE BUQUE, IA 52001
?REPARED BY:
MARY E. CLARK, IOWA CERTIFIED GENERAL APPRAISER
LUK:.{ETICH AppRAISALS
2255 J.F.K~ ROAD
DUt;UQUE. IOWA 52002
LUTK~ET][CH APPI~.ISALS
MARY ELLEN CLAI~
22~5 J.F.K. ROAD
ASBURY SQUARE
DUBUQL~, IA 520O2
Mx. Nelson Klavie. er
Dubuque Bank and Trust
14m and Central
Dubuque, IA 52001
R.E; Iowa S~reet True Value l [ardware Stere, 1322 Iowa Street, Dubuque, IA 52001.
Dear Mr. Klavitter.
Please be advised that: hexaby releas~ :he appraiaal on the above mentioned
property dated AUgust 27, lgg~ to Dubuque Bank and Trust.
Since~mly,
Mary Ellen cl~
Iowa Certified General
Real Prol:mrty Appraiser
EVALUATION OF }EAL pROpERTY
DATE~
TO:
j~e~27,
Mr- Richard Bockes
L322 Iowa Street
Dubuque, Iowa 52001
FROIM: LuksetichAppraisa!, Inc.
Asbury Square
2255 j.F.K. Road
Dubuque, IA 52002
In accordance with your auzhorization, I have completed an appraisal
estimate the market value of Io%~ Street T~ae ValUe located ac 1322 Iowa
Dubuque, Iowa 520Gl-
This information is prese[:ted with the understanding ~hat appraisals and
reportin~ formats vary qreatly Capending upon the client's individual needs,
time constrain:s, the size and complexity of the property, and the i~tended use
of the data. The nature of ~hi~ assigD~nen5 was limited in scope at your
direction. Specifically, the a~praiser will consider the Cos~o Sales Comparisen
and Income Approaches and will t resent the written repor~ in a' restricted
f~rmat. Al! of the worksheets ~nd related materials that ara e~sen~ial to
understandinq the value eecima~,> have been re~ained in our office files. It
should be clearly understood 5h~.c ~his limited appraisal baa a reduced level of
re!iabili:y when compared to a ,:omp!ete appraisal.
This report is inzended f.~r use only by the client noted herein,
iDENTIFICATION 0F THE SL~BJECT P.~OPERTY:
The subject is located at 1322 Iowa Street~ Dubuque, Iowa 52001. The
legal description ia as follows: Lot l, Loc 2, and Lot 2 of Lo~ 3, all of the
subdivision of 5he South half o~ ouc Loc 456, in the City of Dubuque, Dubuque
County, Iowa.
~AXES ASYDASSE$SED VALUE:'
The gro~~axe~ on the s~,b~ect property are $4~64d.92, The subject is
assessed as follows: $27,920. for land, $132,66~. for improvements, total
assessment - $160,580.
I~T~%EST AppP~AISED:
Fee Simple InEeres~.
PURPOSE OF THE AppPJ~ISAL:
To estimate the curren~ l~arkeu value of the subject property- The
definltion of market value use~ in this appraisal assigP~ent was oaken from
~iRREA re~alasicns under the O:C'E final rules kno'~ as 12CFR Part
INTF/%~ED USE CF THE ApPRAiSAL:
This appraisal is intende¢i to assist the client in obtaining a market
val~ue for the subject property.
DATE OF INSPECTION:
The subjecs wad formally :nspected on August 27, 1999 by Mary E. Clark.
SCOPE OF THE ASSIGNMENT:
In preparation of this ap~i,raisal assignment, the appraisers have conducted
an independent investigation- lJe have also relied on information supplied by
the Dubuque City AsSessor, area Realtors, and the owner.
The appraiser has physica.ly insDected the improvements of the subject
property-
AS~b~PTIONS AND LIMITING CQ~!T~ONS:
No responsibility is assuned for the legal description or for matters
including legal or title considerations. Title to the property is assumed to be
marketable- The property is a~praised free and clear of any and all liens or
enc~-mbrances, except as noted i~ the report.
Responsible ownership and competent property manage~n~ are assumed, as
well as compliance with all ap~licab!e govern/neural regulations, licenses, and
laws.
Information ~urnished by o~hers during ~he course of the research has been
verified to the e×tenu possiDl~ and is believed to be reliable, but no warranty
is given for its accuracy-
No responsibility is ass~ed for the effect on value of hidden or
unapparent conditions of the s~.bsei! er structures: or for arranging engineering
studies uo discover such condi~iens.
No evidence of contamination or b~zardcus materials was observed. The
a]pDraiser is not qualified no !e~ect potentially hazardous waste n~aterial that
may have an effect on ~he subject proper=y, and the client may wish to retain
such an expert.
Sketches and other illuslrative materials are included only to assist the
reader in visualizing the real estate and its environs. They are based on data
developed and supplied by othe~s and are not meant to represen~ a survey or as a
built plan.
~ny distribution of the total valuation among land, improvements, and/or
c~5her co.~p, onents applies only under the stated program of utilization and must
no= be interpreted or used as individual values or ether purposeS·
The appraiser is not re~uired to provide consultation, tescimony~ or
attendance in court by reason of this assigT-~enu, unless much se~~vices have been
arranged in contracting the a:sigv_~en=.
possession cf the repot, or a copy thereof does not carpi with it the
· . for any purpose by anyone other
.~gh~ pub/leaflet, and it t~ay no~ be used
ckan :he a~cL~essee wi:bent :he ~:ten c:nsen: of ~he author amd the addressee.
Even with such Dermissi°n, out-o!-concex~ quoting from and/or partial reprinting
of the report is prohibited- Th~ report is an integrated entity and 0nly valid
in its entirety.
Neithez all nor any part oi~! the contents of the report shall be
disseminated to the public tkrou!ifk advertising, public relations, news, sales,
or ether media without the prior written consent and approval of the author.
DESCRIPTION OF TME SL~JECT pROpE;ITYA~D LOCATION:
The subject is ~o~ated on ~at k~v~.ue, a two-lane, ~wo-way b~acktoD
street with concrete curb, 9~tte~r, and sidewalk. There is little vacan~ l~d
available i~ ~he area. The mubj~c~ is in an area zoned C-~,
The s~ject property is a :o~er lo~. The subject's site is rectan~ul~
in shape. I~ measures 9!' x 100' for a ~osai of 9,!00 sq.f~, or .2I acres. All
municipal semites and u~ilicies are available :o the si~e. Accordin~
FI~ Flood Insurance Ra~e Ma~ ($~95180 0003 B), da~ed Sep~e~er ~, 1989, the
subjec~ is located in a Zone X. ,~eas deta~ined to be oGtside 500-year flood
There is metered on s~ree~ ~arkin~ for ~he subject. Recently, C~al
~ ~his location, bec~e a ~wo-way s~ree~ instead of a one-way sgree~.
A~nue, a~
The o~er reporsm ~ha~ chis has had a positive influence on his business and
access ~o his business.
The subject has all City &menities available ~o the si~e including sewer,
wa~er, natural ~as, electricity, telephone, and cable. In ~e neighborhood
there is S~. Vincent De paul, O}y Poky, Welsh Stores, Dubu~e City Hall, DR&T
Bank and Drive Through, addi~ioIaI commercial ProDergies, and some multiple
family housing.
This is a Good Do~5o~ c~ercia! location. The subjecU has
visibili~y, and i~ is welI-kno~ in the City of Dubu~e.
DESCRIPTION O~ THE IMPROVEMENTS
The subject propmrsy is c~,mprised of ~hree buildin~s that together make up
iowa Street True Va~ue. Buildi~.g A is a single story brick buildinq with 5,520
sq~ft, for retail and 480 sq,f5 for mezzanine. This building has no basement.
Buildin~ B is a two stor~ brick building with a partial basement. Each floor
con~ains a total of 2,520 sg.f~ for a total of 5,040 sq.ft, over beth fleers.
The basement contains a to,al o~ 1,800 sq.ft. Building C is a two sto-~Y brick
building with a partial basement. The first and second floors contain 960
sq.fS, each for a total of L,92,1 sq.f~. The partial basement contains a total
of 720 sq.ft. Above gro,~d the'~e is a total of 12,960 sq, ft. The basement are~
contains a ~oCal of 2,520 sq, ft.
The property had a limest>ne foundation, but it now has a comcrete block
co-~erinG the limestone- The basement is prin~rily used for storage.
The exterior wallm are brick.
The interior walls are pmin~ed masonry, piaster, and dr~al!. The
ceilings are acoustical ti!e~ d~ywall, and plaster.
The roof over all three poltions of the building is rubber. The appraiser
Dhysically inspected the roof, ard it is presently in very good condition. The
gutter~ and doWnSpouts provide acequate drainage.
The floors vary from comme3, cial carpeting, vinyl, ceramic tile, tile,
wood, and concrete.
The main floor Of building:: A, B, and C are heated by a Weil EcLain steam
boiler, The shipping;receiving ,~rea, employee break room, customer ~est room,
Trane forced air gas furnace with central
and ~of- area are hea~ed by a me'let
.... is heated by a forced air gas furnace with
air. The second floor of Bu~la~!g =. .
· loot o: Eu~ld~ng C Ks heated by ceiling mo~un~
electric heating units wz=~=~t~ :o one 17 gallon elec=rlc wa=er meaue~i
supplemental panels.
The subject property shows: a high pride in ownership. It is very well
maintained, and it has been completely updated. Some improvements since
December of 1995 include: ligh=~ in basement, additional wiring, tuckpointing,
new roof, re-decking, reduced s~ze of front windows, additional outlets, and a
According to the Dubuque ~:ity Assessor, the property was built around
1900. Presennly, the subject p'operty is considered to be in good condition-
HIGHEST AND BEST USE:
It is the appraiser's opinion =hat uhe subject's use as a commercial
reuail property does represent >ne of the highest and best uses ~or this
property-
SALES MISTORY:
The subject property is non currently o~fered for sale.
in the past five years accordirg to Dubuque City Assessor-
It has not sold
~3~RKETING TIME:
It is the appraiser's op.nion that the subject would have a three month
nine monuh marketing ~ime. Ale:hough. the subject has a good commercial
!oca~ion, re-sate could take o',,er six months.
V~LUATION:
The Cost Approach, the I%come ADproach, and the ~irect Sales Comparison
A~proach have been used =o es~imaue the markeu value of the subject property.
COST APPROACH TO VALUE:
The fist step in the Cost Approach analysis is to estimate the value of
th,e land.
The subjec~ has a total cf 9,100 sq.ft. There are no recent land sales in
the immediate ares. Therefore, the uheory of abstraction is used- With this
theory the land value is abstreoted from the sales in the sales Comparison
Approach. Using this theo~-~; the land has a market value of $8.00. Der ~q.ft.
9,100 sq.ft, x $8.00 per eq. ft. = $ 72,800'
LAND VALUE -
The second step of the C(s~ Approach is to ee=imaus the value of the
improvements new less deprecia~'ion.
The ~arshall and Swift V~.Iuauion Service has been used as a guide to
estimate the value of the subj~::cr new. A figure of 548.89 per sq.f=, is
suggested- (Re,all Stores - Cf.ass Co Average.
Main and Second Ploor:
!2,480 sq.ft. X $48.89 per sq.ft. = $610,147.
2,520 sq.f~, x $I2.76 )er sq.f~. = $ 47,275.
480 sq-f~, x $t5.63 per sq.fg. = $ 7,502.
TOTAL COST NEW = $664,9~4.
physical depreciagion for age and condition. Age new of 50 years and an
observed age of 45 years. 45 ~ 50 = 95. 45 / 95 = .47 or 47%,
$664,924. x 47% = - $312,514.
~et Value = $352,410.
Funcuiona! Depreciation for a =we s=ory floor plan0 three buildings
combining for one proper=y, a~ d some limitations of an older floor plan.
Funcgional Depreciauion - 20%
$352,410. X 20% $ 70,482.
Net Value = S281,928.
I~o Economic obselescenc': as this area and the entire City of Dubuque is in
good economic shape. Economi,: Obsolescence - 0%.
Add Land Value = · $ 73,000.
TOTAL VALUE = $~5~,928-
COST APPROACH TO ;ALL~ = $3~5,0~0.
SALES COMPARISON APPROACH TO VALLE:
The following are the com~rables used for this propertY:
Comparable ~1: 3350 Center Grow~, Dubuque, IA. The sale date was February of
1998, and the sale price was $127,500. The seller was Censer Grove Land
Company. The Iou contains a total of 15,272 sq.ft., a_nd there is a total of
3,824 sq.ft- in the building. ~his works out at $33.34 per
Comparable ~2: 195 E. 14;b Stre.:t, Dubuque, IA, The sale date was June of 1999
for $!20,000. There is a toual of 3,864 sq.ft- The lot contains a total of
7,620. The seller was DuTrac C(mmunity credit Union, and the buyer was
Felderman Appraisals. This wor]:m out at $31.06 per sq.ft.
Comparable ~3: 168 E. 10=~ Stre,~t, Dubuque, IA. The sale date was June of
1999, and the sale price was $7! ,000. There is a total of 7,$45 sq~ft. The lot
is irregular in shape. The seller was patrick Kennedy, and =he buyer was
~e~ltile. This works our at $9. ~4 per sq. ft. The tenant purchased this property
from the owner.
Comparable ~4: 484 Central Ave%ue, Dubuque. IA, The sale date was July of
1998, and 5he sale price was $!]0,000. There was a total of 10,300 sq.ft. The
toz contains a total of 5,170 s~.ft. The seller was Eisbach Trust, and the
buyer was ~eritage Lighting- T=ie is a retail store in the Downtown Dubuc!ue
area. There is storage on the ~econd floor and in the basement. This works out
at 514.56 per
Comparable ~5: 15 Main Street, Dubuque, IA. The sale date was October of 1994,
and the sale price was $225,00¢. There is a total of 10,944 sg.ft, in the
building, and the loc con,sins a total of 37,500 sq.ft. The seller was
and ohe buyer was SELCO. Inc. This is =he location of che former Behr Hardware.
Although this is sold approximately five years ago, it is included due tu its
similar use. This works out al $~0.56 per
The subject proper~y is ~ very well mainuained retail property that is in
good condition overall. These five sales give a value range of $9.94 to $3~.34
per sq.fc. For the ca!culatio~,s in the Sales Comparison Approach, only
above Ground square footage is used. The mezzanine is also not used. This is
due ~o the face tha~ comparabt,~s only use %rue floors for price ~er square
foeuage calculations. The sub ec= has a marker value of $28.00 per sq,ft-
12,480 sq.ft, x ~8.00 = $349,440.
Roundel $349,00~.
VALUE BY SALES COMPARISON - $349,000.
INCOME A ~PROACH
METHODOLOGY:
The Income Approach =o Value presumes tb~t no prudent buyer will pay more
income value of the property (net present
for h sub~ect them the caDita!ized
value]~ based upon the b~yer's ~na!ysis o£ uhe recent income and expense history
as it should relate to the futule potential benefits of ownership. The buyers
will only be willing re pay the present value of whaz tkey perceive the benefits
to be. A markeu renu caDitatis~tion technique will be analyzed.
pROPERTY VALUE ANALYSIS:
The subject'S projected i~.come and expenses will be analyzed- In
ap9raisal terminology with re~a2.'d 6o income Droperties, value is normally
defined as "the present worth o~ future righ=s to income." For this reason, the
economics are of prime imDorc~n,:a in estimauing the value of income 9roducing
The basic formula for cal,:ulacing value usin~ the Income ADDroach is
e~cpressed as V = !/R. where ~V" is the market value of uhe property being
evaluated, ~I" is the net incom ~ chat is generated by the property, and "R' is
the caDitalizati°n rate that is utilized co converu the nec income in~o value.
The nec income is developed by establishin~ the Gross Potential Income and
subtracting =he vacancy and collection losses. This equals Effective Gross
Income. Then subtract ~he variable e~penses, the ~ixed expenses, and the
reserve for reDlacemen= from tke effective gross income. This is equal to the
Vacancies and collectien~, are losses that are e,~perienced by ~ke
m~nagemen~ in the attempt to c~:tlec~ all ren~s and to keep the property
occupied.
Effeczive Gross Income i: defined as the difference between the gross
Dotenuial income and the vacancy and =he collection losses.
Fixed expenses are ~hose that remain stable throughout the year, such as
from the effective gross incom} and held for future r~Dlacement of wasting
Marshall swift Cost Va!un,ion ~e-~vice is used to projec~ Uhe exp. ected life of
Once the Ne~ Income is calculaued i= is used in the formula to establish
The subjecn property is o~,er occupied- Therefore, a rental figure must be
projected for the subject prope::'ty. Based on the location, visibilitY, and ox-
street parking available, the a]~praiser is projecting a figure of $3.75 per
sq.ft, for Tke ~in two floors. The mezzanine and basement are not calculated
in this approach, but they are :onsidered a benefit =o any poKential lessee.
POTEntIAL GROSS INCOME:
The first s=eD in the eco'~omic analysis is the estimation of a potential
Groes Income for the subject pr)party. The subject Property is a full service
The potential GroSs Inco~ is determined by analyzing w'nat a landlord
could lease ~e facility for in the open market a~d establishin~ a fair marke~
rent. This analysis will be baaed on a net lease type agreement, which is very
camm. on in this type of property. A net lease provides that =he tenant .lessee"
pays all directly rela~ed ex~e~:ses to the property: property ta~es, public
liabilitY, and buildin~ ~ndgrcU~.ds insurance, all utilities, and routine
mmintenance. After an in-dept? analysis of the subjes= property and markeT
lease comparisons, a potential Gross Income has been estimated.
After reviewin~ the subj(c~'s lease and a comparable lease, it is the
appraiser's opinion that the s%.bjec~ could lease for $3.75 per sq.f=.
$3.75 Der sq.ft, x 12,480 sq.fn. 4~0800.
POTEN. TiAL GROSS INCOME F(i~R SUBJECT PROPerTY - $46,800.
VACANCY AND ~0LLECTION LOSS:
AZ~ 8% vacancy and collection loss was determined from the ~o~ential gross
income. The subject presently ts ow~.er-oscuDied, This has a higher vacancy
ra~e due to ~he fact ~ha~ Down~ ~w~ Dubuque is experiencinq some vacancies.
OPERAT~N~ EXp~SE$:
RESE~V~ ~ ~p~C~TS:
~ estimate of 12% for r6:~erves and replacements appears reasonable for
this ~e of property.
The ~na~en~ e~ense .t~: esaimated a~ 6% of t~e effeczive ~ross income,
after deducting for vacancy an~ collection. This also appears reasonable for
~hLs ~ype cf property.
pouentiat Gross Income =
Vacancy and Collection Loss 8% =
Effective Gross income =
Less 0pera~ing Expenses
Managem~n5 Fee 6% =
Reserves and Replacemen~s 12% :
NET OPEP~ATiNG INCOME
$46,800.
$ 3,744,
$43,056.
$ 2,583.
$
$35,386-
OAf'S. are cynically indicated by larger properties wi~h national ~enan~m
(sboDping centers, office complexes, etc.) Other tyDes of DroDer:ie~ ~end
indicate kiDker O~'S because cE grea~er ~osure to vacancy ~d local ~rke~
conditions-
Income and e~ense info~a~ian for zhe com~arabte~ was no~ available,
overall fa%es ca~Ot be ~xtracted from ~k~. Therefore, I have used ~he ~d
af Investment" me~hod of enzim~:inq a praDer caDi~alization ra~e. This
esses~iallY a blend of ~ke yie2d re~aired ~o ~e~ice
(e~ressed as mortgage cons%an% } ~d the yield on e~ity re~ired
investor.
A local lending inn~i~ut.,on ~oted a co~ercia~ mortgage ra~e of 9% ~ased
uDon a 25 year ~or~ization De:'iod, 25% do~ pa~en~, and a seven year call
(witk monthly pa~en~s). The ,~nnual mortgage cons~an~ is 0.100692.
~ e~i~Y dividend rate )f 10% has been seleczed and is conaidered
ade~a~e ~o a~trac5 inves:men~ to :he o~ershiD ~osi~ion- This is obviously
kigker %ham yields from most a:her invesSmenZs, ~u~
considerable r~sk of o~ing cor~arcial rGal estate,
B~ C~
~5% X 0.100692 = .075519
MORTGAGE YIELD
EQUITY yIELD
OVERALL P~TE
25% X 0,t~ = .025
i00% = .1005~9
(SAY~ 10%
NET OPE~TING INCOME CONVERSION
The stthject'$ neu income as determined by eubtracUinG the Projected
Expenses from the Potential Gro~:s income. In this ca~e, the Potential Groes
Income far the subject is $46°8(0. less Drojec~ed e~-Denses of $11,494. leaves a
Net income of $35,306.
The method of determining an income ADproach Value is to convert the Net
Income to a value. ~his is don~. by dividing nke ~et I~come ($35,306,] by tke
de~ermined Capinalization Ka~e cf i0%.
$35,306. divided by 10% = $353,060.
INCOME APPROACH TO
CONCLUSION OF vALUE:
This appraisal assignmen: employed three approaches uo value.
Cos= Approach:
Sales Comparison Approach:
Income Approach:
$355,000.
$349,000.
$353,000-
The appraiser is comfortable with the values represented in ~his
appraisal. All three approac}es to value are given consideration- The sales
Comparison Approach is given %eighg due ~he good comparables. The Income
~pproach is given consideration due to the potential income the subject could
t)roduce if it were leased. Tte Cos~ Approach is considered go be zuDporsive
evidence to val,~es represente¢ in the Sales Comparison a~d Income Approaches
value.
Based on ~he investigation and analysis, the markeZ value as of August
· $350. i OO.
1999 .'..S estimated ~o be
~_ARY ~LL5~ CLARK
~'he Historical Diz,ision of the Department of CuZrltml A~a~c~
STATE HISTORICAL SOCIETY OF IOWA
Where past meets future
CERTIFTCATZON OF ELIGIBI'LITY
NATTONAL REGZSTER OF HZSTORTC PLACES
American Gothic House
Eidon
Blood Run NHL
Larcnwood
Centennial Building
Iowa Cit3,
Matthew Edet Blacksmith Shop
Marshalkown
Abbie Gardner Cabin
Arnolds Park
Iowa Historical Building
Des Moines []
Monrauk Governor's Home
Union Sunday School []
Clermont Museum
Clermont
Plum Grove Governor's Home
Iowa City
]~ao!esboro Indian Mounds []
Tooiesboro
Western Historic Trails Cen~,'q
t~
Council Bluffs
Owner Information
Owner's Name: Heartland Financial USA, Inc.
Address: 1398 Central Avenue, P.O. Box 778
City/State/Zip: Dubuque, Iowa 52004-0778
Telephone: (888) 739-2100
Proper~f 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 I~FT 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) 28i-6412 · Fax: (515) 242-6498 or (515) 282-0502
· aqvw. uiowa, edu/~ shsi/index.htm
The tf~s;orwal Dzvzswn yrhe Deparrme~zt of Cta~u~:ql
STATE HISTORICAL SOCIETY OF IOWA
Where past meets future
CERTIFICATION OF ELIGIBILITY
NATIONAL REGISTER OF HISTORIC PLACES
American Gothic House
Eldon
Blood Run NHL
La~chwood
Centennial Building
Iowa City
Matthew Edel Blacksmith Shop
Marsha[lrown
Abbie Gardner Cabin
Arnolds Park
Iowa Historical Building
Des ivloines []
Monrauk Governor's Home
Union Sunday School []
Clermont Museum
Clermont
Iowa Cir/
%olesboro Indian Moundsl'-]
Toolesboro
Western Historic Trails Cen[~-1
Council Bluffs
Owner Information
Owner's Name: Heartland Financial USA. Inc.
Address: 1398 Central Avenue, P.O. Box 778
City/State/Zip: Dubuque, Iowa 52004-0778
Telephone: (888) 739-2:100
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, Dubuoue 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 L~FT 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/~shsl/index.htm
Per Section 800.4 (d) (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 (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 prope~y 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 .will not dramatically impact City Hall. Its mass and scale
are substantial and will be better reflected with the proper restoration of the
Central Avenue properties than by the loss of the Iowa Street properties. The
area of impact abuts the Jackson Park National Register District but is not
adjacent to any individually eligible National Register properties in that district.
(2) Steps taken to identify historic properties.
The reviewer researched local architectural surveys, including the Kriviskey
survey (1978-79) and the Jacobsen surveys (2001-02). City directories for 100+
years were reviewed along with old Sanborn maps. As past staff for the City's
Historic 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-
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:\U S E RS~Pmyn re\WP DOCS~.Z~Sectio n 800.4.doc
Summary review of Dubuque City Directories 1886-1975
Year 1300 Iowa - 45 W. 13tn 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. Newport Restaurant
1934 Dubuque Motor Sales Farber Fruit, Residential up
1938 Great A&P Grocery Store Farber Fruit, Residential up
1941 Nothing noted but A&P was Farber & Sons Wholesale Fruit,
operational until after WW2 Residential up
1952 Newhouse Paper Co. City Cafe, Residential up
1950-70's Grant Painting/Decorating, food Restaurant/bar
wholesaler, laundromat
1974-75 Walsh True Value Hardware, Bar, until incorporated into the True
continuing as Iowa Street True Value operation in 1980's
Value
DUBUQUE, IOWA 1978
Architectural Survey 1979
./
Levels of
ARCHITECTURAL SIGNIFICANCE:
City, State, or National
Neighborhood
Supportive
Non-Supportive
Districts of
ARCHITECTURAL SIGNIFICANCE:
~ West Eleventh
Jackson Park
· C Bluff/Locust
~ T891'
T88 N
Map
R3E
24
V¢ w- r'~ ~'~
COMMUNITY DEVELOPMENT
Bruce M. Kriviskey, AICP
Site Inventory Form
State Historical Society of Iowa
(December 1, t 999)
State Inventory No. [] New [] Supplementa;
-- Part of a district with known boundaries (enter inventory no.)
Relationship: [] Contributing [] Noncontributing
[] Conthbutes to a potential district with yet unknown boundaries
National Register Status:(any that applyI [] Listed [] De-listed [] NHL [] DOE
9-Digit SHPO Review & C, ompliance 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
Legal Description: (If Rural) Township Name
[] vicinity, county Dubuque
Township No. Range No. Section Quarter of Quarter
(If Urban) Subdivision see continuation sheaf- Block(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 Property If Eligible Property, enter number o£'
[] building(s)
[] district
[] site
[] structure
[] object
Enter number of:
I buildings
sites
structures
objec[s
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 properly examination).
Title Historical Architectural Data Base Number
6, Function or Use
Historic FunctionS(Entercategodesfrcminst~ions)
02E01
02Ell
Cu~ent Functions (Enter categories from instm~ions)
02E05
7. Description
Architectural Classification (Enter categories from instructions)
09F05
Materials (Enter categories from instructions)
foundation 10B
walls 03
roof 08B
other
Narrative Description (F~ SEE CONTINUATION SF~ EETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
Applicable National Register Criteria (Mark "x" representing your opinion of eligibility a~ter applying relevant National Register criteria)
[] Yes [] No [] More Research Recommended A Property 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 Properbj has distinctive amhitectural characteristics.
[] Yes [] No [] More Research Recommended D Property yields significant information in amhaeology or history.
Address 1322 Iowa Street Site Number
District Number
County Dubuque
City Dubuque
Criteria Considerations
[] A Owned by a religious institution or used
for religious purposes.
[] B Removed from its original location.
[] C A birthplace or grave.
[] D Acemetery .
Areas of Significance (Enter categories from instructions)
0~
[] E A reconstructed building, object, or structure,
[] F A commemorative property.
~iG Less than 50 years of age or achieved significance within the past
50 years.
Significant Dates
Construction date
1920 [] check if circa or estimated date
Other date$
Significant Person
(Complete if National Register Crttedon B is marked above)
Architect/Builder
Architect
Builder
Aaron Zwack
Narrative Statement of Significance ([] SEE CONTINUATION SHEETSi WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography [] See continuation sheet for citations of the books, articles, and other sources used in preparing this form
10. Geographic Data
UTM References (OPTIONAL)
Zone EastJng Northing Zone
1 2
3__ 4
[] See continuation sheet for additional UTM references or comments
EasEng
Northing
11, Form Prepared By
name/title Pamela Myhre, Economic Development Planner
organization City of Dubuque
street & number 50 W. 13t~ Street
city or town Dubuque state IA
ADDITIONAL DOCUMENTATION (Submit the following items with the completed form)
FOR ALL PROPERTIES
date 5-1-02
telephone 563-589-4213.
zip code 52001.
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 road(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 # 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 tile.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: fList of structures and buildings, known or estimated year built, and contributing or non-contributing s~a~us)
2. Barn:
a. A sketch of the frame/truss configuration in the form of drawing a typical middle oent of the barn.
A photograph of the Io~ showing the frame contiguration 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 (SHPO1 Use Only Below This Line
Concur with above survey opinion on National Register eligibility: [--] Yes E~ No F-i More Research Recommended
[~' This is a locally designated property or part of a locally designated district.
Comments:
Evaluated by (name/title): Date:
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
page 1
Site Number
Related District Number
Schrup Motor Car Co.
Name of Property
1322 Iowa Street
Address
Dubuque
County
Dubuque
2. Legal Description
N. 25~5' - M ~ C.L. 456
L4 - S 2/5 C.L. 456
L1-L3- S. ~ C.L. 456
L2-L3- S. ~ C.L. 456
L2 - S. ~ C.L. 456
7. Narrative Description
20th Century Commerical Storefront -Auto Dealership/Showroom
This bdck building was constructed with a poured concrete foundation. The brick exterior 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 merit. 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 historic characteristics. The building isout of context with the
primarily residential Jackson Park National Register District to the immediate west and the 1860%-90%
commercial architecture to the east and south of the properly.
No evidence was discovered of historically significant persons or events associated with the properly.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Paqe 2
Site Number
Related District Number
.Schrup Motor Car Co.
Dubuque
Name of Property
1322 Iowa Street
Count'
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 fairly 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 fac~ade has 4 bays, the west facr~de 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's yellow
brick building directly across Iowa Street (St. Vincent de Paul store). The building is
th
located across 13 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 doom 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 I1. A series of commercial uses followed in the 1950% -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.
StaffAnalysis: Based on the enclosed Section 106 report and Iowa Site Inventory
Forms prepared by Pam 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 properties listed on
the National Register. The exteriors and interiors of both buildings will be rehabilitated
in accordance with the Secretary of the Interior's Standards for Rehabilitation. These
buildings then will be leased as office space for the Heartland Financial Operations
Center, adding approximately 70 new jobs to this area of downtown. The proposed
demolition would provide adjacent off-street parking that will allow the restored buildings
to be functionally and economically viable, and also to comply with the City's zoning ~.
regulations for off-street parking.
The City Code provides for the Historic Preservation Commission to review the
demolition request, and then to make a determination as to:
(1) whether the building has histodc 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 criteda 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.