Tag: flood recovery

Mays Island no longer suitable for City Hall

A little over a week ago I had the opportunity to talk with a local architect about the flood recovery in Cedar Rapids and particularly the future of city buildings and downtown. As the City is working to decide what to do with its flooded facilities – essentially whether to return to former buildings or locate elsewhere – there are many issues that need to be considered. It is important city leaders and citizens do not jump to conclusions or base their decisions on short-term concerns alone. After having this discussion, I came to realize a lot that I hadn’t considered when forming my opinion about what to do with the Veterans Memorial Building, better known as City Hall.

The rebuilding of city and community facilities, businesses, and housing must be done in a way that will make Cedar Rapids a better, more resilient and sustainable community for the long range future. Despite the destruction and hardship for so many here, the flood has really presented Cedar Rapids with an incredible opportunity to rebuild better than ever, as to ensure the city’s well-being for generations to come.

In recent months I’ve been an advocate for returning City Hall to the Veterans Memorial Building. I argued this position in a few posts (here and here) on this blog and even wrote a letter to the editor (read here) that was published in the Gazette on the flood’s first year anniversary date back in June. I have a great deal of interest in this building after working there during the previous three summers with the building’s maintenance crew. I got to know the building well – and the veterans who are so adamant about it. I was one of the first and few people to go inside after the flood and spent a lot of time around there during the cleanup that ensued. My desire to see city offices return was mostly based on my concern for the urban context of the island and what I perceived as environmental and cultural sustainability. However, after discussing with this architect, I have changed my mind and think it’s important to explain why.

To argue that the current Veterans Memorial Building, even pre-flood, could provide ample and functionally efficient space for city offices, which I did, is admittedly short-sighted – especially when considering the constant risk of future flooding. This is not a matter of comfort or convenience for city administrators, but a critical matter of long-term viability of this building functioning as city hall. There are a lot of constraints with the building, especially post-flood, so it probably couldn’t be suitable for city offices much longer in to the future, if at all.

Firstly, FEMA prohibits any functions to return to the basement, mezzanine, or first floor, whenever the building is finally repaired. Limiting the refinishing and future use of the basement and mezz is understandable, but not being able to use the first floor is a significant issue – not only with more limits on usable space, but also accessibility. I’m not sure what the specific restrictions would be for the first floor, but obviously there would need to be finished entrances and circulation space to access upper floors. This unusual situation of occupied upper floors with vacant street levels would not only be awkward, but create even more way-finding and circulation issues than what existed even before the flood.

Additionally, regardless of future use, mechanical and electrical equipment will need to be relocated to the second floor, taking away even more available office space. The building’s historical status adds another layer of functional limitations, by restricting extensive interior space alterations, so City Hall would have to make-do with whatever types of space arrangements currently exist.

And lastly, something I really hadn’t considered enough before – in the event of another significant flood, the future levee / flood wall system would only intensify the risk to Mays Island, which will have no added protection. This is certainly not where we want our city government in another such event – we learned this the hard way already. Even in more minor future floods, the island would likely be inaccessible, walled off by the removable flood wall sections put into place downtown. Considering this on top of all the other functional setbacks, returning City Hall to the Veterans Memorial Building simply would not be the best long term option for the city.

Right now Cedar Rapids has the incredible opportunity to invest in new and improved facilities that can serve the city for the next 100 years, as Veterans Memorial and other buildings have done so over the course of the last century. Instead of dwelling on the immediate monetary costs, we need to be thinking about how long our chosen facilities will last – physically, functionally, environmentally, and economically. If we pass up the opportunity we have at hand, giving in to the “no frills, no thrills” banter, it will be much more difficult to build new facilities in the future when needed. City and government budgets are getting tighter and tighter, so available funds for these types of projects are likely to be even more scarce in the future. Planning for facilities that will function well and sustain for the next century is in the best interest of Cedar Rapids.

Now, if Cedar Rapids does build a new city hall and other community facilities (which seems likely), we must build them to last and not go with the cheapest, plainest designs. It is important for us to be proud of our new public buildings, something that’s not possible through fiscal frugality alone. Considering the amount of detail, care, and pride that went into our civic architecture of the past, don’t we owe it to ourselves and to future Cedar Rapidians to carry on this important tradition?

Below is a wonderful photograph I found on Flickr from user derAmialtebloede, of the Mays Island extension underway in 1926 in preparation for construction of the Veterans Memorial Building. What an incredible undertaking this must have been – Cedar Rapids certainly didn’t skip any stops on its last City Hall. (Click photo to view larger size. Take note of the old Smulekoffs building in the middle of the island, as well as the current US Bank Building under construction in the background in downtown.)

TCR could return downtown by next spring

With the help of a $1.5 million grant from Vision Iowa, Theatre Cedar Rapids and the Community Theatre Building Corp. hope to begin a $7.8 million expansion and renovation of the Iowa Theatre Building in downtown Cedar Rapids by the end of summer or early fall. FEMA is expected to contribute about $3.8 million for the flood-damaged building. According to the Gazette, “Outside the theater, visitors will see a new digital marquee. Inside, they will see a lobby that doubled in size. Larger restrooms, an open staff office and rehearsal space also are part of the project. The theater’s basement will house new dressing rooms, a make-up room, costume construction plus storage and rehearsal space.” Since the flood last June, TCR has been performing at the former “Let’s Dance” building by Lindale Mall.

Neighborhood Reinvestment Action Plans published

The Cedar Rapids Neighborhood Reinvestment Action Plans have been published on the Corridor Recovery website. This plan was developed by Sasaki Associates with a great deal of community input through the Neighborhood Planning Process during the first few months of 2009. It was approved by the City Council on May 13, to guide short and long term redevelopment in flood-affected neighborhoods. The final action plan includes a specific set of tasks to be completed that will compliment comprehensive goals.

> Neighborhood Reinvestment Action Plans

Public forum set on future of city hall

RIck Smith of the Gazette reports on his city government blog that dates have been set for three public participation meetings lead by OPN Architects, on the future of flood damaged city facilities, including the former home of City Hall, the Veterans Memorial Building on Mays Island. The meetings will be on June 23, August 18, and October 6; location TBD. I look forward to participating as all concerned Cedar Rapidians should.

The City officially, at this point, has no position on the matter, whether to return to existing facilities or locate elsewhere, possibly in a brand new building. However, as Rick points out in his post, neither Mayor Kay Halloran, Councilman and mayor pro tem Brian Fagan, or City Manager Jim Prosser seem very adamant about returning to the former location. There is a buzz about the sustainability of facilities as the city moves forward, which some use as an argument for a new, more energy-efficient facility.

I am not one to be paranoid, overly-skeptical, or presumptuous of poor decision making about City leaders, and remain generally supportive of their actions and understanding of the current situation the city is facing. I do, however, find it a bit odd, with the issue of sustainability being so important, that returning to the Veterans Memorial Building is not given much consideration. Since the structure is historical, it is required to be renovated. If such an expense will be inevitably required, it would be much more economical – and environmentally sustainable – to return City Hall to where it has been the past 80 years. What could be more sustainable than reusing an existing building? With brand new mechanic and electric systems the building could become much more energy efficient than previously and the City could renovate current space into contemporary office and meeting space that a modern municipal government demands.

Renovating and reusing the space the City already has would not only be more environmentally friendly, but also politically. Despite arguments about long-term energy savings with a new or different city facility (which wouldn’t necessarily be the case), getting the City back into City Hall makes sense now and would be a major PR boost for city leaders, who have not fared well in the public eye since the flood. Renovation of the VMC could be completed much sooner than a brand new facility – extending the City’s need for temporary facilities not centrally located.

Additionally, I believe it’s the City’s responsibility to the community to make sure this architecturally and historically significant building doesn’t go sitting vacant and underutilized for years to come. The building is an icon of the city; it makes Cedar Rapids unique, unites the east and west, and symbolizes our civic pride.

City Hall should return to Veterans Memorial Building on Mays Island. It could be done in a timely manner and makes the most environmental, social, and economic sense. That is my position and why I plan to participate in the public forum.

Flood Recovery Update

Downtown Progress
Most of downtown is pretty much cleaned up now and many major buildings and businesses are back up and running. Plenty of first floor spaces remain unfinished, likely waiting for new tenants to refinish to their needs. Sidewalk damage is still apparent on many streets. Large areas of sidewalk brick that were washed out on 2nd Street SE, have been patched temporarily with concrete.

On the south end of downtown and in the New Bohemia area, damage from the flood is still much more visible. A few buildings in New Bohemia – CSPS, the Cedar Rapids Peace Center, and a group of storefronts (photo) at 3rd St. and 12th Ave – are being worked on, but many remain unfixed. A few open lots are visible where some houses have already been demolished. See all downtown photos from this week here.

Downtown Parking
The most noticeable change downtown is back-in angle parking (photo) on many streets, instituted after the flood. I believe most of these on street spaces were permit spaces only, as most of the parking meters are still absent. On Monday evening, Dennis Burns of Carl Walker parking consultants, presented, free of charge, strategies to improve downtown parking to support downtown economic development, at a public meeting at the Crowne Plaza. I attended with about 50 others, mostly downtown businessmen and women.

Dennis discussed two successful systems in Boise and Boulder and explained how their parking facilities and policies support economic development and help finance downtown improvements. Overall he stressed the importance of aligning the city parking operations with downtown economic development organizations. He pointed out that adding on street angle parking is an inexpensive and easy way to instantly increase parking capacity.

New downtown library likely
FEMA declared this week the flooded CR Public Library hit the 50 percent threshold meaning FEMA would help fund total replacement of the current building instead of repairing it. This is critical to the library that desires to return to downtown but without future flood risk at the current site, located less than a block from the Cedar River. A special request will need to be made for FEMA funding to build the new library at a different location. According to the Gazette report, cost to repairing the library is estimated at $17 million compared to $24 million for a new library at a different site in downtown.

It’s unclear how long off the new library could be, considering no officially decisions have been made, but another opportunity for new development and improvement downtown. I’m interested in the redevelopment potential of the current library site – especially with the new courthouse going up and proposal for Great America Building 2 across the street. I always felt the low, plain library building would hold this area back from its urban potential.

Since the flood the CR Public Library has been operating out of its Westdale Mall branch location. Last month a new, larger temp location called “The Bridge” opened in the former Osco Drug store at the mall. Gazette city government reporter Rick Smith reports on his blog, the library intends to open a temporary location in downtown this summer at 221 Third Street SE.

Federal Courthouse
Ground breaking has yet to take place for the new federal courthouse on the south end of downtown but that day is approaching. First Street was closed at the beginning of March between 7th and 8th avenues. The new courthouse will span two blocks from the river to 2nd Street SE. The site (photo), formerly property of Mid American Energy has been cleared and sits vacant waiting for construction to begin.

CR Neighborhood Planning Workshop

Today I participated in the second of three community workshops for the Cedar Rapids Neighborhood Planning Process for the River Corridor Redevelopment Plan. The focus of today’s workshop was on transportation and connectivity, and land use in the redevelopment plan. Individuals from Sasaki Associates, the Boston design firm selected last year (pre-flood) to develop a riverfront redevelopment plan, were there to present different scenarios and facilitate discussion.

The first breakout session was to discuss the strengths and weaknesses of three scenarios presented on transportation, connectivity and open space. All scenarios were based off a tentative plan for a greenway / flood protection system. The second breakout session considered land use and locations to focus housing and business revitalization. My table was fairly diverse – one older man, a retired woman formerly a planning consultant, two women from Time Check, one of their daughters; and our table leader, a planner with the City Community Development Department.

Turn out looked pretty good, maybe 150-250, but I could be way off. I saw a lot of familiar faces from City Hall and in the business community. I thoroughly enjoyed the sessions and hearing what other citizens had to say about the schemes, as well as offer my own input. Despite being six hours long, it seemed to go by pretty quickly and was actually really pretty fun for me. I look forward to participating in the next meetings I’m able to make it, as I’ll be returning to Ames tomorrow for school.

The next meeting will be Tuesday, March 31, from 6pm – 9pm, at the Crowne Plaza, for scenario evaluation and determining a preferred scenario. The last of three workshops will be April 25. An action plan will be confirmed at a May 5 meeting and will be presented to the City Council on May 13. I encourage anyone and everyone from Cedar Rapids to get involved in this process.

> Cedar Rapids River Corridor Redevelopment Plan
> Cedar Rapids Neighborhood Planning Process
> Sasaki Associates: Cedar Rapids River Corridor Redevelopment Plan


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