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Downtown Building Assessment Copyrighted August 3, 2020 City of Dubuque Action Items #4. City Council Meeting ITEM TITLE: Downtown Building Assessment SUM MARY: City Manager is transmitting the Downtown Commercial Building Evaluation and Assessment completed by Martin GardnerArchitecture. Bethany Jordan of Martin GardnerArchitecture will make a brief presentation. SUGGESTED Receive and File; PresentationSuggested Disposition: DISPOSITION: ATTACHMENTS: Description Type Downtown Building Assessment-MVM Memo City Manager Memo Staff Memo Staff Memo Supporting Documentation Pages 1 to 45 Supporting Documentation Supporting Documentation Pages 46 to 88 Supporting Documentation Dubuque THE CITY OF � ui-Aseria cih DuB E , . � . , � II � Maste iece on tj2e Mississi i zoo�•zoiz•zois YP pp zoi�*zoi9 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Transmittal of Downtown Commercial Building Evaluation and Assessment DATE: July 30, 2020 Assistant City Manager/Acting Building Services Manager Cori Burbach is transmitting the Downtown Commercial Building Evaluation and Assessment completed by Martin Gardner Architecture. The desired outcome of the project was to further efforts toward creating more vibrant, livable, and safe neighborhoods by identifying and assessing substandard commercial buildings. A significant outcome following the assessment can be to further affordable housing opportunities, equity, and neighborhood revitalization best practices specific to the project area. This work will help to advance the goals and priorities identified in by City Council and in the Imagine Dubuque 2037: A Call to Action plan. Five hundred commercial buildings were evaluated by field inspectors from in late 2019. Inspectors evaluated what was visible from ground level and public property (streets, sidewalks and alleys), and the data regarding the buildings was entered into a GIS database. The executive summary of the report summarizes the key findings. In addition to information specific to each building that will aid in identifying restoration opportunities, the report identifies potential next steps the City may take to further the goals identified above: 1. Create a code enforcement plan that has a community focus. 2. Review demolition permits for any building over 50 years old, if architecturally significant. 3. Create a window rehabilitation program. The report also identifies hot spots of property deterioration, and identifies potential causes and strategies to make improvements. Martin Gardner Architecture Project Architect Bethany Jordan will give a brief presentation at the City Council meeting to share the findings. � Mic ael C. Van Milligen MCVM:jh Attachment cc: Crenna Brumwell, City Attorney Teri Goodmann, Assistant City Manager Cori Burbach, Assistant City Manager 2 Dubuque THE CITY OF � AII�Ameriea Cipl DuB E � v, ;�� , I I Maste iece on the Mississi i Z°°'�Z°1Z'z°13 � pp zoi�*zoi9 TO: Michael C Van Milligen, City Manager FROM: Cori Burbach, Acting Building Services Manager DATE: July 30, 2020 RE: Transmittal of Downtown Commercial Building Evaluation and Assessment INTRODUCTION The purpose of this memo is to transmit the Downtown Commercial Building Evaluation and Assessment completed by Martin Gardner Architecture. BACKGROUND Completion of an assessment of downtown commercial buildings was identified as a High Priority Policy Agenda item during the City Council's FY19 goal setting session. The contract for the project was awarded to Martin Gardner Architecture with a maximum budget of $100,000. A team of City staff from the Building Services, GIS, Planning, Economic Development, and Housing departments worked with Martin Gardner staff to complete a walking assessment of buildings in the downtown, robust development of a GIS-based database documenting the results, and the attached report. In addition to the report, individual site assessment sheets were developed for each property evaluated. These sheets are available to City staff and property owners to use to identify potential property improvements. DISCUSSION Attached for Council's review is the completed Downtown Commercial Building Evaluation and Assessment. The desired outcome of the project was to further efforts toward creating more vibrant, livable, and safe neighborhoods by identifying and assessing substandard commercial buildings. A significant outcome following the assessment can be to further affordable housing opportunities, equity, and neighborhood revitalization best practices specific to the project area. This work will help to advance the goals and priorities identified in by City Council and in the Imagine Dubuque 2037: A Call to Action plan Five hundred commercial buildings were evaluated by field inspectors from in late 2019. Inspectors evaluated what was visible from ground level and public property (streets, sidewalks and alleys), and the data regarding the buildings was entered into a GIS database. The executive summary of the report summarizes the key findings. In addition to information specific to each building that will aid in identifying restoration opportunities, the report identifies potential next steps the City may take to further the goals identified above: 1. Create a code enforcement plan that has a community focus. 2. Review demolition permits for any building over 50 years old, if architecturally significant. 3. Create a window rehabilitation program. The report also identifies hot spots of property deterioration, and identifies potential causes and strategies to make improvements. Martin Gardner Architecture Project Architect Bethany Jordan will give a brief presentation at the City Council meeting to share the findings. RECOMMENDED ACTION I respectfully request City Council receive and file the attached report. City staff will work with partners to identify next steps based on the recommendations in the report. 2 _ _ ,1 ' 1 , �1 � , , 1 � ,1 1 , � � THE CITY OF , UB E Masterpiece on the Mississippi , DOWNTOWN COMMERCIAL BUILDING EXTERIOR EVALUATION AND ASSESSMENT REPORT 1 PREPARED BY: 1 1 � � MARTIN GARDNER 1 ARCHITECTURE � r , � , 1 � .` , , � � , ,1 � ,, � 1 ` 1 ,�1 � . � � ��_ --i_- � ' _ . . . . - - __ . ..,. , � ��: .�� ., � �� :,� r. � F �..� # .� � •'•hr � �`� ACKNOWLEDGMENTS TECHNICAL COMMITTEE "�� MAYOR OF DUBUQUE � �- Cori Burbach, Building Services Manager � � �. - Roy D. Buol f . � ti David Johnson, former Building Services Manager � Nikki Rosemeyer, GIS Coordinator/Analyst Jeff Zasada, Commercial Building Inspector � CITY COUNCIL OF DUBUQUE Gary Blosch, ADA Inspector � Ric W. Jones Crenna Brumwell, City Attorney -- � David T. Resnick �r Wally Wernimont, Planning Services Manager Brett M. Shaw ' � � Ed Raber, Dubuque's True North Development Laura J. Roussell Corporation � ,� �~� •r Danny C. Sprank Jill Connors, Economic Development Director � :.��.:: . . ., �� Brad M. Cavanagh Maurice Jones, former Economic Development Director �� ``' � �, _ �' �_ �.-.--rT � E CONSULTANT TEAM �� Bethany Jordan � � Sarah Coleman Mike Tucker � � �, � Kyle Martin � � Justin Hoff �� Brian Stark � � Michael LeClere .� ��Caitlyn Hayward r � � f : � - � ;. .... . ..... • � 4� �� }�.� • � �. � � � . . . �� . _ � i ' J TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY............................................................................ 4-9 Introduction Purpose, Goals + Desired Outcomes Process Summary of Findings Recommendations 2.0 IDENTIFICATION AND ASSESSMENT PROCESS ..................................... 10-29 Methodology Categorizing Building Condition Determination of Cost Limitations 3.0 FINDINGS......................................................................................... 30-57 Building Assessment Data Estimated Cost of Deficiencies Spatial Relationships of Deficiencies Compared with Demography Macro + Micro Causal Conditions 4.0 REVITALIZATION STRATEGIES ...............................................................58-80 Stakeholder Collaboration Funding Programs Historic Preservation Code Enforcement Other Recommendations 5.0 NEXT STEPS...............................................................................................81 Flow Chart 6.0 APPENDIX..........................................................................................82-87 Building Repair Sections 3.^ 1.0 EXECUTIVE � ' INTRODUCTION Dubuque has long been the epicenter of historic preservation and revitalization in lowa. The City's efforts to preserve its unique character are apparent in the level of historic integrity retained in your neighborhoods. Other cities look to Dubuque for guidance on redevelopment without compromising historic context of the built environment. Your creative planning tools like the Vacant/Abandoned Building License are particularly useful for discouraging vacant buildings, while allowing you to inspect them annually and monitor their condition. Additionally, the many incentive programs available to building owners shows your commitment to support revitalization both in policy and financially. These strategies, in conjunction with this project, help prevent issues that many cities face like demolition by neglect and gentrification. As revitalization efforts continue, there remains persistent issues with building and maintenance code violations in the downtown area. To further refine programs for code enforcement and revitalization, a new effort was sought to shed light on what next steps would continue improvement in the most effective ways available. This study is a broad- reaching and nuanced effort to identify not only the quantity, type and relative costs for property improvements, but to attempt to identify underlying causes for the deficient or neglected building conditions. For this effort, Martin Gardner Architecture developed a plan utilizing in-house skill-sets, along with the collaboration and application of tools and skill-sets available in the City of Dubuque staff. We want to thank all City staff and members of the Technical Committee who contributed to this project, particularly GIS Coordinator/Analyst, Nikki Rosemeyer, who turned our observations into geospatial data the City can use in numerous ways beyond this report. We sincerely hope this report will serve as a useful tool to further the City's efforts in historic preservation while stimulating reinvestment in downtown neighborhoods. � MARTIN GARDNER ARCHITECTURE �� 1.0 EXECUTIVE SUMMARY PURPOSE, GOALS + DESIRED OUTCOMES The City of Dubuque's vision statement is, "Dubuque 2034 is a sustainable and resilient city and an inclusive and equitable community. Dubuque 2034 has preserved our Masterpiece on the Mississippi, and has a strong diverse economy and expanding connectivity. Our residents experience healthy living and active lifestyles, have a choice of quality, livable neighborhoods, have an abundance of fun things to do, and are engaged in the community." The city's strong architectural history and historic preservation value have formed the downtown for many years, and are a cornerstone of the Sustainable Dubuque initiative, which was designed by the community in 2006 and continues to guide the community's work today. Each year, the City Council completes a goal-setting process. For many years, Livable Neighborhoods & Housing and Robust Local Economy have been identified as goals to achieve through public-private partnerships. City staff make progress towards these goals through a number of educational, incentive, and enforcement programs and activities. In 2019, the City Council identified Downtown Commercial Buildings Evaluation &Assessment Project as a priority with the intent that this proactive inventory would provide staff with valuable proactive data about the current status of commercial buildings. This data should inform prioritization of City funds for incentive programs, proactive enforcement efforts, and educational efforts aimed at assisting private commercial building owners in preserving these historically significant buildings. The desired outcome of this project is to further efforts toward creating more vibrant, livable,and safe neighborhoods by identifying and assessing substandard commercial buildings. The project will inform a comprehensive, neighborhood level, enforcement/revitalization plan which will in turn lead to increased investment, enforcement, and resiliency in downtown neighborhoods. A significant plan outcome will be to further affordable housing opportunities, equity, and neighborhood revitalization best practices specific to the project area, all of which are encompassed by values outlined by City Council and Imagine Dubuque 2037: A Call to Action. 5,� 1.0 EXECUTIVE � ' rKOCESS The project includes a comprehensive and coordinated as part of the project was stored in GIS for future usage. enforcement and revitalization plan for concentrations Inspectors evaluated what was visible from ground level of substandard conditions within the project boundary. and public property (streets, sidewalks and alleys). Each The team began by coordinating with the Technical building side was evaluated separately; front, back, right Committee to brainstorm ideas and collect resources to and left where visible and accessible. inform ideas, resources, and additional capacityto inform the causal conditions and revitalization plan. The project Each building component was evaluated as separate deliverables were intended to be in a concise, easy-to- elements: read format that would identify clear and attainable • Storefront strategies to foster personal and financial investment • Siding in areas suffering from substandard conditions. The • Structural Elements Technical Committee input identified what information • Entryway Flooring, Roofing to gather and include in the site data collection process. • Chimney Performing the site assessments was a large repetitive • Soffits/Fascia task including some trial and error on the best way to • Decorative Cornice collect data and plan for consistency from reviewer to • Gutters & Downspouts reviewer. Executing this project has required the use of • Windows a variety of experience levels, skill-sets and specialties. • Doors The project requires the organization and analysis of a • Awning/Canopy large amount of information, experience with historic • Porch/Balcony/Deck preservation, years of experience to identify deficiencies • Stairways in buildings, and understanding underlying condition • Other issues. Knowledge of property owner motivations and dynamics that exist within a neighborhood or district was If a building component was encountered that did not also key in arriving at strategies and solutions. fit in these categories, it was evaluated under Other. Each type of material present on a building was also A Technical Committee was assembled by the City to evaluated separately. lend local knowledge expertise and resources. The committee helped inform and review project activities The condition of each material was categorized into and work products. Good, Fair or Unacceptable. Generally, building materials in sound condition with only minor repairs The Committee consisted of: needed were classified as Good. Building materials • Cori Burbach, Building Services Manager with moderate deterioration were classified as Fair. The • David Johnson, former Building Services Manager Unacceptable category was utilized only when that • Nikki Rosemeyer, GIS Coordinator/Analyst material or element was determined to be in violation • Jeff Zasada, Commercial Building Inspector of the International Property Maintenance Code (IPMC). • Gary Blosch, ADA Inspector To be considered a violation, the issue must be blatant/ • Crenna Brumwell, City Attorney obvious and well documented with photographs as part • Wally Wernimont, Assistant Planner of the assessment. • Ed Raber, Dubuque's True North Development Corporation To help consistency between field observers in assessing • Jill Connors, Economic Development Director buildings, a 'beta test' was conducted where inspectors • Maurice Jones, former Economic Development assessed the first handful of buildings as a group to drive Director consensus on both condition and cost of needed repairs. Another method used to create uniformity was a Cost 500 commercial buildings were evaluated by 4 field Data sheet that field inspectors carried while evaluating inspectors from August 13th, 2019 to January 31, 2020. buildings. This sheet identified costs for typical modern Assessments were completed on handheld devices using and historic building materials based on severity of repair a survey developed by City staff and the consultant in the required and approximation of the material quantity. 'Survey123 for ArcGIS' app by ESRI. All data collected .� <. 1.0 EXECUTNE SUMMARY PROJECT SCHEDULE PHASE ONE FEBRUARY 14, 2019 PHASE 1 KICK OFF MEETING WITH PHASE TECHINCAL COMMITTEE FEBRUARY 14, 2019 -APRIL 3, 2019 ONE PRELIMINARY INPUT FROM TECHINCAL COMMITTEE AND RESEARCH PHASE �NE APRIL 3, 2019 FINALIZE SITE ASSESSMENT PHASE SHEET TEMPLATE APRIL 3, 2019 -AUGUST 9, 2019 ON E DEVELOPMENT OF FIELD SURVEY AND PROPERTY MAP PHASE ONE AUGUST 13, 2019 SITE ASSESSMENT'BETA'TEST PHASE AUGUST 13, 2019 -JANUARY 31, 2019 ONE SITE ASSESSMENTS PHASE ONE SEPTEMBER 9, 2019 MEETING WITH TECHINCAL PHASE COMMITTEE �ANUARY 15, 2020 TWO PHASE 2 KICKOFF MEETING WITH CITY STAFF PHASE TWO APRIL 13, 2020 -JUNE 12, 2020 REVITILIZATION PLAN AND PHASE ASSESSMENT REPORT MAY 20, 2020 TWO 75%REPORT DRAFT MEETING WITH PHASE CITY STAFF TWO 1UNE b, 2020 PHASE 95%REPORT DRAFT TWO JUNE 8, 2020 � �' TECHNICAL COMMITTEE PRESENTATION PHASE TWO JUNE 15, 2020-JUNE 19, 2020 PHASE REVITILIZATION PLAN AND ASSESSMENT REPORT �ULY 6, 2020 TWO CITY COUNCIL PRESENTATION 7� 1.0 SUMMARY OF FINDINGS Macro Causal Conditions — As with any community Micro Causal Conditions — We view Micro Causal or neighborhood, there are many layers. There may Conditions as those that are created by the situation be overarching or underlying issues that can affect an surrounding the individual property regardless of a entire set of buildings or property Owners. These include macro overlay. There are a variety of reasons why a pockets of varying cultural density, historical presence property may fall into blight or disrepair on a case- of a controlling factor or factors, a multi-property/ by-case basis — an absentee landlord, an Owner may business owner that pulls an entire neighborhood a become ill or unable to properly address issues, elderly particular direction, local/global/regional/national property owners may not have the energy or means, a economic factors, transportation, defining geographic property could be wrapped up in an estate, a particular or geologic features, etc. Each Causal Condition in the site may have geologic anomalies to its neighbors, etc. following section is accompanied by strategies which We have identified as many of these as possible and could suggest next steps or policy created by various city developed strategies to mitigate or navigate individual departments, local Commissions/Boards/Committees, property circumstances. City Council and likely County Agencies. The Macro Causal conditions have been determined by trends As with any causal condition, we can only rely on the when overlapped. Extensive GIS data that the City of evidence in front of us. As such, while factors may point Dubuque has compiled through the years has revealed to a certain macro or micro causal condition, the real several analyses that became useful to not only map cause may be something else not available in the current the geographic location of building deficiencies but to data. Just because a property is located in an area with cross-compare deficiencies with income, demographics, certain demographics, does not necessarily mean that length of ownership and many other aspects. demographic is the cause of the deficiency, let alone that a deficiency may not exist for a particular property at all. QUICK STATS THE MAJORITY OF BUILDINGS WINDOWS ACCOUNTED • ARE FOUND TO BE IN GOOD FOR 41%OF ALL CODE • CONDITION, REQUIRING VIOLATIONS AND 1/3 OF ONLY MINOR REPAIRS. THE TOTAL ESTIMATED REPAIR COSTS. • OF BUILDINGS REQUIRE NO �� TOTAL ESTIMATED COST � VISIBLE REPAIRS. � FOR ALL REPAIRS. OF BUILDINGS HAD ■ ■ • ONE OR MORE IPMC ■ ■ 4 PROPERTIES WERE FOUND • VIOLATIONS, CLASSIFIED � � BE TO UNSAFE STRUCTURES AS "UNACCEPTABLE". ■ ■ ACCORDING TO THE IPMC. � 1.0 EXECUTIVE SUMMARY RECOMMENDATIONS OCREATE A CODE ENFORCEMENT PLAN THAT HAS A COMMUNITY FOCUS Public Meeting: • Every year, the city hosts a public meeting to briefly explain building code compliance, how it's enforced within the city, and incentive programs available to help with building repair and maintenance. Advertise the upcoming community repair day. Community Repair Day: • Partner with local organizations to provide help to elderly residents and others in need of assistance maintaining their buildings. Consider providing one free pass to the local landfill or a special garbage pickup. Code Compliance Assessment: • Every 5 years, repeat the Downtown Commercial Building Assessment- with city staff if workload can be accommodated or hire a consultant. • The assessment project should be completed AFTER a community repair day, with the goal of minimizing deficiencies and violations. Complaint Response: • The city will continue to respond to citizen complaints about building deficiencies. Citations: • Issue citations as outlined in section 5.0 Next Steps, preferably with hand delivery of citations by city staff who explain compliance options to the Owner. QREVIEW DEMOLITION PERMITS FOR ANY BUILDING OVER 50 YEARS OLD, IF ARCHITECTURALLY SIGNIFICANT To prevent loss of historic buildings outside of conservation districts and local historic districts, consider implementing demolition permit review for any building over 50 years old, if the property is of "architectural significance" as defined by the city's Historic Preservation Ordinance. Initial review could be done internally by city staff, with only special/unique cases going for review by the HPC. ALTERNATNELY Expand conservation districts to include all National Register Historic Districts not currently or not fully within a conservation district including: • Dubuque Millworking, Washington, Washington & E 22nd, Seminary Hill, Holy Ghost, and Fenlon Place QCREATE A WINDOW REHABILITATION PROGRAM Modify an existing incentives program or create a new one to tackle the largest violation issue. Require compliance with the city's Architectural Guidelines to help ensure that historic windows are repaired or replaced appropriately following the Secretary of the Interior's Standards for the Treatment of Historic Properties. Include proactive measures to deter vandalism like: • Improve lighting in alleys — consider expansion of the Neighborhood Enhancement Lighting Program to include commercial properties. • Consider protective window films like ShatterGARD. • Repair broken windows quickly to prevent what security practitioners call "broken windows theory" - where one broken window entices vandalism of others in an area. 9 ► 2.0 :NTIFICATION AND A� - - - �T PROCESS METHODOLOGY Each type of material present on a building was also evaluated separately. For example, brick walls were evaluated separately from limestone foundation walls, Cate orizing Buildinp Condition but both are considered types of 'Siding'. Similarly, wood siding, vinyl siding, steel siding, CMU, stucco and 500 commercial buildings were evaluated by 4 field concrete are other examples of types of Siding evaluated. inspectors from August 13th, 2019 to January 31, 2020. Assessments were completed on handheld The condition of each material was categorized into devices using a survey developed by City staff and the Good, Fair or Unacceptable. Generally, building consultant in the 'Surveyl23 for ArcGIS' app by ESRI. materials in sound condition with only minor repairs To help consistency between inspectors in assessing needed were classified as Good. Building materials buildings, a 'beta test' was conducted where inspectors �'�'ith moderate deterioration were classified as Fair. The assessed the first handful of buildings as a group to drive Unacceptable category was utilized only when that consensus on both condition and cost of needed repairs. material or element was determined to be in violation If an inspector encountered a unique building feature, of the International Property Maintenance Code (IPMC). material, or anomaly, it was discussed with the group To be considered a violation, the issue must be blatant/ and city staff as needed and consensus reached on how obvious and well documented with photographs as part to treat the feature when encountered in the future. of the assessment. Inspectors evaluated what was visible from ground level Specific information related to categorizing building and public property (streets, sidewalks and alleys). Each elements is discussed on the following pages. building side was evaluated separately; front, back, right and left where visible and accessible. The front side of a building was based on the street address. Each building component was evaluated separately: • Storefront • Siding • Structural Elements • Entryway Flooring • Roofing • Chimney • Soffits/Fascia • Decorative Cornice • Gutters & Downspouts • Windows • Doors • Awning • Canopy • Porch/Balcony/Deck • Sta i rways. If a building component was encountered that did not fit in these categories, it was evaluated under Other. Where heaved sidewalks were observed as a tripping hazard, these were placed under Other. Atypical features like gas station pump structures, large signage mounted to buildings, etc. were not evaluated specifically. Inspectors were instructed to note these under Other if feature posed an apparent risk to life safety - however, none of these were encountered during assessments. .�. 2.0 IDE� CATION AI ASSESS NT PROCESS STOREFRONT • • � � - . . . . � � - . - - , �:.��.;� �� i. � .;':�.`-:^ _ � i k.`'.."'�� ,.. „r.�-`^-C r _+ L. • -_� ' � .i r.� � '�.... ��*� �, { ` r 'i' ' �, ' � _ _-- __ .�r , ,�-� " _ ��.I r., � ��I !��! ,ry' ,�.�_ _�t '�E� 4 '� � � � �.:)':.'.1 � .�� =_� .;��.;T.,�:��=�` � �l �� . ��,'!�`��111b��f�1��r�±��I��7Ttrrrr Overall condition of store- Storefront windows, bulk- Violations in accordance front windows, bulkhead head and/or transoms with the International Prop- and/or transoms are in show some deterioration. erty Maintenance Code sound condition. (IPMC) including broken or Moderate repair work cracked glazing, loose Minor repair work like like trim replacement is materials, and holes allow- painting may be needed. needed. ing water to enter the building envelope. Replacement or resto- ration of wi ndows may be needed, but glazing is not broken or cracked and deterioration is not severe as to create holes in the material. �� ► 2.0 :NTIFICATION AND A� - - - �T PROCESS SIDING • • � . . . . � _ - �-�-��___ � � : -�--.` - -�� -- :s�, . . . ' . �' �y __ . e,epwwr :a�..� �:. .e 4 ' 'I 4' _ � — �.�- ' • . '�� .. I ' � � Y �• ' ...{ _ . u��._ _ -- - - . �' . i� . .. �� _... 9. _ � '+ � � ��.'� �_� .�.-�� . J. � � ` _ � �1. �� sa- � , =� . _�.:" - . � .� - � .�.�.. ..�..�...�.. �. �...� _ ._. _. _... ..._ _.._.. _ ._ _ . .�.�..�..� . . rior wall material is in some deterioration. with the International Prop- sound condition. erty Maintenance Code For masonry, medium crack- (IPMC) including holes, Minor repair work like ing may be present and breaks loose and/or painting may be needed. more than 10% of the rotting materials. Walls out masonry surface needs joint repointing. of plumb or those that For masonry, minor crack- allow rodents/pests to ing may be present but no Replacement of spalled enter. spalling and 10% or less masonry may be needed, of the masonry surface but masonry is not loose or Major spalling and deteri- needs joint repointing. dislodged. oration creating loose or unsupported masonry. Siding may be deteriorated Sections of masonry miss- but not to the point where ing. holes are created in the material. .�. 2.0 IDE� CATION AI ASSESS NT PROCESS STRUCTURAL ELEMENTS • • � . . . . � � , - . ; .. � � � - � � -- �:�;.� _ � � �� _ r; e.- -..�� ,�:��..:,�.,: .. � /' _. _ � � 4+~ � �w-.4.{' - _ _ .�.. � ;?,.,�{�`. �.. r� � f -- • �. ;' r:...�::_i �_.�. �" ,-� y.. `� �;�s' ,�: :� :R�� .� ~��.: ' %F ' ,�•,. �� >.. i. } ;'�r' , . i ..x., c _ ��.Y.:,...4,.g;�,;-. s' . � �_�.;.:'. .'. . � �. , .. . .�%-r{�,+��I�� t,,.. �y.. . •_'S—'iti'"`:..•'�r: � -�` - . ' ��r: .r ' r- � � .:,,. � .�;1��.�3?:r:�.� 7�ti�..�. `�``�-:�,i�;l � . '.� " r :�'V ^�$':�� '�' � , �: �" . - � � ��`r;��,_ .F ,. ',�.-. '��-y �., y a ,r {:,, ;x:s �,* �` :::�. -.�:�:•.. .�_ . s- �:=:, �:1. , --�_N�, 'f.�-'.. y ''� �..�' . . iJT��.._ ��2.'iY��':'•.. 6.^...��_ exposed beams and columns show some dete- with the International Prop- columns are in sound rioration. erty Maintenance Code condition. (IPMC) including exposed For steel or cast iron, rebar or severe deteriora- Minor repair work like moderate to extensive tion that has appeared to painting may be needed. surface rusting may be compromise the structural For steel or cast iron, present but not to the capability of the member. occasional spot rusting point where holes are may be present. present. For concrete, minor crack- For concrete, medium ing may be present but no cracking and minor spall- spalling. ing may be present, but no exposed rebar. 13► 2.0 :NTIFICATION AND A� - - - �T PROCESS ENTRWAY FLOORING • • � � - . . . . �� ►�� µ� -.� � ; . .. � � , _ .. � � �: ,. .,�.. . . - . . . .. � . � , �;.''�,�= _==:,F��.; _ � , . �-....... n �.�:.',";:: :. -�=-•:---:.,.�o-��:;.' y �3�'k 4f. _.-,. � _ 0. ��>: `-6 �" � , , .�,�` :�'� ��'-`�I� �`� ' -... , • � :.�� ;"- :� -- .....► --•- �e``` �- � -�:� ' _�_ - l � .�: ::�_... - _. f:, . . �V � .r4:' '�.�'. . r f � �,��r 1 � Overall condition of floor- Entryway flooring shows Violations in accordance ing at building entrances some deterioration. with the International Prop- are in sound condition. erty Maintenance Code Cracking or minor (IPMC) including settling For mosaic tile, small settling '/2" or less may over '/�" and loose or miss- sections of grout may be be present. ing flooring material that missing. creates a tripping hazard. For mosaic tile, some tile may be missing but not so much as to create a tripping hazard. .�. 2.0 IDE� CATION AI ASSESS NT PROCESS ROOFING • • � � - . . . . � � ^ y e � �`Z_�� _ .�.' . i�� — ' . . 1 � '2 �� --.�� '.♦ .�..�r--�� '� �r, � -,-�--__ s� , r r �, ' . •,'' -�-:-._,_��.:_ ��; �'`�� ----,-,—.._ '--� "�`�, ,' i �T�i.' , �/ `�.:i ? �� y�, 't: �{ �°�� — � , �R � � � • ."� - '`�i/ , ..,, ,� . . , . . , , ; � ,.�., • i i . , ,, . , � _ ' ��,'` *� ,�, , _ ,. �-'E7 � _ .. _ . � � � . � . . � � �� : /' f `�„ ,,.,. _,,. y�- surface appears to be some deterioration. with the International Prop- sound condition. erty Maintenance Code For asphalt shingles, (IPMC) including holes or Flashing appears to be some delamination may missing sections of roof- adequate. be present. ing. Roof material and flash- Flashing is missing or ing may be at end of life appears to be allowing expectancy but does not water to enter the building currently show holes or envelope. missing sections. 15► 2.0 :NTIFICATION AND A� - - - �T PROCESS CH IMN EY • • � . . . . ��., _ - ��.: --, ��. , _ , , ,; _ �, - - � � -� ;. _ << . ��'`�' , :``� � '�'� ._ - �- ��','►� � \ `Y;' "-��_y �`.. . �\\:'.� =�``�� ,,,,'�-' '` �\ . ..�� . .a�_ - , } .:��___..� ney is in sound condition. rioration. with the International Prop- erty Maintenance Code Minor cracking may be Stucco may be missing or (IPMC) including tilting out present in masonry or spalled in sections, expos- of plane or insufficiently stucco but no spalling and ing masonry underneath anchored/secured to the 10% or less of the mason- but no masonry is missing building. or loose. ry surface needs joint repointing. For masonry, medium crack- Loose or missing masonry. ing may be present and more than 10% of the NOTE — no chimney viola- masonry surface needs joint tions were observed as repointing. part of this project. Replacement of spalled masonry may be needed, but masonry is not missing or loose. .�. 2.0 IDE� CATION AI ASSESS NT PROCESS SOFFITS/FASCIA • • � . . . . . . �� f � _ - ;� � � - -- �.: �' A A ' . � 4 '� � � 4 � ,>,c� � _ p _ r, . � �., _�...: _ -_ ��_��. � y '` t - �'s . � =r '_�' �y — —._... __.._...._.. _. __.... __.... _. ._.__._. _.._.._ ._._..._.._ ... —.---._._...-- and fascia are in sound some deterioration. with the International Prop- condition. erty Maintenance Code Moderate repair work (IPMC) including loose or Minor repair work like like trim replacement is missing material and holes painting may be needed. needed but no sections allowing water to enter the are missing or loose. building envelope. Deterioration is not severe as to create holes i n the material. v► 2.0 :NTIFICATION AND A� - - - �T PROCESS DECORATIVE CORN ICE • • � � . . . . . � -- � � ��a ,.. ��. �� `' c({L) "'\ , � ��,��\� �.` 1 --_- ��f _ `t``� ,� � '� ��MM�N�M��,�� = �� , , - � �° �� .� . I � � A� " � - , . . , I� = , , � ��` u . .. � � � '�_:^� _ �_ __ ;'� `'( ��:t�`� ;._ __� -� -- v� `•'' •.�'�, _ , - _ � �� f✓ � . �' �y�� =�-_ -�+--�,r z--� �--_�' - �r � � � \:.. _.._. . __- -== '�ta�� ":-:� �I� Overall condition of deco- Decorative cornice shows Violations in accordance rative cornice appears to some deterioration. with the International Prop- be in sound condition. erty Maintenance Code Moderate to extensive (IPMC) including improper- Minor repair work like surface rusting of inetal ly anchored cornices, painting may be needed. and deterioration of holes or missing sections wood may be present, that allow water to enter For metal cornices, occa- but not to the point where the cornice or wall below. sional spot rusting may be holes are visible. present. NOTE — no decorative cornice violations were observed as part of this p ro j ect. .�. 2.0 IDE� CATION AI ASSESS NT PROCESS GUTTE RS AN D DOWNS POUTS • • � � - . . . . ,..:=� - .�+....�;� � --' ._, -.,+�'..` .. , _ �:..�•.p.�:�.. =� ;ti , �� \ J��t � � "}��"��*�� • �� -�-�,•^ �'� +��`�� _� ,--- `� `:'�r} �_a'..: � �k�-�a . .��f= � y ti �.9!��I�T 0.�' w L.}��r11�� 4 - � .�%*�:�— __ �__: � • ,,..�� _ ' +�,�� 1�...'�;:. . :i� a0� . i�s:� l..�;.: 'ti� .�: _ .��, �,� �.� ;� �� .. �. _ ..:.�� :� ___ � �`� - a , ;.;� � _ � �.;� _ ,�. • a;; _ _ .` �.�� , -'�- ;,,` R � �. � _�" , � ''� _- . — -�-�e. ..r . ..,� arr i8 w�n - ,. �. _ -. _:,�;';� `� _ �:' �,t5+�� ' .. -t, -__- -�=`�p,� �;,=�:- - ... �.. . . - ;� :,: �. � °� y � -, -.- _.. �,;�� `' .a;a,: �� _ . �"A�� , . Overall condition of Gutters or downspouts Violations in accordance gutters and downspouts show some deterioration. with the International Prop- appear to be in sound erty Maintenance Code condition. Moderate to extensive (IPMC) including loose or surface rusting of inetal improperly anchored Minor repair work like may be present, but downspouts or gutters. painting may be needed element can still sufficient- and occasional spot ly carry water away from Missing downspouts or rusting may be present. the building. gutters that do not suffi- ciently carry water away from the building. 19► 2.0 :NTIFICATION AND A� - - - �T PROCESS WINDOWS • • � � - . . . . ��,�� -�----�--� -_ . � _. __ { _ -=---.._ -� � '� _ � - �, � = -- : � _ ; . : � - �.'-� i� � . .: �.. � '�� . ' ��('�.1� ... .�1.. � � i i.. , ` . I r f ' . .. - � .. ... i i . .. ,. :.'._,. :- —_ � .�� — _ ' _ _�y�+a Overall condition of Windows show some dete- Violations in accordance windows are in sound rioration. with the International Prop- condition. Replacement or restoration erty Maintenance Code of windows may be (IPMC) including broken or Minor repair work like needed, but glazing is not cracked glazing, loose painting may be needed. broken or cracked and dete- materials, and holes allow- rioration is not severe as to ing water to enter the Where windows were create holes in the material. building envelope. boarded over, the condi- tion of the covering (ply- Windows remain weather For glass block windows, wood, etc.) was evaluat- tight. broken/missing sections of ed. glass where the interior For glass block windows structure of the block is only, minor cracking may be present, but the structural exposed or where the capacity of the block must structural capacity of the still be intact and no glass is block appears compro- loose or in danger of falling mised. out. �0 2.0 IDEI� CATION AI ASSESS NT PROCESS DOO RS • • � � � � � . : :l� _ _ . � � ,r�,-� � � _ �� -�_�_ � i � -- F , ., � � � ,; j� -- � , . . _- _ � G f� _ � ,` �� ;� � � . , _ _;�: ,; ; �ti-,: ��,� _ I _ . � r � �� I �� + 'F��', . �,�� f �' ' ,� 4 � �� k ,`�� —�` ' ��. � �. �- _ _ ' E ��'_ - r� � • .. . - ._� j ;�,--�� ^ � ,i il • �.L�� —- I �1 �� ti.�.€ t i +•+��rr.�._ � � i i � �1� i' � q;.� _ ; ��,,-.,; � � �, � 4� � ��- � �y. �.. § � _ ; �4° _.., � � �� i --- � _� tir ..--' _- - ��€`.� �:: �j }''= ;� _;__ -: -_ • . _--µ�s�',.:;=;.. i� .,�� . �� ,:-� -. _�,��,_._�;�_:�.;.ti-�,'4�� - 1 � ' � ' "�-. •-� `�� lrr� �-i�_' I�'�=-'rs3_.'� � ��-.-�• . ,��-� �--•.. � - � � .ti Y/►� iv ��a�4:�,��:�,'i...�+-'_ ., 6 � r�� `� e F ' � .�e+.+� ir�f �. —_' _...�� r Cr� Overall condition of doors Uoors and hardware Violations in accordance and hardware are in show some deterioration. with the International Prop- sound condition. erty Maintenance Code Moderate to extensive (IPMC) including missing Minor repair work like surface rusting of inetal door hardware, broken or painting may be needed. and deterioration of cracked glazing, and wood may be present, doors that are no longer For metal doors, occasion- but not to the point where weather tight. al spot rusting near the holes are visible. bottom may be present. Doors remain weather tight. 21 ► 2.0 :NTIFICATION AND A� - - - �T PROCESS AWNING/CANOPY • • � � - . . . . �' �f � -�:�� - - �- - _ --- - � �� . � - , �. �_ �: .�� 1.. ■� _ � '��'� �.� � :R' �� r '�'� '� !� ��. �,� -- — ;�,; ., r� �__ � � I`l ',6 e _ � --...� -�1- .,--: ., � j ._. awning or canopy are in some deterioration. with the International Prop- sound condition. erty Maintenance Code Metal frame may have (IPMC) including loose Minor repair work like rusting and wood frame materials, overhang exten- painting may be needed. may have deterioration, sions that are not properly but not to the point where anchored or where struc- the support appears struc- tural supports appear com- turally compromised. promised. Fabric may have tears. Awning or canopy is securely anchored to building. �2 2.0 IDE� CATION AI ASSESS NT PROCESS PORCH/BALCONY/DECK • • � . . . . a � ,�, i �1 ,.� k`�� .,,.... • . � � �. - _ � -' � - - — '� �� + � �`�' � " � � lo � � � - ' ��"� . _ = .1•�� '�-' � ,� ��. � ~ - .��F�i -�.,� -_ � � �� ,. / � .,- �� . �� - .__�: .� ` , •- _ � T�r3Y �� "�^� - ��t��"Sr��•, ��•' +� -� i — I �w.� . �'�s��'�? "'•tr"v;!��g`�:,_ � porch, balcony, or deck shows some deteriora- with the International Prop- are in sound condition. tion. erty Maintenance Code (IPMC) including loose Minor repair work like Metal structure may have materials, where the painting may be needed. rusting and wood struc- system appears structurally ture may have deteriora- comprised or is not secure- tion, but not to the point ly anchored to the build- where the system ing. appears structurally com- promised. The porch, balcony, or deck appears securely anchored to building. 23► 2.0 :NTIFICATION AND A� - - - �T PROCESS STAI RWAYS • • � . . . . � - ` y';' . ��W� � - ' - 3'.�-,d - �f ; . -t ___ •: �p��l y.. . � a�' -�'�i � w�� L�t i ��ww��++ , �' ��'':`. .. `:��$� — - —�! _ -,�' '�'��,-�,;.x,�..�j:_.,. , . '+l F . ;y�:, �� ' :: �'�,. k. _ I I _.f_. ' - , -` . � �� . _ - �:` -_ .. ,;,.,,: '� -,�.�� - �,: � '..;.;: . �� ,� _ r�� • � , .�, .� ��.. � � � � � t � - ' ��' -- ,. � Q�,,Y . - 'ti., . � . . . }'� j�.��'^�":':,.. f' ��.;,, - . � t . "�f?�k`''. ..:�;. " _ f� • ,�: ,^.4�.:.::- .. . . � r :°�-": � ^.e:"-�. � . . �r'�5� . . ��' � t.�.'n ~�`� _ + ;�:.'•'w:z:. . .•��;� -M ;:�� i 5.•t � .:_'•.,� �..; ..nr.:" •�.,4'�� . . � . - ; �i�i.. :^��§'" ` �'s=r.. .�:.. ..� i..�.l:�: ' , '"N�S4.:1•„^• .'A'�4r•<'1`y . . 1,.�. �¢ Z aM r 4 . d� � �5 :',l`a , , ` "��'r;' l'.�:�• .�,•'i� .}��_f . +h-i� �J�-:��'�� r[ �y',}!:��y::;�_:.,:'i' .�::. . ` 1'v �y; ..t'.:.: - .t'�••� . � ��j�',r �`� L .:�.:'{�l.• "j1-.. ��.. .�:` \ . . ' f ..._ �' .M1�:�.,r. ... �� ;�. . � �� r '�rl. .. . rT .. - ....;. °�l a _ . :��...9.� _ �r's�:�:.t-r'��Y'.' .��.�w-'r.`�C�..:P.: Overall condition of stair- Stairway or ramp shows Violations in accordance way or ramp is in sound some deterioration. with the International Prop- condition. erty Maintenance Code Metal structure may have (IPMC) including handrails Minor repair work like rusting and wood struc- that are not firmly painting may be needed. ture may have deteriora- fastened, materials that tion, but not to the point are loose, steps that have where the system settled, or systems that appears structurally defi- appear structurally defi- cient. cient. The system is securely For concrete, spalling that anchored to building. creates a tripping hazard or exposed rebar. �� 2.0 IDE� CATION AI ASSESS NT PROCESS DETERMINATIC�N OF COST Once building condition was determined for each element, a preliminary cost was assigned if that element required any repair. To help keep cost determination uniform between individual field inspectors, a Unit Cost Data sheet was created that each field inspector carried while evaluating buildings. This sheet identified costs for typical modern and historic building materials based on severity of repair required and approximation of the material quantity. Many buildings that were evaluated are either listed on the National Register of Historic Places (NRHP), are a contributing structure to a local historic district, or may be considered eligible for listing on the NRHP. It is important to note that most of the building elements evaluated would be considered character defining features and finishes. As such, repair of these elements should follow the Secretary of the Interior's (SOI) Standards for the Treatment of Historic Properties. Repair and replacement costs were determined by best preservation practices that follow the SOI Standards. For example, if an historic window is extant but the condition requires replacement, the cost for replacement is based on a custom window that matches the historic in material, arrangement, pattern and profile as closely as possible. If a modern window (vinyl, fiberglass, aluminum) requires replacement it is typically not required to 'go back' to a historic appearance. Therefore, costs are based on replacement of a similar 'modern' window. 25 DUBUQUE UNIT COST DATA HISTORIC NON-HISTORIC GOOD FAIR POOR GOOD FAIR POOR Unit Foundation $30 $80 $200 SF Good: 10%or less repointing,no block/stone missing,minor cracks. Cost assumes 10%repointing per sf Fair: 50%or less repointing, medium to large cracks,no foundation movement. Costs assumes 50%repointing/crack filling per sf. Poor: over 50%repointing,major cracks,noticable movement. Costs assumes complete repointing and foundation repair Masonry $25 $70 $160 SF Good: 10%or less repointing,no brick spalling,minior cracks. Price assumes 10% repointing per sf. Fair: 50%or repointing,minor brick spalling,medium to large cracks,no brick movement. Cost assumes single brick replacement and repointing 50%of all joints per square foot. Poor: Over 50%repointing and or major brick spalling,large cracks and/or masonry out of plane at cracks. Bowed facades. Cost assumes complete replacement of brick and repointing. General,Non-Masonry Structure(Steel,Rough Carpentry/Sheathing) $1,500 $5,000 $12,000 $1,000 $3,000 $8,000 EA Good: Minor repair including painting, Fair: minor structural adjustments including column shoring,anchorage Poor: lateral and/or vertical movement,requres replacement or major structural work Non-Masonry Cladding $4 $20 $50 $3 $8 $12 SF Stucco for historic;Wood or fiber cement siding for non-historic Good: Paint,or caulking Fair: minor patching;replace 10%or less of cladding Poor: Rotted and or large areas of missing cladding;or replacement. Thermal and Moisture Protection Doors: Not including storefront $500 $2,000 $3,500 $150 $400 $700 EA Good: Minor work including painting,weather stripping Fair: Minor work including the above plus broken glass,reglazing,Harware replacement Poor: Rotted frames,doors,or anything requiring replacement or major restoration of materials. Windows $100 $1,500 $3,500 $200 $400 $700 EA Good: Minor work including painting,weather stripping Fair: Minor work including the above plus broken glass and reglazing Poor: Rotted frames,sashes,or anything requiring replacement or major restoration of materials Storefront: Includes front doors $25 $70 $110 $10 $30 $65 SF Wood for historic;Aluminum for non-historic Good: Minor work including painting,caulking Fair: Minor work including the above plus reglazing and minor trim replacement Poor: Rotted frames,broken/missing glazing and panels,or anything requiring replacement or major restoration of materials Equipment,Accessories Wood Trim,Soffit/Fascia $0 $3 $7 $0 $4 $20 LF �6 1x8 wood for historic;perforated aluminum soffit for non-historic Good: No work Fair: Minor work including painting,caulking Poor: Rotted trim,missing sections of trim/fascia/soffit requiring replacement Cornice Repair/Replacement $100 $250 $500 $50 $125 $160 LF Assumes standard prefinished metal flashing/non-historic facades Good: Assumes painting,minor holes filled Fair: Assumes minor repairs due to rust,reattach where loose Poor: Assumes replacement and/or major renovation and repair Visible Roof $0 $8 $15 $1 $3 $5 SF Slate,clay tile and wood shingle for historic;membrane for non-historic Surface appears in good shape,little to no damage;flashing appears to be Good: adaquate Fair: Surface and/or flashings need minor repair;50%or less life expectancy left Poor: Roof appears to be at end of life. Flashings are missing/damaged;major repair work needed and or replacement. Awning $10 $150 $230 $10 $140 $200 LF Fabric for Historic;non fabric for non-historic Good: Minor to little repair;paint frame Fair: repair rips in fabric,hardware replacement Poor: replacement of fabric/frame Gutters and Downspouts $5 $16 $25 $3 $10 $15 LF Good: Gutters attached;minor dents or imperfections Fair: Gutters loose,downspouts need reattached,larger dents Poor: Gutters/downspouts falling off or missing, Entryway Flooring $0 $25 $50 SF Mosaic ceramic tile for historic Good: Minor to little repair Fair: Repair broken/damaged tile,regrout Poor: Replacement of tile Stairs(Steps) $2 $15 $50 $2 $30 $100 SF Wood for historir,CIP concrete for non-historic Good: Minor repainting,sealing of cracks Fair: Minor concrete patching or individual wood tread replacement Poor: Structurally unsound,deteriorated framing,spalling concrete Z7^ 2.0 :NTIFICATION AND A� - - - �T PROCESS �IMITATIONS ON ASSESSMENT PROCESS Determination of building condition and associated cost is relative to each field inspector on the specific day the building was observed. Every effort was made to build consistency between individual inspectors, but ultimately it was each individual's professional judgment as to what constituted a violation or deficiency and the associated cost. The information comprised in this report is based on observations on the date the building was assessed. Various buildings were observed to be undergoing renovations, as such some violations or deficiencies noted in this report may be already remedied. Inspectors evaluated what was visible from ground level and public property (streets, sidewalks, and alleys). Some deficiencies near the top of buildings or on tall buildings may not be fully represented. For example, it is possible that some decorative cornices had violations, but because buildings were assessed from the public right of way at ground level no violations were apparent. Similarly, most commercial buildings have 'flat' roofs and were not visible from ground level. If each individual roof surface was inspected, we anticipate the deficiencies and associated costs for this building element would increase greatly. Cost estimates are based on visual approximations of square footage and quantity based on experience working with historic and modern building materials. Field measurements were not taken. The interior structure and condition were not assessed on any property. �$ 2.0 IDE� CATION AI ASSESS NT PROCESS THIS PAGE INTENTIONALLY LEFT BLANK 29h 3.0 FINDINGS DEFICIENCIES ,� � ��, ., � Heat Map � Hig�� Low � rn The above map shows concentrations of deficiencies - building elements classified as fair or unacceptable. These 'hot spots' are shown in an enlarged map on the following page. � 3.0 FI� NGS HOT SPOTS OF DEFICIENCIES �� 52 e1tiN�s� ��4C4 �1,5�Si f . � Y� EtiotNst NZ ��'� E�9SN Sj9�p Zc�y E�a�NS'(N � Si � . �.� +�...;� �15ZNSS �� •,-L, E�A(NSS ee �y '�J � F w � `^•� C 9L F St �' �`�tN SZ E��1N 9 � 09� �02 �� YJ��tNSS �� 52 2 s� F,. E ySNSt ti g v � �5tN5S V`1 A'(NSj � O ', �N ,' 61 �- Heat Map �� J,',�ryNp S,�` N� 9 �`SZ SS � / H��1� -- �� • Low �, _ _ . � The largest hot spot is an area boarded approximately by 11 th Street to 9th Street and Jackson Street to Main Street - in between the Millworking and Upper Main Street districts. The second largest hot spot occurs between 5th Street to 1 st Street and Main Street to Bluff Street - near the Cathedral and Old Main Street Districts. Other smaller concentrations of deficiencies are located along Central Avenue, near 6th Street and 15th Street. 31,� 3.0 FINDINGS VIOLATIONS � Heat Ma P � High � Low The above map shows concentrations of violations - building elements classified as unacceptable. These 'hot spots' are shown in an enlarged map on the following page. �2 3.0 FI� NGS HOT SPOTS OF VIOLATIONS ,` IILILLSI `VV`.•"' S �\�� 30 Ei E S T h C'F?',p�'5,�,� y� �O��S,� �S�`�VN y4O 99`�,�. �s��. � ��. F 2� ysy 2 s2 cf°2 s�, �St S � �ti1 v.� �9c+�1'Z� fo rFy�9y�F��02�f 2� ! 9p F �"S i `Fro ,�g1Ns� ��'S �� c1FRs. 9� n ��2-��yF p �� r E1AtNSS 9L F �1AtNS` t ��Rp£¢C 52 NA�IEF ST !�w[Lt St E��'tt,,t v 7- �� ALRfCNOSi � cusr sr r, �O's_ s E�bSNSS w � � E,5tN51 �4 2 w E�atN S1 y � � � 9G lL � � 9 '�i. �� Z v J ,ro2 yc� �n.. �y E,,�NSt '�.. 09 E,�.�NSZ �9.�NSS "� 52 Eat��` Heat Map � � S c� ya E�Ns 2�F �,BtNs� 9 � s` , H i g h 9y 9L�ySN � T '' v E SSNSS ro F (P� r. � � �N p 'J.LYf�RCS 5 T ��5•'7f S? 1 � m y� � � LOW f F-N't�� Rp .: �q The largest hot spot is an area located near E 9th Street and Jackson Street - in the Millwork District. The second largest hot spot occurs near E bth Street, between Central Avenue and White Street. Other smaller concentrations of violations occur intermittently along Jackson Street and Central Avenue. 33 3.0 FINDINGS �iero �ir Ri iii ni� ��c � � ;:'V', ;;'�V'; , , � ,- , , �,� �,� •� .��,, •.��`` �`` � �,` .,�� .� .� �.�, �,� � . , ��,� ��, � �`.� �:� •� � �``�� ,,� �� •`��`` � ,� �� ; � � `�� ♦ �' � . � � �i�� "�� `, ,�� • ��i ��s ♦ �� ;-� �� ``�, J� \� � ,y I � � • I � � � � 4� j � ♦ � i � � � � �J I I � / I � � % ��• �' t ♦ � � � � • ��i�� ; • �i�� J� � �� l � i•�« �� 1� ''� •• �' �J;. . '�� t'j �• � • • � �• � • • `� \ � � ` � 1 � �� \ • • � �� 1 � / � �i� j � i� / �i�� / /�� / � � I � � �� f • � \ � ! � \ 1 \ 1 1 1 � I � � 1 � � ,� � � � ,� ♦ \ ♦ � � � \ �`� �` ;� ; ��i �� a � DEFICIENCIES VIOLATIONS Vacant/Abandoned Buiidings � The above maps show the location of vacant/abandon buildings that have filed a Vacant Building License with the City, in an attempt to determine if deficiencies/ violations coincide with vacant buildings. Project Area ,� Somewhat surprisingly, vacant buildings do not appear to correlate with hot spots. :�: However, based on field observations some buildings not currently on file may meet the City's criteria for vacant/abandon buildings - which could make a relationship more apparent. Heat Map � High � � Low � 3.0 FI� NGS HISTORIC TAX CREDITS �'.':i5 PVE p �>PVE A �. ii�:i [IJ_.. � .I [u_...,,t ' � �,/ •• •• • • • • ♦`• �`� • •� s • .,a , . �`.. , . ��___ A,,� '��`� � �'--- �n�•� c ;�j , 'j� • , - ' , ; . � �• �� • • � • � � i ' , ;�• 1. ;• .. • � � � � � , �•• � . . =' a.i r, � �� • 'm�� • _��,. ,_ ...,.� .. . � , . • • • � �� • � lr' • � • �Jr'' ''�s � • S • f �� • • i � �� • � � � �� '� • � � ��Jy ` • • � � • ��` ��•,;� ,�'��` �_•� � � • • •=t �'� •� • `�• �� ' � • � . . •��' � ,' s��J G- %�� ,�j� �!� • �• •��r •'� � . ' �`� � ; ay ;y , • " :• ��4' ' �' - �;. _ �� •1; , ; ;,� i � l � k�5!!f g� �� K�5'llt, �� • JJ� • • • � � ��11 J �l ��,,� ' , ,```� ' �``,� ,`J �`� • � �� • � � �_� • . �„_��__" DEFICIENCIES VIOLATIONS Historic tax credit programs are an effective tool for revitalizing historic areas. Histori�Tax Credit Prvjects Out of 47 buildings in the project area that received historic tax credits, only 1 � building currently has a violation and 5 buildings have deficiencies. The date when tax credits were issued was not available, so some buildings that participated in the program numerous years ago may need more repairs again. Project Area „ Of the 50 total tax credit projects awarded in Dubuque, 80% (40 projects) were �_; within local or national historic districts. This illustrates the important role districts play in providing access to these important incentives. 35 R z n �i�inlN�� 5 �g�� City of Dubuque National Register Districts o Go�� tis ��,� � ti�< o� 9.pQ G��NqO� O� < � �� `z n LINDBERG �y�� Qm N o � EAGLE � �O ZgSN m2 A R�ES O m 5 3 vv� qN 04' > 9 LL ➢ O W W �5 • � > < �pG PFOS2ER � � �W ��v z �v 'Lc,�� t�` v' MERZ => � � -{ �� ys � ,o�t�`�{ENRY ¢ � ,cq EDMORE LN GP�I D � ..f. ZCo 29�0 �D�PR�g ��gON �� S ��FY oNRpE � �� cy��R M 'PLT ��G DIAGONAL 25�(� y 4 °'b � LMeo� o �0 � C � °r o < 'A� � G�� ?U � � G��F\��'� ,',,� � . ... 9O� ,Lp'(� ZA�N AP/�� a�OO ST�FFORO BOLEYN RD �'PG � 9-�p 9n,F �,�� DIXIE DR �O � i��! _ P cno � �m ,��, y � �`�� Q �7 �� / � ��FR�q Z �v Z2�0 �N�PST �� .!l Q kAUF 2c� c� ? �u M N m2� � NAPIER AN N y� �p9 21S( w ="' � � 2 w ? tii 6' ,a _ � � LO y 2i 2��N 2m ; D � wELL 2 . / \( � � � � o � ��ARK�� `�5� � �� "�� 8 -- � g o� � �� 2 � s, °� o a m 10 ��j � N� o z a�MONo � ^oqo �mm �� ,S�N �� ocusr �N SOti � �� Zm �m i �o O� K LEy OORGPN �� 16�� \��`N� a 6U�G �Q`l' �N � ��.��a�� m ��P G �.... W1C �� ,o � PNG� ,��CN D�z � �� Zm 11�N . o m A �� 2�N � � , � � 1�� c,�3Z�`"�� rr., �� .. � � �� 2 L�RP Z" ,, //=' . N O p 2 _ m .�N oL ��3 `�� o<`m� c �'p 1Z�N �f , � Mississippi River �� o < m 14� 2 G O -� �,� �y � 9sT �� 2 � G��S�� 15 `� o c � � 9�� i� National Register Historic Districts v !� N � v 1� �c o � �� , % o� T � �Cathedral 2>. ROSE P �z R` G. c'm m "n ��p, ��m 9<�G N� gU� �2 Dubuque Millworking �P � � "� � �� Fenelon Place m � 6-�N Zm a J �N �a Four Mounds m 2 = � �� $ Y Q a�N � 6�N o y �s Holy Ghost < UN��ERS�� D D m � " .�N �o \� 9 c�n �Jackson Park o � N A $�N �m Z 2m Nq � Langworthy o �° y � P $ m mo `.� � = m ° om z� y oy �` N�P� AqN m � Lock&Dam No.11 srN m�N�2 c MP�p�N ��pPP`R ��, = 3R �Old Main Street a �2 � �� io Seminary Hill Q__� MELROSE Q� �FE�E�'�� ZN'�� 11 St M2ry'S ChUfCh W � �0� 3 tz Upper Central Ave Z a � �S. � �MME�� }, �ST t3 Upper lowa Street N Q ��o \r N ia Upper Main Street �AN�WORTHY LqN�wORT � �r-�" i*� 15 W 11th St�2Bt SOLON� � _`---- HY MAZZUCHELLI �� u� � r� JO m o u, � �6 Washington � o \,,;-'� y � n Washington&E 22nd Y�,jyw REEDER w��TEN �pOGE � ,'�6 3.0 FI� NGS INFORMATIONAL MAPS . . � ,� . - v �„ � �: i � � � / CONSERVATION DISTRICTS URBAN RENEWAL DISTRICTS �, - i ISLAND rs � URBAN REVITALIZATION DISTRICTS CDBG TARGET AREAS In addition to local and National Register historic districts, the City has created other districts and areas as tools for revitalization. With exception of conservation districts, the other three encompass nearly all of the project area. 37h 3.0 FINDINGS AVERAGE INCOME �� _ .�_ � � - � � � � � . � i � �1 , � . � � DEFICIENCIES VIOLATIONS HeatMap The above maps show the average income of residents in an attempt to determine if • "��, deficiencies/violations coincide with income level. Nearly all of the project area falls � into the lowest category with average income under $41,000 annually. While some of � �oW the properties are owner occupied, many are not. Low income areas often coincide with disinvestment and blight, but the causes are complex and warrant more investigation. Census Black Graups 2D10 i�fe�a�e Irco•r:e2a�a While income certainly contributes to a building owners ability to maintain and improve � y 119.4GGTv 535,C•C� their property, we cannot determine the income of specific building owners. ` �&&.GC�QTo 111,C•G4 � �o4,C�C�C To 88,GCG �41 OC�O To c 4 GCC 17 QQO To G 1,�L�G 1� 3.0 FI� NGS CULTURAL DENSITY ;�� ,-; : ; , , ;- ; ,- , , , ., ., ,, ,, . . , . ., ., ., ., ., ., ., ., ., ., ,, ,, '�., '�., �'�, �': ,, ,, . . , . . , ., , , �, �,,... ,... : ,- .. ; �,-. , �. ; ,-, , .,�, , ,�� '�•� - ��' - , ; � , �. , �-. ; ,, , , , . , � ; ; - � ; � . ; � � �, ; ; , , : ;.--; � ,=-; , . , , �: ; ; ; , .-� ; .-` ; i'' � � � � �� i � �", i �!� i _ �� i �'r � � i�� i � i � � �� i �� ♦ � � � � � ,` `, ; . `, ., � � � � � � -��_��„ � � �� +- � - � DEFICIENCIES VIOLATIONS Heat Map ' "'�" The above maps show the combined percentage of minority residents - including � African American, American Indian/Alaska Native, Asian, Native Hawaiian/Pacific Islander and Hispanic - in an attempt to determine if deficiencies/violations coincide ' �°"' with cultural density. The shaded area of the map has the highest percentage of Percentage of Minorities minority residents at 27% - 34%. Comparatively, Dubuque as a whole is 90.5% zo�o eio�k��o�Ps White, meaning that the downtown area has a disproportional amount of minority residents compared to the rest of the city. ' >0.27To0.34 , �0.21 To 0.27 There does appear to be a correlation between deficiencies/violations and cultural density. The reason(s) for the relationship warrant more investigation. Issues like ' >0.14To0.21 disinvestment, suburbanization, redlining, income level, and rental vs. building >6.OSTo0.14 ownership could be contributing factors. o To a.os 39 3.0 FINDI S BUILDING OWNERSHIP ��ii iur�n_�iS6�� ;�''� — _".'1�I��, . � _-:i�- , � � -�, � ��', '�- _ �, � � + f =� � ��9 x. � � � � � � DEFICIENCIES VIOLATIONS Heat Map . H��n The above maps show the total number of home owners within each census � block group, compared to deficiencies and violations. Most of our project area falls into the areas with the lowest numbers of homeowners, meaning that the � �oW majority of residents in our project area are renters and do not own the building Census Block Groups 2010 they reside in. Home oWnersr,��Zo�S It is worth noting that this is not atypical of downtown areas since many � >6soro,,oso buildings are mixed use with commercial below and residential rental units , >4D0 To 650 a bove. >280 To 400 >180 To 280 40 To 180 �� 3.0 FI� NGS VIOLATIONS + LOCAL BUILDING OWNER �� • � � . � � • .� � . � . . • .• • � � • . � �. � � � .� , . . � . � • .� . �* � �•�..• � � • � � ; . • • . •• �5.� ' ' � � �• � .,, � .� � � . . . . � � � � � . � � � ss � � � � s'� � • � f � � � .. — Heat Map One potential micro causal condition is an absentee landlord. These maps - High show owners that reside within city limits and those that do not, compared with violations in an attempt to explore whether violations can be attributed to out of town or 'absentee landlords'. Generally, the amount of local building owners far outweigh the number of non- local owners. There is one mild hot spot, the most northern, that appears to be - Low directly related to non-local building owners. However, upon more investigation into the property and its Owner, 3000 Jackson Street, the violation hot spot appears more likely due to the severely deteriorated condition of the building. Local Building �wner • Yes r I�f o 41.� 3.0 FINDINGS DEFICIENCIES + LOCAL BUILDING OWNER �� : • � . � � • . . •� � . . . . • .• • � � • . � ,• �, . s� � .� � � � . �y _ • • . . . � .�,; . s . . • �• � . . . . . .� � , . .� . •,� . . � , . • . �, � � � � • .� � • ��• � � • • •_ •� � • �� • � .• • � � • • , Heat Map One potential micro causal condition is an absentee landlord. These maps - High show owners that reside within city limits and those that do not, compared with deficiencies in an attempt to explore whether deficiencies can be attributed to out of town or 'absentee landlords'. Generally, the amount of local building owners far outweigh the number of non- local owners. In this case, there does not appear to be any hot spots that can be - Low attributed solely to non-local building owners. Local Building Owner • Yes � No �`2 3.0 FI� NGS r�rri�ir►. ir`�r� + TIME C" � �A �rr1 :; ; ., , 'r•;�',, . .y ,r' � . • s � �`,�r .`, �\s ,. �\:� �\ . , ;e._ , _ `� ,,� �e '`.,. V� i.� � � GTVISIAND ? s e ♦ � �2 e �t :ys ;b S `�� y `�� `��'y bb,�: e �', ��' � ��' i..- s� -'+0.� • ;�e � � �s� -yy � s . b ��2�y i � b,� y � `�,�� - � ��S�' ''' �� S i i. � nby��• , `b b��' �,,, ` � ; b i `l�� 1 , 1 ��`1 s` , \ ♦b Y,\ \ � d ' " "-- e� <1 YEAR �..., . . , .". , ��,�. �..��.�HIP ; ��; - i ;;��, ,,, �: a ��,,� • ,, . . a �`. .�� \:`, ' =` % `'' ' ' , ��'�_ �,�' �•�'*. �` , , ' , , V, GTY ISLAND � �� t�! i�� s • . `�3 s�s g s1, `�e� e �`,�� S ` ��6 � �. 's s; �`� se; �=�',� y,�� y�`� r'�,� ' e�s� ' 'si s ; � � �'i �� s�� s� � �� b� �� ti� � y '� � s� s s � � � �e�s' � �'s �;y��y s . t� :i eT�*� �� •�i� � -,`��y� i.i-�� i s �� e ��yyy si ,�� y � �$b�~ i � � � ' `�y ` ��, �"-� ;:: � ; r� �s, . , i i - �v YtHK C�vv� .��.�NIP >LU YtHK VV'vi��KSHIP ProjectArea One potential micro causal condition is how long a building has been in possession by the same �� owner. These maps show length of building ownership compared to deficiencies, in an attempt to explore whether length of building ownership coincides with areas of deficiencies. There appears to be HeatMap a relatively equal mix between 1 to 10 years, 11 to 20 years, and 20+ years - with only slightly more . "'gh density of 20+ years of ownership relating to deficiency hot spots. � . �oW 43 3.0 FINDINGS \ /Ir'11 nTIr11� IC � TIAAC r'1\ A /I� ICf, ,-, ,-, � , � ;: `, ;' ; �, .r��'r , s�� ``�'� ,`��f . i` `�`. • `��. s .t� s �t •,�� .* ., ,�.s ``��.•� ``� • `\�.� �`. i��_ �, �_ �� ' i �� b``", `i' V d � �.I I�� . �� `y � �ITV ISLAND e ; , + • , f� .`y ` `� � �1� • s ,, ;' ,r� • ;' . . �s � � ,� �� . �� •�+�'�� • �� '`e ; s �''� f' r'��y� ' i, � � �b4 � tl i ;' � � � � ��;i `,� 6 � `� �!� � S� ,,� y b � `��W �� ; ;�� y� 1 � I �=� � �.+r�;�**s� � ; � ( `s �� `� ' A�� '' 4 •• y+`. . . �� s �� .� 7 `---- `,` �- - '�` <1 YEAR ��vi��R�rIIP 1 - 10 YEAR OVvi��RSHIP ,-; ,-; ,.r:• , `.s •�`. .`� ```��.,`` � s . a ``. . •�\. ��`� s, s`` '�� `,. ,,� .. �,.,�;. � � �'� � � •` �• i V, � WTY IJLANG 1�,�� S ` , �fy 2sy s i ��!s ��i �\ , ��1 :s� � � � s�s " ,�\. \ • • � '� s . � �•�, �',y a��; ';y� �•••; '��' s s�• ' r' �� s • , �`y � d� �' s• ri, s " • �`,b �� ` ; •f�� `� � y '� ,� �� *'*�� ` �b s ,s b � ' i�s -s��'�� y� b i �. �i ��b� b �i' ^ � �� s 6 s �i �, \� e ��4 �I ``�S � , � �� ' +�`a`:`, . �i• ,• �� a s``� �`"-- �' " '-' ,. 11 - 20 YEAR OVvNtKSHII' >1U YtAK UWNtKJHIf Project Area One potential micro causal condition is how long a building has been in possession by the same �', - owner. These maps show length of building ownership compared to violations, in an attempt to explore whether length of building ownership coincides with areas of violations. There does not NeatMap appear to be an obvious, direct relationship between length of ownership and violations, however it is ' "'g" likely that at least a few properties fall under this causal condition. � . �ow � 3.0 FI� NGS DEFICIENCIES + DISTRICTS � ;��; ; ; ;' � ; .� �,� `. .�, .�, . �� .� �`. � �`. `. � �. .� . . . � .�` ; � ` � �`� ;��` ��` �,�� 0�``+�� ;, � � �� Qrj1 � i' GTY ISI � � '`V � � i�!t � �� i i �� ' ^%� �� Qefi�iencies � � � �� A � � � �� i j�� % f Prvject Area . � •t�'.j�•� '� •� I � � .�� _� � � •�'� ;� �� •i i ❑istricts �,.� ��' -�� 1 � ��; f�ational Register Histari� Districts .�� ' � ► � • , � • � ► Lo�al Histari� Districts �` � �� ___��`, __ L'onser�ation ❑istricts �� . The above map shows buildings with deficiencies (fair or unacceptable building elements) in relation to conservation districts, local historic districts, and national historic districts. Conservation districts are locally created districts which identify areas of historically and architecturally significant buildings, sites, structures, objects or districts, including potential national or local historic districts. Conservation districts currently have the protection of demolition review, but not review of appropriateness of proposed alterations by the City's Historic Preservation Commission (HPC). Only local historic districts have both these protections. National historic districts do not have either protection mechanism, a key example is noted on the next page. KEY POINT: Removal of character defining features in these areas not currently subject to HPC review could jeopardize future designations of local or national historic districts, if an area loses too much historic context. 45 3.0 FINDINGS n��ir-i��. ir-i�c + DISTRICTS . , ; � . , , , , , , .; , � , , -; , , , , , ; , , , , ,...-- , ,, , ; ,.---- ; . , , , . . , , . , , , . , , , , ; , , , , , , , , , , , , , ; ; , , , . , ; � , ; � � � ; ; • i ' i � ; ; � � � : � . . � � *� a s � ` � • l • s 1 � • • • � � ; * • � • � y y • � { Z ' � • � � s s ' y� f • ` + � • � • 1 4 � � � � � � � • { s ; • `a i ; � ' i • � s ` 4 � � • � i, � � � � � i - ��` � ; �,� � 'i ' � f i ' � • � ; , � ! ! • i �` • 'i �� i � b i � i � i � .. �, b � ; �� i� � i �` � i � i �� _ i : : �EFICIENCIES VIVLHIIVIVJ Deficiencies The map on the left shows buildings with deficiencies related to Violations • conservation districts, local historic districts and national historic • ProjectArea districts. The map �Il the right $h�W$ buildings Wlth violations ProjectArea � related to districts. ;., � �, �__ �__ o�5t��s The city has various protection mechanisms for historic buildings Districts National Reglster Hlstoric Districts �at�o�aiReg�Ste�H�sto��o�st��t5 withinlocalhistoricdistrictsandconservationdistrictslikealteration � � appropriateness review and demolition review, respectively. �o�a,�;sto,;�o�5t��t5 �°�ai"'St°"�°'S�"�ts However, the Millwork District does not fall within either and thus Conservation Districts C�02S IIOt �'IqV2 SIfT11�qC pCOt2Ct1011. ConservationDisvicts The Millwork District does have some demolition review through the Historic Millwork District PUD. KEY POINT: If building violations and deficiencies are not corrected following the Secretary of the Interior's Standards for the Treatment of Historic Properties (or under HPC review), the Millwork District could lose character defining features that could adversely impact the historic integrity of the district as a whole. `�6 3.0 FI� NGS BUILDING VALUE �,�'� � �� o � o� • �;; �o • � � o �� o0 �o � c�; e� � . � � � a • • • • • o • • • � • � � • �. . • �. � � � Building Value ($} • � �� ; • � 1 ,0�-$,3G7 a • � � �; ,. .� ' � 52�,183 _o� �1� o � � � _ � p r v, Building value of all commercial properties assessed are shown on a gradiating scale where lower building values are lighter colored and higher property values are darker colored. 47� 3.0 FINDINGS VIOLATIONS + BUILDING VALUE � . J , . � _ � ._�p � � �, ��,��5 � � �� ' � � • � �� _ ,�' • � ,�� . �. � - � o � �� ,. � � _ � � _ . . , .:� . . .�- . • x • �. � _� � �� • � . • 1 � � • • �, ,• • . :� . � �• ,,, �� , _. � � �� • �,'� �� • � , � • • • i �l � � • � • � • � � C; � � ` • • • � ��: ,l;t'. • . � J� •� • o � H5, �5, 1� ..iof-�"yh '�� Building Value ($) Building condition often directly affects building value. The maps Heat Map show that buildings with higher values have less violations and � H� }� - > 1,048,367 deficiencies. Resolving violations and deficiencies is expected to � increase the value of those properties. 524,183 � Low - < o ��s 3.0 FI� NGS THIS PAGE INTENTIONALLY LEFT BLANK 49^ 3.0 FINDINGS BUILDING ASSESSMENT DATA 000 0 000 0 000 0 � 500 BUILDINGS ASSESSED • • 55% 30% 15% 275 OF 500 BUILDINGS NEED 148 OF 500 BUILDINGS HAD 77 OF 500 BUILDINGS HAD ONLY MINOR REPAIRS. ONE OR MORE DEFICIEN- ONE OR MORE IPMC CLASSIFIED AS"GOOD". CIES.CLASSIFIED AS"FAIR". VIOLATIONS.CLASSIFIED AS � "UNACCEPTABLE" � � � � • • 25 % 5% 125 OF 500 BUILDINGS 26 OF 500 BUILDINGS HAD NEED NO VISIBLE REPAIR. MULTIPLE IPMC VIOLATIONS. �� 3.0 FI� NGS VIOLATIONS * BY BUILDING ELEMENT . • . � • . 2% 1% 1% 1% I • � � WINDOWS GUTTERS/DOWNSPOUTS � SOFFITS/FASCIA � DOORS � PORCH/BALCONY/DECK � AWNING/CANOPY � SIDING � STOREFRONT STRUCTURAL ELEMENTS � STAIRWAYS � ROOFING � ENTRYWAY FLOORING � CHIMNEY � DECORATIVE CORNICE *VIOLATIONS REFER TO BUILDING ELEMENTS CATEGORIZED AS UNACCEPTABLE AND IN VIOLATION OF THE INTERNA- TIONAL PROPERTY MAINTENANCE CODE(IPMC). SEE SECTION 2.0 FOR DETAILED INFORMATION. 51� 3.0 FINDINGS DEFICIENCIES * BY BUILDING ELEMENT . , . . . . . • , • , . . • � � 2°ro 2% � SIDING GUTTERS/DOWNSPOUTS � CHIMNEY � DOORS � STAIRWAYS � AWNING/CANOPY � WINDOWS � ROORNG STRUCTURAL ELEMENTS � SOFFITS/FASCIA � DECORATNE CORNICE � STOREFRONT � PORCH/BALCONY/DECK � ENTRYWAY FLOORING * DEFICIENCIES REFER TO BUILDING ELEMENTS CATEGORIZED AS FAIR OR UNACCEPTABLE. SEE SECTION 2.0 FOR DETAILED INFORMATION. �2 3.0 FI� NGS ESTIMATE D COST OF RE PAI RS * . . . • • • . . . 2�,0 3 . 25 MI LLION ' 2�,� TOTAL COST FOR ALL REPAIRS. — �� °i i�o �io i% � � � WINDOWS-$1,073,700 � STAIRWAY-$110,450 GUTTER/DOWNSPOUT- $48,250 � SIDING-$917,650 � SOFFIT/FASCIA-593,015 � AWNING-$47,300 � DECORATIVE CORNICE � PORCH/BALCONY/DEQ<- STRUCTURAL ELEMENTS- $355,525 $85,950 $45,800 � DOORS-5163,925 � CHIMNEY-576,350 � OTHER COSTS-$25,551 ' ROOFING-$120,650 � STOREFRONTS-$69,400 � ENTRYWAY FLOORING- $13,050 * COST OF REPAIRS INCLUDES WHAT WAS VISIBLE FROM GROUND LEVEL AND ACCESSIBLE FROM PUBLIC PROPERTY. SEE SECTION 2.0 FOR DETAILED INFORMATION. 53� 3.0 FINDINGS MACRO + MICRO CAUSAL On the opposing side, a municipality must exercise caution in their zoning practices so that they do not CONDITIONS unintentionally, or intentionally, red line individual cultures, races, or demographics in an exclusionary manner limiting opportunities for investment, funding, MACRO CAUSAL CONDITIONS and access to capital. Too often in our nation's past we have seen this used as a tool of cultural oppression as As with any community or neighborhood, there are opposed to cultural celebration that opens up economic many layers. There may be overarching or underlying opportunity to areas with unique cultural heritage. By issues that can affect an entire set of buildings or ensuring that some low income housing is available in property Owners. These include pockets of varying all neighborhoods and mixed-use developments districts cultural density, historical presence of a controlling can help to address some of this concern. It is also factor or factors, a multi-property/business owner that important to understand where cultural density clusters pulls an entire neighborhood a particular direction, are in a community and how their geographic location local/global/regional/national economic factors, relates to existing zoning, public transit routes, and future transportation, defining geographic or geologic features, comprehensive plans. This can help us look at cultural etc. Each Causal Condition in the following section density districts as areas of opportunity and connection. will be accompanied by a strategy or strategies which we need to ensure that the tools of planning, zoning, could suggest necessary steps or policy created by and design help to connect, highlight, and celebrate various City departments, Neighborhood Associations, these districts with the rest of the city and the downtown local Commissions, other Boards and Committees, City core. Council and likely County Agencies. The Macro Causal conditions have been determined by trends when Possible Remedies: overlapped. Extensive GIS data information that the City • Identify cultural districts within your community of Dubuque has compiled through the years has revealed ' Provide special funding and incentive programs for several analyses that became useful to not only map preservation, maintenance, and development within the geographic location of building deficiencies but to those districts. cross-compare deficiencies with income, demographics, ' Provide outreach and education for property owners length of ownership and many other aspects available in those districts to help them utilize funding resources. in the data. • Ensure affordable housing is incorporated into the preservation and development of the district. Cultural Density: Cultural density can mean ' Connect public transit, bike trails, sidewalks, and many things and can be a concept applied at vastly Walking paths to those districts from downtown and different scales ranging from continents, to countries, other targeted mixed-use development areas. to communities. It is different from population density ' Create unique branding, signage, and way-finding in that it denotes the spatial arrangement of different tools to help identify and market cultural districts. demographics rather than solely the number of people ' Ensure that continued support, attention, and within a geographic area. As it applies to our urban development of cultural districts is represented within environments, there is not one ultimate or ideal goal the communities comprehensive plan. to aim for with cultural density. On the surface it may seem more desirable and democratic to strive for an Multi-property Owners:When a series of properties even distribution of ages, cultures, and races within are owned by the same entity, those structures tend to be our urban fabric, but this approach lacks sensitivity to taken care of similarly across all of the properties owned. the cultural heritage that helps make places unique. If the properties are closely clustered, the concentration Without acknowledging culture and how groups of of deficient conditions can weigh down a surrounding people settled a place it would be impossible to have area. When these properties are spread a bit more a Chinatown, Czech Village, or Little Italy. As a nation sporadically it may cast a net over a wider area, though built by immigration, celebrating these unique cultural the impact may not be as drastic or noticeable. characteristics can help to highlight and brand parts of Possible Remedies: a community to encourage continued development and ' Understanding multi-property owners current in-house investment in both its built and social environment. capabilities and property operation partnerships. Where there are lacking partners or in-house � 3.0 FI� NGS practices, facilitate partnerships with maintenance challenges. Study suffering areas against boundaries and financing companies to assist in improving created by arterial streets, and natural features. overall operations. Create projects for mitigation of detrimental natural • Seek opportunities for other investors or buyers to and man-made features. transfer properties to those better-suited to maintain • Look for creative ways to turn obstacles into amenities and improve properties. or attractions. Transportation Availability and Proximity: Infrastructure: Infrastructure and surrounding features When transportation systems are not cohesive or lack such as streets and sidewalks are a never-ending part connectedness, pockets of a city can be adversely of a City's job. When these are affected, so too are the affected by populations who become isolated from buildings and their owners. workplaces and amenities. Incomes naturally become depressed which leave the building maintenance and Possible Remedies: improvement lagging behind other areas. • Work with varying City planning, engineering departments, and local utility partners to review areas Possible Remedies: with historic infrastructure challenges. Study suffering • Work with varying City planning and transportation areas against boundaries created by arterial streets, departments to review under-served areas of the and natural features. Create projects for mitigation community. of detrimental natural and man-made features. • Utilize modern development street design standards to encourage safe multi-modal transportation. Age of Neighborhood: As a building ages, it of • Incentivize corporate investment and reinvestment of course can become more difficult to maintain. The more community services and amenities in under-served difficult, the more often maintenance and improvements areas of the community. are put off. When buildings of the same age are clustered together, they tend to follow the same trends in frequency Geographic Features: Geography can be similar to and scope of regular maintenance and repairs. transportation factors in which neighborhoods can be cut off by land features, both natural and man-made. Land Possible Remedies: forms, water bodies, and infrastructure such as storm • As buildings cross the threshold into being water paths, arterial roadways and lack of pedestrian considered "historic", education programs for those access can all contribute to economic disparity. newly historic property owners may be appropriate. Programs may include maintenance and repair Possible Remedies: techniques, importance of historic preservation as a • Work with varying City planning and engineering whole, or introduction to funding sources available departmentstoreviewareaswith historic infrastructure to historic properties. challenges. Study suffering areas against boundaries • Work with varying City planning, engineering created by arterial streets, and natural features. departments, and local utility partners to review Create projects for mitigation of detrimental natural areas with historic infrastructure challenges related and man-made features. to age. Create replacement/repair schedules to infrastructure when neighborhoods reach milestone Geologic Features: Often soil conditions, water ages. table, and other subsurface features can affect multiple properties because the conditions span large areas. Age of Neighbors in Neighborhood: When Differential Settlement, flooded basements, washouts, etc the micro-causal condition of aged property owners is can all contribute to higher maintenance for buildings, prevalent in an area, several properties when viewed infrastructure and surrounding features such as streets together can defer, and even deter investment in a and sidewalks. When these are affected, so too are the neighborhood. This may relate to "keeping up with buildings and their owners. the Jones's" factors, or it can be related to "not in my backyard" group think. Possible Remedies: • Work with varying City planning and engineering departmentstoreviewareaswith historic infrastructure 55 3.0 FINDINGS Possible Remedies: MICRO CAUSAL CONDITIONS • As buildings cross the threshold into being considered "historic", education programs for those we view Micro Causal Conditions as those that are newly historic property owners may be appropriate. created by the situation surrounding the individual Programs may include maintenance and repair property regardless of a macro overlay. These typically techniques, importance of historic preservation as a need individual attention to mitigate or improve. There whole, or introduction to funding sources available are a variety of reasons why a property may fall into to historic properties. blight or disrepair on a case-by-case basis—an absentee • Work with varying City planning, engineering landlord, an Owner may become ill or incapacitated in departments, and local utility partners to review some way to properly address issues, elderly property areas with historic infrastructure challenges related owners may not have the energy or means, a property to age. Create replacement/repair schedules to could be wrapped up in an estate, a particular site may infrastructure when neighborhoods reach milestone have geologic anomalies to its neighbors, etc. We have ages. identified as many of these as possible and develop strategies to mitigate or navigate individual property Property Value:When property values are depressed, circumstances. it can be a cycle where a property is not valued as being worthy of proper upgrades and improvements. Return on pge of Property: Investment may be a driver to initiate improvements. As a building ages, it of course can become more difficult to maintain. The more difficult, the more often Vandalism: Vandalism often happens to a single maintenance and improvements are put off. property at a time. However, vandalism that goes un- repaired weighs on a neighborhood and discourages Possible Remedies: maintenance. Unfortunately, when vandalism occurs, it . As buildings cross the threshold into being considered can be performed in sprees and spread over an entire "historic"education programs for those newly historic neighborhood. Institute neighborhood watches, public property owners may be appropriate. Programs security/surveillance systems, and cross-generational may include maintenance and repair techniques, activities to curtail vandalism from happening. importance of historic preservation as a whole, or introduction to funding sources available to historic properties. • Work with varying City planning, engineering departments, and local utility partners to review areas with historic infrastructure challenges related to age. Create replacement/repair schedules to infrastructure when neighborhoods reach milestone ages. Age of Property Owner: Aged Owners may find maintaining their property difficult, particularly if they have historically maintained the property themselves. Possible Remedies: • Investigate cultural norms of the age groups that may be concentrated in certain areas. Provide education programs, support networks, and partnerships with local companies to transition to supported maintenance programs. • Connect property seekers with property owners so that when the current property owner seeks to move on, the opportunity and resources are readily visible to them. �6 3.0 FI� NGS Inexperienced Property Owner: for a particular property at all. Often new property owners are ambitious and may pursue projects that are inappropriate for a property. Length of Ownership: They may compromise historic character and may The length of ownership can bea factor in helping Citystaff perform repairs inappropriate to the construction type. determine what approach to take with a property owner. If a property with deficiencies recently changed hands, Possible Remedies: that new owner should be given time to take action. For • Creating programs and education around building properties that have been owned for a long time, it can maintenance will help property owners start off on be assumed those property owners will not take action on the right foot. their own as they have not proven a proactive approach • Programs and resources can be tailored to specific in the history of their ownership, particularly if no permit districts or neighborhoods to capture important activity exists for the property during their ownership. historic or cultural aspects to the architecture in a particular area. Possible Remedies: • For newer property owners, establish a grace period Absentee Landlord: for them to take action on their own or engage those Possible Remedies: owners to see if they have a vision or plans for their • Investigate cultural norms of the age groups that may property. If plans exist, assist the owner in advancing be concentrated in certain areas. Provide education and, where appropriate, expedite their plans. This programs, support networks, and partnerships may include connecting them with programs already with local companies to transition to supported in place or with other resources, such as contractors maintenance programs. in the community. • Connect property seekers with property owners so • For properties that have been owned for a long time, that when the current property owner seeks to move connect them with resources in the community that on, the opportunity and resources are readily visible may be able to assist them in taking action. to them. IllOwner: Unknown Micro Requiring Further Study: Possible Remedies: Without personally knowing each individual property • Provide education programs, support networks, and owner and their circumstances, it is impossible to partnerships with local companies to transition to accurately identify a micro causal condition. This work supported maintenance programs. rivals that of a social worker, to get to know a property • Connect property seekers with property owners so owner, their family story, and the story behind each that when the current property owner seeks to move property through time. However, in order to effectively on, the opportunity and resources are readily visible identify and aid a micro causal condition, this work is to them. necessary in order to align the correct response and resources to a property's needs. Deceased Owner: Possible Remedies: Condition Of Property At Time Of Purchase: • Connect property seekers with property owners so It is impossible for this study to take into account a that when the current property owner seeks to move property over time. When a property is acquired, the on, the opportunity and resources are readily visible new property owner has a different set of goals and to them. standards than the previous owner. The new property owner also has varying timelines for which a property Geologic Anomalies: As with any causal condition, may be improved or repaired. As mentioned previously we can only rely on the evidence in front of us. As such, some owners were already addressing deficiencies at while factors may point to a certain macro or micro the time this study was conducted. Some deficiencies causal condition, the real cause may be something else may be remedied in the near future. Others may linger not available in the current data. Just because a property for years into the future without intervention. is located in an area dense with certain demographics, does not necessarily mean that demographic is the cause of the deficiency, let alone that a deficiency may not exist 57� 4.0 VITALIZATION STRATEi - � STAKEHOLDERone program in North America by Business Retention and Expansion International, Greater COLLABORATION Dubuque's InfoAction aims to continually identify and assess the needs of the area's existing employers, then takes the necessary actions to address both challenges and opportunities. Any successful revitalization effort is a collaborative . Workforce Solutions: endeavor that brings together stakeholders, neighbors, Greater Dubuque Development takes a unique, and the public to develop consensus on how best to proactive approach to workforce solutions. We approach a problem. This process starts by bringing provide incoming and existing businesses people to the table and creating a forum that is open, exceptional workforce assistance and services. accessible, and convenient for all to participate. Greater Dubuque Development offers the tools that employers need for recruiting talented Ultimately the general public is the most important �,,�orkforce. See Access Jobs Dubuque. stakeholder as they become the end user for any . New Business Recruitment: preservation or revitalization effort. This section will Greater Dubuque Development is committed discuss strategies and tactics for engaging the public to the highest level of service to businesses or and key stakeholders, but first we will identify existing site-locators considering a location in our area. stakeholder groups within the City of Dubuque and From project conception to reality, we will be briefly cover each group's mission. Although this list is your partner every step of the way, helping you not exhaustive and does not represent every group in navigate the course with valuable resources, Dubuque, the purpose of listing these here is to create information, and services. a quick reference guide to help facilitate collaboration. . Sustainable Innovations: These groups should be utilized to the extent possible Greater Dubuque Development is helping to whenever undertaking a preservation/revitalization create innovation in the Greater Dubuque area. project, as they represent an existing coalition of Focusing on economic growth in the smartest stakeholder interests and have an existing network that and most sustainable way as well as can be utilized through which to market, advertise, and entrepreneurial development, our team provides collaborate with the general public. In addition, this support and solutions to our existing business provides the opportunity to co-brand and co-market base, entrepreneurs, and region. an initiative under the umbrella of shared interests and . Start Up Dubuque: audience of an existing organization. You can click on Greater Dubuque Development has the resources the icon of each organization listed below to go to their to encourage, cultivate, promote growth, and websites. success of start-ups in the Dubuque area. Greater Dubuque Development Corp. �/orking with key partners, including the Small Business Development Center, Northeast lowa Community College, and East � V Central Intergovernmental Association, our counselors can help entrepreneurs get their ideas off the ground. StartUp Dubuque is made �jl'��t�r �� possible through the generosity of Dick and Carrie Schmid. The Greater Dubuque Development Corp. is an � Dubuque's True North: Greater Dubuque Development is joining area organization focused on helping shape Dubuque's future partners in bringing new life to the North through continued growth, prosperity and inclusion. End. Priorities include the removal of slum and Greater Dubuque has six main goals: blight and the creation of affordable workforce housing, the redevelopment and repurposing • Business Retention and Expansion: of commerical assets, and infrastructure Local employers are the source of more than improvements to support an environment where 85 percent of the area's job growth. They're key new and existing businesses can thrive. to Dubuque's success. Recognized as the number �$ 4.0 REVII ATION STRATE - �S serves as a collaborative, inclusive center, providing an Dubuque Main Street attractive hub for social life and community support while preserving its historic fabric and features. The repurposed Dubuque Main Street is a not for profit campus will be an agent for positive change and a 501 (c) 3 organization dedicated to the catalyst for restoring lives, neighborhood empowerment development and ongoing support of and community vibrancy. Steeple Square is a non- downtown as the place to live, work&play. profit organization that's restoring economic prosperity, �' ' � ° " � The organization serves ten downtown environmental integrity, and social and cultural vibrancy �1IN districts, including the following: to the downtown community. ST�E Er Community Foundation of Greater Dubuque • Cable Car Square • Historic Old Main ` � • Port of Dubuque • Town Clock District Community Foundation • Jackson Park • Couler Valley (Central Corridor & Washington of Greater Dubuque Neighborhood) • Historic Millwork • Upper Main/Farmers' Market The Community Foundation of Greater Dubuque seeks • Washington Neighborhood to build a strong Dubuque Region for today, tomorrow, • South Port and forever. Their vision is to create a vibrant and inclusive Greater Dubuque region with resources and Dubuque Main Street's Four PointA�proach to downtown opportunities for all. The organization operates under revitalization was developed by the National Trust for the following four values as stated on their website: Historic Preservation's National Center with the goal • Equity and Opportunity: of economic development within the context of historic Our region's future depends on ensuring preservation. everyone can thrive. We value the voices of all community members, because each is critical to The Main Street movement, led by the National Main removing barriers and opening access to Street Center, involves more than 1,000 community opportunity. programs throughout the country and has transformed • Collaboration: the way communities think about the revitalization of We believe communities that come together in their historic downtowns and neighborhood commercial service of a shared vision achieve great things. districts. It has helped put historic preservation back By forging strategic partnerships, we can listen in the community revitalization conversation. Dubuque to and learn from one another to create solutions Main Street has been a part of this tradition from the to Greater Dubuque's needs. beginning, and is celebrated as the longest-running • Stewardship: urban Main Street program in the country. We believe in meeting the highest ethical and professional standards in all aspects of our work, from our relationships to our operations. Working with us ensures top-tier investment and fiduciary Steeple Square oversight that drives transformative impact. • Knowledge: Steeple Square is housed in the former We are a learning organization, continuously St. Mary's Parish, a historic structure collecting data and insights from all corners of dating back to 1876. The former the community. Sharing this information and 1 parish is now known as the Steeple applying it throughout our work helps build our _ - S�uare Community Event Center — region's capacity to identify challenges and ` � hosting a wide-range of events and succeed together. is uubuque's most unique event space. The venue 59^ 4.0 VITALIZATION STRATE� � Heritage Works Habitat For Humani� - Dubuque/Jackson Co. H E R I T A C E DubunuelJac.ksan Counties ' v�► � � �� ' ' ' � Habitat � for Humanit " Y Heritage Works is a non-profit 501(c)(3) corporation. Habitat for Humanity � Dubuque and Jackson Counties is The organization serves as a comprehensive resource a 501(c)(3) non-profit organization that works to provide for those engaged in preservation and redevelopment affordable housing solutions in Dubuque and Jackson projects in the Dubuque area. Their mission is to Counties. Since founding in 1991, they have built 23 preserve, protect, and promote historic architecture as homes to help families working to improve their living one of the Dubuque, lowa region's unique assets in situations. They aim to bring people together to build, attracting people, investment and jobs. It is focused on rehabilitate, and maintain safe, decent, and affordable three primary objectives: homes. • Facilitatingcollaborationforcatalyticpreservation and restoration projects, including help in gathering financial assistance for such projects; Affordable Housing Network • Community and governmental advocacy emphasizing the importance of historic ��r��I� preservation; and • Educational programming highlighting �ptd,S1YI��WpY]Cj �nC, Dubuque's rich historic and architectural heritage. The Affordable Housing Network, Inc. (AHNI) is a 501(c) (3) nonprofit organization affiliated with Four Oaks, one Four Mounds of the largest providers of human services in the state of lowa. AHNI is dedicated to providing affordable ��r � r ��T housing in our community, offering a wide variety of U�M�U 1 rl DS housing options and locations to call home. AHNI offers �'��.ti�:��. E:�� :.��E: SE:��.E: quality housing to individuals and families. They strive The Four Mounds Foundation was founded as a not-for- to develop healthy and vibrant housing communities profit organization in 1987 as a means for managing by connecting our residents with services that meet the and stewarding a generous gift of property willed to needs of a diverse population, including families with the City of Dubuque from the estate of Elizabeth Adams children, seniors, and people with disabilities. Burden upon her passing in 1982. The Burdens had a vision for the 54 acres of scenic river view property, that it might be preserved for the public good and be utilized Schmidt Innovation Center for educational purposes. _ ,>•`�-• Their mission is to preserve, educate and serve. To that � _ end they focus to: I'� �� -' �`'•�' � =' -~= II�N�VA�ION _r�. . :'. � ;_ a • Preserve the natural, architectural and historical resources of the Four Mounds estate Located at 900 Jackson Street/955 Washington Street in • Educate with hands-on opportunities for youth the Millwork District, The Schmid Innovation Center offers and community a variety of commercial space including restaurants/ • Serve through leadership, stewardship, and eateries, bars, coffee house, locally produced food innovative partnerships market, artist shops, retail, and office space. The lower level of the Schmid Innovation Center houses the Dubuque Millwork Collective; a multi-tenant organization supporting non-profits and community initiatives. Co-location and shared services allows these groups to operate more efficiently, generate increased �0 4.0 REVII ATION STRATE - �S impact, and focus on mission. Developers Dubuque has successfully leveraged public private partnerships numerous times to stimulate reinvestment in the community. Developers play an important role in any community and are often vital stakeholders to include in large revitalization projects. bl.h 4.0 VITALIZATION STRATEi - � Typically we find that one meeting is not enough, and that These types of questions must be broad and are expected in order to build a strong coalition behind a revitalization to generate broad responses. However one should note effort a minimum of three meetings is usually necessary. that just because responses may be broad does not mean With a larger scope project or one that has high public that they are not useful. One advantage is that eliciting visibility, itwouldbewisetoplanformore. Publicmeetings any participation helps to raise the public profile of any should vary in their location, format, and formality to preservation or revitalization effort, and in turn increases accommodate different stakeholders availability, levels stakeholder collaboration and public ownership in of mobility, and comfort level with speaking publicly, the design process. Second, it does generate useful participating, or sharing their opinion. It is best to go qualitative data that can be compiled into a visual Word where the public already gathers to facilitate stakeholder Cloud (See Figure 4.2). meetings and coordinate meetings alongside other public events to encourage turnout as well as host more The Public Input Chalkboard/Whiteboard can be formal informational sessions in places like City Hall. employed either indoors or outdoors depending on size and construction. To create an outdoor board, a couple Some members of the public simply may not have the time options can be adopted utilizing chalk board paint. To to dedicate to participating in regular meetings. Heads create a reusable board we recommend sourcing at least of single family households may not be able to find a one full sheet of marine grade 3/4inch plywood. The sitter for an hour or two to attend a meeting. However, marine grade ensures that it is durable against weather, all public stakeholders should have an opportunity to water, and salt. Each side should be primed and painted feel like their voices have been heard. with chalk board paint to create a writing surface and to add an additional layer of protection. We would In order to facilitate and cultivate opportunities for recommend two coats of the chalkboard paint. If the public input, informal strategies can be employed during installation is not meant to be reused the chalk board public events or simply posted in public spaces that paint could be applied to any higher grade plywood allow passersby to comment and share their opinion. as long as one side has a smooth finished surface to This may be an appropriate approach to serve both as accommodate writing on. We would recommend using qualitative data collection or to help advertise future a 3/4inch Baltic Birch Plywood for this application. This meetings or calls for public participation in more formal may be suitable for a one time event or if the project in working charrettes. The following informal strategies are question is site specific and addressing an empty lot or meant to be flexible and can be employed either indoors construction site that is fenced off. These boards could or outdoors. Certain accommodations should be made be placed on the screening fence to call out the project, for each location, but the chosen locations should be but also provide extra screening from any potential ones that see a high amount of daily foot traffic. Parks, construction activities that may be occurring on the site. major sidewalks, corners of busy intersections, and In such a case do not limit yourself to just one board, library lobbies should all be considered. This can also but use multiple boards to cover the entire length of the be an opportunity to collaborate with a local business construction fencing facing the street. The larger the in a project location by partnering to display one of board installation is, the more attention is drawn to it and the following strategies in their lobby, front window, or the preservation/revitalization efforts being promoted. check out area. However, multiple boards may not be appropriate in certain locations such as street corners or installation Public Input Chalkboard/Whiteboard in parks, but multiple boards could also be deployed in different locations at a time. We would recommend The first strategy is a Public Input Chalkboard/ against the use of any type of MDF product or composite Whiteboard (See Figures 4.1 & 4.3). This consists material that is highly susceptible to moisture damage. of posting a large visible board that prompts the public to leave comments to an open ended design-oriented Once the boards have been painted with chalk board question. Appropriate questions may include: paint, a spray paint stencil needs created that prompts the passersby response and a blank line for them to fill • How Would You Improve This Place? in their comment. A stencil can be created from thicker • What Do You Think About Historic Buildings? poster board or rigid plastic, and can be laser cut out • WhatWouldYouLiketoSeelnThisNeighborhood? from that material at most professional print shops. A • How Would You Improve Our Parks? stencil will also need to be made in a large font to paint �2 4.0 REVII ATION STRATE �S along the top length of the board. The prompt stencil It is important to specify that the white erase surface should be a smaller font, and can be cut into the stencil is mounted on a sturdy enough backing that it will not sheet multiple times to create multiple lines. These prompt bend or deform when a person is writing their comment lines should repeat below the question for the rest of the on the board. A professional print shop will be able length and width of the board. We recommend simple to recommend an appropriate backing board for your prompts like: specific use and application. Like with the sidewalk chalk, be sure to provide dry erase markers by the board • I Would in an easily accessible manner so that the public can • I Think leave their comments. • I Want • We Need • We Va I ue If the project area in question is more than a single lot or property, it is a good idea to include a laminated map that identifies the project area right below the large font question so that people know what the question is in reference to. It is also important to provide large sidewalk chalk in a container attached to the board so that people have access to the writing utensil to leave their comments. It is important to follow ADA guidelines for mounting of this container, so that both mobility impaired persons and children can easily access the chalk in order to leave their opinions. The Chalkboard strategy can be implemented indoors as well, but it may be easier to utilize a dry erase surface for an indoor application (See Figure 4.3). Dry erase is easier to manage indoors and has less steps in preparation of the board. Professional print shops are able to print on white erase surfaces. A digital file can be sent with the question and prompt sized correctly to be directly printed on the white erase surface material. FIGURE: 4.1 � � � . . - - � �,. „ � r , ��y„a��c�;., I I , �4 1 1 f I I � ��< �'E'j�� L - I I 1 I 1 .;.. i �� S• Dy' � �� .�� ( 1 f I 1 1 . 1 � � I 1 ..:I' 1 , ,. �; _ 1 e f". -"""u�' ♦ �: � # � ! � ` � � i. 1 r `-�;:e -��: � �y � + 4 • �.� � �.. ..b .:-.= #, , 1 1 � 1 G � / t" � � 1 1 , 1 ' 1 63► 4.0 VITALIZATION STRATE� � HENS-CHICKS LILIES ,� The best way to eliminate the influence of researcher bias HAMMOCKS "o is to provide a wide selection of different types of used WATER-FEATURE�'��, magazines for participants to sort through to select the F�� ' images themselves. This also requires less preparation on IRISES the organizers part. There are two disadvantages to this PARKTULIPS approach: First, there are some minor safety concerns as SHADE BLEE�ING-HEARTS participants will then be asked to use scissors to cut out the BIRDS P�$�� images they want from the magazines. It is best to only 4�A-��E��' �EAT I N G provide child safety scissors with rounded tips to help prevent �o injury, but very young children and/or mobility impaired B U TT E R F L I ES persons may require assistance in cuiting out their images PETT I N G-Z�� to ensure safety. Second, an organizer can expect a much BUG-FREESCULPTURE wider range of images posted, some of which may not be SI DEWALK-FEATURE directly applicable to the particular project. SLJNFLOWERS FIGURE: 4.2 It must be reiterated that no quantitative data can be derived Public Input Snapshot Exercise from these exercises to be scientifically counted, charted, or graphed. The purpose of these exercises focuses on two A second informal stakeholder collaboration strategy is primary goals: the Public Input Snapshot Exercise (See Figure 4.4). This exercise is best suited for indoors application and • Collect Qualitative Data which illustrates the installments that last a day or longer, but it can be character, quality, and amenities that stakeholder implemented outdoors for a few hours up to a day to participants desire. coincide with special events. For outdoor application, it • Generate broader stakeholder collaboration for may require someone to monitor and instruct participants a project and broader public ownership of the how to use the board. design and/or decision making process. The Public Input Snapshot Exercise is similar to the Online Survevs Chalkboard/Whiteboard exercise, but is a visual exercise and does not rely on words or written comment. Online Surveys are also a very useful tool to facilitate public Similarly to the Chalkboard/Whiteboard, a broad and stakeholder collaboration. A couple great advantages question is stated at the top of the board that prompts the of online surveys is that they are able to reach a wide public use of images. We suggest simple open ended prompts audience, and that they allow the convenience of public like: participation from the comfort of one's own home. They also can be open for a broader time period and do not • What Images Belong Here? need scheduled into a narrow time frame within a public or • WhatKindsoflmagesDescribeYourNeighborhood? stakeholder meeting. Online surveys are useful at collecting • Use These Images to Create Your ldeal Park! quantifiable data that can be measured, charted, and graphed. In this way we are able to quantify stakeholder A collection of used magazines or random preselected preferences and opinions in order to justify a course of action images needs to be provided for participants to sort through. and report those results publicly. If laying out a random array of preselected images the organizer has the advantage of selecting images that are A disadvantage of an online survey is that there is no pertinent to the specific project. Organizers must also ensure guarantee of reaching an appropriate random survey that they select a wide array of images depicting different sample size to indicate that the results accurately portray styles, content, and approaches both good and bad to avoid the preferences of neighborhood or urban population. For the influence of researcher bias. For example, it would be example, online surveys require access to the internet and to acceptable for a park project to eliminate pictures of factories a computer or digital device that interfaces appropriately with and manufacturing from the preselected image pool, but it the survey site. This requirement could exclude populations would not be okay to eliminate photos of community gardens living in poverty or elderly populations who may struggle to from the image pool. interface online or utilize modern technology. It would be advisable to ask survey respondents to fill out their age and � 4.0 REVI�� ATION STRAT��' ��S location of residence or neighborhood affiliation, but the survey should be constructed to be brief and focused on the project content versus supplement a census survey. Surveys are also useful tools to implement and include in public and stakeholder meetings, but are limited to feedback from the participants at those meetings. � WHAT IDEAS DO YOU HAVE • FOR THIS,,�:�PROJECT ? o°�'\•�� : � ��'�,�`'`�' ' - �� , - � _ .�. . �,� . „ �j �w r� �o,rr��`r��l��n�., �� . �. ��. �I�� °� �.C, o�� v�'(�u., p�r� �� alk�. ' \ Q Sor � �,c.- dt, r' ��,),,��` �� 'S`�f ,,,, S1o�� ,J" � (j.70.`�� uct��,.�r � � k': �C��'-Y '�,'`�"��,�� D� k�c�'S e1'►�n` ,�1,�� or��o�l` o �, , � ��{jj�� . , ��. �"P /�J ,F��4, a��'� ��°ril� �� r �' d�-�1� '`�� saO � �owc�s � � �/� 1�,; ��{� 4/� -Tu,�+k �9r��'� '�roQ��Q\� �u� y �- ��.� ��. � f(owe� �, �D s� ��,�RDS s�,..► ---� �,.(< ��' �i,��yt� O k�ds. �'S � �' o�K �� b d� i s� �'� _ '� �P .�, �,, a y5 � � _ � �;��.. ,�� ti �� 'i' �� L� �� / �`-e< � b��\ 49 ��-,.� �� `l� y 1c�ses < ��. Yes _ = o�,i �,,,�t� � �� (�J C J 1'�IC,S � w�o.� '� '�' � _ � '^S ' � 'f�� oi''1""��'�' ��_- - 1''' }�,I l. �"C' � M,��P'� � _— _ �' . .' ��,, � � . O�n7. �„ , � FIGURE: 4.3 ,V., . � � � �� .e, � � = , � � �� "',9� �� -' � �� ;:1 ��'d:° ,� y�J, �. ( � �: r�� - .r+�',.. � � �i� _ _. _ � .._ � .. ' .:; � �;- �_ . �� ,�:. � ` � � � � ,. — � � �'�� _ i r `� _ .. wsi: . ,. .� . `�"9 r,` ,+�(,� �I r� ' ��a�� ; -"'— ��-.`�- ._ fl11 111 1=-I Rfl � � � w .. . n. ,�,,. . � ' � �� y _ x r _ �� r'�� `,� , .� ,�`>; a . . . , - , --• , � � � � .. _. .. , � ""� Ifvla � ��.� ` i � �� 1 i — i� Ilyrl�.�G� ��,1�� jy% . ' � � �ti�' ' ( : , ti�!'� "3, � '7 =��t� �`. _ ��'-�� .'..��- ` . , - �._R„m.W, __ ,. W''� �� '�` _ =�P. , � �'-- "� t�^^ �� f � �" ^;..,=�"s,iT —II� � �� '� _ �''% - .� r`�� .. .. __..,� , ��" �9 �m�- ..•� ��n`'�, �� _ .. ;1l� ., _ _ ._ � _ , � , _ _ , ` , �. -j�� ' ,��i� � � .- �\. � . �� t �a.T . _e-.d —r � _ � tl � .. .. fi��I ' � _ _ _ ta FIGURE: 4.4 65 4.0 VITALIZATION STRATEi - � FUNDING PROGRAMS or existing property owners unfamiliar with the grants and resources that are available to them or whom may EXISTING FUNDING have limited knowledge, time, or capacity to navigate l � and utilize this existing grant structure. The Plannina�n� Community Building Grant Program Perhaps the most applicable existing resource offered One great existing resource provided by the City by the city to help facilitate stakeholder collaboration of Dubuque that may be more appropriate to help strategies such as these in the planning, design, and facilitate stakeholder collaboration efforts or mobilize pre-construction phases of a project is the Planning neighborhood organizations, property owners, and the and Design Grant. The grant awards up to $10,000 public is the Community Building Grant Program. The per building to offset the actual pre-development costs purpose of this program is to encourage community incurred by Rehabilitation Loan Program participants. development efforts which supports groups of neighbors to make a difference in their neighborhood and Thisgrantappearscateredtothatexactpurposebutcomes community. Its goals are to: with some prerequisites that may make its application • Celebrate neighbors and neighborhood strengths somewhat exclusionary for implementation in the very • Create a safer community beginning stages of initiating a project or for simply • Provide opportunities for neighbors to get to generating neighborhood and stakeholder consensus know one another and improve relationships to begin pursuit of a preservation/revitalization project. within the neighborhood The criteria for eligible applicants include: This existing funding source targets projects located in • Recipients must be participating in the City's CDBG areas and future Neighbor2Neighbor (N2N) Downtown Rehabilitation Loan Program; and blocks while that program is being developed and rolled • Reimbursement for architectural and engineering out. As indicated in the following project boundary map, fees, feasibility studies, environmental the yellow represents the boundaries of all CDBG blocks, assessments or other related soft costs, but the orange represents the overlap of this project's focus not including owner/developer fees, incurred in area with CDBG blocks, and the small sliver of pink the development of the project must be represents the only area of this project that does not lie documented; and within a CDBG block. • Project plans must be approved by the Historic Preservation Commission; and The Community Building Grant Program currently • A determination must be made by the City that awards a maximum of $750 to neighborhood the project is substantially complete and satisfies associations, non-profit groups, or Neighbor2Neighbor the conditions set forth in the above described participants. Should this program be expanded to also loan program; and include neighbor and stakeholder outreach events for • The grant does not exceed the lesser of ten preservation and revitalization initiatives, this would percent (10%) of total project costs or fifty percent be sufficient to cover the costs of some strategies that (50%) of the loan. increase public participation and garners broader input from the stakeholders in a project neighborhood. This is an excellent resource for helping to realize Some appropriate uses of these funds may include the a preservation/revitalization effort that already has following: significant momentum and planning behind it. However, • Meeting Event Advertising it may not be the most suitable for mobilizing local • On-site Daycare during a public meeting stakeholder collaboration behind a preservation/ • Food & Snacks: revitalization initiative. In addition, the eligibility - An event that provides food or appetizers will requirement of already being a participant in the city's improve public & stakeholder turnout. Downtown Rehabilitation Loan Program means that there -This could be an opportunity to promote a local must be significant upfront investment demonstrated to business in the project area, or to bring in a be eligible for this funding program. This may cater well local food truck or caterer. to developers but may exclude under-served communities �6 4.0 REVII ATION STRATE - �S Special Projects Grants Priorities and Strategies outlined in the City of Dubuque's Arts and Culture Master Plan. These include: Another potential existing resource from the City of Dubuque that could be used to help fund some of these more informal • Promote and Support Arts and Culture as Dubuque's stakeholder collaboration strategies could be the Special Competitive Edge. Projects Grants. The stated purpose of this grant is: • Boost Capacity for Arts and Culture to Thrive • Foster Engagement at All Levels To provide funding to creative arts and culture projects that • Cultivate Connections. place community engagement at their core and that go a step beyond the conventional. Special projects are those that Small Neighborhood Grant involve an active, two-way process in which both parties may experience change and growth. Special projects must A third funding resource for these types of stakeholder demonstrate an intent to provide a diverse, equitable, and collaboration efforts could be the Small Neighborhood inclusive arts orcultural experience. Successful special project Grant. This grant has a more targeted audience than the proposals must demonstrate how their project supports the previous two resources mentioned. The grant provides up organization's mission and advance the goals and priorities to only $750 to groups and neighborhood associations of the City of Dubuque's Arts and Culture Master Plan. within CDBG areas with the following goals: Eligible applicants are: • Celebrate neighborsand neighborhood strengths, • Demonstrate individual, family, neighborhood • A Dubuque-based organization who have operated and community pride, as a nonprofit, tax-exempt under Section 501(c)(3) • Improve quality of life, and of IRS Organizations, • Support neighbors helping neighbors and • A Dubuque-based group with their own specific neighborhoods mission, governing structure and budget operating under the incorporated status of a Dubuque-based The grant does specifically state that eligible projects do umbrella nonprofit organization as their fiscal agent, include, among others: or • An established Dubuque-based groups acting as a • Workshops which benefit neighborhood residents nonprofit. • Festivals and activities which have a positive theme and impact in the neighborhood, highlight The program awards a minimum of $1,500 and are limited the strengths of the neighborhood and its to a maximum of $8,000. Applicants are required to residents and are open to all neighborhood demonstrate investment in a project by providing cash and residents. in-kind matching funds in any amount that is equal to or • Other ideas that address blight conditions, greater than the total grant amount requested. benefit and involve residents and meet the purpose will also be considered. This program could be utilized to implement some of these stakeholder collaboration events. It is worth noting that these informal public input boards were derived from actual �■ , �■ art installations that were later adopted by designers and planners. The original installation was created by New Orleans based artist Candy Chang, and was installed ' '�� on an abandoned house after the passing of a loved one G Dusi� E prompting passersby to write a response to the prompt: "'°`°,°;°°°"`°`";``",'," "Before I Die I Want To." Candy Chan� is a TED Fellow, �� public speaker, and artist represented by the Lavin Agency. Since her initial installation, over five thousand Before I Die �■ '� . � � � Walls have been installed in seventy-eight countries around the world. Scan to Visit the City of Dubuque's These types of installations seem to align with the four listed Interactive Incentives Map 67� 4.0 VITALIZATION STRATEi - � FUNDING PROGRAMS as currently defined, is less applicable to the front end planning of such projects or eliciting stakeholder �POTENTIAL FUNDING collaboration. This grant is awarded on an annual basis. � Although this program is not specific to the preservation or restoration of historic buildings, it could be targeted in Thissectionwillfocusonrecommendationsfornewfunding conjunction with architectural initiatives to help improve programs we well as existing funding mechanisms from the overall built environment where such projects occur. the City of Dubuque which are not explicitly defined as funds for the physical execution of historic preservation It would be beneficial for the city to preference the pairing projects, but can be utilized to support, or in conjunction of these funds with signature architectural rehabilitation with, physical preservation and revitalization of projects. initiatives. Taking a holistic approach to preservation and revitalization in this way makes these efforts more Window Rehabilitation Proaram visible and accessible to the public. It also helps to � demonstrate the positive effects of these efforts on a Create a new program to tackle the largest violation neighborhood and its immediate surrounding economic issue. Require compliance with the city's Architectural activities and can help to garner more widespread Guidelines to help ensure that historic windows are support for the continuation of such efforts. If the city's repaired or replaced appropriately following the preference is to not exclusively prioritize these funds for Secretary of the Interior's Standards for the Treatment of such targeted project areas, or to ensure that these funds Historic Properties. are dispersed more widely throughout the city, it may be worth consideration reserving 25% of these annual funds Include proactive measures to deter vandalism like: in preference for projects that pair with architectural preservation or revitalization efforts. • Improve lighting in alleys — consider expansion of the Neighborhood Enhancement Lighting Operating Su�port Grant Program to include commercial properties. • Consider protective window films like The Operating Support Grant could likewise be utilized ShatterGARD to target projects or organizations that are housed in • Repair broken windows quickly to prevent what historic districts, historic buildings, or buildings that security practitioners call "broken windows have undertaken historic revitalization efforts, or have theory" - where one broken window entices a defined plan for preservation and revitalization. The vandalism of others in an area. purpose of the grant is to: Lar�eiahborhood Grant Provide Operating Support funding to established 501(c) (3) arts and culture organizations located in the City of The first program that should be discussed is the Large Dubuque that primarily serve Dubuque residents through Neighborhood Grant program. It is handy to discuss a demonstrated commitment to providing diverse, this one first in this section in order to compare it to equitable, and inclusive year-round arts and culture the previous neighborhood improvement grants already engagement opportunities. discussed. This grant provides up to $3,000 for physical improvement projects in low to moderate income Eligible applicants must be Dubuque-based organizations neighborhoods. Eligible projects include: whose primary mission is arts or culture and who have operated as a nonprofit, tax-exempt under Section • Neighborhood Park Improvements 501(c)(3) of IRS code for at least two years before the • Streetscape Improvements application date. • Tree Planting Projects • Neighborhood Newsletters, and The maximum annual funding award is $30,000 or • Out-of-School Programs for Neighborhood Youth 6/0 of applicant s previous year certified operating expenditures, whichever is less. This funding model, or This program would be more suitable for the actual a designated percentage of this funding, could easily tie implementation of a preservation/revitalization project into preservation and revitalization efforts with priority once it has been identified and designed. This grant placed on organizations located within historic districts, �$ 4.0 REVII ATION STRATE - �S housed in historic buildings, or demonstrate designated the interior or exterior of a property. plans for the preservation and revitalization of a historic property. Lead Control and Healthy Homes Program Rental Rehabilitation Program This program also currently targets solely single family homes with the goal of mitigating lead health hazards. A potential funding source provided by the City of Currently homeowners, landlords, and tenants can apply Dubuque is the Rental Rehabilitation Program. The city to this program. The City of Dubuque has made 1,280 is not taking applications for this program at this time, units lead-safe over the course of five grants starting in and little information about the program is currently 1997. Like the prior two examples this program could provided. However, this program could potentially be be expanded to include multi-unit historic properties or leveraged to preference historic rental properties within properties located within historic districts. As discussed the project 's target area. Depending on the specific prior, opening up these funds to those other applicants purpose of this program the funds might be able to be could help to serve as a stepping-stone funding program leveraged for the rehabilitation of the exterior or interior that could focus on the creation of viable, safe, and of historic properties. Preference for these funds could be habitable rental units that in turn generate income to given to properties that already demonstrate investment be earmarked for specific other future improvements to in historic preservation/revitalization projects. This could the interior or exterior of a property, thereby spurring be implemented as a stepping-stone funding source that continued investments in preservation and revitalization. could even be based on the creation of viable habitable rental units that in turn generate income, which could be The Emergency Repair Program earmarked for specific other improvements to the interior or exterior of a property. More information about this This program is open to any rental dwelling and provides program and its original intent needs provided by the city long-term, low-interest loans for rental property owners. to better explore how it might be able to be leveraged to The Program is designed to encourage emergency preserve and revitalize historically significant properties. repair of existing rental housing and to quickly respond to housing conditions which, if uncorrected, would cause Home Owner Accessibility Program posting of the unit and displacement of tenants. This Program is referred from General Housing, along with a This program currently targets solely single family homes. code deficiency report. Eligible applicants do not have The goal of the Home Owner Accessibility Program to meet any income limits or requirements. Loan amounts is to provide funds in the form of forgivable loans to differ depending on number of units/household size and homeowners to provide physical accessibility in housing are made for a maximum of 10 years for a fixed interest units. The funds provide $5,000.00 per person with a rate of 3%. disability living in a unit for Accessibility/ADA upgrades for physical accessibility or such improvements in order Eligible repairs include all conditions qualifying as: to make mobility safer. • Detrimental to public health and safety, or • Hazardous to occupants are eligible for financing Single family homes were not within the scope of through this program. this reports project area. However, this fund could be expanded to provide funding for the creation of Generally, this means that, in the event the condition accessible units or accessibility upgrades to the exterior (for example: inadequate or unsafe furnace, hazardous of historic buildings within the project's target area. electrical, leaking roof) is not corrected, the dwelling unit Similar to the Rental Rehabilitation Program, portions will be posted and occupants required to relocate. of these funds could be earmarked to help multi-unit historic buildings which can demonstrate investment in historic preservation/revitalization projects or that can demonstrate a plan for such future investments. This could likewise be implemented as a stepping-stone funding program that could focus on the creation of viable habitable rental units that in turn generate income to be earmarked for specific other future improvements to 69 4.0 VITALIZATION STRATE� � H I ST�R I C P R E S E RVATI O N legap�of cultu�al, ed ucational,t aesthetic,s vital inspirational, economic, and energy benefits will This chapter has thus far discussed funding sources to be maintained and enriched forfuturegenerations help initiate stakeholder collaboration behind historic of Americans." preservation/revitalization initiatives and alternative existing forms of funding that could be leveraged to help Exactly what those economic benefits exactly are remain design and execute those projects, but are not specifically more anecdotal, often biased in favor of preservation, designated as historic preservation funds. In this section and less scientific and concrete without further study. The we will first explore the state of current research into 2005 Economics & Historic Preservation: A Guide and links between historic preservation and economic Review of the Literature by Randall Mason prepared for development before examining existing programs and the Brookings Institute Metropolitan Policy Program point funding mechanisms through the City of Dubuque, which out: are explicitly stated as supporting historic preservation and revitalization projects. "[...] Historic preservation is typically judged to be a sound investment. By most accounts, it is Historic Preservation and Economic Development more efficient and profitable to preserve a historic building than to construct a new one. Designating The study of direct economic impacts of historic a landmark or district as historical typically preservation in the United States is a new and developing maintains if not boosts the value of the property, field. A lot of hard scientific data is still being collected. and as an economic development tool, historic Much of this research is being supported and funded preservation has proved its worth. Nearly any by the Advisory Council on Historic Preservation. The way the effects are measured, be they direct or council is an independent federal agency that promotes indirect, historic preservation tends to yield the preservation, enhancement, and sustainable use of significant benefits to the economy. [...] the our nation's diverse historic resources and advises the methods of determining the value of President and Congress on national historic preservation historic preservation vary widely, and several policy. It also provides a forum for influencing federal challenges persist in applying economic methods activities, programs, and policies that affect historic to the field. properties. In addition, the ACHP has a key role in carrying out the Preserve America program. "The dilemmas faced in assessing the value of historic buildings include the fact that historic Their most recent 2013 report Measuring the Economic preservation is both public and private, and has Impacts of Historic Preservation, published by Donovan both monetary and nonmonetary purposes. R. Rypkema and Caroline Choeng of PlaceEconomics, Historic preservation, for example, can be was conducted with the intent to identify a finite number a private good in that it offers a range of goods of indicators that can be used to regularly, consistently, and services consumed by individuals and traded meaningfully, and credibly measure the economic in markets (such as real estate). On the other impact of historic preservation over time. It is worth hand, it can be intrinsically a public good, noting that the first ever property in the United States with benefits deriving collectively and provided that was designated and run as a historic site was not by markets, but by government or nonprofit the Washington's Headquarters State Historic Site in groups. These differences lead to very different Newburgh, New York in 1850, making the practice of inethods, and degrees of complexity, in assessing its value " historic preservation in the United States only 170 years �•••� old. The National Historic Preservation Act (NHPA) was not enacted until 1966. This means that the study how historic preservation effects local economies is an The Rypkema report reaches a similar conclusion with even more recent undertaking, however, this implied the following seven main points: relationship was acknowledged in the NHPA itself as amended in Section 1(b). It states: 1. Various aspects of historic preservation have substantial economic benefits as well as economic "(...] the preservation of this irreplaceable costs. While many may argue that the benefits to � 4.0 REVII ATION STRATE - �S society, both financial and otherwise, outweigh dissemination, it will probably be necessary for the costs, the relationship between preservation a number of private as well as public institutions and the economy as well as overall societal to gather and evaluate the data. benefit remains imperfectly understood and only partially documented. 7. However, there will need to be one entity that is responsible for annually releasing relevant 2. Research into the relationship between metrics on a predictable basis. economics and historic preservation is critically needed. The Rypkema report goes further to prescribe recommended economic measures for historic 3. There are multiple constituencies for this preservation to help create these missing metrics for information, many of whom need the data and determining impact. These recommendations are useful information presented in different forms. because they can be applied and undertaken on a national or federal level, but they can also be pioneered 4. Information must be consistent and credible, locally by a municipality. We would recommend that and its collection and dissemination ongoing. Dubuque begin to implement these measures and collect the data described in Figure 4.5. This data could be 5. While the research and methodologies require inputted into the city's existing GIS database and viewed scholarly robustness, the information needs to be and managed through their existing Dubuque Propertx presented in non-academic terms. Incentives GIS StoryMap system. Some of the meta-data for this can be scraped from the county assessor's site 6. While government needs to play an important for historic property values, existing Census data for role in data collection, analysis, and employment, and public records for payments to local FIGURE: 4.5 •. ... . •.• . . Jobs/Household Quantify job creation and income Input-Output Multipliers • Only done sporadically on statewide levels Income generated by historic rehabilitation (RIMS,ImPlan,etc.) • Generally only indudes projeds that are receiving tax credits; activity or other preservation- • Does not tal<e fullest advantage of data that could be related employment retrieved from NPS,Commerce,Labor,and GSA reports • Need to distinguish permanent full-time vs.seasonal or part- time short duration employment PropertyValues Demonstrate impact on Measurement of year-to-year value • Research is done irregularly and only on local or sample property values of being within change relative to local market in communities within a state. local historic district general; • No national data. Will require selection of representative � Measurement approaches vary widely. communities and annual testing by Recent regional and local market fluduations skew picture national real estate data frm. and may create diffculties for baseline Heritage Quantify absolute economic I. Establish defnition of"heritage • No clear definition of"heritage tourist"or focus of"heritage Tourism impact of heritage tourism and tourism" tourism"visits incremental impad relative to 2. Incorporate 2-3 questions that will • Specifc research on heritage tourism impact irregular and other forms of tourism more dearly identify heritage tourists rarely on national level. into existing regular tourism surveys • No way to track on an annual basis if heritage tourism is 3. Based on surveys quantify absolute growing,shrinking,changing,etc.,especially since visitation and relative contribution of heritage lumped with other travel and recreation tourism over time. Environmental Demonstrate the contribution of Develop 2-3 standard measurables • No standard definitions or approaches for measuring historic Measurements historic preservation to broader that might indude: I)infrastructure preservation/environment relationship "sustainable development;"'Smart costs savings from historic rehabilitation; • No national data Growth;"'energy conservation;' 2)embodied energy of rehabilitated • Weal<understanding among environmentalists, and environmentally-sensitive or buildings;3)greenfields not developed preservationists,and general public of link "green"community planning because of historic preservation adivity Downtown Understand the role of historic Expand and supplement existing • Main Street data as currently gathered while useful,does not Revitalization preservation and downtown, aggregated data collected by the meet the standards of robust,defensible research. commercial distrid revitalization. National Main Street Center. • There is no ongoing measurement of preservation-based Commission regular academic analysis commercial revitalization not affiliated with Main Street, of comparative and non-Main Street except in limited ways through CDBG approaches to revitalization and how • There is no comparison of what is happening in Main Street historic resources are incorporated or communities and similar non-Main Street communities. used in the process. 7�,� 4.0 VITALIZATION STRATEi - � contractors for preservation or revitalization related number of smaller Urban Revitalization areas into the work. Likewise, collecting data on public funds spent Dubuque Urban Revitalization Area. The Dubuque on local preservation and revitalization programs Urban Revitalization Area includes 7,266 properties and can be quantified and compared to the tax revenue encompasses 1,801 acres. As a result of the expansion, generated from both a property, real estate transactions, more Dubuque property owners are eligible for a and economic activity over time to determine a property tax exemption on the assessed valuations from payback period compared with other properties or new improvements to their property. The Dubuque Urban construction elsewhere in the city. It is also possible to Revitalization Area Plan lists all the included property track outside grants and funding coming into the city addresses (pages 13-142) and can be viewed and to illustrate which types of projects attract more outside downloaded here. Affordable housing development investment. Some possible candidates for monitoring outside an existing Urban Revitalization Area may include the following existing funding sources through qualify if they submit a petition for designation at least the City of Dubuque, which are specific to preservation 60 days prior to application deadline and revitalization. Qualifying properties include: Historic Preservation Forgivable Loan Program • Property within an Urban Revitalization area. This program provides preservation funds in the form of a ' For the Dubuque Urban Revitalization Area, the forgivable loan that are available on a competitive basis building's assessed valuation must increase by at to income qualifying owner-occupants and to qualified least 10% for residential or by 15% for multi- non-profit organizations in any local historic district or residential or commercial property to be eligible City-designated Landmark for specific rehabilitation for tax exemptions. Note, this required increase projects that preserve the original building materials in assessed valuation is based on the existing and character-defining features of the home. These loans building valuation, not the total property provide financial incentives to homeowners and non- valuation which includes the land value. The profit organizations to maintain and improve their own increase in assessed valuation is determined by neighborhood's historic building inventory. The funds the Dubuque County City Assessor at the are to be used exclusively on the exterior of a building. Courthouse. Properties and owners eligible for these funds must be Historic Preservation Revolving Loan Fund HUD income-eligible and include: This funding source provides revolving loan funds up • Owner-occupants of single-family residences, to $25,000 with a 3% interest rate for ten years for • Owner-occupants of duplex units, or the preservation or revitalization of property that is at • Owner-occupants of 3-unit properties least 50 years old for individual historic properties, • Non-profit organizations providing residential designated City Landmarks, or located in the following facilities to HUD income-eligible tenants. Historic Preservation Districts, : The loan provides up to $5,000 forgivable loan; fully • Jackson Park forgiven after 5 years if applicant remains in the home. • Cathedral • W. 11 th Street The Urban Revitalization Program • Langworthy • Old Main These funds perfectly align to the goals of supporting historic preservation and revitalization efforts within Eligible improvements include Exterior work that results this report's project area. These funds encourage the in property improvements that meet the Secretary of the revitalization of buildings in the community's older Interior's Standards and Guidelines for Rehabilitation. neighborhoods by offering a property tax exemption for Historic limestone retaining walls critical to the support or new improvements made to qualified residential, multi- protection of structures on the same property or adjacent residential and commercially assessed properties. properties are eligible. In 2018, the City Council combined and expanded a If a wall did not exist, and the property could not be �2 4.0 REVII ATION STRATE - �S graded to a 3:1 slope from the property line to the Downtown Housing Incentive Proqram structure, the wall is eligible. Little information is currently provided on the city's All work must meet the Secretary of the Interior's website for this program, but the focus of these funds is Standards and Guidelines for Rehabilitation and any within this report's focus area. The project must assist in specific design standards established for the pertinent the creation of new market-rate downtown rental within Historic District. the Greater powntown Urban Renewal District. More information about this program can be found by following the hyper-link to the Historic Preservation It may be beneficial for the city to explore opportunities Revolving Loan Fund Brochure. to bundle these funds with other existing rental property funds such as the Lead Control & Healthy Homes Facade Grant Program, the Emergency Repair Program, Homeowner Accessibility Program, or the Rental Rehabilitation The Facade Grant is open to property owners within Program. the Greater powntown Urban Renewal District, and is designed to further the goals and objectives of the Financial Consultant Grant Greater powntown Urban Renewal Plan by creating the financial incentives needed to eliminate conditions of This program would provide grants in the Greater blight, encourage revitalization efforts and to retain or powntown Urban Renewal District for hiring a financial create employment opportunities and/or new housing consultant to analyze the feasibility of projects that apply units within the district. for the Downtown Rehabilitation Loan Program. The Facade Grant is a matching grant not to exceed The grant will be a 1:1 match not to exceed fifteen $10,000 and shall be awarded to qualifying projects thousand dollars ($15,000) shall be awarded to based on total project costs. The funds are limited to qualifying projects based on total project costs. exterior improvements and modifications, which are subject to design review by the City of Dubuque Historic Projects eligible to apply must meet the following Preservation Commission. conditions: The grant is intended to address the following conditions: • Property must be located within the Greater Downtown Urban Renewal District; • Property must be located within the Greater • Rehabilitation project must be completed for the Downtown Urban Renewal District. Financial Consultant Grant to be funded. • All existing code deficiencies -- within the scope • All existing code deficiencies -- within the scope of the project -- must be corrected; of the project -- must be corrected; • Project must comply with all applicable codes • Project plans must be approved by the Historic and ordinances; Preservation Commission; • Project plans must be approved by the Historic • Project must comply with all applicable codes Preservation Commission; and ordinances; • Grant proceeds shall be dispersed on completion • Grant proceeds shall be dispersed on completion of work, documentation of costs and an inspection of work, documentation of costs and an inspection of the completed project at a rate of $.50 for of the completed project at a rate of $.50 for each $1.00 of costs incurred; each $1.00 of costs incurred; • Deviation from an approved project plan may • Deviation from an approved project plan may disqualify the applicant; and disqualify the applicant; and • Applicant will not be reimbursed for personal • Applicant will not be reimbursed for personal labor costs or labor costs of family members, nor labor costs or labor costs of family members, nor can these costs be counted in the total project can these costs be counted in the total project costs. costs. • Foracompletelistofconditionsandrequirements, please read our grant guidelines. 73^ 4.0 VITALIZATION STRATEi - � Tax Increment Financinp These funds are available in urban renewal districts only. The downtown core and all industrial parks have been designated as urban renewal districts. Any TIF amount will be based on the increased assessed value the project creates. TIF will be awarded to the property owner as a rebate of the new taxes over 3 to 10 years. In 1985, the lowa State Legislature amended urban renewal law to allow cities to use Tax Increment Financing (TIF) for economic development purposes. This tool simply directs the increase in property tax generated from property improvements to the city, which can use this increment as a financial incentive to companies that invest and create jobs in the urban renewal area. � 4.0 REVII ATION STRATE - �S CO D E E N FO RC E M E N T and data input of GIS Story-map software and consistent updating of the data it contains. For example, the number of vacant building licenses could be tracked alongside Enforcing existing code within historic districts and the number of applications for certain funding/grant targeted revitalization areas is as critical as providing mechanisms already discussed to see if the rise or fall in the proper funding opportunities to encourage growth one correlates to the increase or decrease in the other. and development. This is especially true when it That way an argument can be made that funds which comes to the public realm or public amenities such as are specifically targeted for preservation/revitalization sidewalks, lighting, repair of broken windows, or the are having an effect at decreasing the number of vacant general condition of a building's exterior both in terms building licenses that are applied for each year. of aesthetic quality and the health, safety, and welfare of the public. Dubuque has already taken wise steps by The Center for Community Progress posts a guide to implementing their Vacant Building License monitoring Strategic Code Enforcement, where they state: system. This system issues annual licenses for vacant commercial and residential buildings located within the "The goal of any program is to encourage private City of Dubuque. The annual License Fee is $350 dollars owners to maintain their property and use it productively. for both residential and commercial buildings. Property When a city cannot achieve compliance, it should have owners must adhere the following requirements: systems in place that can enable it to gain control over the property in a timely fashion, abate the hazardous • Property owners must fill out the application and condition and return the property to productive use. read through the instructions. • Application must be submitted along with full "Cleveland attorney and housing advocate Kermit Lind payment for the annual license. suggests these principles to guide thinking about code • Applications will be reviewed and an inspection enforcement: must be scheduled with our Building Inspector to perform an exterior and interior inspection of • See code compliance in terms of a whole system the property to ensure it meets all minimum that ends with stable residential neighborhoods requirements of our local adopted codes. sustained by the resources of those who own • Property owners are responsible to make any properties, not public subsidies from taxpayers. and all necessary repairs if violations are found Make changes with the whole system in mind. during the inspection process. • Apply authority and resources strategically • The Vacant Building License will be issued upon to abate contagious blight quickly and deploy approval of the Building Inspector passing the cost-mitigating prevention of serious violations interior/exterior inspection. before owners and occupants lose the will and the means to take responsibility for their property. This program should continue to be enforced and • Code compliance systems should include championed especially in targeted development districts residents and neighborhood-based organizations as it discourages neglect and encourages investment, as engaged partners rather than as adversaries, use, and habitation of existing structures. It is important problems or obstacles. that the properties continue to be inspected on an annual • Match enforcement programs and projects basis so that conditions can be tracked and monitored. It with the resources and capacities available to would be ideal that these properties be tracked visually operate them. Unenforced ordinances and on a GIS Story-map, and updated with photos, written violations without meaningful penalties only reports, and communication history with the property invite a culture of defeat, despair and owners can be recorded and archived through such a abandonment." platform. It should be anticipated that with any type of change As with all code enforcement issues, it is best to establish some degree of push back can be expected. This is a metric in order to demonstrate a measurable success especially true when it comes to stricter enforcement or deficiency to justify the continuation or modification of code compliance resulting necessarily in an initial of any code, program, or funding mechanism. These increase in fines and citations. metrics can also be generated from proper management 75.� 4.0 VITALIZATION STRATEi - � TheUniversityofTennessee-MunicipalTechnicalAdvisory measures too fast in an "overnight" implementation Service published a guide for Emerging Practices in approach. Kyle Slaughter, a consultant with Utah Property Maintenance Code Enforcement, where they Housing and Community Development has three general recommend initiating stricter code enforcement measures recommendations for a community's code enforcement through face-to-face interactions. As they describe: rp ogram: "While stringent enforcement is important �...], more "1. Have a positive view. Paint your enforcement positive communication through officer-initiated contact measures in a positive light by focusing on compliance is also valued by our high performers. Goodlettsville and (rather than incompliance) and the benefits community Colliervilleindicatethatsteponeoftheirnoticeprocedures members receive as they come into compliance and help involve hand delivery of the citation by the officer, who their neighbors comply as well. provides a verbal explanation of compliance options to the property owner, when at all possible. Many cases are 2. Involve the community. Make enforcement a handled immediately due to this face-to-face contact. In community effort through strategies that incorporate the Collierville officers generally exercise some flexibility in entire community where possible. Community clean-up dealing with particular "hardship" cases, such as those days, assistance programs for the elderly, and even which involve the elderly, demonstrating that the Town is small revolving loan funds can be started to involve large willing to work with citizens, helping to avoid defensive portions of the community. reactions from offenders. (...] All three cities indicated that good department coordination between the Codes 3. Take a measured approach. Don'tgo too deep too staffs, police, and court systems contributed to effective fast. Community members and leaders will need to take compliance rates. their time feeling out how enforcement can and should happen within the community. Taking small, incremental "(...] Both Collierville and Knoxville highlighted their steps that slowly grow the community enforcement outreach efforts with neighborhood groups as helpful program to the right size will ensure the community can in achieving high levels of property maintenance handle more difficult enforcement questions in the future. codes compliance, but for slightly different reasons. In Collierville, the Codes staff engage in education efforts �A sample enforcement plan may look something like the with area home owner associations (HOAs) to stress following]: their legal obligation to maintain common areas. Codes staff remind HOAs that common area maintenance is • Plan & Code Audit: not voluntary, but is lawfully required, and also secures Every five years, the planning commission will home-owners' individual interests, since maintaining audit the general plan and code, ensuring the neighborhood spaces sustains housing values. plan still matches community goals and that the Knoxville's engagement efforts stress the positive role code serves to accomplish the goals in the that volunteering in neighborhood associations can play general plan (if doubts about the plan exist, a in beautifying and cleaning-up communities, and the request can be made for the town council to City has recently created the Neighborhood Advocate consider a re-write). Program. Neighborhood Advocates agree to regularly • Public Meeting: attend neighborhood association meetings and report Each March, the mayor and city council will host back to 311 about codes issues raised there, in addition a public meeting in which they will briefly explain to informing their associations about service request the code's requirements, the reasons for the status from 311. Neighborhood Advocates have also code, and how code is enforced within the city, been instrumental in organizing community clean-ups including advertising the upcoming community through the City-sponsored "Neighborhood Sweeps" clean-up. Refreshments should be provided. program. Knoxville codes staff report that these efforts • Compliance Training: have had real impact in bringing outstanding cases Following the public meeting, the code enforcers into compliance, which has reduced workload for the (consisting of one council member, public works department." employee, and the city recorder) will be retrained on city code and proper code violation At the same time municipalities should be cautioned notification and enforcement procedures. about implementing heavy handed code enforcement • Community Clean-Up Day: � 4.0 REVII ATION STRATE - �S A semi-annual Community Clean-Up Day will occur in the first two weeks of April and Natural Surveillance: November. One free pass to the local landfill will be provided to each residence (large trailers • Criminals do not like to be seen or recognized, could be used when landfills are not available). so they will choose situations where they can hide • Community Compliance Patrol: and easily escape. During the two weeks following the clean-up day, • Keep areas well lit. In particular, building city officials will patrol the community, providing entrances should be bright at all times and notice to property owners of violations.t provide a clear line of sight from both inside and • Complaint Response: outside. During the rest of the year, the city will respond • Eliminate hiding spots. Cut down hedges and to citizen complaints via the city website's code remove trees, bushes, fences, dumpsters, etc. that violation referral page." create blind spots or hiding places. • Low, thorny hedges work well around windows, Another good resource for municipalities to reference to because they don't obstruct the view in or out, help justify a renewed initiative in code enforcement is and they don't provide a comfortable place to the International Crime Prevention Through Environmental hide. Design Association's guidelines. Known by the acronym • Use Closed Circuit Television (CCTV) to view CPTED, the organization's stated mission to establish a areas without natural sight lines. Put up monitors multi-disciplinary approach of crime prevention that uses in public areas so that visitors know they are urban and architectural design and the management of being watched. The last thing a criminal wants built and natural environments. CPTED strategies aim to see when they enter a building is their own to reduce victimization, deter offender decisions that face on a security camera's monitor. precede criminal acts, and build a sense of community among inhabitants so they can gain territorial control of The result: A potential offender should feel like they are areas, reduce crime, and minimize fear of crime. being watched, and that the surroundings offer no easy escape routes. CPTED principles are based on anticipating the thought processes of a potential offender and creating an Natural Access Control: engineered environment that discourages follow-through of any crime or offense. The resulting built environment, • Criminals like to feel that they are in control. including a building and its surroundings, will discourage However, this sense of control can be denied or impede criminal behavior, and at the same time by clearly marking the approaches to buildings encourage honest citizens to keep a watchful eye. and properties and channeling visitors into a defined area. There are four main principles of CPTED: • Use maze entrances in public lobbies. The goal is to cut off straight-line access to a potential target, • Natural surveillance such as a bank teller or cashier. We're not talking • Natural access control about barbed wire -- even tension barriers that • Territorial reinforcement have to be jumped or navigated around can • Maintenance discourage the bad guys. • Use curbing and landscaping to directautomobile Helping the public and property owners understand and foot traffic into a controlled, visible area. these concepts and how these relate and justify the practice of code enforcement can help property owners The result: a criminal should never feel like they have the support, comply, and adopt a greater emphasis on code upper hand when approaching a facility. compliance. Although these principles were developed for the design and construction of new buildings, the Territorial Reinforcement: concepts can be also be applied to existing buildings, renovations, and design and modifications around • The purpose of this principle is to create a clear buildings. CPTED provides the following examples of distinction between public and private property. appropriate implementation of their four main principles. This is important for two reasons: Legitimate 77� 4.0 VITALIZATION STRATEi - � occupants have a sense of ownership and will sledge hammer when a protective film is properly notice, and even challenge, people who don't installed. ShatterGARD is the premier product for belong; intruders, on the other hand, have this application. a harder time blending in. • Make sure receptionists have clear sight lines to all entrances, as well as the ability to quickly and discreetly call for help. A panic button that calls a central station or signals for help via an alarm light in a separate section of the building works well. • Make sure security signage is clearly visible at all entrances. • Implement a visitor badging system, and make sure that all visitors are properly escorted. The result: Employees gain a feeling that "this is my space," while intruders are immediately put on the defensive. Maintenance: • Maintenance is related to territorial reinforcement. A well-maintained area sends the message that people notice and care about what happens in an area. This, in turn, discourages vandalism and other crimes. Security practitioners refer to the "Broken Windows Theory," the idea that one broken window will entice vandals to break another. A vandalized area then becomes more inviting to higher levels of crime. A property should be well-maintained as a matter of safety as well as pride. Target Hardening: • Target hardening is another strategy often mentioned in connection with CPTED. This simply means making a building more difficult to forcibly enter. • The use of deadbolt locks is one example of target hardening. To be effective, the locks should have hardened steel bolts extending at least one inch into the door jamb. When deadbolts are installed on a wooden frame door, the screws that fasten the strikes should also penetrate at least one inch into the door frame. Medeco's Maxum Deadbolt is the standard for this type of high-security lock. • Protective window films are another example of target hardening. Buildings with plate glass windows are vulnerable to "smash and grab" burglaries. But plate glass can stop a l�$ 4.0 REVII ATION STRATE - �S OTHE R Public art is a great way to promote a project that can be utilized in several ways. Architectural renderings, floor RECOMME N DATIONS plans, or site plans can be released publicly as a design progresses. This gives the public earlier windows of opportunity to inquire about the project, attend meetings, There are other tools available that can help to support or participate in planning and revitalization design efforts, realize a preservation/revitalization project. These tools and provide input. Similartothe Public InputChalkboard/ can help to raise general awareness aboutthe project.The White board, these can be displayed on construction following strategies are less geared towards gathering fencing, scaffolding, within local businesses, or at public qualitative or quantitative data, but are proposed for the parks, or libraries. Art itself can be transformative, so purpose of elevating the public awareness of a project it is also a quick easy way to demonstrate and display throughout a community or neighborhood. Therefore, neighborhood revitalization prior to the beginning of they can be considered marketing tools that help a any construction activity. project succeed. Digital Facade Video Ma�ping Projections Social Media Campaigns Much like other forms of public art, Digital Facade Maintaining a presence of social media can be an Projections have become a more recent technology effective way to keep the public informed about a project, that can help to market a project and inform the public. resource, or initiative. This can be a great tool to reach This form of artwork utilizes an existing building and is a wide audience of varied ages and demographics. very effective at generating attention. Using the facade It is important to make regular postings to your social of an existing building as a projection screen various media platform so that viewers remain engaged and do images can be projected onto the building's surface or not quickly overlook your site due to old information. architectural details and existing features of the building Postings should be frequent and brief since the attention can be highlighted or animated adding both light and span for online media consumption is generally short. movement to a building facade (See Figures 4.5 Social media is also a useful tool to bring together other & 4.6). Similar to how you must dim the lights in a media, tools, and resources such as photos, videos, links meeting room during a normal projector display, this to other resources or websites, surveys, and scheduling tool can only be used at night when the projections will updates. be visible against the building. This artistic intervention is extremely eye catching and can easily elicit excitement Project Dedicated Website and awe from public viewing. It is an excellent marketing engagement tool, but the digital presentation must be Similar to a social media campaign, a project specific prepared by a projection mapping artist/engineer. website can be created that is dedicated to public It would be a great tool to display the effects of a outreach and providing up to date project information, restoration project onto an existing facade or simply to An advantage of a project specific website is the promote broader preservation and revitalization efforts degree of control an administrator has to craft its look, in a neighborhood simply by displaying engaging art interface, and content. Unlike social media platforms, displays in this format. there is no competition or distraction of advertisements. Also, the administrator can construct their site to allow/ Live Stream Construction Cam disallow public comment, or from public comments to be viewable by other members of the public visiting the When construction activities begin it can be an engaging site. There have been cases with social media pages tool to set up a live stream construction cam that can where unexpected backlash from public comments, or be viewed remotely and allow the public to follow the particular online trolls, have targeted and sabotaged a progress of project. This allows them to check in on their campaign having the inverse effect that the marketing own time to see how a project can transform a place. campaign was initially launched to promote. Likewise, this also provides a useful tool for future project marketing campaigns by being able to show a time Neighborhood/Building Improvement lapse of a previous success story to bolster support for Renderings as Public Art new projects or initiatives. 79 4.0 VITALIZATION STRATE�. � Virtual Realitv Virtual reality is also a newer technology that can help with engagement and help to market a project. This tool can be used both for public engagement generally or to generate specific feedback from key stakeholders. The advantage of this technology is that with the 3D goggles one is able to actually view and experience a space in three dimensions as if they were standing in a room or in front of building prior to it actually be constructed or renovated. Some people just struggle to think or visualize in three dimensions from plan drawings or elevations, and sometimes even perspective renderings can only give a sneak peek into what it may actually feel like to inhabit a designed space or to experience a renovated building facade front from the street. Even the act of sharing and viewing virtual reality can be engaging to see people wearing the goggles and navigating the virtual space. Their view can be shared on an adjacent digital monitor to follow their perspective as they look around the digital model in real time. These virtual reality stations can either be brought to stakeholder meetings or set up in libraries or at special events. �� ' s_ —-- � �� . �� _ �., � e_� n� �- ' �. � � � ` ;_._, � `r � , Il —1 ,� v._ -- � I�I ��I -�-U ✓� .i� �' i .� (`, ��'m�, � �;,. � — t� — N , y �' �. ,�. ` f a� _ , ,%� � _ �� \ � '�� . - �� :,i �.� t -¢ �l° _�� '`.. i r JE i a ,�� , +'. � • �_ � � � � ,;. - ,._, , � ;: k f� _ � � - � ��_ z � � ' { �� _ e� � . " . , Y � � � '� i �`�II Jtyr� a'k �1G/ �� r. �"�� .�-.._ �`��. �_ 4a;��' � .fi ��,�.�' :r ; (�� . . „1--� � � L ;.��5` ,�:. 1 . ��,��li•T�L� �,� . _ �� ; : �� `'� ` � I' '� �. ;� , � ,.�.' '�}, �. .,', `u�',.,u./ �` � 3�'i,. ,;:�� r } ' t� FIGURE: 4.b .._ _ _,_ .;n's CathedrU� , u„u�, ..,,��nany. uigita� rr��ection Co. �0 5.0 N EXT STE PS This diagram describes recommended next steps for the City. In order to connect the findings of the report to action on the part of the individual property owners, the City must methodically and sensitively process each property. First, a survey based on the findings of the report should be created. The survey should be accompanied by a letter notifying the property owner that they have deficiencies which should be remedied. The survey should ask general questions regarding causal conditions. By allowing the property owners to volunteer information to the City, it will greatly reduce the work on the part of City staff to gather this information. For each property Owner, City staff will match the potential causal conditions to available and applicable resources that may be useful and attractive to that property owner's situation. For each non-response to the survey, additional efforts should be made to learn more about the property owner. START HERE! _ VIOLATIONS DEFICIENCIES■■■ � ■ ■ ■ ■ ■ INDIVIDUAL PROPERTY IDENTIFIED FOR DEFICIENCY OR VIOLATION. IF NO ACTION, ISSUE■ ■ O O O O O � ■ ■ DEVELOP PROPERTY QTATION a a O O OWNER SURVEY TO ALLOW PROPERTY After a determined O O O O OWNERS TO IDENTIFY period of fime when no CHALLENGES THEY MAY correcfive aciion is taken, HAVE. issue ihe citafion via hand delivery by city officers. Other cities have found this leads to quicker resolution when owners are provided a verbal explanaiion of compliance options with face�fo face interaction. r � ��1 � ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ NOTIFY PROPERTY OWNER WITH AVAILABLE ■ ■ ■ ■ DISCOVERY OF CAUSAL CONDITIONS RESOURCES WITH FORM LETTER LISTING APPLICABLE FUNDING,PROGRAMS OR OTHER RESOURCES TO THE DEFIQENQES AND APPLICABLE RESOURCES. CAUSAL CONDITIONS AND VIOLATION$ Researching a property owner's circumstances will help the city better understand possible next steps for •EXAMPLE 1 (IE grant fhrough identified resource) that owner. •EXAMPLE 2(IE consultation with identified organization) •EXAMPLE 1 (out-of-state landlord) •EXAMPLE 3(IE proposal from parfner service provider) •EXAMPLE 2(aged property owner) •EXAMPLE 4(IE match with potential buyer) •EXAMPLE 3(low income neighborhood) •EXAMPLE 5 QE enroll in educational seminar) �� 6.0 APPENDIX BUILDING REPAIR SHEETS The following pages have building element specific repair sheets that outline recommended and not recommended repair approaches, along with links to more in-depth information from the National Park Service and City of Dubuque's websites. Building repair sheets focus on common historic materials that are often repaired incorrectly and unique features that require extra attention to repair methods and preservation. HISTORIC WINDOWS CERAMIC TILE DECORATIVE METAL CORNICE MASON RY �2 6.0 APPE N THIS PAGE INTENTIONALLY LEFT BLANK 83 H ISTORIC WI N DOWS COMMON PROBLEMS + _��. � —: —-�— — _ '�1 a , � —— — _ � — � � � { � ,. �� _. . ; � � � — — —- � -_ . �i� � _ ��.� �_,�� ; � - _� � f—� �� , ; 'a. - '..,:.'�,r��..�,.r.r..� .... .., -� . . . �.�.,�„ _ BROI<EN GLASS ��.�.,�H�,,,��1 _ __ _ � � � � � � � � � - Repairing historic windows instead of replacement. - Do not replace a window that is in good condition Historic windows were made of high quality materials simply because the glass is broken. Reglazing that aren't readily available now, like old growth windows is relatively simple and can be done by most wood which is much more resistant to rot than modern building owners. There are also local contractors that wood used for replacement windows. can do this work as well. UGL Glazol putty is accept- able, but DAP putty is not recommended because it -Add interior or exterior storm windows for improved does not cure properly. thermal performance, rather than replacing with new double paned windows. It typically provides the same thermal performance at a much lower price. - Energy conservation is no excuse for wholesale removal of historic windows which can be made - Most windows require simple repairs that can be thermally efficient by historically and aesthetically done by building owners like repainting, reglazing, acceptable means. In addition to storm windows, weatherstripping, replacing broken sash cords, and adding weatherstripping and caulking can greatly minor consolidation of deteriorated material. Products improve performance. like Abatron WoodEpox can consolidate rotted wood, and Loctite Epoxy Weld can be used to repair metal. - Do not replace windows with smaller windows that -When windows must be replaced, the new window do not fit the opening properly. Similarly, do not should match the historic in size, appearance, finish, replace an arch topped window with a square and material. Match the pattern of openings, propor- window. tion and configuration of the panes including muntins and details like arched tops. FOR MORE I�'�ORMATION 0 �"� 0- i� 0 � 0- 0 0 0 � r ; w � '�. #'y''� , - � � , F i�� '�, i�.�;r� �� ti �:�•1��" � 7 0� .. 0 _ . 0 0 'f � ? �' Preservarion Brief: rreservarion drief: Preservarion orief: vu�„que rroperry Dubuque Architectural Wood Windows Steel Windows Stained Glass Incentives Map Guidelines CE RAMIC TI LE COMMON PROBLEMS � `� J • ' f, �;'�y � Y ,�� n � :� � x r� w • � �� -'`v�,:� .�^r,� y� � �. � T��,� -��"� ��A. - . T � s" x � .� '�.. 'n x � 'l��T: p;'. .. .. � ! �i.^_ b.,�` T •. - a � . ... ��...:,j'T_::4`'`.-E".p""" . �� _+�� x =.�.�a,.�.�.t�.r.......e�.............�ww••...a...�.... � -' x, � � . '�r:�'.�- r � - '1 <..� yL x '� oM�.' - � •'� �•-9.i:iy�'' r . - �:��.'. � �� .� :'� ; •:.. �' ;:M;. ....�." .: ',� �. .. �✓c': ,,. �'��:�`t��+.`y��:��'�. .:��4-A'_:;:�.,.+i* - '�.yw�'w`'ii: �t M1�ti�`^�V� .... .,. . . a.., . .. =•.b.f�,.�r..�.�1.: �� . i � .. , . '�.�� MISSING TILE DIRT/STAINING CF.. ._.._ _ � � � � � � � � � - Keep the tile in good repair. When grout is missing - Do not wholesale remove historic tile because a few or loose, regrout to keep the tile solid. If some tile are damaged or missing. Mosaic tiles are character become loose or dislodged, save them for reinstalla- defining features and if removed, adversely affects the tion. Where tile are minimally cracked but still solidly historic character of the building. in place, leave them as-is. - Do not use ice melt on historic tile as it can deterio- -Where tile is missing or needs replaced, source new rate it. Even sand can abrade the surface and the tiles tiles that match the historic as close as possible. Many protective coating. Consider using rubber-backed mats companies make reproduction tile - particularly 1" in the winter instead. hexagon, 1" square and 1" penny round tiles that are most commonly used. Other sizes are available as - Do not use abrasive cleaners (including powdered well. cleaners and creams) and mechanical equipment that may damage protective surfaces or decorative design. - For cleaning, typically a soft bristle brush or plastic Generally, acid-based cleaners are not recommended pot scrubber and very hot water are all that's needed as they can etch the tile. for even heavy soiling. Steam cleaning can be effec- tive as well. - Do not patch missing tile with concrete. Modern portland cement concrete is much harder than historic - If there is settling or any different in height over 1/2" tile and as it expands/contracts it can crack more tile. it can be a tripping hazard and likely requires repair. -Typically, adding a sealer overtop of tile is not recommended. It can make the tile slippery or change how the tile handles moisture transmission. �OR �"n�� '�'��RMATION 0 �� rp p. p 0 0 F{ r F �� ' •�� .�;�� Y �� 0. 0 " ? '� Preser�arion �rief: uubuque Property Dubuque Architectural Ceramic Tile Incentives Map Guidelines DECORATIVE METAL CORN ICE COMMON PROBLEMS � � . � . -,� s :. _- �• .�� _-- ,C�� ; �.�s _ r__. '__ - - - � � - 1.�r�'• ��w.��.ws.�--";' -�. +..r:_ ''� ��'''• tl � '.;'-YL:`:�".'� ��i �k�"�. . II� � � .� ��N � �\ ` �� J _�� -�� - -:��=-�.�-� WIND/STORM DAMAGE DETERIORATION AND HOLES � � � 1 � � � � � - Keep the cornice in good repair to prevent rusting. - Do not remove deteriorated or damaged cornice Keep paint in good condition and repaint regularly with a rust-inhibitive primer and topcoats of compati- without first attempting repair or in-kind replacement. ble paint. Seal any open joints. Reattach sections that Metal cornices are character defining features and if have come loose or fallen, where possible. Check removed, adversely affects the historic character of the flashing on top of cornice to ensure water is not building. getting in behind. -Thoroughly inspect the cornice prior to beginning - Don't use dissimilar metals when patching in new repair. Drones can be a useful tool to image the material, this can cause galvanic corrosion. If you cornice without climbing ladders. The overall goal is to don't know what type of inetal it is you can take a retain as much of the original material as possible, small piece to a local metal scrap business where they while preventing further deterioration and rusting. often have a scanning gun that can tell what the metal is comprised of. - Minor rusting and small holes can be patched and filled with a metal epoxy compound or automotive body filler. Follow all manufacturer's recommenda- - Solder patching is typically not recommended for tions, sand smooth and repaint. copper. It has a different coefficient of expansion than the copper and will eventually break away. It is - Hire a contractor well versed in historic metal work. occasionally acceptable for short term repairs. Many cornices were made out of galvanized sheet steel that was painted. Old galvanized steel has a - Never sandblast historic decorative cornices. This can thicker galvanic coating than modern galvanized steel, so it is always important to repair rather than replace. destroy fine detailing as the sheet metal is too thin. FC�R M�RE ir.iGn�n��T�r�N 0� i� 0 � 0• 0 0 0 r� .� - �',� '; r '' •.� �, F I�i i i �].i:i i• ` �1� �� 0�. �:a ❑' � '❑ " � ? � Preservc.a��n v�cs: Prese�vu��n iecn vur�uque rroperty Dubuque Architectural Metals Note: Metal Cornices Incentives Map Guidelines MASO N RY COMMON PROBLEMS �� -�'� ..-�., : �� ' �� '_�� Y� �__ � �` �4fi t�'},� � ��- - �_� �� . - � ...Y #.�_�' *� 'S. � • _ �w��r.-��ti��' - � ' �� .�. �. - - ...� ' � � �s--•��;'y`� �� _ '�--''a� '- ~G _„_f�_ ' � _ - .��-�+ ' � - .�� -. "- - .� {�i .��_�_._,.�. �.- . � . _ _T�_ ,i. �� •:� , - - �. ; ��il SPALLING DETERIORATED MORTARJOINTS �� v��.tI�ILt/MUIJIUKt f KVtSLtMJ � • , , • • • , , - Use appropriate mortar- modern Portland cement - Do not allow vines or vegetation to grow on mason- based mortar is almost never appropriate. Have your ry. Vines can do a surprising amount of damage to mason conduct mortar testing and match the original masonry-they trap moisture, accelerate deterioration, composition. Using an inappropriate mortar can cause embed even hard materials like stone and can widen spalling in the future. When moisture tries to escape cracks. the wall, if the mortar is too dense and hard it can make its path through the softer, old masonry and - Do not stucco or parge coat masonry that was not 'spall' the front off exposing the soft underbody. originally stucco'd. Deteriorated masonry should be replaced in kind and repointed, rather than coated over as a superficial 'repair' method. - Match the joint profile and color of the original mortar. Horizontal (bed) joints may be removed with - Never sandblast historic masonry. Sandblasting mechanical methods such as grinders if done carefully (including grit blasting of any kind) irreversibly - but vertical (head) joints should only be removed by damages masonry. hand chiseling because grinders can easily over cut the joint damaging the brick above or below. - Do not power wash masonry, particularly if the mortar joints are deteriorated. It forces water into the wall system and can rust out metal ties/anchors. - If you need to patch in brick or stone that is missing Typically, masonry cleaning is not necessary or or damaged, try to find masonry that resembles the recommended. If undertaken, cleaning shall use the original as closely as possible. Salvaged brick can be gentlest means possible - a garden hose and soft sourced from various places. bristle brush are typically all that's needed. Power washing at too high of pressure can irreversibly damage brick similar to sandblasting. FOR ��^"� "�'�ORMATION o- o o '' o p p o- 0 0 0 ., r � �.- �c'�# , � �, r �. � �� , � �� :�, . ., 0 0 � _ 0 "� # 0 Preservation drief: Preservarion tsrief: unl< to Hii Dubuque Property Dubuque Hrchitectural Repointing Mortar Abrasive Cleaning Preservation Briefs Incentives Map Guidelines �� ' _ �1 1 �� _ t , � t ► ►t t � t * � . . . . . . .. t . . . . . ...... . . . . . . . . . . . . . � . . . . . ..� ... . . .r . . ... ... , . . ... . . . - .. . - .. . . . . .. . . . ... . .. .. ;y . . . . ......... , . . .. .. .. . . .. . .... . . . � .. .... ■ . . . . .. . ... . .. .. .. . . . .. . . . ... . ... , 700 llth Street, Suite 200 Marion � lowa Phone: (319) 377-7604 11502 390th Street Strawberry Point � lowa , Phone: (563)933-4712 ! �O 2020 � � ' 1 J � �1 � �� 1 1 � � �1 ,1 � �1 � ��