Quick update

Just a quick update that postings may not be as frequent for the next couple months.  Between the holiday weekend, weddings, and a couple trips out of town / out of the state, I will not have much time to update.  Fear not, however, because I plan to resume in full force in late August, with more analytical posts and sketch ideas similar to the recent post from 6/16, which I have really enjoyed doing. I will continue to update when major Corridor news happens, and am planning to finally launch the photos page in July.

In early August, I will be driving with my girlfriend to Florida and am excited for the trip.  Excluding Florida, I have never been to the Deep South so it should be a new experience for me.  Most of the time will be spent in the Orlando area, but we also plan to visit St. Augustine, Atlanta, Chattanooga, and perhaps Birmingham or Montgomery.  St. Augustine is the oldest European-settled city in the United States, first settled in 1565.  It is a beautiful place with a high concentration of Spanish-influenced architecture and urban design, so I will be sure to take plenty of pictures.  As is such, I will not be posting any updates from August 6th through August 15th while I am on vacation.

On another note, Urban Corridor has received much more traffic than I was initially expecting.  While 3/4 of the visitors have been from Iowa, Illinois, and Wisconsin, other visitors hail from all corners of the United States and even a few worldwide locales. I just want to send a quick thank you to everyone that has taken the time to visit; it's great to see some shared interest in Corridor planning and design.

Flood Protection

The topic of flood protection in Cedar Rapids has been ongoing ever since the waters retreated two years ago. In residential areas north of Quaker, the proposal was to raze homes adjacent to the river and build a series of berms and greenways that could serve as recreational space while also offering flood protection. For the more urban downtown area where buildings jut up to the riverfront, the city had proposed a system of removable flood walls. However, the latest recommendation from the Army Corps of Engineers is to build a series of permanent 13-15 foot high flood walls along the east side of the river, while the west side receives no flood protection at all. The total cost for the system would be $116 million, offering a benefit-to-cost ratio of 1.08 that would meet the Corps minimum requirement of 1.

To give the reader an idea of what this could look like...

Escape from New York meets Waterworld.

Not only would this be an aesthetic nightmare for downtown, but it would render useless any future intentions to develop the riverfront into a pedestrian-friendly space. Never mind that it would only protect the downtown business core, ignoring residences and small businesses on the Taylor side of the river (Factoid: the land around First Avenue on the west side of the Cedar River began as small town formerly known as Taylor.  In the early years of the 20th century, it was annexed with the larger city of Cedar Rapids on the east side of the river).

The city seems to be on the same page. Neither the council nor the mayor are in favor of the proposed system, with Mayor Corbett describing it as "puzzling." A push continues by the city for a removable flood wall, the more desirable solution. The removable system would cost $375 million, significantly more than the Corps' permanant wall proposal. While the cost is higher for removable flood protection, there are long-term negative effects associated with a permanent flood wall system that should also be considered.  These could include decreased land value and hindered neighborhood development in areas adjacent to the wall.

One system that has been used extensively around the United States is the Invisible Flood Control Wall offered by Flood Control America. A series of steel plates are installed in a concrete foundation; they are the only aspect of the removable system that remain permanently. When a flood threatens, vertical steel supports are attached to the plates, followed by a base plank with water-tight gaskets and interlocking planks above. This system has been installed with success in Fargo and East Grand Forks, two cities on the Red River that were similarly inundated by floods in 1997.

Installing the planks.

The more expensive solution is the better one for the city in the long run. Other ways to prepare for future floods include moving mechanical systems off the ground level, constructing lower levels with easily cleaned materials, and moving sensitive programming needs such as file storage to upper floors of a building. The chance of another great flood is slim, which is why we should not abandon downtown at the street level. But we can take steps to minimize the damage should we encounter another five hundred year flood in the future.

Construction Update 6/22/10

US Courthouse

Human Services Building

In other news, it appears as if efforts to save the Sinclair smokestack may be winding down.  A recent structural survey found that the upper 100 feet of the historic smokestack's bricks would need to be removed by hand and be rebuilt, potentially totaling $740,000.  Currently only about $150,000-200,000 is available through FEMA's historic preservation fund.  While I hope they can pull it off and preserve a piece of Cedar Rapids history, the smokestack's fate is not looking too bright.

Mixed-Use Study & New City Manager

Cedar Rapids has officially hired a new city manager following the departure of Jim Prosser in April.  Jeff Pomeranz, the new city manager, brings previous experience as city manager in Port Angeles, Washington; Del Rio, Texas; and most recently West Des Moines.  WDM has experienced considerable growth over the last ten years with numerous major projects such as Jordan Creek, West Glen, and the Aviva USA campus.  Jeff seems like a very promising, talented guy and should do great things for Cedar Rapids.

One of the comments made during Pomeranz's introduction at Vet's today was how Cedar Rapids should strive to move beyond its second place position.  Was that comment was directed at population, economic growth, or regional importance?  I'm not really sure.  However, I agree one hundred percent with the remark.  There is no reason Cedar Rapids can't strive to be the best city in Iowa in terms of quality of life.

As my mind was wandering, I started thinking about a topic I posted on here about a month ago, Riverfront Mixed Use.  For fun, I decided to do another study of the idea since I believe there is a lot of potential with the Siegal block and the site where the 1st Street Parkade currently stands.  Disclaimer: this is just me doodling around.  Neither are real or proposed projects.

On the 1st Street Parkade site, a 12 story condominium rises from a lower structure, which I thought could serve as a new History Center and flood museum.  The forms are fluid and slightly disfigured, a nod to the powerful flood that wiped out so many homes and businesses along this river.  The north side tapers to respect the scale of the old courthouse across the street.  A green roof aids in lowering energy costs for the museum.

On the Siegal block, I have also drawn a mixed-use building that combines either offices or residential with ground level retail and a parking garage.  Going forward, it would be nice to see more developments that integrate parking garages with the rest of the program, instead of a separate structure.  The less unsightly parking garages, the more aesthetically pleasing downtown will be.

Mixed-use ideas for 1st Street SE and Third Avenue SE (imagined).

Siegal Building Coming Down

Over the last week crews have been tearing down the former Siegal's Jewelry building on the corner of 3rd Avenue SE and 1st Street SE, which also housed a few other businesses including ScoreBid.  This lot was purchased by the Cedar Rapids Downtown District following the flood. The building is best known for the "Bent Not Broken - We Survive" message spray painted onto a scrap of plywood and sort of became the unofficial motto for Cedar Rapids following the devastating '08 flood.

There was little architectural merit to this building so very little was lost.  Once cleared, the lot will become surface parking until development plans are solidified for the block.  There are two neighboring structures will likely come down at a later date.  Mixed-use housing should be a priority for the downtown area going forward, and this block would be a perfect candidate with the Paramount next door and the growing commercial corridor along 1st Street SE.  With potential riverfront improvements, this area of downtown could really shape up in ways similar to Court Avenue is Des Moines.  Recently I was out on Court Avenue and was surprised by how active the nightlife is compared to a few years ago when I lived in Des Moines.  A combination of downtown housing, new businesses, streetscape improvements, and progress on the Principal Riverwalk has done an amazing job transforming what was a dead neighborhood circa 2004.  

First Avenue SE is being revitalized in many ways similar to Court Avenue: a growing nightlife district, proximity to the river, warehouse conversions, and a courthouse towering beyond as a bookend.  The only lingering questions are how the city will handle the Ground Transportation Center, the former library, and the Great Furniture Mart.  The Great Furniture Mart is a former wholesale grocery that was built in the 1920's and was vacant for a number of years prior to the flood.  It had a twin across the street that was torn down in the early 1980's to make way for the downtown library.  The Great Furniture Mart would be another opportunity to bring residential housing or commercial offices to downtown.  As it is one of the last remnants of the former 1st Street warehouse district, hopefully it will be saved and refurbished.

Professional Park West, City Square

Cedar Rapids developer Armstrong Development is proposing two new projects for downtown Cedar Rapids.  Professional Park West would modernize some older brick structures on A Avenue behind the Roosevelt Hotel building.  City Square would be a four-story infill development at the corner of 3rd Street SE and 4th Avenue SE (currently a parking lot).  Currently, part of the proposed Professional Park West serves as a parking garage, and the rendering seems to indicate it will continue to operate as one.  I'm guessing this will tie in with the new events center, which will be built directly to the east.

See the links below for renderings.

Professional Park West
City Square

Hieronymous Square

Last week I posted that the University of Iowa was looking to build a new school of music and recital hall in downtown Iowa City and that it would be part of a new condominium project.  However, I missed the connection that this project was the Hieronymus Square project that has been discussed on-and-off since the late 80's.  With the announcement that the university was seeking to rebuild the school of music downtown, it appears a perfect storm may finally turn this project into a reality.

The latest iteration is a 12-story mixed-use building on the corner of Burlington and Clinton Streets, just south of campus and the pedestrian mall.  The school of music would utilize four of the floors.  Likely there would be some retail at ground level.

This is definitely some exciting news for Iowa City.  I will update as this project progresses.

Evolving Skyline

A couple photos taken recently from the 12th Avenue Bridge with the new US Courthouse looming in front of the downtown skyline.  The last significant addition to the Cedar Rapids skyline was the Great America Building in 1998.

U of I School of Music Update, Crowne Plaza Buyer?

University of Iowa School of Music Update
I haven't been purposely neglecting Iowa City, but there has been very little development news that I have run across lately.  However, today it was announced that the University of Iowa is seeking to rebuild the Voxman Music Building and Clapp Recital Hall at a new location in downtown Iowa City.  This would replace the existing Voxman Building attached to Hancher Auditorium, two structures that succumbed to the 2008 floods.  The new School of Music would be integrated into a mixed use condominium project, with the School of Music using four and a half floors of the space.  The location of the project would be at the intersections of Burlington and Clinton Streets, with the recital hall being built directly across the street from the school of music.
KCRG
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City of Cedar Rapids to buy Crowne Plaza?

Mayor Ron Corbett announced intentions today for the City of Cedar Rapids to purchase the beleaguered Crowne Plaza Hotel.  The Crowne Plaza, formerly owned by Kronos Hotels of Atlanta, was acquired by WG Capital Management through foreclosure in 2008. The hotel has struggled in recent years with poor management and slow progress on renovations.  The City Council is negotiating the purchase at around $3 million dollars, and would seek to modernize the 31-year old hotel in the wake of a new events center being planned next door.

Gazette

Crowne Plaza Hotel in the distance

Construction Update 6/3/10

Steel is finally complete for the new US Courthouse in downtown Cedar Rapids. The last beam was lifted into place this afternoon on the southeast corner of the building.

Progress continues on the Human Services Building on 8th Ave. SE near 3rd St. SE

The Green Economy & Iowa

Ask most anyone around the country, and Iowa is known for one thing: food production. We are the breadbasket of the globe. Our contribution to the worldwide community is an important but unglamorous one. Our state gets lumped in as a flyover state, confused with others such as Idaho and Ohio, and is assumed by outsiders to be a place where every resident seemingly lives on a farm.

Despite our humble agricultural facade, the state of Iowa is progressing in ways that is earning it recognition nationwide. Recently, I attended a learning session for work where the speaker from Innovative Kinetics discussed alternative energy solutions such as wind power, solar power, and electric vehicles. Anyone who has driven along I-80 in western Iowa or through parts of northern Iowa knows that this state has a large presence of wind turbines.

Very large. In fact, second in the nation.

The only other state that produces more wind energy is Texas. These turbines have become a symbol of the state by dotting our landscape and providing jobs in the burgeoning green economy. Wind turbines work well in Iowa because we have an abundance of two key resources: wind, and land. Northwest Iowa is among the windiest places in the nation. For land, wind turbines work best when turbulence is kept to a minimum. Open land with minimal structures and vegetation is the most beneficial to attaining optimum performance, and Iowa's sparse landscape is the perfect match.

Another source of pride is that our state is among the first in the nation to construct an electric vehicle recharging station. This charging station has been installed in the town of Elk Horn, off Interstate 80 in western Iowa, and known by many for its Danish windmill and museum. Across the state the University of Iowa has approved funding of a solar charging station that will be the largest of its kind in Iowa. The solar array will have the capability to charge 47 vehicles and would be able to return power to the grid off peak hours.

Not only are we involved in wind turbines and solar arrays, but Iowa is also participating in the construction of a new high-speed rail network that will link Iowa City and Dubuque to Chicago. The route could eventually connect Iowa City to Omaha, with a stop in Des Moines. While Iowa and Illinois jointly applied for $256 million to develop the Iowa City & Dubuque routes, the state of Iowa received only $18 million in the first round of funding. A second round of funding in 2011 will provide Iowa another opportunity to receive some of the remaining $2.5 billion set aside for high speed rail.

All this says that Iowa is very serious about cultivating a new image for itself in the 21st century. After a farm crisis and economic stagnation in the 1980s and 1990s, Iowa has had some trouble defining what it is that we are about. With our foray into the green economy, we have a new tool to market Iowa as a place that not only feeds the world, but as a place with forward-thinking leaders and ideas that will help make our corner of the world a better place.