Urban Corridor

Remembering Howard Heemstra

2011-09-20T00:14:00.004-05:00

As I opened my Iowa State College of Design quarterly newsletter today, I came across a full-spread on the last page dedicated to the late Howard Heemstra, longtime ISU professor. I was shocked to discover he passed away July 22nd at the age of 82.

Howard had a long history in the field of architecture, graduating with an Associate's degree in 1948 and a Master's Degree in Architecture in 1952. He worked for many years at Crites & McDonnell, best known for developing the Iowa State Center and designing C.Y. Stepehens Auditorium, the latter named "Iowa Building of the Century" in 2004.

I had Howard as my architectural photography professor in the fall of 2005. It was my third year in college and while I had always had an interest in photography, I wanted to move beyond the basics of my little HP point-and-shoot camera. I remember the first day of class: Howard was very soften spoken and somtimes hard to hear, but he was also tough as nails. He would call on students in class who were not paying attention and was still very sharp at his age. I remember the first week being a little intimidating.

But the more time spent getting to know Howard, the more I really came to respect him and his sometimes harsh criticism. Howard was no coddler; he would tell it like it was. If he didn't like an angle chosen or the time of day of the shoot, one would hear about it. But he was always there to offer suggestions, and when he praised a photograph, you knew he meant it.

Our final project was to select a building to photograph and present it to the class in Powerpoint format. Little did I know that the building I had chosen, C.Y. Stephens Auditorium, was one that Howard had been deeply involved in. As I quickly found out, that meant that Howard expected a lot from my presentation!

My early photos were less-than-stellar. Howard knew the good angles of C.Y. Stephens, and I had not found them yet. One was taken at sunset and had (what I thought was) an interesting orange reflection on the glass, but Howard was instantly drawn to the out-of-place yellow school bus in the middle of the photograph. At an in-class review, I distinctly remember Howard commenting that I chose the most unflattering angle of C.Y. Stephens I possibly could have. Plenty of criticism, but good criticism.

As the semester wore on, I learned about context, timing, and themes. My photography improved greatly, thanks to advice from Cameron and Howard. I recall photographing the interior of C.Y. Stephens and being in awe of the building's scale and timeless design. Our final review was a fifteen minute slideshow; I presented my best work set to a storyline detailing the history and concept behind C.Y. Stephens.

I will never forget one of Howard's comments during that final review. I had taken a photograph at twighlight from the northwest near the Scheman Building, capturing the theatrical glow of the floodlights on the facade as they welcomed show-goers on a cool fall evening. Howard said it captured the moment well, and it was one of the best photographs he had seen of C.Y. Stephens over the years. But he also commented--it needed more people!

Howard Heemstra was a great professor, an insightful person, and a fair critic. While he came off tough at times, his ultimate goal was that we learn from our mistakes. Howard taught us how to tell a story with our photographs, and that is a lesson that I continue to take with me in my career.

Construction Update 10/7/10

2010-10-07T20:30:00.003-05:00

A chill is in the air as the new federal courthouse is buttoned up before winter. Enclosure began on the office portion of the building last week as panes of glass were lifted into place. The first photo is from late September, and the second photo is from October 4th.

Current Events 9/20/10

2010-09-20T23:58:00.008-05:00

It has been a while! I have been busy with work and life lately, so posting has been mostly absent the last couple months. A number of notable events have happened lately that I have not had time to blog about, so I will summarize them below along with a link to the original article.

Design architect chosen for new Hancher Auditorium
Pelli Clarke Pelli Architects has been chosen as the design architect for the new Hancher Auditorium in Iowa City. OPN Architects of Cedar Rapids was chosen as the architect-of-record a few months ago. Pelli Clarke Pelli is known internationally for high-rise towers including the World Financial Center in New York and Petronas Towers in Kuala Lumpur, while OPN Architects is working on a number of local projects including the Cedar Rapids Central Library and Cedar Rapids Events Center.
Pelli Clarke Pelli | OPN Architects

Cedar Rapids Fire Station / Amphitheater Win I-JOBS Funding
Governor Culver's I-JOBS initiative will provide $6.6 million for the new CRFD central fire station and west-side fire station, while $1.075 million will be earmarked toward a new riverfront amphitheater. The new fire stations received the largest share of I-JOBS funding.

Discussion on the location of the new central fire station
Both the Taco Bell and History Center sites are game. Personally, I would rather see a structure that maximizes available undeveloped land while avoiding removal of more property from the tax rolls. Does the central fire station really need to sprawl over an entire city block so close to downtown?

Pomeranz Is On the Job as City Manager
Following the departure of city manager Jim Prosser earlier this year, Jeff Pomeranz has begun work as the replacement manager for the City of Cedar Rapids. Jeff has a number of years of experience as the city manager for West Des Moines, one of the fastest-growing cities in the U.S, and helped to land new campuses for AVIVA and Wells Fargo. His first priority as city manager: to listen and learn. Welcome, Jeff.

FEMA: the True North site is too costly for the new central library
After months of planning and careful selection of a new home for the Cedar Rapids central library, FEMA has declared that the current site is too expensive. The agency is proposing to tear down the old library and construct the new one its place, elevated a foot higher. One problem: the old library has already been sold to True North for use as its new company headquarters.

Council Again Votes to Close Second Avenue
The Cedar Rapids City Council has now voted twice to close Second Avenue for the new PCI medical mall. Many motorists and residents are in opposition of the closure, arguing it will create more congestion on First and Third Avenues.

And finally, a photo update on the status of the Federal Courthouse construction.

Construction Update, New Bo City Market Pepsi Grant, Augmented Windshields

2010-09-03T00:54:00.018-05:00

It's been a while, but here is the most recent construction update for the US Courthouse in Cedar Rapids.

In other news, supporters for the New Bo City Market hope to receive a $50,000 Pepsi Refresh grant. Pepsi's Refresh America project will give away millions to support original ideas that will help rebuild communities, improve education, revitalize arts & culture, and restore the environment. Ideas with the most votes will receive grant money for as little as $5,000 and as much as $250,000. Voting will take place for the next 29 days, and each user can vote once per day. If you would like to support the New Bo City Market, voting takes only a few seconds and can be done at: Refresh Everything: New Bo City Market. Remember, you can vote once per day, so check back on a regular basis! See the below video for more information.

Lastly, I was reading an article the other day about the next big development in the automotive industry: augmented windshields. Supposedly in the Utopian future of 2030, our windshields will be able to display an array of visual information about the world around us as we are whisked along in our computer-controlled mobility device.

The actual technology sounds very interesting; say you are ~~driving~~ riding by an old brownstone and and you want to know the address, what year it was built, what appraised value it is, and if there are any vacancies? Just toggle it up on your windshield. Want to know where the nearest coffee shop is? Point, click, done. Sounds like yet another market for Google to enter.

Where is take issue is with this paragraph:

In 2030, says Mayer H., cars will be hybrid mobility devices which drive themselves. To maximize efficiency, we'll share these vehicles, which will pick up and drop off passengers as effortlessly as a taxi. And since drivers will not have to worry themselves with such silly things as safety and directions, the car itself can become an interactive, immersive experience.

Every automotive enthusiast's nightmare: the end of the driver's car. He even calls it a "device."

With all the electronic nannies being added to the modern automobile, one wonders what will happen to the emotional appeal of physically driving over the next couple decades. The signs are there: traction control, stability control, adaptive cruise control, park assist, drive-by-wire braking and steering - each one of these technologies has taken away from the pure driving experience bit by bit, compensating for poor driving or distracted driving. Our vehicles are safer than ever, but they are slowly being sapped of the "fun to drive" factor. Half of the fun is learning to maintain your own vehicle, yet now newer BMW's are now forcing customers to visit a dealership for an oil change since the stalwart oil dipstick has been eliminated in the name of convenience.

I love technology, but I also love the simplicity of a balanced, responsive driver's car. The "guts" of automobile are more important to me than the options. If I had a choice between a stripped down auto with world-class handling, or a loaded tech-packed vehicle with a disconnected driving experience, I would always choose the former. The best would be a balance of both worlds. Unfortunately, since the early part of the last decade, technology has begun to trump vehicle dynamics as consumer tastes have shifted. In Japan, the youth culture has largely shunned automobile ownership and vehicle sales have been depressed since the 1990s. In the United States, market studies among Generation Y show that options such as navigation, ability to sync with devices, and technology in the dash have become more important to than horsepower, 0-60 times, and technology under the hood--a reversal from the preferences of the Baby Boomers.

In the quest to improve vehicle fuel efficiency, the driving experienced is compromised in many cases. The Honda CR-Z comes to mind; a hybrid coupe answering the question that nobody asked. It was designed as a nod to the sporty CRX of the late 80's, but ultimately stuffed with an anemic engine that disappoints both speed freaks and hypermilers. Not all is lost however; Ford Motor Company has done a great job improving fuel efficiency and rolling out new technology while attempting to preserve the fun that comes with driving. While Ford has rolled out a number of hybrids that are posting impressive numbers, they have maintained the spirited driving characteristics of their gasoline siblings. For the non-hybrids such as the EcoBoost 2011 Edge, a high-tech turbo four with direct injection offers BMW X5 performance without the thirst at the pump. Ford has managed to marry efficiency with dynamics, something more manufacturers will hopefully seek to employ down the road.

For the last 100 years, the automobile has been a culture and an art form. In the world of Jurgen Mayer H., it becomes as disposable as your refrigerator, toaster, or TV; a pod for A to B transportation. Is it possible to balance efficiency, technology, and the fun to drive factor?

Construction Update 8/6/10

2010-08-06T20:31:00.000-05:00

Just a quick update before I leave tomorrow for my vacation in Florida. The installation of precast along the north facade has been moving along quickly the last couple weeks. The top photo was taken today, and the bottom photo is from last week.

Gateway to the City

2010-08-02T22:36:00.011-05:00

An article was published today about a topic I have thought about since the first day I entered Cedar Rapids from the south about two and a half years ago. I am a native of western Iowa and had only been to Cedar Rapids once before. The first time visiting the city while I was a sophomore in college, I came in on Highway 30 west and was greeted by the sickly sweet smell of ADM and a fog wafting over the highway. The second time visiting the city one dreary April morning, when I was to spend the day apartment shopping, I entered from I-380 and was greeted by ADM yet again, a strip club, and the forlorn-looking entrance sign described in the article. Needless to say, Cedar Rapids did not leave a good first impression on me as a newcomer.

In the following months I discovered the interesting architecture and neighborhoods off the beaten path. I came to realize that Cedar Rapids has plenty of hidden gems despite the poor job advertising itself to those passing through. Having grown up near Omaha and lived in Des Moines for two summers, I was able to see two cities that have completely transformed their entrance gateways. Omaha did a remarkable job cleaning up Abbot Drive between the airport and downtown. Formerly laden with rusting chemical tanks and abandoned rail yards, the area was razed and Abbot Drive was realigned to pass by the new Qwest Center. A riverfront park, boat landing, and residential developments were established. Metal hallide streetlights was installed between the airport and Qwest Center, creating a modern, brightly lit corridor that helped Omaha shed its cow town image to newcomers.

Des Moines performed an even more extensive renewal of its gateway corridors. I-235 was completely reconstructed, widening and modernizing the original 1950's Macvicar Expressway through downtown. A series of wide tree-lined boulevards known as Martin Luther King Jr. Parkway was constructed to wrap around the west and south sides of downtown allowing higher volumes of traffic to enter and exit. A number of arched pedestrian bridges were constructed over I-235 to reconnect neighborhoods that were divided fifty years earlier by the highway. As with Omaha, metal hallide street lighting helped brighten the corridors into the city.

Those are two nearby cities whose corridors have helped to transform their image to the tens of thousands of people who pass by every day. In Cedar Rapids' case, landscaping along I-380 south would be beneficial toward hiding some of the less desirable sights along the corridor. New standards should be enforced for pole signage along I-380, and a limit should be placed on the number of billboards, especially digital billboards, that tend to pop up along heavily traveled roads. As councilman Karr suggested, a new entrance sign should be studied that highlights some of the key attractions in Cedar Rapids. Better directional signage to downtown attractions and a revitalized First Avenue and Diagonal Drive should also be studied.

One of the most unique aspects of the Cedar Rapids transportation network is the I-380 flyover that wraps around downtown. The overpass offers an amazing vantage point with a spectacular view of the city from the curve. Unfortunately, I-380 is showing its age, and the aesthetics from street level leaves much to be desired. One simple solution would be for the Iowa DOT to repaint the overpasses a lighter color instead of the circa 1975 pea green that currently dominates.

Cedar Rapids has a long, proud history as a center of industry in the region. However, it needs to find a way to preserve that heritage while shedding the rust belt image that lingers. A new library, courthouse, and events center will do wonders to revitalize downtown, but making sure we revitalize our gateways to draw people to our booming downtown should be an equally top priority.

KCRG Article

Migration in the Corridor

2010-07-18T22:03:00.012-05:00

Since I was young, I have heard about brain drain and its effects on the Iowa economy, labor force, and small towns. As a recent college grad, a number of my classmates left the state for greener pastures in the Southwest and Northeast, but a surprising number also chose to remain right here in the Hawkeye state. Unfortunately, larger metros within the state seem to be gaining at the expense of smaller rural counties whose residents seek opportunities that only an urban area can offer. Cities and towns along major highways and interstates continue to see explosive growth, while those in more remote areas watch as their communities dry up.

With the recession that began in 2008, there has also been a shift in migratory patterns throughout the US. Once attractive locales in the Sunbelt now find themselves with a lack of jobs and an exodus of residents. Other areas such as the Pacific Northwest and the Denver metro are seeing gains in population thanks to thousands of Californians seeking to escape the state's high cost of living and high unemployment rates.

Forbes has produced an interactive map that shows the net inbound and outbound migration that took place for every county in the United States in 2008. Clicking on Linn County, it appears that the top counties where net in-migration is occurring are Black Hawk (Waterloo / Cedar Falls), Dubuque, Cook (Chicago), Delaware (IA), Maricopa (Phoenix), Story (Ames), and Lake County, IL (northern suburbs of Chicago). While there is much cross migration with neighboring Johnson County, Linn County has been losing more residents to the Iowa City area than it has been gaining. Linn County is also losing some to Polk County, with 356 outbound and 200 inbound. Below are the sources of the most gains for Linn County.

Black Hawk County, IA: 311 inbound, $19,200 average income

Dubuque County, IA: 181 inbound, $21,000 average income

Cook County, IL: 159 inbound, $25,300 average income

Delaware County, IA: 152 inbound, $24,800 average income

Maricopa County, AZ: 120 inbound, $30,100 average income

Story County, IA: 91 inbound, $26,200 average income

Lake County, IL: 63 inbound, $30,300 average income

Checking out Polk County, one can really see how it has increased its population at the expense of rural areas throughout the state.

Meanwhile, West Palm Beach County in Florida graphically shows how hard the region has been hit by the recession. Sagging real estate values and a hard hit tourism industry seem to have forced many to seek work elsewhere. However, the Northeast and Midwest continue to provide the areas with snowbirds seeking warmer climates.

And finally, we can see that King County (Seattle) seems to be faring very well in terms of migration.

In summary, population trends of the last 50 years seem to have been thrown out of whack in the last decade. The explosive growth seen in the Sunbelt has been hindered by the recession and rising costs of living. Other areas in the south such as Dallas / Fort Worth continue to attract newcomers. Iowa cities are seeing significant growth at the expense of rural areas. And for Linn County, in nearly every case those leaving the area have higher incomes than those moving to the area. This could be interpreted a number of ways; perhaps the lower incomes represents young adults moving to the area post-graduation, or perhaps the lower incomes are a sign that we are attracting an unskilled labor force. Perhaps both. Johnson County and Linn County are tied at the hip when it comes to migration with significant movement between the two, but Johnson County appears to be luring more away from Cedar Rapids. The momentum of Iowa City can physically be seen with Westdale Mall largely empty and rumors of Trader Joe's seeking to locate in Iowa City, despite the Cedar Rapids metro being twice as large. Iowa City has done an impressive job economically in the last decade; hopefully Cedar Rapids is taking note.

Construction Update 7/18/10

2010-07-18T20:32:00.002-05:00

It's hard to believe that a year ago, this site was nothing more than a vacant lot with a perimeter fence and a job sign. Work continues to accelerate on the new courthouse, with precast panels taking shape on the north facade along 7th Avenue (bottom of below picture).

Construction Update 7/12/10

2010-07-12T22:40:00.001-05:00

A little over a month after heavy steel was completed for the new Federal Courthouse, work continues to fireproof the structure and build interior walls. Exterior precast panels should be erected in the near future.

Interior walls being constructed on the west half of the building. This space will contain courtrooms as well as the vertical glass atrium overlooking downtown Cedar Rapids.

Work continues on the Human Services Building. In the distance, the old Sinclair property continues to be razed; the century-old smokestack is scheduled to come down in stages starting next week.

End of the First Street Parkade

2010-07-06T19:06:00.002-05:00

The aging First Street Parkade, structurally weakened during the 2008 flood, will finally be brought down. While the ground level of the parkade had been used by vehicles following the flood, but the upper levels remained closed to traffic. The structure was originally built in 1961, notable for its spiraling concrete ramp that partially cantilevers over the Cedar River. Once brought down, it could open up an opportunity for development along the river across the street from Alliant Tower.

Both the City Council and Downtown District are raising funds for a new parking ramp on Second Street SE between Sixth and Seventh Avenues SE to support the new federal courthouse.

Gazette

First Street Parkade in June 2008, the day before the river crested

Quick update

2010-06-30T22:52:00.001-05:00

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

2010-06-23T22:40:00.018-05:00

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

2010-06-22T20:13:00.002-05:00

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

2010-06-16T23:44:00.006-05:00

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

2010-06-13T22:30:00.004-05:00

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

2010-06-07T22:34:00.002-05:00

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

2010-06-07T22:21:00.001-05:00

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

2010-06-07T21:53:00.003-05:00

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?

2010-06-03T21:50:00.009-05:00

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

2010-06-03T20:56:00.008-05:00

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

2010-06-02T22:27:00.010-05:00

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.

Construction Update 5/27/10

2010-05-27T20:56:00.010-05:00

The US Courthouse steel is nearly complete after the first columns were delivered last December. The eighth floor penthouse is the last portion being constructed. This building should have a major impact on the area between the core and 8th Avenue and is a welcome addition to the skyline.

The Human Services Building, a four story structure designed by OPN Architects, is a block down 8th Avenue from the new courthouse. Steel has been complete for a while, and now the building envelope is beginning to take shape. Demolition on the old Sinclair plant can be seen in the background.

Sinclair Park

2010-05-20T00:08:00.012-05:00

One of the items generating controversy of late has been attempts by the Cedar Rapids Historic Preservation Commission to preserve the 100+ year old smokestack of the former Sinclair meatpacking plant. The 160-foot tall stack towers over the crumbling Sinclair packing facility, a victim of flood and arson that is currently undergoing demolition. While it may sound unimpressive at first, the Sinclair smokestack is unique in the fact that it is one of the tallest brick stacks still standing in the United States. The Sinclair stack is also a symbol of the T.M. Sinclair Company, one of the four large meatpacking conglomerates that rose to prominence in the early 20th century. The Cedar Rapids facility was one of the largest in the world.

I think the Sinclair smokestack is a valuable asset to Cedar Rapids and something that should be preserved. It is a unique urban feature that may not be appreciated now, but generations down the road it will be a physical symbol of the great packing warehouses of the early 20th century. It represents a time when American industrial might was unmatched in the world; a time when the captains of industry forged ahead with brave, bold ideas and innovation.

So now, onto the question: what to do with the Sinclair stack when the Sinclair meatpacking facility is torn down and it stands alone in a vacant field? Originally when I imaged the stack in an urban setting, an image of Columbus Circle in New York popped into my head. Columbus Circle is a roundabout near Central Park surrounded by a dense urban neighborhood in the heart of Manhattan. In the center of the roundabout, a statue of Columbus stands tall on a column that towers over the plaza. I began thinking of the stack as a landmark, something that could act as the centerpiece of a streetscape or boulevard surrounded by mixed-use residential and commercial development.

With that, I started sketching away. In the idea below, the smokestack would stand in the middle of a low-traffic boulevard or pedestrian promenade between the river and loft homes, condos, & retail. Utilizing principles of new urbanism, this neighborhood (which I am calling Sinclair Park) would feature dense, walkable development and plenty of greenspace along the waterfront. One idea is that a new bridge could be constructed across the river to connect C St. SW with 3rd St. SE. It would run directly east of Mount Trashmore (a local nickname for the mountainous landfill at the bend in the Cedar River), traveling southeast where it would eventually meet up with C St. SW. Here's to hoping Mount Trashmore would be permanently closed by that time!

Sinclair Park neighborhood (imagined). Downtown Cedar Rapids seen in background.

Ultimately, the goal of Sinclair Park would be a neighborhood not unlike the Omaha Old Market or Kansas City Power & Light District in feel, if not age. Cedar Rapids has a rich industrial past and should do everything to preserve what little remains of its early industrial heritage while continuing to encourage new development and principles of new urbanism.

Courthouse Construction Update: 5/15/10

2010-05-15T12:47:00.001-05:00

New Fire Station Narrowed Down to Three Sites

2010-05-14T00:51:00.006-05:00

Gazette Online

Although not as high profile as the new library, the central fire station has also been going through a site selection process. The former central fire station on Third Street NW was flooded in 2008 and has been closed since that time. In the meantime, the fire department has been inhabiting a number of temporary spaces around the city.

To better centralize the new fire station, three sites have been chosen across the river from the existing station. The three are next to each other, with one housing a Taco Bell and another the History Center. I am not sure how much of the block they intend to occupy, but I would hope the fire station will go with a a layout as compact as possible to help promote more density in that area of the city. Most of the neighborhood is dotted with newer drive-thru banks, strip malls, and used car lots with deep setbacks of paved parking lots facing the streets. It feels very suburban, rather than urban as it should be.

There are a couple reasons these three blocks are strongly favored. Most importantly, this area is in the dead center of Cedar Rapids, and centralization is key to minimal response time. Secondly, all three will have quick and direct access to I-380. And finally, my assumption is that A Avenue will prove to be very valuable at times, since it is the only viaduct other than I-380 that travels over the single railroad track through downtown. The same railroad track that constantly backs up traffic during the evening rush. Nothing would be worse than being stuck on First, sirens blaring and fire raging on the other side of the tracks, with the train *stopping* *backing* *stopping* *screeching forward* *stopping again* and finally moving out ten minutes later.