Millworking District Nation Register RecommendationTHE CITY OF
DuB E
~-~~
MEMORANDUM
May 1, 2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Proposed Millworking Historic District -- NRHP Nomination
At the April 2, 2007 City Council meeting, the recommendation to nominate the
proposed Millworking Historic District to the National Register of Historic Places was
tabled.
Planning Services Manager Laura Carstens has determined that listing in the National
Register does not interfere with a private property owner's right to alter, manage or
dispose of property, as long as there is no Federal involvement. State or Federal
reviews are only required if Federal funding or a Federal permit is part of a project, or if
the property owner wants to use State of Federal Historic Preservation Tax Credits.
Listing on the National Register provides property owners with the opportunity to use
federal and state preservation tax credits. These credits are the most widely used
economic development tool in the country for historic buildings. Several properties
throughout downtown have taken advantage of these tax credits, including: Bricktown,
Grand Opera House, Town Clock Building, Henry Stout Senior Apartments, the
Heartland Financial project, and the Upper Main Historic District (Gronen Restoration
project).
The City Council previously approved submission of a National Register Historic District
nomination of the Millworking Historic District for those property owners who wanted to
be in the District.
Jeld-Wen and John White expressed opposition to being included.
Jeld-Wen is at the southeast corner of the proposed district and can be left out of the
nomination. John White's property, 955 Jackson Street, is in the middle of a block, and
may not be left out as easily.
Planning Services Manager Laura Carstens believes that John White's property needs
to be in the district in order for the rest of the block to be included.
Planning Services Manager Laura Carstens and Economic Development Director David
Heiar are recommending nomination of the proposed Millworking Historic District to the
National Register of Historic Places
I concur with the recommendation and respectfully recommend Mayor and City Council
approval to proceed with the nomination process with John White's property included.
~~
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Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
David Heiar, Economic Development Director
THB CITY OF
DUB E
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MEMORANDUM
April 30, 2007
TO: Michael C. Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager ~~~~
RE: Proposed Millworking Historic District - NRHP Nomination
Introduction
This memorandum transmits afollow-up report on the nomination of the proposed
Millworking Historic District to the National Register of Historic Places in response to
concerns raised by City Council Members on April 2, 2007. A Request for Proposals for
the nomination is enclosed for City Council consideration as well.
Planning Efforts
In Phase III of the City's Historic/Architectural Survey/Evaluation of our older
neighborhoods, the Millworking Historic District was identified as a historic district
eligible for the National Register of Historic Places.
The proposed Millworking Historic District is characterized by large red brick industrial
buildings associated historically with the millworking industry in Dubuque. A map of the
property owners in the proposed Millworking Historic District is enclosed.
The proposed Millworking Historic District lies within the Warehouse District now served
by Dubuque Main Street. A map of the Warehouse District is enclosed.
In the City's 2004 Downtown Master Plan, the Warehouse District is identified as an
"area of influence" adjacent to the central business district. The Downtown Master Plan
notes that the character of this Warehouse District reflects an industrial-to-loft transition.
The Envision 2010 Community Visioning Process selected revitalization of the
Warehouse District as one of the top 10 ideas in 2005. As such, it is also part of the
City's Iowa Great Places application.
Proposed Millworking Historic District
April 30, 2007
Page 2
A budget of $10,000 from the Historic District Public Improvement Program to retain a
consultant to prepare and advocate for a nomination of the proposed Millworking
Historic District to the National Register was approved by the City Council in May 2006.
City staff is working with Dubuque Main Street staff and property owners to develop a
plan for revitalization of the Warehouse District. Economic Development Director Dave
Heiar has described this planning process in a separate memorandum.
National Register of Historic Places
A review of the reasons for and impacts of listing in the National Register of Historic
Places are discussed below.
Listing in the National Register makes properties eligible for Federal and State historic
preservation tax credits. Information on these tax credits is enclosed.
Owners of properties listed in the National Register may be eligible fora 20% Federal
investment tax credit for the certified rehabilitation of income-producing certified historic
structures such as commercial, industrial, or rental residential buildings.
Owners of properties listed in the National Register may be eligible fora 25% State tax
credit against the owner's state income taxes for certain rehabilitation costs.
Listing in the National Register does not interfere with a private property owner's right
to alter, manage or dispose of property. Under federal law, owners of private property
listed in the National Register are free to maintain, manage, or dispose of their property
as they choose provided that there is no Federal involvement.
In a National Register Historic District, the property owners can continue to make
interior and exterior improvements to their buildings as well as expand their operations
and their facilities. No City reviews are required beyond what is presently needed for a
building permit or site plan approval. The City's Historic Preservation Commission does
not review exterior changes to properties.
State or Federal reviews are not required unless federal funding or a federal permit is
part of a project, or if the property owner wants to use the State or Federal historic
preservation tax credits. This review is part of the federal "Section 106" process.
A property owner can demolish a structure in a National Register Historic District
without review by the Historic Preservation Commission or the City Council.
Listing of the Millworking Historic District in the National Register will foster opportunities
for retention of existing businesses as well as recruitment and expansion of new
businesses into the substantial floor space that the existing large warehouses offer. The
existing industrial uses, and the growing adaptive reuse of these warehouses into office,
Proposed Millworking Historic District
April 30, 2007
Page 3
commercial, entertainment, and even residential uses, can alt continue with
establishment of a National Register district.
Property Owner Support
I contacted all property owners in the proposed Millworking District to determine their
support. The results are overwhelming support for the National Register nomination;
only two owners are in opposition: Jeld-Wen (see enclosed fax) and John White.
Jeld-Wen's two properties are at the southeast corner of the district and can be left out
of the nomination. Wayne Stewart's building will have to be left out as well. His building
is non-contributing, so Mr. Stewart will not be able to use the preservation tax credits
anyway. I also think both the Jeld-Wen properties and the Stewart property can be listed
at a later date as an expansion of the district.
John White's property is in the middle of a block, and may not be left out as easily. I
believe his property needs to be in the district in order for the rest of the block to be in.
If the majority of private property owners in a proposed district object to the nomination,
the historic district cannot be listed in the National Register. In this case, only a minority
have objected, so the nomination can proceed.
Follow-Up to City Council Concerns
On April 2, City Council Members had questions about proceeding with the National
Register nomination for the proposed Millworking Historic District based on comments
by out-of--town developers.
I followed up on the comments with Assistant Economic Development Director Aaron
DeJong and Dubuque Main Street Executive Director Dan LoBianco, who were at the
meeting with these developers. Their consensus was that the developers were not as
familiar with preservation tax credits and rehabilitation of historic structures; these
developers primarily did new construction. It was their belief that the developers may
have been thinking of a local historic district, in which the City has design and
demolition review.
As a follow-up to the City Council's concerns, I offer the following reasons to proceed
with a National Register nomination for the proposed Millworking Historic District.
1. Local design and demolition review is not required in a National Register Historic
District, as noted above. Property owners can repair, alter and even demolish
their buildings in a National Register district as long as there is no federal
involvement (i.e., funding, permit, or tax credits).
2. The "Section 106" review process, which is triggered by federal funding or a
federal permit, applies to the proposed Millworking Historic District whether or not
Proposed Millworking Historic District
April 30, 2007
Page 4
it is listed in the National Register. The industrial buildings in this district were
identified as eligible for the National Register in the late 1980's as part of the U.S.
61 /151 freeway project. Eligibility alone for the National Register triggers the
Section 106 process when there is federal involvement.
3. Listing on the National Register provides property owners with the opportunity to
use federal and state preservation tax credits. These credits are the most widely
used economic development tool in the country for historic buildings. Several
properties throughout Downtown have taken advantage of these tax credits,
including: Bricktown, Grand Opera House, Town Clock Building, Henry Stout
Senior Apartments, the Heartland Financial project, and the Upper Main Historic
District (Gronen Restoration project).
4. It is better to proceed with the nomination of the district as a whole rather than
having individual property owners apply piecemeal for listing. Not all of the
buildings in the proposed Millworking Historic District can stand on their own
merits, and so some owners who want their buildings listed may not have their
properties qualify except by inclusion in the district.
5. Nomination to the National Register is a lengthy process of 6-12 months. A
consultant must be hired, and then a nomination prepared and presented to the
appropriate City, State and Federal officials before the district is listed.
6. The nomination is consistent with the City's Comprehensive Plan, Downtown
Master Plan, Envision 2010 process, Iowa Great Places application, and the
Warehouse District planning that is underway.
7. The nomination is overwhelmingly supported by a majority of property owners.
Recommendation
I recommend that the City Council approve the issuance of the enclosed Request for
Proposals (RFP) to hire a preservation consultant to prepare the National Register
nomination for the proposed Millworking Historic District, and then advocate for listing at
the local, state and federal levels.
Enclosures
cc Cindy Steinhauser, Assistant City Manager
Dave Heiar, Economic Development Director
Dan LoBianco, Executive Director, Dubuque Main Street
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FAI TRANSMISSION
Date: ]anuary I8, 200?
To: Laura Carstens
~'d: 589-4210
Fax; 589-4221
From: Steve Wolf
Td: 563-557-1603
Fax: 563-557-9732
pages (+ cove); 1
Re: proposed 1Vlillworking Historic District
cx>NFIt~NnA~nY Nonce: ells MessAae Is mreNDeo FoR THE use aF TFiE rNalvlDUAI.OR e~ITrtY To
YMNGM. R li AODRlSiED MID MAY ODNTANi Ml~DRMATION TFMT la Plillf{.EOED. OOIIFIDlMr'f1AL AND
PROTlC-W !Y L,AIIY. IF YOUARR NOT TIIL INTLI~D RiCNNEM OR ALiBIT RESiOM610LE FOR OEUVERMIO
T!E YF.EI<ApE TO TMO INT~lO 11ECNMCNT. YOU AIM: NERE~f NOT~O TNAT ANY ds.elwlATlaN.
paTRMUTION, OOPYING, Qfl TAKMID Or /INY OMR ACTION W R! ON TI! OONTeNT>f OF TMS
OOIIIAt11~MClITION Ib PROFII9ITED, i YOU HAY! 11~i:lNRD TH9 COIMtM111:AYlON IN EIMIOR, F'IiABi NOTIFY
Ui Y~7IATELY 0Y 7R.EF1'IDI~ M~ RETUNN TIE ORgMML M~SAOE TrD US AT TILE AWVt ADDRlis.
TFNNI YOU.
Deer Ms. Carstens,
We received your letter inviting us to join the MiAworking Historic
District. We appreciate the invitation to join, but after much discussion
with out Corporate Group we have decided to decline. We will not tie
interested in joining the Mi1M~orking Historic District.
We do want to express eoncem in developing these properties into
residential yeas, since we are zoned heavy ~dustrial. Our experience
shows that banning these two types at areas next to one and other
usually leads to problems. 1 hope that the Planning Services
Department considers these things as they look at this type of
development.
Thank you for the consideration.
Best ar ,
otf
Genera! Manager
I0 3JGd ZEL6L9SE9S L6=88 L681/BL/T8
Overview of the Tax Credit Incentives Programs
for Historic Properties in Iowa
The State Historic Preservation Office (SHPO) of the State Historical Society of Iowa
administers the State Historic Preservation Tax Incentive Program, and participates in the
certification process for the Federal Historic Preservation Tax Incentives and county Historic
Property Tax Exemption programs. All of these programs encourage the reuse of historic
properties while retaining their character-defining features. Ultimately, each of these programs
contributes to the revitalization and preservation of historic properties across the state.
Federal Historic Preservation Tax Incentives Program
20% or 10% of qualified rehabilitation costs
Description: 20% of qualified rehabilitation costs are available as a credit against federal income
taxes on income-producing historic properties. Rehabilitation work on historic properties must be
"substantial" (an IRS test) and meet the Secretary of the Interior's Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Buildings. Applications and photos must be reviewed
by the SHPO and be approved by the National Park Service.
Eligibility Requirements: Properties must be listed on the National Register or be evaluated as
National Register eligible and then listed within 30 months after claiming the credit on IRS tax
forms. (A 10% tax credit is also available for non-historic, non-residential, income-producing
properties built before 1936. These properties can neither be listed on the National Register nor
be a contributing resource in a National Register-listed historic district.)
State Historic Preservation Tax Incentive Program for Statewide Projects
$2.4 Million tax credits per state fiscal year
Description: 25% of certain rehabilitation costs are available as a credit against the owner(s)
state income taxes. Properties do not need to be income-producing. There are limited credits
available each year and the SHPO cannot reserve credits for more than five years into the future.
For a residential property or barn constructed before 1937 before rehabilitation, the cost of a
qualified rehabilitation project must exceed either $25,000 or 25% of the fair market value (less
the land value) -whichever is less. For commercial properties, the rehabilitation project must
exceed 50% of the fair market value of the property (less the land value) before rehabilitation.
Rehabilitation work must meet the Secretary of the Interior's Standards for Rehabilitation and
Guidelines for Rehabilitating Historic Buildings.
Eligibility Requirements: Properties must be listed on or eligible for listing on the National
Register of Historic Places or be barns constructed before 1937.
Historic Districts
What is a Historic District?
A Historic District is an area designated by the City Council that has defined geographic
boundaries and contains properties that are historically or architecturally significant. The City
has 5 Historic Districts.
What does the Historic Preservation Commission review in Historic Districts?
The Historic Preservation Commission conducts design reviews of proposed exterior changes to
a building, sign or other structure in a historic district that could impact its historic or,
architectural significance. The Commission does not review interior changes to a building.
What Is a Design Review?
A design review is a request to alter the exterior of a property. The Historic Preservation
Commission has the authority to allow these changes to properties located in one of the city's
historic districts. Some building changes do not require a full Commission review and can be
approved by City staff.
When do I need a Design Review?
You may need to file an application for a design review if you want to alter the exterior portions
of your property that can be seen from the public right-of-way (the public right-of-way includes
streets, alleys, sidewalks and public steps). The process is intended to provide an opportunity to
create, change or affect the exterior architectural features of the structure or site in a way that
will not adversely affect the aesthetic, historic or architectural significance and value of the
property or the neighboring properties.
How long does the application process take?
In most cases, the application process takes about 21 days from the application deadline if
Commission review is needed. Reviews take only a day or two for City staff sign-offs.
Who is the Historic Preservation Commission?
The Historic Preservation Commission is a volunteer group of 9 citizens from the community
who are appointed by the City Council to make decisions on design review requests. The
Commissioners have various backgrounds and expertise and share interest in historic
preservation, with most of them residing in one of the districts.
What criteria are considered when reviewing a Design Review application?
The Historic Preservation Commission uses the following Criteria when reviewing a design
review request for a property in a Historic District:
1) The Secretary of Interior's Standards for Rehabilitation of Historic Buildings and the
"Guidelines for Rehabilitation of Historic Buildings" which are based on these federal standards.
2) The standards for review specified in the City's Historic Preservation Ordinance and the
Design Guidelines for Historic Districts.
3) The Commission must consider each request on the merits of the individual case, with
deliberation given to the proposed change and its relationship to the historic setting,
architectural or historical significance, extent of previous alteration, use of original materials and
quality of the existing structure or site.
National Register of Historic Places
The National Register of Historic Places is the official list of the Nations cultural resources
worthy of preservation. Authorized under the National Historic Preservation Act of 1966, the
National Register is part of a national program to coordinate and support public and private
effort to identify, evaluate, and protect our historic and archeological resources. The National
Register is administered by the National Park service under the Secretary of the Interior.
Properties listed in the National Register include districts, sites, buildings, structures and objects
that are significant in American history, architecture, archeology, engineering, and culture.
These resources contribute to an understanding of the historical and cultural foundation of the
Nation.
The National Register includes all historic areas in the National Park System; National Historic
Landmarks which have been designated by the Secretary of the Interior for their significance to
all Americans; and properties significant to the Nation, State, or community which have been
nominated by the States, Federal agencies and other and have been approved by the National
Park Service.
Listing in the National Register has the following results which assist in preserving historic
properties:
• Recognition that a property is of significance to the Nation, the State or the
community.
• Consideration in the planning for Federal or federally assisted projects.
• Eligibility for Federal tax benefits.
• Consideration in the decision to issue a surface coal mining permit.
• Qualification for Federal assistance for historic preservation, when funds are
available.
National Register properties are distinguished by having been documented and evaluated
according to uniform standards. The Secretary of the Interior's National Register criteria for
evaluation and documentation standards are used by every State and Territory and by Federal
agencies to identify important historic and archeological properties worthy of preservation and of
consideration in making planning and development decisions.
The National Register program provides Federal, State and local governments and the general
public the following:
• National recognition of the value of historic properties individually and collectively
to the Nation.
• Eligibility for Federal tax incentives and other preservation assistance.
• Assistance in cultural resource planning.
National Recognition
Americans are proud of their heritage and are honored when properties in their communities
and States are entered in the National Register; Historic properties in a community are tangible
links with the Nation's past that help provide a sense of identity and stability. The National
Register, which recognizes the values of properties as diverse as a dugout shelter of an
Oklahoma pioneer settler, the Breakers Mansion in Newport, and a 12,000-year-old prehistoric
site, has helped many to appreciate the richness and variety of their heritage.
Listing properties in the National Register often changes the way communities perceive their
historic resources and gives credibility to efforts of private citizens and public officials to
preserve these resources as living parts of our communities. Listing in the National Register,
however, does not interfere with a private property owner's right to alter, manage or dispose of
property.
Historical commissions, design review committees, or special zoning ordinances are established
by State legislation or local ordinance; they are not part of the National Register program.
Information on any State or local law which may affect a historic property may be obtained from
the State Historic Preservation Officer and the Mayor, City Council or other community officials.
Preservation Assistance
Private preservation efforts, spurred by the honor of National Register listing and made feasible
by financial incentives, have resulted in a rise in the value of historic property and in the creation
of construction, business and employment opportunities throughout the Nation. Documentation
used for evaluation and registering historic properties is the basis for decisions about which
properties merit tax incentives or available Federal assistance and how these properties should
be treated to respect their historic character.
What are the Results of Listing on National Register of Historic Places?
Under federal law, owners of private property listed in the National Register are free to
maintain, manage, or dispose of their property as they choose provided that there is no
Federal involvement.
Many states and communities use National Register listing as the backbone of their planning
processes and designation criteria. In some cases, state and local ordinances may establish
protections for preservation purposes. TO find out if your state or community has such
processes in place and their possible effect on your historic property, follow these links the
address and phone number of your State Historic Preservation Office, Tribal Preservation
Office, or Federal Preservation Office.
In addition to honorific recognition, listing in the National Register results in the
following for historic properties:
^ Consideration in planning for Federal, federally licensed, and federally assisted projects;
Section 106 of the National Historic Preservation Act of 1966 requires that Federal agencies
allow the Advisory Council on Historic Preservation an opportunity to comment on all projects
affecting historic properties either listed in or determined eligible for listing in the National
Register. The Advisory Council oversees and ensures the consideration of historic properties in
the Federal planning process.
• Eligibility for certain tax provisions;
Owners of properties listed in the National Register may be eligible fora 20% investment tax
credit for the certified rehabilitation of income-producing certified historic structures such as
commercial, industrial, or rental residential buildings. This credit can be combined with a
straight-line depreciation period of 27.5 years for residential property and 31.5 years for
nonresidential property for the depreciable basis of the rehabilitated building reduced by the
amount of the tax credit claimed. Federal tax deductions are also available for charitable
contributions for conservation purposes of partial interests in historically important land area or
structures.
^ Consideration of historic values in the decision to issue a surface mining permit where
coal is located in accordance with the Surface Mining Control Act of 1977; and
Qualification for Federal grants for historic preservation, when funds are available.
For more information on Federal grants for historic preservation and the Federal tax incentive
program, visit the NPS Heritage Preservation Services page.
NATIONAL REGISTER OF HISTORIC PLACES
PROCESS FLOW CHART
~ Incomplete ~
~ incomplete ~
Nominee submits 3 draft copies of nomination and technical materials to the
State Historic Preservation Office (SHPO) for preliminary review.
(SHPO has 60 days for review.)
Property Eligible
Incomplete, more information or editing needed
Staff comments and editing are sent to Nominee for
revisions.
Nominee submits 3 copies (with at least one being single-
sided) of nomination draft to SHPO with revisions and any
requested technical materials.
(SHPO has 60 days for review.)
Nomination is reviewed, found adequate, and is scheduled
on the agenda for the next possible State Nominations
Review Committee (SNRC) meeting.
(60 days in advance of meeting.)
60 days in advance of SNRC meeting:
^ SHPO sends Certified Local Governments (CLG) a copy
of the nomination and a set of photographs.
^ SHPO sends mock-up committee packet and
photographs to print shop.
30 days in advance of SNRC meeting:
^ SHPO sends Owners, Applicants, Mayors, and Press
notification of SNRC meeting (Includes agenda).
^ SHPO sends committee packets to SNRC members.
Property found
State Nominations Review Committee Meeting ineligible
Three times per year February, June, and October. Property is found to be
ineligible for the National
Property found eligible Register. Applicant is
^ 2 to 3 weeks after SNRC meeting, notice of revisions notified by SHPO.
and editing requests provided by SNRC members are
sent to Applicants by SHPO. Nominee may revise the
^ Owners, Mayors, and CLGs are notified by SHPO of nomination or an appeal
SNRC decision. may be made to the
National Park Service.
pplicant submits two single-sided revised copies of
omination on 25% cotton, acid free a er to SHPO.
Incomplete Completed Nomination
More information or Signed by the Deputy SHPO.
editing needed
Staff comments and Nomination is sent to the
editing are sent to National Park Service in
Nominee for revisions. Washington, DC for final review.
(NPS has 45 days for review.)
Property found
ineligible
Property is found to be
ineligible for the National
Register. Nominee is
notified by SHPO.
Nominee may revise the
nomination or an appeal
may be made to the
State Nomination Review
Committee (SNRC).
Listing is posted 2 to 3 weeks
after listing on the National Park
Service website.
SHPO sends Owners, CLGs,
Applicants, Legislators, and
Mayors notification of National
Register listing within 2 to 3
STATE NOMINATION REVIEW SCHEDULE
(To see National Register flow chart for process guidelines, please visit
www.iowahistorv.or~e/preservation/national register/assets/national resister flow charts.pdfl
FIRST SUBMITTAL LAST SHPO STAFF FINAL NOTIFICATION NOTIFICATION STATE
PRELIMINARY REVIEW MEETING DRAFT Certified Local Owners, Mayors & NOMINATIONS
REVIEW BEFORE the NEXT Government (CLG) Consultants/Prepazers REVIEW COMMITTEE
SNRC MEETING DUE (SNRC)
Collaboration between SHPO
ff f
i
d
h
Three nomination drafts
SHIPPING ANNOUNCEMENT
News
a
er MEETING
sta
or rev
ew an
t
e prepazer should be received by NR p
p Clazification of the meeting is
for revisions. staff as soon as possible Draft Committee
meeting packet to
SHIPPING sent within two weeks
NR staffs Group Review prior to this final meeting SNRC-Ready
Printing for scanning &
Meetin ackets to
g p following the meeting.
meetings are usually every Wed. date. nomination Preparers should wait to
morning 9:30-noon.
and technical co ies
P Committee members for
receive instructions before
Staff needs at least two materials review sending archival copies of the
Staff needs at least two days to days to read nomination
nomination to the NR
read nomination drafts nor to
p drafts prior to Group
Coordinator to be signed and
Group Review meetings. Review meetings. forwarded to the
Typically this requires two or please let us know if you National Pazk Service (NPS).
three cycles, depending on the would like to join us for 60 days in advance of 30 days in advance of
complexity and prepazer of the any of the Group Reviews SNRC meeting SNRC meeting Barring any requests from NPS
nomination. for which your nomination 60 days in advance of SNRC it takes least two months from
Three nomination drafts should is scheduled. meeting the date the NPS receives the
be returned as soon as possible nomination to when we receive
following each staff Group notice of listing.
Review.
2006
September 2, 2005 November 16, 2005 December 2, 2005 Januazy 3, 2006 February 10, 2006
Classrooms A&B
February 3, 2006 March 24, 2006 Apri13, 2006 May 1, 2006 June 9, 2006
Classrooms A&B
May 1, 2006 July 21, 2006 August 1, 2006 September 1, 2006 October 13, 2006
Classrooms A&B
2007
Se tember 1, 2006 November 20, 2006 December 1, 2006 Janu 1, 2007 Feb 9, 2007
Febru 2, 2007 Mazch 26, 2007 A ri12, 2007 Ma 1, 2007 June 8, 2007
Ma 1, 2007 Jul 23, 2007 Au ust 1, 2007 Se tember 2, 2007 October 12, 2007
2008
Se tember 2, 2007 November 19, 2007 December 3, 2007 Janu 2, 2008 Febru 8, 2008
Febru 2, 2008 Mazch 24, 2008 A ri12, 2008 Ma 1, 2008 June 13, 2008
Ma 1, 2008 Jul 21, 2008 Au ust 1, 2008 Se tember 2, 2008 October 10, 2008
THE Cl"IY OF
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City of Dubuque, Iowa
Request for Proposals
National Register of Historic Places:
Millworking Historic District Nomination
May 8, 2007
INTRODUCTION
The City of Dubuque, Iowa is soliciting proposals from qualified consultants to prepare a
nomination for listing in the National Register of Historic Places for the proposed Millworking
Historic District. The proposed National Register district is characterized by large red brick
industrial buildings associated historically with the millworking industry in Dubuque.
The work on this project will begin in June 2007, with anticipated completion in June 2008. The
estimated budget for this project is $10,000.
COMMUNITY PROFILE
The City of Dubuque is located on the Mississippi River in northeastern Iowa, adjacent to Illinois
and Wisconsin. The City is approximately 25 square miles in area, with a population of
approximately 60,000. The City provides a full range of services.
The community has a stable and diversified manufacturing base and a growing service sector.
Dubuque is the major retail, medical, educational and employment center for the tri-state area.
Tourism continues to be a major economic force in the community. City government continues
to work in collaboration with the private sector to promote economic development.
Dubuque is a community well known for its natural beauty and, in particular, the historic
architecture that makes up much of the downtown and surrounding neighborhoods. As Iowa's
oldest city, Dubuque has had a strong historic preservation ethic since the mid 1970's, with 5
historic districts, and 9 conservation districts. The City of Dubuque has a historic preservation
ordinance, a conservation district ordinance, and a variety of preservation incentives supported
by an active Historic Preservation Commission.
Historic and Architectural Resources
Dubuque is a community well known for its historic beauty and, in particular, the Victorian
architecture that makes up much of the existing five historic districts. However, there are a
great many other influences in Dubuque that are recorded in Craftsman, Colonial Revival and
Classical building styles, among others. A map of the five historic districts is attached.
Request for Proposals: NRHP District Nomination
Dubuque's many architectural themes and historic contexts are recorded in the 2000 community
assessment described in Multiple Property Document (MPD) entitled "Dubuque -The Key City;
The Architectural and Historical Resources of Dubuque, Iowa, 1837 -1955".
The MPD describing the 1999 comprehensive survey and the 2000 community assessment of
historical contexts and supporting architectural themes is being used as a foundation to help
shape required neighborhood surveys phased in over time. These phased neighborhood
surveys apply the historic contexts and architectural themes defined in the multiple property
document. The City has undertaken a phased architectural/historic survey/evaluation of older,
historic areas of the community. A map of the phased architectural/historic survey/evaluation
areas is enclosed.
• Phase I encompassed the neighborhoods of Washington, Jackson, and Elm Streets.
• Phase II involved the Lincoln, Rhomberg, and Garfield Avenues neighborhood.
• Phase III involved the oldest commercial, residential and industrial neighborhoods in and
around the central business district. The City's commercial historic district, Old Main, and
the proposed Millworking Historic District are included in Phase III.
• The Phase IV survey area included the City's four primarily residential historic districts:
Jackson Park, Cathedral, West 11th Street, and Langworthy.
• The Phase V survey area encompassed all remaining neighborhoods in the City's
conservation districts.
The City's Phase III survey consultant identified the properties in the proposed Millworking
District to be architecturally and historically significant, and therefore eligible for listing as an
historic district on the National Register (see enclosed Iowa Site Inventory Form).
The City contacted all property owners in the district determined eligible for the National
Register. Those owners in support of the proposed Millworking Historic District are included. A
map of the adjusted boundaries for the proposed Millworking Historic District is enclosed.
SCOPE OF WORK
Work Elements
The consultant will prepare the National Register nomination for the proposed Millworking
Historic District, and then advocate for listing at the local, state and federal levels.
Prepare a National Register nomination for the proposed Millworking Historic District.
This district has been determined to be eligible for listing in the National Register within
the contexts and themes of the MPD. This task involves the preparation of National
Register nomination for these two locally-designated districts. The intent is to complete
the additional research necessary to submit the nomination for review and approval by
the State Historical Society of Iowa (SHSI) and the National Park Service (NPS). All
work will adhere to the Secretary of the Interior's Standards and Guidelines for
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Request for Proposals: NRHP District Nomination
Evaluation, as well as the National Register Bulletins that provide guidance for National
Register nominations.
2. Advocate for National Register listing. This work task will involve advocating for the
National Register listing for the proposed Millworking Historic District. The intent is to
submit the National Register District nomination to the City's Historic Preservation
Commission, the Dubuque City Council, the SHSI State Nominations Review Committee
(SNRC) and NPS for listing in the National Register of Historic Places.
The Consultant will be required to email a monthly project update to the City of Dubuque during
the contract period.
Products
The City and the Consultant will produce the following products:
One (1) finished original and three photocopies of the draft National Register nomination
form. The original and photocopies shall include appropriate maps on continuation
sheets.
Two (2) archival copies of the final National Register nomination form on acid free, 25%
cotton bond paper.
One (1) original USGS 7.5 minute topographical map.
Three (3) finished sets of appropriately labeled black and white photographs. Photos will
be 5"x7" processed on black and white photographic paper and will meet NPS
specifications found in "How to Complete the National Register Registration Form."
Two (2) contact sheets and negatives for each roll of black and white film filed in a "Print-
File" preserver.
Two (2) sets, with a maximum of ten (10) color slides showing at least four sides of the
building and representative interior spaces.
Two (2) copies of a typed and completed "Photograph/Catalog Field Sheet' for each roll
of film and each "Print-File" sleeve of color slides,
Completed review form for the nomination indicating that the Historic Preservation
Commission and the City Council have reviewed and commented on the nomination.
One page project summary report.
A completed, typed Historic-Architectural Date Base (HADB) encoding form for
summarizing report if applicable.
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Request for Proposals: NRHP District Nomination
INFORMATION TO BE INCLUDED IN THE PROPOSAL
Letter of Transmittal
Provide a letter of transmittal briefly outlining the consultant's understanding of the work and
general information regarding the consultant and sub-consultants to be involved, and the name,
address, telephone number, fax number and E-mail address for the firm's primary contact
person.
Profile of Consultant
The proposal shall include general information about the consultant, the consultant's are of
expertise related to this RFP, and the consultant's official name, address and principal officers,
including the qualifications of the project manager and other key personnel who would be
assigned to the project.
Qualifications
The consultant must meet the professional qualification standards as established by the
Secretary of the Interior and the SHSI for history and architectural history. The consultant must
have either a master's degree in American History, American Studies or a closely related field,
or a bachelor's degree plus either two years full-time experience in research and writing, or
teaching or substantial contribution to the field.
1. The proposal shall include the name of the consultant, his or her qualifications and
experience, and the names, qualifications and experience of other key personnel who
would be associated with the project.
2. The proposal shall describe the experience of the consultant in preparing National
Register nominations. The proposal shall include at least three references of clients with
which the consultant has had similar projects and which have been completed within the
past five years, and the names of any key personnel proposed for this project who
worked on the reference projects.
3. The proposal shall discuss the consultant's ability to integrate this project into the
consultant's present workload.
Fees and Compensation
Provide a proposed cost plus expenses budget for completion of the scope of services with cost
breakdowns by scope element. Quotation of fees and compensation shall remain firm for a
period of at least 90 days from the proposal submission deadline. Please provide the
proposed fees and compensation under separate cover. Initial screening will be done by a
selection committee without the benefit of knowing the proposed fee for services.
EVALUATION CRITERIA
Proposals will be screened to ensure that they meet the minimum requirements. Qualifying
proposals will be evaluated by a selection committee to identify the potential consultant which
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Request for Proposals: NRHP District Nomination
most closely meets the needs of the City. Factors to be considered by the selection committee
will include the following:
1. Qualifications and experience of the consultant -qualifications and experience of the
principal consulting staff proposed to work on the project, reference checks,
achievements and completion of similar projects within the past five years.
2. Grasp of project requirements and understanding of project scope -the consultant's
analysis, preparation and level of interest.
3. Responsiveness and compatibility between consultant and the City of Dubuque -
general attitude, ability to communicate with general public.
4. Proposed schedule required to complete project and ability to complete the project on
time and within budget.
5. Proposed cost to complete project.
PROPOSAL SUBMISSION DEADLINE
An original and four (4) copies of each proposal shall be delivered by 5:00 p.m. CDT on May
22, 2007 to the address given below:
David Johnson, Assistant Planner
Planning Services Department
City of Dubuque
50 W. 13th Street
Dubuque, IA 52001
The proposals shall be sealed and be clearly labeled: National Register of Historic Places:
Millworking Historic District Nomination.
Each consultant assumes full responsibility for delivery and deposit of the completed proposal
package on or before the deadline. The City of Dubuque is not responsible for any loss or delay
with respect to delivery of the proposals.
Questions Regarding this RFP
Further information may be obtained from Assistant Planner David Johnson by telephone at
(563) 589-4210, by email at diohnsonCa~cityofdubugue.org by writing to the above address, or by
fax at (563) 589-4221.
The City of Dubuque anticipates award of the contract to the successful consultant for this
project by June 4, 2007.
Consultants whose proposals are not accepted will be notified as soon as the selected
consultant has been approved.
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MEMORANDUM
April 30, 2007
TO: Michael Van Milligen, City Manager
FROM: David J. Heiar, Economic Development Director .~/~~
SUBJECT: Warehouse Planning Process
INTRODUCTION
This memorandum provides an update on the planning process for establishing a
Warehouse District.
BACKGROUND
Over the past few months, several City staff members have been meeting with major
warehouse property owners and Dubuque Main Street Ltd. Representatives to begin the
preparation of a warehouse district plan. The Committee is chaired by Assistant City
Manager, Cindy Steinhauser and includes Laura Carstens from Planning, Aaron
DeJong and myself from Economic Development, Dan LoBianco and Katie Bahl from
Dubuque Main Street Ltd., Brian Dalziel from the Business Accelerator, Tim McNamara,
John Gronen, and Tony Pfohl representing property owners. We have recently invited
GDDC to join in this planning process.
The plan will be modeled after the Lower Main Plan and will include the following:
• Vision Statement
• Goals and objectives of the plan
• Objectives and potential project highlights
• Findings of Neighborhood Survey
• Tax Increment Financing (TIF) Opportunities
• Census Information
• Preservation of Warehouse district
• Creation of a clean and attractive streetscape
• Improved pedestrian and vehicular traffic
• Improved parking opportunities
• Assignment of responsibilities
• Ranking of tasks and timetable
• Supporting documentation
• Infrastructure Improvements
Simultaneously, acouple of other groups are also evaluating the development potential
of the Warehouse District. Studies and reports are being prepared by the Community
Land Use and Economic Group, LLC (the CLUE Group) and a group of University of
Iowa Graduate students will provide some input as part of a class project.
The CLUE group report focuses on regulations that enhance or inhibit redevelopment.
The report also recommends financial tools needed for downtown development. The
recommendations are based on sensitivity to preservation. Existing and recommended
building codes, tax policies, and zoning issues are just some of the topics addressed in
this report.
The graduate student report provides case studies from eight other communities that
have redeveloped Warehouse Districts. The communities include Milwaukee,
Cleveland, Omaha, Peoria, Lowell (Massachusetts), Minneapolis, Wichita, and
Manchester (New Hampshire).
The preliminary draft of the CLUE group stresses the critical need to provide financial
tools and options to encourage and accommodate private investment in warehouse
redevelopment projects. The most utilized financial incentives in re-development efforts
are federal and state tax credits. These credits are only available to buildings or districts
that are registered on the National Register of Historic Places.
Federal historic tax credits equal 20% of eligible rehabilitation costs for designated
buildings. Non-historic buildings built prior to 1936 are eligible for credits equal to 10%
of eligible costs. The State Historical Society of Iowa administers the application
process. There are additional 25% rehabilitation tax credits available from the State of
Iowa. The Iowa Legislation has just authorized increased levels of State Historic tax
credits. There is currently a waiting list that projects the credits out for several years.
Although it is possible to obtain National Register of Historic Place status for individual
buildings, a District designation should be pursued because these tools have atwo-fold
purpose that is uniquely suited for the Warehouse District. First, they provide amuch-
needed method for property owners and developers to attract the equity financing
needed for high profile projects involving vacant or under-utilized structures. Second,
they ensure that the historical integrity of the Warehouse District will be preserved for
the benefit of future generations. The latter purpose is essential to maintaining and
enhancing the historical identity of the Warehouse District and the City of Dubuque as a
whole. While not all of the buildings in the Warehouse District have historic attributes
worthy of preservation, the ones that do have such attributes need these tools for both
of the reasons cited above. In addition, a district status provides opportunities for tax
credits for buildings that might not qualify on their own.
Listing in the National Register, does not interfere with a private property owner's right
to alter, manage or dispose of properly. Under federal law, owners of private property
listed in the National Register are free to maintain, manage, or dispose of their property
as they choose provided that there is no Federal involvement. In a National Register
Historic District, the property owners can continue to make interior and exterior
improvements to their buildings as well as expand their operations and their facilities.
No City reviews are required beyond what is presently needed for a building permit or
site plan approval. The City's Historic Preservation Commission does not review
exterior changes to properties. State or Federal reviews are not required unless federal
funding or a federal permit is part of a project, or if the property owner wants to use the
State or Federal historic preservation tax credits. This review is part of the federal
"Section 106" process. A property owner can demolish a structure in a National Register
Historic District without review by the Historic Preservation Commission or the City
Council.
Listing on the National Register will foster opportunities for retention of existing
businesses as well as recruitment and expansion of new businesses into the substantial
floor space that the existing large warehouses offer. The existing industrial uses, and
the growing adaptive reuse of these warehouses into office, commercial, entertainment,
and even residential uses, can all continue with establishment of a National Register
district.
Nomination to the National Register is a lengthy process of 6-12 months. A consultant
must be hired, and then a nomination prepared and presented to the appropriate City,
State and Federal officials before the district is listed. The nomination is consistent with
the City's Comprehensive Plan, Downtown Master Plan, Envision 2010 process, Iowa
Great Places application, and the Warehouse District planning that is underway. The
nomination is overwhelmingly supported by a majority of property owners.
RECOMMENDATION
I recommend that the City Council proceed with the nomination process as outlined by
Laura Carstens, Planning Services Manager to submit a request to have a portion of the
warehouse area placed on the National Register of Historic Places in order to allow
property owners to take advantage of tax credits in a timely manner.
ACTION STEP
This memo provides an update on the status of the Warehouse Planning efforts and
encourages support of the request for RFP's to hire a preservation consultant to
prepare the National Register nomination for a portion of the Warehouse District as
submitted by Laura Carstens.
F:IUSERS1DHeiar\Warehouse District\Warehouse Planning Process memo.doc