I had dinner tonight at Parlor City, a new pub and grill that has opened in a renovated 100 year-old building (see photo) that was flood damaged last summer in New Bohemia. The food was decent and the atmosphere was friendly. The menu features an historic image of the building, formerly the Iowa State Savings Bank, that can also be seen on their website. The restaurant’s name is appropriately a former nick-name of the city. Long before the fifth season came around, Cedar Rapids used to be called the Parlor City for its beauty and cleanliness. At the corner of 12th Ave and 3rd Street SE, this is a great addition to the neighborhood and a good example of a flooded building coming back better than before.
Tag: Cedar Rapids (page 5 of 8)
Figure-ground diagramming is an interesting and useful tool for analyzing spatial relationships in urban environments. It also provides a striking comparison of density and land use of older urban development compared to more contemporary suburban development. In older, urban places buildings typically took up the majority of space on a city block so even when diagramming built structure as figure (black) and space without structure (ground) the graphic would essentially depict the street grid. In more contemporary development however, auto-centricism has made for much more spread out buildings divorced from the street edge. Instead of relating to the street and sidewalk (if there even is one), these buildings related to their respective parking lots. Figure-ground diagrams of these sorts of places are often difficult to discern where roads actually go, but are very telling at the amount of open space wasted on the temporary storage of cars.
The figure-ground diagram above is an example of one of these suburban places that lack order and urban spatiality. They vast openness surrounding the buildings makes it hard to tell where roads go or even scale. The variety of building orientation in this case makes it even more difficult to decipher. In the image below, the roads are included, and we can begin to understand more about this space.
The diagram shown is of the Lindale Mall area in northeast Cedar Rapids, where First Avenue and Collins Road intersect. First Avenue is the road running diagonally from the lower left-hand corner up to the top right. I first decided to explore this area through figure-ground after noticing the actual corner of First Ave and Collins is very undefined. In fact, hardly any of the buildings in the study area relate in orientation or proximity to the street at all.
In the image below I stitched together multiple bird’s eye views from Bing Maps. The predominance of pavement stands in stark contrast with the lush green, tree-laden land to the south. The awkward angles at which big box stores were built, situated far from the street, combined with sloping terrain, makes for a very haphazard, almost disorienting, landscape. Driving along First Avenue, the only thing definite is that you are constantly surrounded by parking lot. Asphalt abuts the street the entire length, with only a few small outparcel structures even nominally close.
The area began developing in the 1960s, following the construction of Lindale Plaza, later enclosed as the indoor mall it is today. Besides Lindale, most of the larger scale retail developments there today were only built in the last ten years or so, as older properties were redeveloped. These recent redevelopment areas comprise a significant amount of the First Avenue corridor, and every single one disregards site context and has little relationship to the street. How unfortunate since these will ultimately remain for at least the next few decades.
So why is this a problem? The chaotic development pattern makes finding particular businesses – especially while driving – more difficult, and is very inconvenient for pedestrians. Even if the area had a complete sidewalk network, going from place to place would take much longer on foot than if buildings were closer to the road. I also don’t think massive parking lots make for a very attractive street environment.
Now I’m not advocating no parking, but what if the placements of all these buildings were simply switched with their respective parking areas? If buildings were located by the street and parking placed in the rear, it would be more accessible and equitable to those arriving on foot, bike, or bus – while still serving car customers just as well. With buildings all along the street, it would reduce the distance between places, making it easier for people to get to multiple stores and restaurants in the area on foot. In the current setup, it’s likely most people will get back in their cars just to drive over to the next store rather than walking.
Aesthetically, the street would be much more attractive with a well defined edge. This would provide the area a stronger sense of place and urbanity, instead of the anonymous suburban scape that exists now. Distance-wise, the mall and surrounding development is really quite close to a large residential area, just a few blocks down First Avenue, but right now there’s not even a sidewalk from around 40th Street up until the mall, where then, there is only a partial sidewalk along the south side in front of Home Depot. Even so, if a continuous sidewalk existed, psychologically the perceived distance from nearby homes would be quite long due to the spread out configuration of buildings. Built-up density makes walking distances seem shorter, while vast open space – like parking lots – makes distances seem longer.
If newer buildings like Home Depot and Marketplace on First had been built up to the street, this area would already look and feel more dense and closer together. With a more urban scale, nearby residents may find walking or catching the bus (pending improved transit service) to be more convenient than driving the five or six blocks to the mall. Unfortunately the current setup encourages and almost necessitates driving.
I don’t expect this area to ever drastically change, especially since many of these developments are relatively new, but I do hope that other new large and small scale commercial developments will be more respectful of the street and accommodate customers arriving by all different modes equally. Urban design is not only about how the environment looks, but about how it is organized, oriented, scaled and proportioned. Good urban design can have a profound impact on the accessibility, usability, and sustainability of new developments.
The City of Cedar Rapids held the first of three public open houses today at the Crowne Plaza, presenting information on future of city facilities and parks and recreation resources. I attended today’s open house and submitted my feedback. Comment cards with specific questions were provided to help guide the decision making on flooded city buildings. Three options have been presented: 1. to return to flood-affected buildings restored to their pre-flood conditions, 2. to return to flood-affected buildings with improvements and/or expansion, or 3. relocate functions to a new facility or facilities possibly shared with the county or school district.
I believe a combination of options two and three are most appropriate. Since the county has already decided to return to it’s pre-flood administration building, it doesn’t seem to make sense to still attempt a co-location for administration. I believe it’d be best to return City Hall to Veterans Memorial Building, which I have argued previously. However, some city buildings obviously need to be replaced and would actually serve the community better in a new facility.
For those unable to attend the open house today, the city will be setting up a website so citizens can submit feedback online. The next open house will be August 18, and the preferred options will be presented at the final open house on October 6.
Also, the City of Marion held a public meeting today for citizen input regarding a new comprehensive development plan underway.
Additionally the Corridor Metropolitan Planning Organization will hold an open house this week to present their funding decision for metro area transportation projects in 2013. This will be held Friday, June 26, at the Hiawatha Community Center from 5:30 – 7pm.
Also… see update to “Planning for Better Transit” post below regarding CR Transit system analysis.
KCRG ran a story yesterday about possible route and service changes coming to Cedar Rapids Transit to make the system more convenient and efficient for citizens to use. Prompted by feedback from the Neighborhood Planning Process, the Corridor Metropolitan Planning Organization intends to study alternative route structures this summer, such as using Lindale and Westdale malls as hubs. The current “spoke and wheel” system, in which all routes originate from downtown, only works well if you are heading to or away from downtown. Another issue is frequency of service and limited hours of operation.
> KCRG: CR Bus System Could Get Overhaul
* UPDATE (6/23) *
The Corridor MPO has put out an RFP for a fixed route analysis of the Cedar Rapids Transit system. A consulting firm is to be selected by July 17, with the study completed by November of this year. The selected firm is expected to hold three open houses for the public and interested parties to provide input.
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.
A new temporary downtown library branch opened in the Armstrong Centre today, one year after flood waters filled the former main downtown branch. Since then, the Cedar Rapids Public Library has operated out of its branch at Westdale Mall, and recently expanded into a larger space there in the former Osco Drug store. The downtown location will be open weekdays from 10am – 6pm, and during the Saturday morning downtown farmers market throughout the summer.
The library board has voted to put a property tax levy increase on the ballot in November, to increase the current library of 4 cents per $1000, to 27 cents. This would end up being a $23 annual property increase on a home valued at $100,000 – a small price to pay for the future of our public library. From the Gazette, “[FEMA] funding will help pay to restore what the library lost in the flood and to build a new library, but a new tax increase would go for library operating costs, particularly when a new library is completed in 2011.”
In March, FEMA declared the flooded downtown library hit the 50 percent damage threshold, meaning it would help fund total replacement of the current building instead of repairing it. A new library is expected to be built on a different site in downtown, further from the river. An exact location or timeline has not been determined.
One year ago today, on Wednesday, June 11, 2008, historic flooding was underway in Cedar Rapids. My third summer as a seasonal employee with the Veterans Memorial Building maintenance crew, I had a very involved, first hand perspective of the flood in downtown and public facilities. Working at the Veterans Memorial Building, better known as City Hall, which sits on Mays Island in the middle of the Cedar River in downtown Cedar Rapids, I watched the river rise daily and got regular updates and break room commentary on surrounding areas from my elder co-workers who lived outside the city. I remember watching the river rise through downtown the previous summer so up until the day or two before, it really didn’t seem like it was going to be that big of deal. Of course, official crest predictions continued to go up, and an additional downpour that Thursday pushed the river to crest at an absurd 31+ feet, breaking the old record by almost ten feet. Even during the flood and immediately after, I didn’t seem to grasp the enormity of its affect. Originally I figured we could be back in the building clearing out and cleaning up within a few weeks and have the building back up and running. Who would’ve known it’d be a year later, the lower levels cleared out and down to bare-bones, with little more than a possibility of the City offices one day returning.
Preparation at Vets Memorial
At work, the greatest day of urgency was on that Wednesday, June 11, the day before the building and much of downtown were completely overtaken with water. I recall arriving to work around 8am as normal. I walked from the GTC, where I commuted to by bus, past the riverwalk along the eastern bank of the river. The river level had began to rise above the lowest part of the walk, near 4th Avenue. Smulekoff’s, which sits directly next to the river, was clearly taking on water with a number of hoses from the basement pumping it back into the river. Water was also being pumped out of the underground Mays Island parking garage, which had begun to seep in a day or two before. This morning the river level was inches from topping the river wall lining the mid park section of the island and only four or five feet from the road beds of the three bridges.
As I got into work, water had already begun to seep through the walls of the “underground” – an addition built underneath Second Avenue in the 1960s which connects the basement of the original structure to the underground parkade, also constructed at that time. Originally the location for emergency management and various other offices, the space had been condemned for a number of years due to falling pieces of concrete from the ceiling (below the street), and was essentially a large, half-demoed space used for storage, trash, and recycling sorting. Attempts to block or patch the wall seepage were no good and water quickly began flowing into the public hallway through the underground. We set up some sandbags by underground’s connection to the original building and set up a hefty pump to try to keep it down.
Throughout the day city office workers from upstairs were carting boxes of city legal records and other documents stored in the basement up to the auditorium on the first floor – which of course, turned out to be in harm’s way anyway as the final crest was two feet above the first floor.
I took two or three trips to Public Works in the dump truck to pick up pallets of sandbags that day. Volunteers were working around the clock filling sandbags for city and private use. I had trouble even getting in with the line of cars waiting to get their ten alloted sandbags. City vehicles were able to drive in to be loaded with full pallets. While in line one a woman was handing out free pizza and told us to “Keep up the good work.” As the situation worsened, cooperation and morale ran high.
Returning to the building with my first load, just about noon, I encountered heavy traffic. Congestion around public works and downtown as people rushed to prepare homes and businesses, along with the closure of the 3rd Avenue bridge made a normal five minute trip, take more like 20 or 30 minutes. It had begun raining at that point, making the enduring flooding seem even more dire. When I finally made it to the First Avenue bridge, I pulled into the east alley by the building and started unloading the sandbags around a basement window opening before breaking for a quick lunch in the shop.
Rain clouds cleared in the afternoon as work continued. Lots of people were downtown – many came as onlookers, and many came to help. Two guys who were walking by helped us unload another truck load of sandbags in front of a west side entrance to the mezzanine level. Back to public works for another load – surface level flooding becoming much more apparent in low areas a few blocks from the river. On my last trip back to Mays Island, police were diverting westbound First Avenue around 6th Street West due to water now over the road (in lower areas, not all the way from the river). I was allowed to go through as I was just going to City Hall.
Towards the end of my work day I helped the two night guys move supplies from the basement up to the dining room on the mezzanine level – again a futile effort as this room was entirely submerged the next day. Before leaving the building around 5pm, I went to the roof to get some pictures of the river flooding from all angles. At this point the 3rd Avenue bridge had been closed as water was but a foot from the road bed now. 2nd Avenue bridge was closed about an hour later. Eventually all river crossings in the city were closed except for I-380.
The Crest
The next morning, Thursday, June 12, it was raining hard. I had planned to go into work early but the building and much of downtown had already been completely inundated. That day, at home, we had to deal with rain-related water coming into our basement. My brother Daniel was also hurrying to move guitars and equipment from his recording studio about seven blocks from the river – just in case. He and his business partner had just signed a lease for a larger, more permanent space in downtown Marion so they simply moved much of it to their new location. I went along to help them out in the afternoon as rain was still coming down – and the river still rising.
After finishing up we decided to walk a few blocks toward the river where the water had now reached past the 4th Street railroad tracks in the downtown core. Many National Guard officers were on the scene keeping the public away and out of the water as volunteers continued sandbagging buildings close by. We didn’t stick around very long.
The next few days were to watch and wait. Many businesses outside of downtown were closed as accessibility throughout the city was extremely hampered with 380 being the only river crossing for days. With three of the city’s four collector wells being flooded, conserving water was also critically important. Most businesses and residents obeyed mandatory water restrictions, refraining from doing laundry and showering for days. The Cedar River finally crested at around 31 feet early afternoon on Friday, June 13, taking thousands homes and hundreds of city blocks.
Pretty much confined to the house as my summer job was under water and most businesses remained closed, that Sunday was a less than average Fathers Day, I imagine, for most of the community’s dads. My brothers and I went to see our dad that afternoon out at Kirkwood, where he had spent the past few days reporting news on the flood at KCCK radio. This was my first time crossing the river since the floodwaters had submerged much of downtown, and certainly Mays Island. Though water had already recessed a number of feet, the view from 380 was no doubt dramatic.
Post Flood Clean Up
I finally returned to work the following week on Tuesday, the 17th, meeting my VMC co-workers at the Police Station to start picking up sandbags and debris, along with some guys from the city parking division. As transit serve had not resumed yet, my mom gave me a ride there. After passing a checkpoint many blocks from the station, we drove down blocks of empty streets surrounded by empty houses and no people. It was very surreal.
All downtown bridges were reopened and transit service resumed Wednesday, the 18th, with limited service so I took the bus to work. A temporary transfer site was set up at 4th Ave and 12th Street SE, and buses were not allowed to pick up or drop off any passengers inside the still access-controlled flood zone. Since I was to report back to the police station, they allowed me off with a show of my city badge. With the same crew from the day before, we finished picking up sandbags at the station and then headed across the river to pick up bags at the public library. Private clean up crews were already well underway at the Great America Building across the street and downtown was beginning to buzz as debris piles began filling the curbs.
A few days later my first return to the building was to help take photos of damage, which can be seen here. We entered through a side door to the mezzanine off the loading dock ramp. Our view as we entered can be seen in the photo below. Everything inside was covered in mud, plaster and paint falling off the walls, and an unrecognizable darkness. Water still had not receded out of the basement so the mezz was as far down as we could go. Up on the first floor, which had taken on about two feet of water, the old wood auditorium floor was completely ruined as were many artifacts in the Spanish American War Memorial room that served as the VMC office.
Over the next few days as water went down to a foot or two in the basement, we recovered the gas pump we had been using the previous and set it up to pump out the remaining standing water. We now had a couple state troopers for 24/7 security, as we took turns “watching the building” – essentially just refueling the pump whenever it ran out. I spent many long days just sitting by the First Avenue doors watching the cars go by.
Not surprisingly, it took at least a week or two for professional cleanup crews to start picking up Vets Memorial, while many other buildings were already underway. Although I was not in position to actually do any cleanup work, they did need someone from our department there at all times as a go-to person and to unlock and lock the building at the beginning and end of the day. Like watching the pump, many afternoons, evenings, and Saturdays were spent simply sitting around at the building. I got to know our regular Per-Mar security gang, which replaced the state troopers as security. Other than that, the night crew and I spent much of the rest of the summer out at Veterans Memorial Park, by the stadium, which is also owned by the Vets Commission.
After returning to Ames this past year for school, I tried to keep up with recovery news from the Gazette and other sites, but it was hard not to disconnect from the flood. With the few days I was back in town for Thanksgiving and Christmas it was hard to gauge the progress. At spring break time in March, downtown had been pretty well cleaned up and many major businesses had returned. But work continues for smaller businesses and other less visible areas, like New Bohemia, Czech Village and Time Check. I was fortunate to be home then to participate in one the Neighborhood Planning Process meetings, which will help guide redevelopment as the community continues moving forward.
So now it is one year later. The Cedar Rapids Downtown District is marking the flood’s anniversary with a three day RIVERenaissance celebration, kicking off tonight with a flood documentary and flood time capsule presentation at the U.S. Cellular Center at 7:30pm. Other events include a 7 mile river run on the perimeter of the flood zone and “Floodstock” to raise money for continued flood recovery.
A new parking garage is under construction at a very visible corner in downtown Cedar Rapids. United Fire & Casualty Co. is building a new three story ramp on a company-owned surface lot adjacent to its building on Second Avenue SE. The new parkade will front 2nd Ave and 1st Street SE. The design by Solum Lang Architects of Cedar Rapids, is extremely plain as seen in the rendering below.
I am normally not a fan of additional parking structures in downtown – which the business community and general public seems to laud as necessary for the success of downtown. I think better parking management and people being willing to walk one or two blocks from the car (not to mention alternative transportation) would solve any perceived parking problem there is in downtown. However, since this is a privately funded and owned structure, being constructed on a relatively small site that otherwise would likely remain an open parking lot for years, I do not have that much issue with it. I would argue it should at least have ground level retail space to contribute to activity on the sidewalk, but that would extremely limit the parking capacity of the structure as it is such a small site.
Adjacent to the site along 1st Street is a one story retail / commercial building (seen in far left in image above) and across 1st Street is the federal courthouse, damaged in last year’s flood, which will become property of the City once the new federal courthouse is opened. Across 2nd Avenue from the site is the Alliant Energy Tower, and kitty-corner to it is the now structurally-deficient First Street Parkade. This city-owned parking structure has long been slated for replacement by the future intermodal transportation facility at a new site, which has also spent many years in the planning and re-planning stage.
Two sizable construction projects have finished up at Mercy Medical Center in Cedar Rapids. A new medical building was constructed along 8th Ave at 8th Street SE. Also a three level parking structure has been built at 8th Avenue and 10th Street, on a former parking lot adjacent to the main hospital entrance. The structure is built right up to the sidewalk so it gives the corner a nice massing.
In the past five years or so, both city hospitals, Mercy and St. Luke’s Hospital, have had numerous improvement and expansion projects at their facilities. The two medical centers are located about eight blocks apart along 10th Street East at the edge of downtown. The area in between features a number of health related offices and has been designated the “Medical Zone” in the recently completed River Corridor Redevelopment Plan.
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.
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