Minutes Historic Preservation 4 19 07ti~rowc'
MINUTES
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REGULAR SESSION
Thursday, April 19, 2007
5:30 p.m.
Auditorium, Carnegie Stout Library
360 W. 11th Street, Dubuque, Iowa
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PRESENT: Chairperson Christine Olson; Commission Members John Whalen,
Keisha Wainwright, Chris Wand, Matthew Lundh and David Stuart; Staff
Members Laura Carstens and David Johnson.
ABSENT: Commission Members Mary Loney Bichell and Michael Coty.
AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying the
meeting was being held in compliance with the Iowa Open Meetings Law.
CALL TO ORDER: The meeting was called to order by Chairperson Olson at 5:30 p.m.
MINUTES: Motion by Stuart, seconded by Wainwright, to approve the minutes of the
March 15, 2007 meeting as submitted. Motion carried by the following vote: Aye -Olson,
Wainwright, Wand, Lundh and Stuart; Nay -None.
DESIGN REVIEW: Application of Robert and Sandra Smith for a Demolition Permit to
demolish the building located at 1051 White Street in the Downtown Neighborhood
Conservation District.
Robert Smith, 2735 Cottonwood Drive, explained he owns the property at 1051 White
Street. He reviewed his application and explained he wishes to demolish the structure.
He explained he has owned the structure for 16 years and the building has never been
habitable. He explained that the building is not serviced by any utilities and the building
is in very bad. condition. He stated the building has been used for the storage of
motorcycles and ATVs.
Commissioner Stuart questioned what precipitated the request to demolish the building.
Mr. Smith explained he has been sent notice from the City to demolish or repair the
structure.
Staff Member Johnson reviewed the staff report, noting that the building is currently in
violation of Chapter 26 Housing Codes and is also cited for demolish by neglect. He
explained the Housing and Community Development Department's required repairs are
outlined in the letter attached to the staff report. He reiterated the applicant is seeking a
recommendation for approval of a demolition permit for the building at 1051 White
Street. He explained that the applicant has submitted all of the required supporting
documentation for review of a demolition permit, and noted those questions and
answers are outlined in the staff report. He explained City Code provides for the
Historic Preservation Commission to review the demolition request and make a
Minutes -Historic Preservation Commission
April 19, 2007
Page 2
determination as to whether the building has historic or architectural significance to the
community and whether denial of the proposed demolition would prevent the property
owner from earning a reasonable economic return on the property. He explained if the
Commission finds that denial of the application would prevent the property owner from
earning a reasonable economic return on the property or that the building does not
have any historical or architectural significance to the community, the Commission shall
recommend approval of the demolition request. He explained the Commission's
recommendation goes to the City Council for final action.
The Commission discussed the process for review and approval of a demolition permit
in a conservation district. Staff Member Carstens explained that the building was
determined as having local historical interest per the Phase 3 Architectural and
Historical Survey/Evaluation Report. Consequently, the applicant is required to submit
documentation to aid in making a determination as to whether denial of the proposed
demolition would prevent the property owner from earning a reasonable economic
return on the property.
Commissioner Whalen arrived at the meeting at 5:39 p.m.
The Commission noted the appraised value of the building in its current condition is
$5,000, and the appraised value of the building after renovation of the existing property
for continued use would be $77,000. The Commission also noted that the property was
purchased in the amount of $52,000 in 1990, and in the provided estimate, the
contractor explains the cost to rehabilitate the structure for its continued use would be
$163,000.
Mr. Smith again reiterated the building is in disrepair. He explained the roof, ceiling and
floor system have failed and the building is no longer safe to be in.
Chairperson Olson questioned whether the lack of investment over the past 16 years is
the reason the building is in such poor condition. Mr. Smith responded that the building
was in poor condition when he originally purchased it. He reiterated the building is
adjacent to his business, Smith Cyclery, and he purchased the building with the intent
to demolish the building or just use the lot for storage.
Upon questions from the Commission, Mr. Smith clarified that he has not been denied a
demolition permit for the building in the past. Commissioners discussed the application,
noting the poor condition of the property and the financial information provided by the
applicant supporting demolition of the building.
Motion by Stuart, seconded by Wand, to recommend demolition of 1051 White Street to
City Council noting that the building does have historical and architectural significance;
however, denial of the application would prevent the property owner from earning a
reasonable economic return on the property. Motion carried by the following vote: Aye
- Whalen, Olson, Wainwright, Wand, Lundh and Stuart; Nay -None.
Minutes -Historic Preservation Commission
April 19, 2007
Page 3
DESIGN REVIEW: Application of Jim Quayle requesting that the Commission recommend
demolition of a one-car garage located at 1599 Central Avenue.
Staff Member Johnson explained that the property owner and applicant, James Quayle,
originally submitted an application requesting the demolition of a detached garage
fronting the alley at 1599 Central Avenue because it was hit by a car. He explained that
initial reports and estimates to the property owner from contractors indicated the
building was damaged beyond repair and needed to be demolished. He stated that the
applicant has since received a report from a contractor that indicates the garage can be
salvaged and repaired. Consequently, the applicant has verbally requested that the
Commission table the application to allow him the opportunity to prepare a letter
formally withdrawing the application, so that he can pursue repair instead of demolition.
Motion by Wand, seconded by Whalen, to table the demolition permit application for the
detached garage at 1599 Central Avenue. Motion carried by the following vote: Aye -
Whalen, Olson, Wainwright, Wand, Lundh and Stuart; Nay -None.
DESIGN REVIEW: Application of Richard Haberkorn requesting that the Commission
recommend demolition of a portion of the building located at 598 Central Avenue in the
Downtown Neighborhood Conservation District.
Richard Haberkorn, 816 Lincoln, introduced himself and explained that he would like to
demolish the northwest portion of the service station which he owns and operates. He
explained he has leased the property for his automotive business; however, he did not
come into ownership of the property until approximately one year ago. He explained
the previous owner failed to make a number of necessary repairs to the building. He
explained the previous property owner did pave the parking area on the corner of 6t"
and Central Avenue. He explained that unfortunately, when the parking lot was paved,
the slope of the lot drained towards the foundation of the portion of the building subject
to demolition. Mr. Haberkorn stated that as a result of the poor drainage, the
foundation has failed, only worsening the situation. He explained that the wall has been
in need of repair for some time. He stated that contractors he has consulted with have
indicated that the portion of the building subject to demolition could not be repointed or
repaired. Rather the structure would need to be removed and rebuilt. Mr. Haberkorn
explained that because of the historic nature of the building, he wishes to demolish as
little as possible in order to remedy the situation. He added his business could use the
space as well. Mr. Haberkorn explained that he wishes to demolish the subject portion
of the building and use that space to regrade and repave that portion of the lot to
protect the building from future water damage.
Staff Member Johnson reviewed the staff report, noting that the service station was
constructed circa 1900. He stated the station does not appear until the 1909-1936
Sanborn maps. He explained that staff inspections of the property indicate extensive
modifications to the portion of the building to be demolished; however, no evidence can
be found through building permits. He explained the portion of the building to be
Minutes -Historic Preservation Commission
April 19, 2007
Page 4
demolished is constructed of textured brick and larger masonry whereas the original
portion of the service station is constructed of soft red brick typical of early 1900
construction. He explained that staff is of the opinion that the subject portion of the
building has been modified and is not acharacter-defining feature or architecturally
significant. He noted that a map has been prepared and attached to the staff report
indicating the portion of the building subject to demolition. He directed the
Commission's attention to photographs attached to the staff report, which support
staffs claim that the portion of the building subject to demolition is constructed of recent
materials. He specifically identified the texture brick, inconsistent masonry, and the
photo of the exposed modern brick.
The Commission discussed the building's condition, the location of the original interior
wall and what the building would look like after the demolition. Chairperson Olson
suggested that the newly exposed portion of the building as a result of a demolition, be
reconstructed with similar brick and painted to match the original portion of the service
station. Commissioner Stuart explained he visited the property and felt the portion of
the building to be demolished is a later addition.
Mr. Haberkorn stated there is an interior wall which bisects the middle of the later
addition perpendicular to 6t" Street. He stated he is unaware of the bisecting wall
material. Commissioner Stuart noted that it would be desirable to salvage the original
wall if possible and if the materials are historic. However, because the building is in a
conservation district, Commissioner Stuart stated the Commission cannot conduct a
design review on how the wall is rebuilt or how the other walls are repaired.
Motion by Whalen, seconded by Stuart, to recommend to the City Council demolition of
the portion of the addition to 598 Central Avenue, noting that the portion of the addition
subject to demolition does not have architectural or historical significance; and because
the entire addition does not have architectural or historical significance, the existing
three outside walls and roof of the entire addition can be demolished; however, any
original wall in the back should be maintained because it may have architectural
significance. Motion carried by the following vote: Aye -Whalen, Olson, Wainwright,
Wand, Lundh and Stuart; Nay -None.
DESIGN REVIEW: Application of John Gronen/German Bank Building LLLP for a
Certificate of Appropriateness and a Historic Preservation Revolving Loan Fund of
$25,000 to rehabilitate the exterior of the German Bank Building located at 342 Main
Street in the Old Main Historic District.
Chairperson Olson explained that she will abstain from discussion and voting on the
request due to a conflict of interest. Vice Chairperson Dave Stuart chaired discussion
of this item.
Staff Member Johnson explained that John Gronen, the applicant on behalf of German
Bank Building, LLLP, was unable to attend the meeting. He explained the applicant is
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April 19, 2007
Page 5
seeking $25,000 in Historic Preservation Revolving Loan Fund money for the exterior
rehabilitation to the German Bank building as part of the estimated $1.4 million total
rehabilitation cost. He explained the applicant has submitted two bids from licensed
contractors outlining the exterior rehabilitation costs associated with the Historic
Preservation Revolving Loan Fund dollars. Staff Member Johnson stated the bid
received from Gronen Restoration indicates the west facade restoration to be $85,000
and the east facade restoration to by $16,000, and the cost to clean and repair the terra
cotta to be $7,500. He explained the Denny Droessler bid is $90,000 for the west
facade restoration and $20,000 for the east facade restoration and $8,500 to clean and
repair the terra cotta. He explained the Historic Preservation Revolving Loan Fund
Committee has reviewed the application and found the proposed work is an eligible
project and meets the requirements of the grant. He stated the Committee
recommends the Historic Preservation Commission approve the allocation of $25,000
for the exterior rehabilitation of the German Bank Building.
Commissioner Stuart reviewed the request and noted the walk-thru he and staff took of
the German Bank with respect with stabilization and repair of the building on April 19,
2007.
Motion by Wand, seconded by Whalen, to approve a Certificate of Appropriateness and
to recommend approval of $25,000 in Historic Preservation Revolving Loan Fund
money for the exterior rehabilitation of the German Bank building. Motion carried by the
following vote: Aye -Whalen, Wainwright, Wand, Lundh and Stuart; Nay -None;
Abstain -Olson.
DESIGN REVIEW: Application of Jeff Jansen & Megan Miller for a Certificate of
Appropriateness and a Historic Preservation Revolving Loan Fund of $14,919.20 to
paint and repair stucco on property located at 195 Alpine Street in the Langworthy
Historic District.
Jeff Jansen, owner and applicant, introduced himself and Megan Miller, and reviewed
the project. He explained that they moved into the house last March. He explained that
there is cracked stucco that needs to be repaired and the house needs to be painted.
Staff Member Johnson explained that the property owner received three bids for the
requested repairs to the home. He explained that Simon Painting and Construction
proposed to paint and repair the stucco at a cost of $14,919.20. He explained that Dick
Welu Painting and Decorating bid $8,300 for painting the residence and Richard
Haverland Plastering proposed $6,400 for the stucco repair.
The applicant clarified that the Welu and Haverland bids are a bid package and are
only approximately $200 less than the Simon Painting and Construction bid to paint and
repair the stucco.
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April 19, 2007
Page 6
Staff Member Johnson reviewed the staff report, noting that it is unknown the exact
date stucco was applied over the siding of the residence; however, building permits
indicate the porch of the single-family dwelling was recoated in 1946. He stated the
Historic Preservation Revolving Loan Fund Committee has reviewed the application and
found the proposed work is an eligible project and meets the requirements of the fund.
He stated the Committee recommends the Historic Preservation Commission approve
allocation of $14,919.20 to paint and repair the stucco at 195 Alpine Street.
The Commission discussed the application and questioned the materials underneath
the stucco. Staff Member Johnson explained that based on the Iowa Site Inventory
Form the material is most likely clapboard siding. The Commission discussed their
concern that the applicant may encounter additional expenses associated with stucco
repair and painting of the property. The Commission discussed with Mr. Jansen
approving an additional amount, such as a 10% contingency, for any costs not
foreseen.
Motion by Stuart, seconded by Whalen, to approve a Certificate of Appropriateness and
up to $17,000 in Historic Preservation Revolving Loan Fund money to paint and repair
the stucco at 195 Alpine Street. Motion carried by the following vote: Aye -Whalen,
Olson, Wainwright, Wand, Lundh and Stuart; Nay -None.
DESIGN REVIEW: Application of Don & Lisa Leik for a Certificate of Appropriateness
to remodel 535 Chestnut and demolish 533 Chestnut and replace it with a new addition
in the W. 11th Street District.
The applicant and property owner, Don Leik, introduced himself, and described the
proposed project. He explained he and his wife recently acquired the property at 533 &
535 Chestnut Street. He explained the properties are attached and function as a two-
family dwelling. He explained that the residence has been neglected for many years
and 533 Chestnut is in particularly poor condition. Mr. Leik explained that the floors are
failing, indicating larger structural issues. As a result, he wishes to demolish 533
Chestnut and rebuild it in essentially the same footprint. He explained that 533
Chestnut will be demolished and a new attached garage, master bathroom and master
bedroom will be constructed in its place.
Staff Member Johnson reviewed the staff report, adding that the applicant proposes to
remove the siding and asphalt shingles on both 533 and 535 Chestnut. The asphalt
shingles will be replaced in-kind and the condition of the wood siding underneath the
aluminum siding will be evaluated on 535 Chestnut. The clapboard siding on 535
Chestnut will be salvaged where possible, otherwise it will be replaced with fiber cement
board siding with the same profile as the clapboard siding. He stated the new addition
at 533 Chestnut will have fiber cement board siding throughout. He explained the
existing windows on the front of 535 Chestnut will remain; however, new wood windows
with aluminum storms will be added, where needed. He explained the two enclosed
porches and the open deck will be removed from the rear of the properties and a new
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April 19, 2007
Page 7
deck will be constructed. He stated the footprint of 533 Chestnut will substantially
remain the same with the exception of the proposed two-car garage that will replace
and expand upon the footprint of the previous enclosed front porch. Staff Member
Johnson stated the proposed garage will be 24' by 25' and incorporate carriage-style
doors. He directed the Commission's attention to a map and site plan which outlines
the components of the project and stated photographs have been enclosed for their
review.
The Commission discussed the procedures for demolition of 533 Chestnut. Staff
Member Carstens explained because the building subject to demolition is located in a
historic district, the procedure for demolition is different than that of a building in a
conservation district. She explained for demolition permits in historic districts, the
applicant needs to request a Certificate of Appropriateness from the Historic
Preservation Commission to demolish the building or portion of a building. She
explained the applicant has requested a Certificate of Appropriateness to demolish 533
Chestnut, as well as a Certificate of Appropriateness for the proposed new addition.
The Commission expressed hesitation for allowing atwo-car garage in the front of the
property. Commissioner Whalen explained that a garage this size located in the front of
the residence detracts from the historical facade and changes the look of the building
as well as character of the neighborhood. Commissioner Stuart explained that atwo-
cargarage in the front of the residence would be inappropriate, and the Architectural
Guidelines for Historic Structures explain that garages should be sited at the rear of the
property away from the primary facades or near an alley. He explained the proposed
two-car garage at the front of the property would have significant prominence in relation
to the residence and other properties on Chestnut Street. Chairperson Olson explained
that when introducing a new garage, it should be located to the side or rear of the
property. If a garage has to be located in the front of a residence, it should be setback
enough so as to not detract from the primary facade. She noted the proposed garage
extends in front of the residence.
Bethany Golembeski, 399 Sinsinawa Avenue, East Dubuque, introduced herself as the
project architect. She explained the proposed garage location was chosen to utilize the
existing foundation and minimize the amount of infill required. She also explained the
site presents many topographical difficulties.
Mr. Leik explained that the rear of the property slopes and would not allow for a garage
to be placed in the rear of the property. Ms. Golembeski explained that Mr. Leik has
met with realtors who have encouraged him to build at least a one car garage on the
property. She explained Mr. Leik's intention is to convert the two-family residence into
a single-family home with a garage. She stated that the proposed layout of the new
addition as well as incorporation of a new two-car garage is largely based on site
topography and market conditions as well as the wishes of prospective buyers.
Minutes -Historic Preservation Commission
April 19, 2007
Page 8
Commissioner Whalen again reiterated that allowing a garage on the front of the
residence would alter the character of the historic home and neighborhood. He
explained this is the reason why you don't often see garages in historic neighborhoods
unless along an alley. He explained garages are sited at the rear of the properties so
they are not visible and they do not detract from the front facades of historic buildings.
He also explained that because of topographical issues in historic neighborhoods in
Dubuque, many properties don't have garages at all.
Commissioner Stuart questioned whether the site would allow for cone-car garage
under a common roof to enhance the residential fagade and reduce the visual impact of
a garage in the front yard. Chairperson Olson again stressed that the Secretary of
Interior's Standards would require that the garage be set further back so it is clearly
incidental to the residence. The Commission discussed design alternatives with Ms.
Golembeski. The Commission specifically discussed a design option which would allow
for aone-car garage that appears to be detached.
Motion by Wand, seconded by Stuart, to approve a Certificate of Appropriateness for
535 Chestnut Street as proposed, provided the reveal of the cement board siding
matches the profile of the existing wood siding, and allow deconstruction of 533
Chestnut, as necessary, to allow the future addition, with the design to be reviewed by
the Historic Preservation Commission. Motion carried by the following vote: Aye -
Whalen, Olson, Wainwright, Wand, Lundh and Stuart; Nay -None.
ITEMS FROM PUBLIC: None.
ITEMS FROM COMMISSION: None.
ITEMS FROM STAFF:
Building Services Department Status Report on Historic Preservation Enforcement: Staff
Member Johnson reviewed new information and changes to the Historic Preservation
Enforcement Report.
950 Spruce Street: Staff Member Johnson reported that Mr. Brown, property owner at 950
Spruce Street, requested to attend the April Commission meeting to address the
Commission regarding the necessary repairs to the limestone wall. He explained that Mr.
Brown is not in attendance; however, his intention was to poll the Commission for
suggested masonry contractors. The Commission suggested Mr. Brown contact Dave
Reno, Larry Droessler, and Mark Breitsprecker as possible contractors.
342 Main Street: Staff Member Johnson explained that much of the recent activity was
updated during the Certificate of Appropriateness and Historic Preservation Revolving
Loan Fund request for the German Bank building. He added Gronen Restoration is
anticipating project completion in approximately six months.
Minutes -Historic Preservation Commission
April 19, 2007
Page 9
Brewery Buildinq: Commissioner Stuart explained that he provided photographic evidence
of the deteriorated walls of the former Brewery Building at 30th & Jackson Street to Building
Services Manager Rich Russell. He has requested that Mr. Russell follow-up on
enforcement of demolition by neglect.
1163 Highland: The Commission next discussed the progress at 1163 Highland. The
Commission questioned whether the initiation date listed is correct. Staff Member
Carstens confirmed the date listed on the Historic Preservation Enforcement Report is
incorrect.
Temporary HPC District Representation: Staff Member Carstens explained Planning staff
forwarded the proposed ordinance amendment to the City Council, who in turn forwarded
the proposed amendment to the State. She explained the State contacted her and was
concerned that the proposed ordinance amendment would not be allowed under current
state law. She explained the State Historic Preservation Office requested that the
Dubuque City Attorney again review the proposed ordinance amendment in light of state
law. Staff Member Carstens explained City Legal staff has reviewed the proposed
amendment again and believes the language needs to be slightly modified to clarify that
the temporary Historic Preservation Commission position would be an additional position
instead of occupying a vacant position of a potential district representative. Staff confirmed
that the quorum would remain the same. The Commission and staff discussed current and
future issues with Commission representation.
Tour of the German Bank Buildinq: The Commission stated the tour of the German Bank
building was addressed previously.
ADJOURNMENT: The meeting adjourned at 6:56 p.m.
Respectfully submitted,
David Johnson, Assistant Planner
Adopted