Demolition by Neglect Cons. District
THE CITY OF
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Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001~4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
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June 20, 2006
The Honorable Mayor and City Council
City of Dubuque
50 W, 13th Street
Dubuque, IA 52001
RE: Extending Demolition by Neglect to Conservation Districts
Dear Mayor and City Council Members:
INTRODUCTION
The Historic Preservation Commission (HPC) has recommended that the City Council
extend the Demolition by Neglect provision for historic districts to conservation districts.
On April 3, 2006, the City Council referred this recommendation to the City Manager for
review. On May 22, 2006, the City Manager agreed that staff should meet with HPC
Chairperson Dave Stuart to discuss revisions to the HPC proposals that would lessen
the workload impact on the Building Services Department. This meeting was held on
May 31, 2006. The HPC reviewed and approved a modified ordinance on June 15,
2006. The modified ordinance is enclosed for City Council review and approval.
BACKGROUND
The HPC has recognized the importance of protecting architectural and historical
structures located in conservation districts which are threatened by continuous neglect.
The Commission feels extending Demolition by Neglect to conservation districts will
protect the integrity of threatened buildings and promote the long term economic health
of Dubuque's architecturally and historically significant structures located in these
districts. The Commission believes adding Demolition by Neglect to the City Code for
conservation districts is consistent with the intent and purpose of conservation districts.
Demolition by Neglect, Section 25-7 of the Historic Preservation Ordinance, currently
prohibits demolition by neglect only in a historic district or of a landmark or landmark
site. The Demolition by Neglect provision is enclosed.
Service
People
Integrity
Responsibility
Innovation
Teamwork
Extending Demolition by Neglect to Conservation Districts
Page 2
A conservation district is an area identified by City Council that has architectural and
historical significance. Conservation districts were created by the City Council to provide
a review process prior to the demolition of potentially significant structures. The City
Council has created 9 Conservation Districts that encompass approximately 850
buildings, of which approximately 325 are significant based on the City's phased
Historic/Architectural Surveys. A map of the conservation districts is enclosed.
DISCUSSION
When the City Council adopted the Demolition by Neglect provision for historic districts,
the HPC and Planning Services staff recommended the amendment based on the
similarity between Demolition by Neglect provisions and Article II Dangerous Buildings
of Chapter 11, Buildings and Building Regulations, of the City Code.
A chart comparing the Demolition by Neglect and the Dangerous Buildings code
provisions is enclosed. Eleven of the 13 Demolition by Neglect provisions are covered
by the Dangerous Buildings Code. A 12th provision is addressed by the Housing, Health
or Zoning codes. One provision is not found in any other City code section.
The Dangerous Buildings code has a structural emphasis, and allows demolition of
unsafe structures. Demolition by Neglect has a different intent: prevent deterioration of
buildings to the point where demolition is the only economically viable option.
Building Services Department assessment
Issuance and enforcement of demolition permits in conservation districts is the
responsibility of the Building Services Department. If Demolition by Neglect is added to
the City Code for conservation districts, Building Services Manager Rich Russell
estimates the impact on the Building Services Department to enforce Demolition by
Neglect in conservation districts will be significant. Rich Russell's assessment is based
on the age of the buildings and the geographic areas represented.
RECOMMENDATION
To reduce this impact, the HPC recommends that Demolition by Neglect in conservation
districts focus on maintaining a weather-tight and waterproof building envelope to stop
moisture intrusion and deterioration. With the concurrence of Rich Russell, the HPC
recommends shortening the list of Demolition by Neglect provisions in conservation
districts as follows:
~ Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or
floors, including broken windows and doors;
~ Defective or lack of weather protection for exterior wall coverings, foundations or
floors, including broken windows and doors;
~ Any default, defect or condition in the structure which renders it structurally
unsafe or not properly watertight; or
~ Deterioration of any exterior feature so as to create a hazardous condition which
could make demolition necessary for the public safety.
Extending Demolition by Neglect to Conservation Districts
Page 3
The HPC also recommends extending eligibility for the Historic Preservation Revolving
Loan Fund (RLF) to conservation districts. The Historic Preservation RLF provides
loans of up to $25,000 at 3% for 10 years for exterior improvements to properties in
historic districts. Extending the RLF to conservation districts will provide financial
assistance to property owners to maintain weather-tight and waterproof buildings.
By a vote of 5 to 0, the Historic Preservation Commission recommends that the City
Council approve the enclosed ordinance extending Demolition by Neglect to
conservation districts, and the recommendation to extend eligibility for the Historic
Preservation RLF to conservation districts.
Sincerely,
~~~
David Stuart, Chairperson
Historic Preservation Commission
Enclosures
cc: Laura Carstens, Planning Services Manager
Rich Russell, Building Services Manager
F:/USERS/lCARSTENNVP/COUNCIUdemo by neglect/Demo by Neglect HPC letter to Council 06 20 06.doc
...
.
Prepared by: Laura Carstens City Planner Address: City Hall SOW. 13th SI. Telephone: 589-4210
Return to: Jeanne Schneider. City Clerk Address: City Hall. 50 W. 13th SI. Telephone: 589-4120
ORDINANCE NO.53-06
AN ORDINANCE AMENDING CHAPTER 11 (BUILDING REGULATIONS) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY AMENDING SECTION 11-4
DEMOLITION PERMITS IN CONSERVATION DISTRICTS TO PROHIBIT
DEMOLITION BY NEGLECT
Whereas, the Historic Preservation Commission has recommended an
amendment to Chapter 11 (Building Regulations) of the City of Dubuque Code of
Ordinances regarding prohibition of demolition of neglect in conservation districts; and
Whereas, the City of Dubuque has established conservation districts to allow for
the City Council's review of demolition permits that might impact buildings of historic or
architectural significance in these districts; and
Whereas, the City Council has appointed a Historic Preservation Commission to
review demolition permits in conservation districts, and provide recommendations to the
City Council; and
Whereas, the City Council finds that the recommended amendments to Chapter
11 are consistent with the goals and objectives of the City's Comprehensive Plan and
the purpose and intent of the City's Code of Ordinances.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. Section 11-4 of the City of Dubuque Code of Ordinances is hereby
amended by adding the following new subsection (h) as follows:
(h) Demolition By Neglect Prohibited: The owner of real property in any conservation
district shall preserve and keep from deterioration all buildings and structures located on
,
Ordinance No.
Page 2
-06
such real property. The owner shall repair the building or structure to correct any of the
following defects found by the city's designated enforcement officer:
(1) Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or
floors, including broken windows and doors;
(2) Defective or lack of weather protection for exterior wall coverings, foundations or
floors, including broken windows and doors;
(3) Any default, defect or condition in the structure which renders it structurally unsafe or
not properly watertight; or
(4) Deterioration of any exterior feature so as to create a hazardous condition which
could make demolition necessary for the public safety.
Section 2. This ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this 5 t h day of July, 2006.1
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
Jeanne F. Schneider, City Clerk
F:/USERS/LCARSTENNVP/COUNCIUdemo by neglect/Demo by Neglect Ordinance revised. doc
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0fF1CW,. PlllllJCA110N
ORIlIIlANCE NO. 18-01
AN ORIlIIlANCE
AM_ CIMPTQ 11
5:i REGULA-
OF THE CITY OF
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, T1lIC1'8 TO
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'Whereas, the HIatoric
, PreIMMltIon ..COmmlIlion
:t.id==- ~
(IlIlI1dinQ"~. Of Of
the CIlY Of DUbuq.. Code
Of'OfiIIn_ ~
prOhIbltkin Of cIon1oIIli<ln Of
= ~ c:onNMlIOn
,._ the qIIy Of Du.
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CQnserv~. '. .,
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"mIia' that niIghl IrrIii,iCt
bulIdIl1gs 01._ <It or-
QhItectUr1II slgnlficonce. In
theIIe~and '.
WtIo!ees. the CIty C0un-
cil hu l\IlPOInted a HIaIQr-
Ic . _kin COl1lmIa-
_ to _ darnclIlIon
panl1ita In CQI1tllIMlIton
cIIl/IlIclB. and ptOYIda rac-
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C<>uncll: and
_.... the CIty ~-
dl findI that the recom-
mandad ornanctmantS to
CtlilptM 11 ora ccno\ol8nt
wltll the goaIa and 'Objac-
_ 01 the CIty'aComln-
~ ,Plan and the pur-
IJ088 and Irn.rt .01 the.
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N(1W ~ lIE
IT OFibAlNED ElYlliE
CITY COUNCIL OF THE
CITY, OF DUIlU<lUE.
J(pNA:,
$action 1. SactIon 11-4
01 the CIty 01 Out>uqua
COOl of 0rd1_ Is
hef8by. amandad by add-
,lngthe_l1ll_aut>-
_ (h) as folloWs:
(hJ Damo1Itton By Nloglacl
_bltad: Tho ownar 01
""" property In ll(ly _-
---pre-
,.....andkaap"""'_
_.a1lbul1!1lr\goand
_ Jocatad on llUCh
"""OI'OIlIIIY.ThaoWnar
sh811 iaPalr tho buItdIl1ll cr
slrUcIur8 to ccrract ll(ly 01
lI* follOwIng daIacta fOund
by tIla cttY's dasignatad
entoroement officer:
J1I.. Delaf10ndad cr Inaf-
axtartor =='t.:.
~ cr tIocro..In_11ll
~en . windoWs 'and
dOcIo:
(2) DelectIve cr lack 01
__ lll'OIactIon lor ax-
tarIor wall c~_ faun-
_ cr tIocro. InCluding
__ana
doorS;
I3l """ default. _ cr
_ In the B\IUCIU'"
which ntndara ft sll'UCtlI'BI-
Iy U(l8Sfa cr noI prclIjor1y
W~oIany
Mfei10r featUi'e.1O .. to
"""'" a. h8%srdou8 c0ndI-
tion which CQuld ~
damclItIon nBClllllYIor
the bIIc 88Iaty. .
=n 2, ThIs ordl-
nanca llhaD taka affacl' Jrn.
madlataly upon publIca-
tkinp:,,~ by laW.
. __ and
adcptad It1ls 5tb day oIJu-
1y.2006. .
101 Roy D. Bucl. ~aycr
Alla8t
101 Jaanna F. SchnaIdar.
CMC. CIty CIBr1<
Pub11a11ad oIlIolally In tba
TaI_ "'aIaId ~
ro&e~ 11th day 01. Jul\:..
101 Jllnna F._.
CMC.CIty Olark
111/14,
STATE OF IOWA
DUBUQUE COUNTY
{ss:
CERTIFICATION OF PUBLICA
I, Kathy Hefel-Goetzinger, a Billing Clerk for Woo
an Iowa corporation, publisher of the Telegraph He
circulation published in the City of Dubuque, COUll
Iowa; hereby certify that the attached notice was pl
the following dates: July 14, 2006, and for which tI
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'--7(tZlIA:.IA Ice t- (5=1 Jt
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Subscribed to before m , a
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ary Public in and
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Demolition Bv Nealect: Chapter 25 Historic Preservation, Section 25-7
(b) Demolition By Neglect Prohibited: The owner of real property in any historic district
or of a landmark or landmark site shall preserve and keep from deterioration all
buildings and structures located on such real property. The owner shall repair the
building or structure to correct any of the following defects found by the city's designated
enforcement officer:
(1) Parts which are improperly or inadequately attached so that they may fall and injure
persons or property;
(2) A deteriorated or inadequate foundation;
(3) Defective or deteriorated floor supports or floor supports that are insufficient to carry
the loads imposed;
(4) Walls, partitions or other vertical supports that split, lean, list or buckle due to defect
or deterioration or are insufficient to carry the load imposed;
(5) Ceilings, roofs, ceiling or roof supports, or other horizontal members which sag, split,
or buckle, due to defect or deterioration or are insufficient to support the load imposed;
(6) Fireplaces and chimneys which list, bulge or settle due to defect or deterioration or
are of insufficient size or strength to carry the loads imposed;
(7) Deteriorated, crumbling or loose exterior stucco or mortar;
(8) Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or
floors, including broken windows and doors;
(9) Defective or lack of weather protection for exterior wall coverings, foundations or
floors, including broken windows and doors;
(10) Any default, defect or condition in the structure which renders it structurally unsafe
or not properly watertight;
(11 ) Accumulations of weeds, fallen trees or limbs, debris, abandoned vehicles, and
other refuse;
(12) Deterioration of any exterior feature so as to create a hazardous condition which
could make demolition necessary for the public safety; or
(13) Deterioration or removal after the effective date hereof of any unique architectural
feature which would detract from the original architectural style.
F:/USERS/LCARSTENIWP/CQUNCIUdemo by neglect/Demolition by Neglect code.doc
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Brewery Neighborhood
Broadway Street Neighborhood
Downtown Neighborhood
Fenelon Place Neighborhood
Fourth Street Neighborhood
Jackson Park Neighborhood
Third Street Neighborhood
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Broadway Street Neighborhood
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Fourth Street Neighborhood
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Third Street Neighborhood
Washington Street Neighborhood
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