Government Center Feasability, Ph II
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
/1 -r 0) p V) V.
L / { <-I '--- f. I)
:.:.:~....~....~.tj""'N"":"~""~"":':'
II II It. .. '"
..... .. II ...
'" .. . ...
..........................
.....................
....... ...~.. ''','''1:.'' ''f.'' ........
..... I" . II ....
..... .,.. II.....
..... .. II .....
...... . ...........
Feasi bi lity Report
PHASE ]I
A Governmental Center
for
Saline County & Salina Kansas
by
ANDERSON - JOHNSON ARCHITECTS
~U(~[R ~ Willi)
................................................................. CONSULTING ENGINEERS & PLANNERS
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PHASE II
LOCATION AND ORGANIZATION STUDIES
of
GOVERNMENTAL CENTER
for
SALINE COUNTY
AND
CITY OF SALINA
March 1964
Prepared by
Anderson-J ohnson Architects
Bucher & Willis
Consulting Engineers and Planners
Salina, Kansas
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CONTENTS
1. SELECTION OF STUDY SITES
II. ANALYSIS OF SITES
Present and Future Population
Existing Public Buildings
Library
Museum
Auditorium
Sports Arena
Traffic Circulation
The Central Business District
Other Non-Residential Buildings
District Zoning
Existing Off-Street Parking
Public Utilities
Land Acquisition Possibilities
III. COST ESTIMATES OF STUDY SITES
IV. METHODS OF FINANCING
V. OWNERSHIP AND ORGANIZATION
VI. FEASIBILITY AND ADVANTAGES OF EACH PROPOSED SITE
VIT. RECOMMENDATIONS
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART I
SELECTION OF STUDY SITES
The proposed building or buildings are
related to several alternate sites and
studied as to circulation. parking and
their relation to the Central Business
District.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PAR T I
SELECTION OF STUDY SITES
Governmental buildings have particular functions requiring special site
analysis. From an analysis of these functions the site location which will
give the greatest support to the performance of these functions can be
determined. Local governmental departments which serve the community
as a whole rather than a particular area (such as school or fire districts),
function best from a central location, proximate to the business and law
offices which provide the steadiest traffic. With fairly intense use from
the community as a whole, government offices require locations on wide
arterial streets and adequate off-street parking.
Most governmental buildings are not of the type which are used daily by
all members of the community (as are certain shopping facilities), nor do
they face the necessity of soliciting more customers (for example, it is
generally hoped that the courts and law enforcement agencies will be
required to handle fewer, rather than more disputes). Distinguished in
this way from retail and service establishments which function best when
located so that consumers can obtain the widest choice of goods and
services in one trip to a central location, governmental services need
not be compared with others before they will be used. The purposes for
which citizens travel to governmental offices are seldom associated with
shopping, but are with a single purpose in mind, however this does not
preclude a multipurpose trip, including a stop at the governmental offices.
In order to meet the need of central accessibility without disturbing the
functioning of the Central Business District, a location within 600' of the
periphery of the Central Business District is the most satisfactory
solution. (Note: A further discussion of general site criteria is found
in Phase I, under Analysis of Existing Sites).
With these principles as a guide, all possible locations were studied.
The area to the northeast and east of the Central Business District was
found undesirable because of proximity to the railroads, mills and industry.
This area is zoned for light industry.
The area to the southeast and south of the Central Business District is
zoned light industrial and general business respectively. Land to the south-
east is partially restricted by the river and is served by roads which provide
limited access to the south and east.
The area to the south is suitable in regard to land use except that any
location of reasonable proximity to the Central Business District would be
-1 -
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
within the growing business district and would deter business development.
The area to the southwest and west of the Central Business District is
largely public and semi-public uses, except for sites which are an
inconvenient distance south of the Central Business District. The area to
the northwest of the Central Business District provides sites which are
a convenient distance from the office and shopping districts and these sites
are served by north-south and east-west traffic arteries. A location in this
area would not impede the present southerly expansion of the Central Business
District and would, in fact, enhance the appearance of the northern portion
and provide a buffer between industry and the Central Business District.
For these reasons, the sites studied in this report are limited to the area
northwest of the Central Business District.
-2 -
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART II
ANALYSIS OF SITES
Study sites as they relate to:
a. Present and Future PopulatioD..
b. Existing Public Buildings (Library, Auditorium, Etc.)
c. Traffic Circulation.
d. The Central Business District.
e. Other Non..Re8idential Buildings.
f. District Zoning.
g. Existing Off..Street Parking.
h. Public Utillti3s (Water and Sewer).
i. Land Acquisition PossibWties.
These Items offer confirmation as to the
qualifications of the proposed sites.
I
I
I
I
I
I:
I
I
I
I
I
I
I
I
I
I
I
I
il
PAR T II
ANALYSIS OF SITES
Present and Future Population.
Present and anticipated development of Salina is shown on the attached map.
Although most of the future residential growth is expected to occur in the
south and east of Salina, the governmental sites studied are those close to
the center of commercial and office development and have good access to
all parts of the area served.
Existing Publlc Buildings.
The present public buildings in Salina which serve the entire community are:
1. Federal:
Post office
2. State:
Kansas State Highway Commission
3. County:
Courthouse, Jail, Welfare Department,
4-H Club Building, Health Department.
4. City:
City Hall, Police Department, Fire Stations
Health Department, Carver Recreation Center
Park Department, Memorial Hall, Museum
Agricultural Hall, Schools, Library.
Building types which are functionally related to the courthouse and city hall
and which should be considered as possible participants in a governmental
or civic center are:
1. City Hall
2. Police Department and Jail
3. C ourthous e
4. County Jail
5. County Welfare Department
6. County and City Health Department
7. Library
.,
-.) -
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
8. Museum
9. Auditorium
10. Sports Arena
The first six items are the principal and immediate concern of thi,s study,
and their requirements have been delt with above and at length in Phase I
of this report.
It is a duty of this study to expose the possible site requirements of other
public buildings which may be found desirable to locate adjacent to or on the
same site with governmental buildings. The study of these other public
buildings has been of a very limited nature and is certainly not considered
adequate for other than preliminary site considerations.
Library. The present public library was considered inadequate in a 1958
report to the Library Board. An unsuccessful bond election was held with
a proposed new library site about one mile south of the Central Business
District. There is a wide range of opinion as to the "proper location" for
a new library--from suburban to 100% Central Business District location's
on "Main Street". There does seem to be substantial agreement in the
thesis that it is desirable to have one large, rather than two small libraries,
and that a near Central Business District location with adequate parking is
desirable providing adequate vehicular traffic capacity is available. From
previous studies and comparison to recently constructed libraries in the
state, it appears on review that approximately 45, 000 square feet of library
building and 40 off-street parking spaces are now needed in Salina. For
purposes of site consideration such facilities have been considered in
connection with the civic center site.
Museum. The present museum is located in Oakdale Park in the old
swimming pool bath house. Chief criticism of the location is that the
museum is isolated- -practically hidden- -amongst the athletic activities
in the park. Oakdale Park does not face on a major street, which is
because thru traffic is held to a minimum. This condition is not considered
ideal for a museum. The museum is located more than one hundred feet
from the road that winds through the park, and is not easily discovered
among the trees.
The museum is considered compatable with governmental offices and a
proper use of space in government buildings and could be an important
attraction in a civic center.
-4-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
-I
I
Auditorium - Sports Arena. The functional uses of auditoriums and sports
arenas are not usually all understood and for just cause. The present 2250
seat Memorial Hall, with no off-street parking, is considered a combined
auditorium and sports arena. The basketball gymnasium at the high school
is a small scale sports arena and the high school auditorium is purely
an auditorium, each having their separate functions requiring substantially
different functional characteristics.
A brief summary of the places of assembly in the city include the following:
1. Agricultural Hall. This hall seats 3, 500 and is not limited
by parking. In 1963 it was in use on thirty-two (32) dates.
Horse shows and the Shrine Circus occasionally fill the
unheated hall to capacity.
2. Four-H Club Building. Seating can be provided for approx-
imately 850 persons; 750 persons can be served at banquets.
Parking is not a limiting factor. The hall is "booked" steady,
and provides adequate space for patrons. The only complaint
voiced is that the hall is not well equipped for small banquets.
3. Sams Chappel, Kansas Wesleyan University. Seating is a
little over 1,200 and parking is inconvenient for capacity
events. The Chappel serves Wesleyan's needs and is used
by the Civic Music Association and for the High School
District Music Festival.
4. Marymount Theater. The theater seats 1,100; parking is a
limiting factor. The theater is adequate for most campus
events and productions. Memorial Hall is used by Marymount
College for productions such as the artist series, which are
community-wide attractions.
5. Washington Auditorium. The auditorium seats 250 persons
(the balcony is condemned); parking is a slight problem.
The auditorium is inadequate in all respects for the Community
Theater. A theater having a capacity of 400 to 600 persons
is reportedly needed for drama and musical events.
6. Salina High School Auditorium. The auditorium seats 1,400;
parking is adequate. Seating capacity is inadequate for
assemblies (there are now 1, 750 students), stage productions
and all other school-wide events having auditorium demands.
-5-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
7. Salina High School Sports Arena. The arena normally seats
2,800; parking is adequate. Seating is sufficient--although a
common complaint is that the aisles are too narrow and seating
is uncomfortable--for regular season events, but basketball
tournaments must be held in towns with larger sports arenas.
8. Kansas Wesleyan. They presently hold their basketball games
at Sacred Heart Gymnasium, frequently inadequate in size.
Wesleyan administration indicate that use would be made of
a sports arena if one were close to the campus.
9. Memorial Hall. This hall is normally filled to capacity of 2250
permanent seats and (2700 including temporary seats) three
to four times per year ,for events such as the Globe Trotters &
Artists series. Most frequent use is for Cherokee and other
teen-age dances. Conventions, dog shows and entertainment
such as the Grand Ole Opry account for the remaining use.
High school and college basketball games are no longer held
at Memorial Hall, and events requiring stage facilities and
quality accoustics are held elsewhere unless Memorial Hall
is the only place with adequate seating capacity. There is a
serious parking problem at the hall.
Possible increased convention activity, attraction of regional sports events
and added cultural activities could well describe a need for auditorium and
sports arena that would exceed the capacity of the present facilities both
as to size and function capacity. The present Memorial Hall is considered
deficient with regards, stage and dressing room, poor accoustics, inadequate
seating capacity for maximum events and very deficient in parking available.
For the purpose of this study we have considered an Auditorium of ground
cover area of 25,000 square feet (approximately 2500 seat capacity) with
approximately 500 parking spaces and a Sports Arena of 50000 square feet
(approximately 5000 seating capacity) with approximately 1000 parking spaces.
Traffic Circulation.
Ninth Street and Ash Street are the two main traffic arteries in the study area.
Ninth and Ash is the most heavily traveled intersection within or immediately
adjacent to the area. In 1958, a Traffic and Street Needs study reported that
traffic approaching from the south, north and east was greater at peak hours
than could be handled without cars having to wait for more than one traffic
light change. It is considered desirable to form a connection from State Street
to Ash Street to permit the access route to the interstate to enter on Ash Street,
a normal Central Business District circulation street. With more cars on the
street than in 1958, it is certain that there is greater congestion at the present.
-6-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
District Zoning.
Block one is the only block which contains lots zoned for other than apartment,
general or local business. The northeast thirteen (13) lots are zoned light
industrial; the four southern most lots are zoned for general business, and
the remaining lots on the west half of the block are zoned for apartments.
Block two is zoned for apartments except for the four southern most lots
which are zoned general business.
Blocks three, four, and five are zoned apartments. Block six is zoned apartment
except for the corner zoned general business and the corner zoned for local
business.
Block seven is zoned general business. The east half of block eight is zoned
general business and the west half is zoned for apartments. Block nine is
zoned for apartments.
The land surrounding the study area to the north and the west is zoned light
industrial; the land to the west and southeast is zoned general business; the
land to the southwest is zoned apartment; and the land to the west is zoned for
two-family dwellings.
Existing Off-Street Parking.
The only off-street parking within or reasonably close to the study area are 42
spaces at the Courthouse and 138 spaces in the 100 block of north Seventh and
Eighth streets.
Land Acquisition Possibilities.
Block one is owned by thirty (30) persons; lot 74 is owned jointly, and five (5)
of the thirty (30) owners are Kansas residents living outside Salina, all other
owners are resident.
Block two is owned by 29 persons; lot 100, 120,121, and 122 have out of state
owners, there are four Kansas residents living outside Salina, and lot 107
has joint ownership.
Block three and four are owned by the County.
Block six is owned by the City and five (5) private owners, one being out of state.
Block five is owned by twelve persons, all living in Salina.
Block seven (the north portion of the city block) is owned by seven persons; three
(3) are out of state corporations and one holds the land for church use.
-7-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Ninth and Elm does not carry as much traffic as Ninth and Ash, but Ninth
Street traffic occasionally exceeds present capacity. Neither Elm, Seventh,
nor' Eighth produce traffic congestion in the study area, although Elm and
Seventh approaches capacity at times. Other streets within the study area
appear adequate. It is desirable to assist the high traffic flow at Ninth and
Ash by a channelized intersection.
The Central Business District.
The relationship of the Central Business District and the proposed
governmental center is important but not a controlling factor in the study
of governmental center location. The joint use of parking for overflow
Central Business District customers in peak periods, as well as cause of
parking by adjacent convention facilities are desirable and are in the interest
of overall economy. Several of the sites considered are well past the
maximum desirable walking distance from the Central Business District and
proposed convention facilities and the comments shown in the recommendations
reflect these conditions.
Other Non-Residential Buildings.
All buildings within the study area are used for residential, commercial,
service or public purposes. Block number one has the heaviest concentration
of non-residential buildings. All but the hotel at the south end of the block
are single story structures. Block number two is predominantly two story
frame residential, with a gas station and a brick apartment building at the
south end of the block.
Block three is the Courthouse. Block four is the County Jail and the County-City
Welfare Department.
Block five is predominantly single story frame residential. Block six contains
Memorial Hall, a gas station, a two story apartment house and a frame
residence.
Block seven is very mixed, containing two gas stations, frame residences, a
mortuary and a church. Block eight is predominantly frame residential, with
a gas station on the north-east corner. Block nine is all residential, predom-
inantly one and two story frame houses.
Building and land use north, the west and the south of the study area are
residential or public and are compatable with governmental buildings. Rail-
roads, trucking and warehousing to the north are uncomfortably close.
Buildings to the east of the study area are predominantly auto sales and
servicing, which are the type of retail and services least satisfactory as a
setting for governmental buildings.
-8-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
!I
I
I
I
Block eight is owned by fourteen (14) persons; all are Salina residents; and four
parcels are held for church use.
Block nine is owned by fourteen (14) persons, all of whom are county residents.
Saline County holds the land on which the Courthouse is located under a
recorded contract by which William Bishbp in 1870 gave possession to the
County and promised to execute a warranty deed in five years in return for
the construction by the County of a Courthouse. The promise to convey the
land was conditioned upon the upkeep of the land and its use for County
purposes.
-9-
-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART m
COST ESTllvlATES OF STUDY SITES
Assessed valuation of non-public property
has been f.;oathered and a lac.tor' applied to
detel'llllne appro~dmate land costs.
I
I
I
I
I
I
I
I
I
II
I
I
I
I
I
I
I
I
I
PART III
COST ESTIMATES OF VARIOUS SITES
The development of cost estimates proceeded in the following logical and chron-
ological sequence and is subject to explicit inherent limitations.
1. The inclusion of a wide range of study sites precluded detailed
cost appraisal of each parcel. Comprehensive site analysis of
each parcel. Comprehensive site analysis at this phase of study
is more valuable than detailed cost appraisal, which would probably
have to be duplicated at the time of actual site acquisition.
2. Cost estimates for the purpose of comparing study sites should
proceed on a comparable basis and relate as closely as possible
to market value.
3. A common basis for comparing land values is already available
and familiar. Official County assessed valuation records are
available and the procedure by which they are determined are on
file in the Courthouse and are familiar to the governing bodies,
as are the inherent limitations of the appraisals.
4. Assessed valuations were checked against recent comparable
sales within and adjacent to the study sites to determine the re-
lations hip between assessed valuation and market value.
5. A factor of four (4) was applied to the official assessed valuation of
all study sites.
6. Recognition should be given to the fact that assessed valuation does
not bear a uniform relation to all market values for all blocks and
parcels. It is believed, for instance, that commercial and potential
land are assigned a higher value relative to market value than
residential land for the study areas. This probably results in Blocks
1 and 2 having a higher relative estimated value in this report than
other blocks.
7. By this method of estimation, the introduction of elements, other than
County appraisal, which would necessarily be arbitrary and subject to
diverse difference of opinion due to the complex and fluctuating nature
of the real estate market was avoided in favor of a familiar basis.
The blocks for which cost estimates were made and the estimates are shown below.
-10-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
~<t..,
~
I
I COST ESTIMA TES
I
Block Area Land Improvement Land & Improvement Land & Improvement
I (Sq. Ft. ) $ $ $ Per Square Feet
$
1-A 62,500 99,080 183,520 282, 600 4.52
I
1-B 62,500 51,900 59,480 111, 380 1. 81
I 1-C 62, 500 58,000 74,080 132, 080 2,11
iOTAL-1 187,500 208,980 317,080 526,060 2.81
2-A 100,000 88,888 172, 152 261,040 2. 61
I 2-B 50,000 33,040 70,640 103,680 2.07
rOTAL-2 150,000 121,928 242,792 364,720 2.43
I 3 62,500 35,200* Courthouse
4 50,000 15,400* Jail
I 5 107,500 33, 840 129,040 162,880 1. 52
I 6-A 30,000 22,360 58,920 81,280 2.71
6-B 77,500 48,500* Memorial Hall
IrOTAL-6 107,500 60,860
I 7 76,000 98,080 144, 120 242,200 3. 19
8 94,500 56,880 162, 160 219,040 2.32
I
9 94,500 31,520 128, 840 160,360 1. 70
litY Hall 24,000 70,000*
I
I
I
*The Courthouse, County Jail, Memorial Hall and the City Hall were assigned values
on the basis of adjacent assessed valuation per square foot.
11.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART IV
METHODS OF FINANCING
Several methods of f1nancing have
been discussed and correlated with
the Ie gaUty .
;4,c
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
-
PART IV
METHODS OF FINA NCING
Three methods of financing governmental buildings are available and have been
used by local governments in Kansas. These are (1) the accumulation of funds
(2) bond issues and (3) the sale of property.
Issuance of revenue bonds by building authorities as authorized and used in
several states, is apparently not authorized in Kansas.
The City of Salina has accumulated no building fund (they have such authority
under Section 12 -1737 of the 1961 Supplement to the General Statutes) and have
no currently accumulated funds available for building construction. Salina is
authorized to sell property and use the proceeds for building construction (Sec-
tion 12 -173 7, 1961 Supplement). The estimated value of the present City Hall
and Police Station is indicated in Part III. The City owns the freehold interest
without conditions and has a properly recorded warranty deed.
Construction in the near future on the present site or a new site would require
the issuance of general obligation bonds which the City is authorized by Section
12 -1737 of the 1961 Supplement to the General Statutes to issue when affirmed
by a bond election. The City is authorized under Section 10-103 of the 1961
Supplement to issue bonds which mature within twenty-one years of issuance
and are payable in approximately equal amounts each year. Bonds shall bear
interest not to exceed five percent (5%) per year. Salina has no statutary bond
debt limitation_ and under present law would have none until the population
reached 60, 000. The State census reported the Salina population to be 40, 639
in January 1963. Population projections for Salina, assuming current trends,
indicate that the 60,000 mark will not be reached within the next ten years.
Saline County has accumulated about $419, 000 under a special building fund levy.
When property taxes now payable are collected, it is estimated that the fund will
reach $429,000. Section 19-1569 of the 1961 Supplement to the General Statutes
authorizes the County to accumulate the special building levy at a maximum
rate of one 0; mill. The present rate of . 52 mills should produce $48, 322 in
1963 property taxes. The County is further authorized to supplement the levy
with bonds until the fund reaches two and one -half percent (2 -1/2%) of the County
assessed tangible valuation. In 1963, two and one -half percent (2 -1 /2%) of the
valuation was $2, 323, 000. The funds authorized under this statute are in addition
to general bond and levy limitations\ but are subject to the same twenty-one '(21)
year and five percent (5%) limitation as the City. The County may issue such
12.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
bonds by resolution, unless within the time allowed by statute, fifteen percent
(15%) of the qualified electors petition in opposition to the issue, in which case
an election shall be held. The County is further authorized under Section 19 -211
of the 1961 Supplement to the General Statutes to sell County property when the
sale is approved by an election. The estimated value of the County Courthouse
{jail not included) is indicated in Part III.
No deed of record is available for the Courthouse at the Register of Deeds office.
Before the land can be sold or improved, the County will probably have to clear
title to the land.
13.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART V
OWNERSHIP AND ORGANIZATION
Several methods of ownership and oper-
ation have been explored and are discussed.
I
I
I
I
I
I
I
I
I.
I
I
I
I
I
I
I
I
I
I
PART V
OWNERSHIP AND ORGANIZATION
Of the possible types of ownership and operational arrangements which the City
and County could enter into for a governmental center, the authority granted by
the legislature limits the arrangements to:
1. Joint ownership and operation
2. Administrative agency or Building Authority
Owners hip by one jurisdiction with the other leasing space --a procedure used
extensively in other states--is apparently not authorized by Kansas Statutes.
Neither city nor county has authority to provide facilities beyond their own needs.
Both Methods 1 and 2 have been used extensively by cooperating cities and counties.
Because of the many details involved in constructing and operating joint facilities
for the benefit of both governments, harmonious relationships can be achieved only
if the apportionment of costs and the delegation of authority is clearly understood
and defined in detail. Once the space requirements of both units of government
have been determined for the period the building is designed to serve, costs of land
and construction can be apportioned to each government on the basis of square feet
of building space used. Office and space assignments should be part of the initial
building design agreement.
Experience of localities which have successfully operated joint buildings indicates
that it is more satisfactory if operation and maintenance are handled by a single
authority rather than each unit operating and maintaining its own portions. Greater
economy, uniform service and harmonious relations are facilitated when mainte-
nance and operation are delegated by the city and county as a separate responsibility
and when costs are apportioned on a space used or comparable basis.
Three factors contribute to the increasing preference Local governments have shown
for arrangements which place authority in a separate agency or authority. (1), the
nature of most operational and maintenance functions are strictly administrative
rather than discretionary or legislative. (2), city and county commissioners are
faced with increasingly complex and varied decisions whose far-reaching effects
require that their time be devoted to these rather than the supervision of mainte-
nance and operational details. (3), management by an agency equally responsible
to both city and county contributes to the feeling of officials, employees and the
public that the facilities are managed simply, efficiently, and impartially without
burdening elected officials or imposing cumbersome procedures. Minor details
and disagreements are settled without mushrooming into major conflicts. Alter-
ations and improvements, as distinguished from operation and maintenance, can
14.
I
I
I
I
I
I
I
I
I
II
I
I
I
I
I
I
I
I
I
be satisfactorily handled by the unit which requires the change. Whatever arrange-
ment is adopted, the following summarized items should be settled in detail.
A. Construction
Site
Design
Assignment of office and parking space
Architectural style
Apportionment of costs
B. Financial Arrangements
C. Ownership of Facilities
D. Operation and Management
Services required
Hours
Apportionment of costs
Provisions for improvements and alterations
E. Provision for Expansion
Of fifteen jointly owned buildings reported in the Bulletin of the American Munici-
pal ~::,~~5~iation in 1952, the conditions are as reported below:
1. 4-Separate authority in charge of operation and maintenance.
2. 5 - Each agency maintains and operates their own portion.
3. I-Joint agreement with regard to maintenance and utilities.
4. Three of these occupy 'separate I sections of the buildings.
No comment from two agencies.
5. One agency suggests monies for operation to be in only one
budget and reimbursed by others.
No comment from four agencies.
6. 5 -Full joint operation.
7. I-Agreement to cover maintenance and utilities.
8. I-Building authority to own and operate the facilities.
9. I-Suggests that only one jurisdiction own and operate the
building.
2 -No comment from these agencies.
15.
I
I
I
I
I
I
I
I
I
I
I
I
II
I
I
I
I
I
I
The experience of the above fifteen cases indicates that savings are accomplished
by placing operation and maintenance under joint authority or a separate authority,
rather than each jurisdiction conducting its own management and operation. Joint
operation is satisfactory when costs are clearly apportioned in advance. A sep-
arate authority in charge of operation and maintenance, with operating costs in one
jurisdiction's budget (reimbursement made by the other jurisdiction) appears to be
a more satisfactory arrangement.
Since 1948, when Detroit pioneered a joint city-county building authority, this
arrangement has gained favor where allowed by law, and has been given impetus
by statutes such as those in Nebraska~ Indiana, and Michigan which authorize a
building authority to issue revenue bonds and secure long term leases with the city
and county.
Kansas statutes authorize building authorities, but apparently do not permit the use
of revenue bonds.
The principal reasoning behind the use of building authorities is clearly stated in
the Indiana Statute.
"The bringing together of various activities and functions of
several governmental units into one or more modern buildings
would facilitate the carrying on of public business through
closer grouping and more economical housing. However, the
financing, management, operation and allocation of space in
a building used jointly by several governmental units can be
handled efficiently, fairly, and economically only by a body
separate and apart from the governmental units themselves. "(11)
Comments from communities which have created building authorities indicate satis-
faction with the arrangemE1nt. The principal suggestion is that space assignment
be determined in advance \12)so that the building authority would not receive blame
for minor dissatisfactions.
(1) San Diego and San Diego County, California;
Wilmington and New Castle County, Delaware;
Minneapolis and Hennepin County, Minnesota;
Bismark and Burleigh County, North Dakota.
(2) Phoenix and Maricopa County, Arizona;
Columbus and Muscogee County, Georgia;
Chicago and Cook County, Illinois;
Wheeling and Ohio County, West Virginia;
Milwaukee and Milwaukee County, Wisconsin.
(3) Phoenix and Maricopa County, Arizona.
16.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
(8)
(9 )
(0)
{II)
(12)
(4)
Chicago and Cook County; Wheeling and Ohio County;
Milwaukee and Milwaukee County.
(5 )
San Diego and San Diego County.
(6)
Eafaula and Barbour County, Alabama; Selma and
Dallas County, Alabama; Quincy and Adams County,
Illinois; St. Paul and Ramsey County, Minnesota;
Camden and Camden County, New Jersey.
(7)
Selma and Dallas County.
Camden and Camden County.
Eafaula and Barbour County.
Laramie County is respons ible for management and maintenance
of the Cheyenne - Laramie County, Wyoming Governmental Center.
Digest Senate Bill No. 69, 1953
General Assembly of the State of Indiana.
(Upheld in the Indiana Supreme Court in 1955).
Bulletin of the Governmental Research Institute, Inc.. Lincoln 8,
Nebraska, March, 1956; a letter from the Director of the Michigan
Municipal League dated February 1, 1960.
17.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PAR T VI
FEASIBILITY AND ADVANTAGES OF EAC:H PROPOSED SITE
Several sites and combinations of sites were studied for the proposed project.
An evaluation of the several sites included hereinafter, with photographs of
models on the sites together with outline comments.
Streets Closed.
Where streets are shown to be closed, but no actual building is shown over
the street, it is conceivable that actual design of the project could be
developed in such a manner that street closing would be unnecessary.
Closing of a street could necessitate demolition costs also, and relocation
of sewers, water, gas, and other service lines.
Effect On Traffic Pattern.
The construction of a large building on a site formerly unoccupied, or occupied
by less populous buildings would naturally increase the volume of traffic in
the general area.
Accessibility Glf Parking.
The parking strips shown on the model photographs represent the approximate
amount of ground that would be covered to provide needed parking space for
the project. No attempt has been made to develop carefully planned parking.
The ground use shown by the models indicates that in the development of
plans, there is adequate space for parking.
Actual design of parking requirements would be developed in the design stages
of the project.
Pedestrian Acc es sibility.
600 feet is considered the maximum desirable distance for walking. However,
in this automobile age, and with adequate provision for parking for visitors,
none of the sites are considered to be obj ectionable.
18.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART VI
FEASIBILITY AND ADVANTAGES OF EACH PROPOSED SITE
A number of alternate sites are studied
and evaluated comparatively as to possible
building arrangement, cost and E:ervice level.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Significance Elf Existing Structures.
One of the major points of significance is the purchase price, which is only
approximated on the LAND COST as stated for the several sites.
None of the residential neighborhoods investigated are particularly "cohesive"
or "settled" neighborhoods, where the condemnation of the property would
cause serious sociological disturbances.
Any time a profitable business is uprooted, it will be costly to recompense
the owner for his loss. Few businesses are adversely affected by any of the
sites considered.
There are no buildings of symbolical, historical, or esthetic significance
that would be affected by the proposed sites.
Neighborhood Influence.
The general character of the area, (including all sites considered), is not
incompatible with the proposed project.
The blocks immediately across Elm Street include, commercial and light
industrial, and mixed residential uses.
It is expected that the proposed project would have a renewing influence on
the area.
Effect Of Site On Construction.
Demolition would be involved on any of the sites being considered. There-
fore, existing foundation work would be encountered in the construction of a
new building.
Unless specifically noted otherwise, the existing Courthouse would be able
to be used throughout the construction period of the proposed new construction.
Where new construction or parking lots are shown on a site now owned by
either the County or the City, or both, an equitable solution of payment would
need to be worked out prior to construction.
The shapes for the proposed buildings are NOT TO BE CONSIDERED AS
DESIGN PROPOSALS. They are developed for the investigation of approx-
imate site coverage only. In all cases, the sites could accommlJdate o_Edther a
single City/County building, separate buildings, or other arrangements. The
building(s) shown for the Governmental Center include the approximate areas
as determined by Phase I of this Feasibility Report.
19.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
The building(s) shown for the Governmental Center include projected areas
as estimated to fulfill needs through next twenty years. Therefore, in the
development of schematic plans for the project, it might be decided to build
a smaller sized building, and plan for future expansion, or it could be
decided to build the size including area for interior expansion over a twenty
year period.
Relationship To County Jail.
Law enforcement officers consider 600 feet as the maximum walking distance
between the Jail and the District Court building. Beyond that distance,
prisoners have to be transported in automobiles.
The ideal condition would be to have the Courts a minimum distance from the
County Jail, or accessible by way of an enclosed corridor or tunnel.
Transporting of prisioners in automobiles increases cost of prisoner care.
Future Expansion.
This is a factor that can be provided for by dedicious planning in the design
stages, regardless of the size or shape of the site. On a totally restricted
site the only way to provide for expansion is by additional stories above the
original needs.
Esthetic s .
Comments on esthetics are very general.
None of the sites are bad enough to be rejected only on this basis. Competent
designers can develop beautiful and functional design on nearly any site.
Remarks.
It is obvious that any of the sites could be used if a multi-story structure were
constructed.
It is common to group Governmental buildings together with other Civic
buildings in a "Civic Center". For this reason, other photographs are
included to show possible placement of other buildings, (Sports Arena,
Auditorium, Library), to show that the presently considered project could be
related to a Civic Center at a future date. This is further prompted in that
on several of the sites, evaluated, Memorial Hall is shown removed, therefore
its replacement must be considered. The comments made with the sites pertain
to the site with City-County Building only.
20.
,0
~~~ ,,11
t'tr ~V' viii
",f
I
I
,I
I
I
I
I
I
I
I
I
I
I
I
w
(f)
:::J
Cl
z
:J
l?
Z
H
f-<
(f)
H
><
W
v~~~
1-~~~..
~~~
I
.
"~
H
I ~
~ "HO
1- c7~
IfJ ~
,..,
'--' OGJ
" 0 JJ^r
H 0
I ~ ~
(r.. ,.., ~
IU
· rd'O
. (l) C
c... l-< rd
o <....l
f
I
I
I
I
I
I
,..,
I
<t:
W
f-;
H
Ul
/
/ ./
//
/ ./
/'V<\ /
/ ". I
/."
~/
~~
w
f-; ~(;
J '<:!'
.If)
(J' c
U IfJ '>0
t~ oR
o-v;-
o
. I
e:: Kl~
I r"~
IU
:
e:; rt T'
W ~ ~
I <....l
I
~.{v
~
COUNTY JAIL
CITY COURT
CITY POLICE
COUNTY OFFICES
OFFICES
IIALL
""Y"L-
<<'
SITE ^-l WITH NEW
,_ _ _ _ _ _ _ _ _ _ _ _ _ ./nliliY BLJILDIN~ _ _
-----
- -
- -
- -
- --
-
- - --
SITE A-I
STREETS CLOSED
Park Street from Ninth to Tenth
Tenth Street from Park to Elm
EFFECT 00 TRAFFIC PATTERN
Through traffic on Tenth Street disrupted.
ACCESSIBILITY OF PARKING
Easily accessible from Ninth or Ash.
PEDESTRIAN ACCESSIBILITY
2,420. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
New Service Station less than five years old.
EFFECT OF SITE ON CONSTRUCTIOO
County governmental operations would be somewhat disrupted during
the construction and demolition stages.
Existing Boiler Room in location of proposed new construction would
cause planning and construction problems.
RELATIONSHIP TO COUNTY JAIL
70 feet building to building.
Police immediately adjacent.
ESnIRTICS
Building tends to crowd existing jail.
Memorial Hall would be oppressively large compared to its proximity
to the proposed building.
Imposing views would be achieved from tenth street or Park Street,
however, these streets are seldom used.
REMARKS
There would be room on the site under consideration for sufficient
parking to serve the governmental center, but the site would be
less crowded if the Memorial Hall property were used.
- - - - - - - - - .- - - - - - - - - -
COUNTY JAIL
CITY COURT
"
POLICE
',.,<
..":~;:
OFFICES
CITY OFFICES
SPORTS ARENA
LIBRARY
YL-
~
SITE A -1 WITH
NEW CIVIC CENTER
I
I
()
z
I
:::J
co
, 2
o .;;2
I ~~
H ace
u a -ifF
a
I - I
a
r::J) +-'
rl 'f1
~I ~ ~
(l) C
>-< ro
c.r; < ,..:
0...
~..r
~
+~
C\l
I
<t
W
f-t
H
if)
I
I /~ v /
/ /\
/ /\
1// <;
.,..---~'...;...~
w. \.
1f-<':::2 \
.\()
U 0""'-
'f1 0)
I a~
H ~ -lfr
c.r; C\l- I
10 ~ ~
'u
w ro'O
I (l) C
>-< ro
<.....l
I
~<v.
~
/'\
\
~\\
\\
"
MSfvl0P IAL HALL
COURT
CITY POLICE
CITY & COUNTY OFFICES
)7,t..
<<'
SITE A-2 WITH T\'EW
CITY/COUNTY BUILDING
-------------------
-------------------
SITE A-2
STREETS CLOSED
Park Street from Ninth to Tenth.
Tenth Street from Park to Elm.
EFFECT ON TRAFFIC PATTERN
Since Park ends at Ninth now, regular traffic patterns would not be
substantially changed.
Through traffic on Tenth disrupted.
ACCESSIBILITY OF PARKING
Easily accessible from Ninth or Ash.
PEDESTRIAN ACCESSIBILITY
2,400 feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
New Service Station less than five years old.
EFFECT OF SITE 00 COOSTRUCTION
Essentially, this is the same solution as Site "A" except that it
does not propose to "wrap around" the existing Courthouse.
It would be crowded by the Memorial Hall Building unless, or until,
that building was removed.
RELATIONSHIP TO COUNTY JAIL
180 feet building to building.
Police immediately adjacent.
ESnIETICS
This appears to be a quite crowded situation in relation to the
Memorial Hall, and therefore lacking in symbolical prominence de-
sired for this type of structure.
- - -. - sJoRIs A"A -
-----------
OUNTY .JAIL
-
CITY COURT
CITY POLICE
~"
CITY & COUNTY OFFICES
~
~
)7.c:-
<::<'
SITE A-2 WITH NEW
CIVIC CENTER
-
_PE~oRW/IC~TE~ -
"
"
"
"
\
i:.j"::l
-
-
-
-
-
Area - 235,200 sq. ft.
Land Cost - $162,880
Area - 180,000 sq. ft.
Land Cost - $81,280
<<.<v
~~
.;-
C<;j
-?~
SITE A- '3
MEMORIAL HALL
POLICE
COUNTY OFFICES
~
(<'\
SITE A-3 WITH NEW
_ _ _ _ _ _ _ _ _ _ _ _ _ ,,/C_Y ~DI" _ _
- - --
-
-
-
-
-
-
-
-
-
-
-
- -
SITE A-3
STREETS CLOSED
Park Street from Ninth to Tenth.
EFFECT 00 TRAFFIC PATTERN
Since Park ends at Ninth now, regular traffic patterns would not be
substantially changed.
ACCESSIBILITY OF PARKING
Easily accessible from Ninth.
Fair access from Ash.
PEDESTRIAN ACCESSIBILITY
2,280. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
New Service Station less than five years old.
EFFECT OF SITE ON CONSTRUCTICl'I
This would require the least ground coverage.
A multi-story building would be less likely to be hidden by Memorial
Ha 11 .
RELATIOOSHIP TO COONTY JAIL
150 feet building to building.
Police immediately adjacent.
ESTHETICS
A multi-story solution on any of the sites considered would free more
ground area for landscaping.
It perhaps might be more adaptable to symbolical Governmental forms.
REMARKS
If a three-or-more story building were to be considered, it would
seem more reasonable to place it on the original Courthouse site,
thereby eliminating the necessity of purchasing new land. This is
true because the chief reason for building multi-story structures
is to reduce land use, and cost.
-
-
-------------------
SPORTS ARENA
COUNTY .JAIL
COURT
CITY POLICE
,.~.
CITY & COUNTY OFFICE~~
" ,<"
~'<. ,\
SITE A-3 WITH NEW
CIVIC CENTER
-
------
PROPERTY FOR CIVIC CENTER"
~
"
-
-
-
-
-
------
PROPERTY FOR CITY/COUNTY BUILDING
-
Area - 257,500 sq. ft.
Land Cost - $517,480
Area - 160,000 sq. ft.
Land Cost - $81,280
<c.<V
~...
-F
0:1
~~
SITE A-4
COUNTY JAIL
CITY COURT
POLICE
COUNTY OFFICES
MEMORIAL
HALL
JITE A-4 WITH NEW
CITY/COUNTY BUILDING
-------------------
-
-----
---------
- - --
SITE A-4
STREETS CLOSED
Park Street between Ninth and Tenth
EFFECT ON TRAFFIC PATTERN
Since Park ends at Ninth now, regular trarric patterns would not be
substantially changed.
ACCESSIBILITY OF PARKING
Easily accessible rrom Ninth or Ash.
PEDESTRIAN ACCESSIBILITY
2,570. reet rrom the corner or Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
New Service Station less than rive years old.
EFFECT OF SITE ON OONSTRUCTICJ.J
The building as shown on exhibit would necessitate the evacuation
and demolition or the existing courthouse berore starting con-
struction, and consequently would require a double move on the
part or the County.
An alternate solution on this site would be to construct a three
or more story "doughnut" or "U" shaped building. Demolition or
the existing building would be costly under these conditions.
County governmental operations would be hampered during the con-
struction and demolition stages.
The existing boiler room in the location or the proposed new con-
struction would cause planning and construction problems.
RELATIONSHIP TO COUNTY JAIL
150 reet building to building; Police immediately adjacent to jail.
FUTURE EXPANSION
Expansion beyond the project twenty years would be restricted.
ESTI-IETICS
This would necessitate the removal or all trees on the property.
Requires a very high percentage or land covered by the building.
Prominence or the site not as great as some other sites.
--------
TY""-- - - _ - - -
COURT
SPORTS ARENA
POLICE
ITY & COUNTY OFFICES
AUDITORIUM
LIBRARY
~h
~
SITE A-4 WITH NEW
crnc CENTER
I
I]
H
::J
I ~
...,
~ 0
r . ex;
O"'N
IJI -
r..,
OCJ
f-' 0 -if'r
_H ~~ J
N~
N IJI
o
IU
I ro'"d
<lJ s::
H ro
o <C...l
f
I
I
I
I
I
I
l/'\
I
<
W
f-e
H
rJ)
/,{r
/'
/
/
I:
w ~
f-' ...,c
f ":t'
.l/'\
0"' -
'.f,'-D
U 0
~o ~~
It ;;~
, :~
.... <1l
, <~
I
~~
'?
OUNTY JAIL
CITY COURT
CITY POLICE
...
<<<c,
..;:. t{f-
tiF
-------
SITE A-5 WITH NEW
CITY/COUNTY BUILDING
-------
-------------------
SITE A-5
STREETS CLOSED
None
EFFECT ON TRAFFIC PATTERN
None
ACCESSIBILITY OF PARKING
Easily accessible from Ninth.
Not difficult access from Ash.
PEDESTRIAN ACCESSIBILITY
2,050. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURE
New Service Station less than five years old.
EFFECT OF SITE ON CONSTRUCTION
Proposed building would not be able to be constructed until Memorial
Hall would be demolished or replaced at a new location.
RELATIONSHIP TO COUNTY JAIL
200 feet corner to corner.
Police Station on existing Courthouse property.
ESnIETICS
Well related to Ash and Ninth for symbolical prominence.
Property large enough for design flexibility and adequate land-
scaping.
REMARKS
Three possibilities come to mind if this scheme were to be adopted:
1. Leave Memorial Hall for a number of years, which would place the
Governmental Center in an inferior position.
2. Remove Memorial Hall, and do without a Civic meeting place for
a period of years.
3. Replace Memorial Hall with new facilities simultaneously with the
Governmental Center, or shortly after.
-------------------
COUNTY OFFICES
COURT
CITY OFFICES
POLICE
ARENA
I\UDITORIlJM
LIBRARY
SITE 1\-5 WITIl NI~W
CIVIC CENTEP
PROPERTY FOR CITY/COUNTY
AND CIVIC CENTER
i\.rea - 56?, 6C"
l ~nd Cost - $5~
~~ ", ~,
, i .._.\
<<<v
~~
#
~~
SITE B-1
-------------------
-------------------
SITE B-1
STREETS CLOSED
Park Street from Ninth to Eleventh.
Tenth Street from Ash to Elm.
EFFECT 00 TRAFFIC PATTERN
Through traffic on Tenth Street disrupted.
ACCESSIBILITY OF PARKING
Easily accessible from Ninth or Ash.
PEDESTRIAN ACCESSIBILITY
2,250. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
New service station less than five years old.
Residences and multi-family dwellings.
EFFECT OF SITE 00 C(}.lSTRUCTION
If the building were placed as shown on this site, it would be
substantially "hidden" by Memorial Hall. Therefore, in order for
this scheme to be satisfactory, it would be necessary to remove
the Memorial Hall Building. This suggests the possibility of re-
placement of the Memorial Hall Wi. th a Sports Arena and/or an
Auditorium which are shown as a part of this program.
RELATIONSHIP TO COUNTY JAIL
180 feet building to building; Police immediately adjacent to
County Jai 1.
ESTHETICS
Either with or without the Library in the location where shown,
the building in this location would be very well placed in a po-
sition of prominence relative to the approach from the Central
Business District. The appearance from the busy intersection of
Ninth and Ash would be quite attractive.
It would be possible, if desired, to save many of the trees on the
present Courthouse property.
REMARKS
Refer to remarks on Site A-S
-------------------
CITY & COUNTY
OFFICES
CITY COURT
CITY POLICE
\ ..'
ARENA
AUDITORIUM
SITE B-1 WITH NEW
CIVIC CflNTER
~PE_FO~I~TT -
Area - 233,250 so. ft. \"
Land C!'p"! '''~U{'' ",nO ,\ ,
\ \ \
, '
\
-
-
-
-
- PR_TY_ C~O~ B~NG-
-
-
Area - 234,000 sq. ft.
Land Cost - $162,880
....~
"j
:V
"'~ /'
//
/
<<.4.,
t<.. .".
~
~~
SITE C-1
CITY
COUNTY JAIL
COUNTY OFFICES
CITY OFFICES
MEMORIAL HALL
-?t:
<f'
SITE C-l WITH NEW
_ _ _ _ _ _ _ _ _ _ _ _ _ __Y/~TY_LD~ - -
~-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
SITE C-l
STREETS CLOSED
Park Street between Tenth and Eleventh.
EFFECT 00 TRAFFIC PATTERN
Park Street traffic disrupted.
ACCESSIBILITY OF PARKING
Parking on the original Court House site would be readily accessible
to Ninth Street, but would require visitors to cross street. (Not a
problem. )
Parking next to the Memorial Hall would be readily accessible to Ash
Street, and would also require visitors to cross street.
PEDESTRIAN ACCESSIBILITY
2,325. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
Older residences.
EFFECT OF SITE ON CQ\J'STRUCTION
All at the structures on this site would be moved or demolished be-
fore construction of the proposed Governmental Center, and therefore
would have no direct bearing on the construction of the building.
Thus there would be greater latitude or freedom in developing the
project as dictated solely by functional conditions rather than from
"outside" influences, such as buildings that must remain.
This site appears to be large enough, without a lot of open space.
RELATIONSHIP TO COUNTY JAIL
Direct connection through connecting link of Police Station.
ESnIETICS
Considerable design freedom would be permitted.
Good relationship to Ash Street from the standpoint of symbolical
prominence. Somewhat hidden from Ninth Street by Memorial Hall.
Ra4ARKS
Closing of Park Street would not necessarily be required. Does not
make very good use of existing Courthouse lot.
-
-
-
- - - - - _TY.IC
---------
CITY
COUNTY OFFICES
SPORTS ARENA
/
SITE C-l WITH NEW
CIVIC CENTER
I
I
lJ
Z
I
~
OJ
, +-'
'HO
co
0 .co
j 0"' ~ C'\J
1fIC'\J I
~ U
Or-!
o -ifr W
U 0 f-<
- I H
I 0 (f)
C'\J+-'
C'\J IfI
0
:>< IU
f-<
I
D:;
0..
I
I
I
I
I
I :-{v
~.
I
(
w
, ~/",
...>
H
, C1l '0
W Q) C
0.. l-< C1l
, < .....l
I "
-l
CITY COURT
.JAIL
CITY POLICE
OFFICES
HALL
CITY OFFICES
<c.<V
.J:-'"
~
-?~
-------
SITE C-2 WITH NEW
CITY & COUNTY BUILDING
-------
-------------------
SITE C-2
STREETS CLOSED
None
EFFECT ON TRAFFIC PATTERN
None
ACCESSIBILITY OF PARKING
Easily accessible from either Ninth or Ash.
Separate parking for County and City.
PEDESTRIAN ACCESS
City Building - 2,300. feet from the corner of Santa Fe and Iron.
County Building - 2,550. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF CONDEMNED STRUCTIJRES
Older residences.
EFFECT OF SITE ON CONSTRUCTION
All of the structures on this site would be moved or demolished be-
fore construction of the proposed City Building, and therefore would
have no direct bearing on the construction of the building.
The County Building would be constructed adjacent to the Original
Courthouse, which would in turn be demolished.
RELATIONSHIP TO COUNTY JAIL
County Building similar to existing Court House.
City Building and Jail combined would be across the street from Jail.
ES'IHETICS
Both sites (the sites for each building), are adequate for the building
itself and required landscaping.
The buildings, though close for convenience, do not compose together
to give any particular unified effect.
REMARKS
Separating the buildings would eliminate any possible savings in cost
from joint usage of site and structures. However, the combined build-
ing which is shown for Site C-l would also work for this site.
-----
---------
CITY POLICE
COUNTY OFFICES
CITY OFFICES
~<r.,
..;:.. 't/-
c1"
SITE C-2 WITH NEW
CIVIC CENTER
-
------
PROPERTY FOR "CIVIC ~ER,
~
A rea - 295,000 sq. ft. "~
Land Cost - $607, 340 ~ "
..~
iI,,'"
-
-
-
-
II!f,RO~Y .CI1~U~UI~G -
-
Area - 262,500 s~. ft.
L~nd Cost - $364,720
<c.'"
~"""
or
"'1,<<,
SITE 0-1
COUNTY ~TAIL
CITY POLICE
MEMORIAL HALL
CITY COURT
CITY & COUNTY
OFFICES
<c..<V
~.,.,.
~
Cj
~~ITE 0-1 WITH NEW
_ _ _ _ _ _ _ _ _ _ _ _ IiiiY /iliiiITY IiiIIIIII_OI_ _ _ _
-------------------
SITE D-l
STREETS CLOSED
NOne
EFFECT 00 TRAFFIC PATTERN
None
ACCESSIBILITY OF PARKING
Easily accessible from either Ninth or Ash.
PEDESTRIAN ACCESSIBILITY
1,650. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
Large Apartment Building
Well established Service Station
Multi-family housing
EFFECT OF SITE ON CONSTRUCTION
All of the structures on this site would be moved or demolished
before construction of the proposed Governmental Center, and
therefore would have no direct bearing on the construction of the
building.
Thus, there would be greater latitude or freedom in developing the
project as dictated solely by functional conditions rather than
"outside" influences such as buildings that must remain.
RELATIONSHIP TO COUNTY JAIL
500 feet from County Building to County Jail.
Police Station on existing Courthouse property, between proposed
Governmental Center and Jail.
100 feet from City Police to County Jail
ESTI-lETICS
The unrestricted site would permit greater freedom of design.
Well related to Ash and Ninth for symbolical prominence.
Property large enough for balanced amount of landscaping.
--------
---------
CITY POLICE
COURT
& COUNTY OFFICES
SPORTS ARENA
LIBRARY
SITE 0-1 WITH NEW
CIVIC CENTER
I
I
v
z
I
:..;
co
I "-'
'HO
-, co
i .0
u
t
:><
f-< (1j"0
I QJ C
.... (1j
~
<. -
Cr..
0...
I
II
II
I
I
I
/
/
/
/
Ij/
w "-'
f-< 'HO
18UT' . f2
() -
U (/l ~
t; 0'<1'
IUH 0 "J:-
1.1"1
- I
'"'
e::; ~"-'
~ '-1~
I~ ~ ~
(J) c:
W ).., rti
0...
I~ < ~
I
r-r< ...,
:j) '<1'
('<"
0'<1'
o "J:;
o
- I
CO
('Ii "-'
C\J 'j)
o
IU
~
I
W
W
f-<
H
(/J
~<v
~
JAIL
COURT
MEMORIAL HALL
POLICE
CITY & COUNTY
OFFICES
~-
~
-------
~/
-----
SITE E-l WIn! NEW
_ ~Y/~TY_LD~ _ _
-
-
- -
-
-
-
-
-
-
SITE E-I
STREETS CLOSED
Eighth from Ash to Elm
EFFECT ON TRAFFIC PATTERN
The majority of Eighth Street traffic stops at Elm,
so there would not be any major change in traffic
patterns. A dead end street would be formed at the
opposite end of the block.
If desired, Park Street could be continued on to
Seventh Street.
ACCESSIBILITY OF PARKING
Ready accessibility from either Ninth or Ash.
PEDESTRIAN ACCESSIBILITY
1,650. feet from the corner of Santa Fe and Iron.
SIGNIFICANCE OF EXISTING STRUCTURES
Large Apartment Building.
Well established Service Station.
Auto parts store.
Small hotel.
EFFECT OF SITE ON CONSTRUCTION
All of the structures on this site would be moved
or demolished before construction of the proposed
Governmental Center, and therefore would have no
direct bearing on the construction of the building.
Thus, there would be greater latitude or freedom
in developing the project as dictated solely by
functional conditions, rather than "outside" influ-
ences, such as buildings that must remain.
-
-
-
-
-
-
-
-
-
RELATIONSHIP TO COUNTY JAIL
575 feet corner to corner of buildings
Police immediately adjacent to Jail.
ESTI-lETICS
The unrestricted site would permit greater
freedom of design.
Centering the building on the centerline of
Eighth Street would provide a good "formal
approach" on a well traveled street.
The corner location at Ash and Ninth, the
two access routes from the Inter-state High-
ways would give the building the prominence
that a structure of this nature should have.
For the immediate future, Memorial Hall and
the Governmental Center would form a type of
"Civic Center", on the Ash Street approach
to the Central Business District.
REMARKS
This location is the most convenient to the
Central Business District.
This location gives the building the greatest
prominence as a structure of importance to
the community.
Memorial Hall and Courthouse sites are unused.
Police Station could be located on the Court
House property.
--------
------
COURT
POLICE
COUNTY OFFICES
AUDITORIUM
:~PORTS i\1(I~Ni\
1
'.
LIBRARY
SITE E-l WITI] NEW
CI VIL CENTER
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART VII
RECOMMENDA TIONS
A summary of all findings are
reported.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
PART VII
RECOMMENDA TIONS
The various sites investigated are rated with respect to selected criteria, to
facilitate a more objective site selection. The following criteria were used:
Walking Distance to Central Business District.
The intersection of 7th Street and Ash Street was considered the edge of the
Central Business District. A distance from this intersection of 600 feet was
considered maximum for satisfactory rating. Sites meeting this requirement
would also be in a favorable position to share parking and assembly facilities
with the proposed Community Inn.
Walking Distance from County Jail.
Distances of under 600 feet were considered satisfactory. Distances under 100
feet were considered excellent. Separation of the jail and police facilities is
not considered seriously detlJimental, within above limit of 600', particularly
when provisions near the courts are made for minimum security holding cells
and interview rooms.
Effect on Traffic.
The effect on the traffic pattern was evaluated. It was considered undesirable
to have access to parking lots close to the intersection of 9th Street and Ash
Street and undesirable to have left turns off 9th Street.
Parking Related to Central Business District.
It was considered desirable to have parking lots within walking distance from
the Central Business District and the Civic Center.
Appearance.
The amount of open space, the prominence of the building from principal
streets and the downtown area, and general possibilities for effective placement
of the building on the site were considered.
21.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Ease of Building Sequence.
This item concerns the ability of the site to permit construction of the new
facilities and retain unhampered use of the existing facility during the construction
phase. It is also desirable to be able to build any of the various parts of the
Civic Center at any given stage of development.
Renewal Effect.
Of the sites considered none can be classified as replacing seriously "blighted
areas". The replacement of the existing development is measured as a benefit
in accordance with the degree of removal of the mixture of residence and
commercial uses between 7th and 9th Streets. This area is not considered to
form an integral part of a homogeneous residential neighborhood.
It is not intended that all of the criteria used are of equal importance. Ratings
were broken down into 3 categories only. The purpose of the following chart
is to point out the advantages and disadvantages of a particular site and not as
the basis of a numerical evaluation system.
Any study of a governmental center should consider the ultimate development
of a civic center including all compatible public buildings. Only in this manner
can the site potential be properly evaluated. The above evaluation of all
displayed sites has been itemized separately for the (JOvernmental Center and
the total possible Civic Center arrangements. A summary of this evaluation
table is offered for your review.
SITE E-I:
a. No severance by major streets of any unit except the jail.
Unified site.
b. Library and parking are within convenient walking distance of
the Central Business District.
c. An improvement adjacent to the Central Business District
would have a beneficial influence on adjacent property.
d. Courthouse location permits expansion of Jail and Police
Departments.
eo Present Memorial Hall site is available for future expansion.
f. Cost of City-County Building site is substantial.
22.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
SITE D-I:
SITE A-I:
SITE C-2:
a. The City-County Building can be constructed without closing
streets.
b. The City-County Building can be constructed without raising
present buildings.
c. Library and parking are adjacent to the Central Business District.
d. Unified site is possible with closure of 8th Street.
e. Cost of total Civic Center site is substantial.
a. Provides advantageous use of present County property.
b. The unsightly back view of Memorial Hall would be a very poor
compliment to a new City-County Building.
c. Effects minimum purchase cost for the City-County Building site.
d. The Civic Center site is severed by 9th Street.
e. This site requires demolition of the County boiler house prior to
providing new building.
f. Excessive walking distance from Central Business District.
a. This site will allow separate or combined City-County Building as
shown in site C-l.
b. Library is an excessive walking distance from Central Business
District.
c. Civic Center is severed by 9th Street.
d. Hidden behind Memorial Hall.
e. City-County Building is an excessive walking distance from
Central Business District.
f. Library could not be constructed until the Memorial Hall is
removed.
23.
-------------------
TABULAR ANALYSIS OF SITE SERVICE VALUES
GOVERNMENT A L CENTER @
CITY -COUNTY BUILDING
Al
A2
Ease of Building
Appearance
Walking Dist. to Jail
Traffic Ease
Walking Dist. to CBD
Parking, related to CBD
Renewal Effect
Acquisition Estimates
S
s
+
S
+
S
S
81,280
S
81,280
TOT A L SITE
t\.:I
!'" Ease of Building
Appearance
Traffic Ease
Walking DisC to CBD
Parking, related to CBD
Renewal Effect
S
S
S
+
+
+
s
787,820 363,960 244,160 598,760 787,820 562,600 469,240 899,180 972,060 890,780
Acquisition Estimates
A3
/
A4
SITES
V V
A5 Bl*
+
+
S
S
81, 280
+
S
S
+
S
+
Cl
C2
Dl
El
+
+
S
+
+
S
S
43<,080
+
+
+
+
+
+
A + rating indicates that the site is favorable; an S indicates that the site is satisfactory; a minus indicates that the
site is less than satisfactory.
S
+
S
+
S
+
S
+
S
+
S
+
+
S
* This entire site must be considered as related to other civic buildings, as Memorial Hall would need to be removed
prior to construction, necessitating auditorium and sports arena facilities to fill this need.
S
81,280
S
81,280
S
+
S
S
S
S
+
S
+
S
S
S
'"
S
162,880
S
162,880
S
364,720
+
S
S
S
s
S
S
+
S
+
s
s
s
S
+
+
S
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
II
II
Other Sites Considered:
These sites are considered less desirable due to the remote location from
the Central Business District and/ or the necessity of removing present
buildings prior to occupying the City-County Building.
The essence of site selection is the logical comparison of the quality and
convenience of service desired measured against the acquisition cost.
Certainly minimum first cost should not control the site selection for such
a long term use facility as a Governmental Center.
It is respectfully recommended that the governing bodies renew their
authorization to proceed with Phase III of the Feasibility Study. We solicit
the preliminary comments of the governing bodies with regard t~ the
elimination of obviously ineligible sites. We suggest that final selection of
the site be deferred until the end of Phase III when proper appraisal of
building costs and departmental requirements can be exposed and related
to site arrangements and costs.
25.
I
I
I
I
I
.
I
I
I
J' l'J 2' l~ n 2'
I
_ _ _ _ _ .}T.!>'!.[_ _ _ _ _ _ _ _ _ _ ~ _ _ _ _ _ _ _ _
I
r
u
c '0
i !
I
u
;
I
.oj ..1.,
I
~ .
; .
UNlvUtsIT't'
I
'I
u
;:
~
I
WALNUT
PHILLIP'S 3~
I
)~! M
'~I
I
I
I
. .
.
1
i
J
;
i
i
;
,
,
,
,
I!iI ., .:' IiJ ~
_I
; ST f '"
. i
.. OOl
ST r:j
~
~
,.,
';;
\l
[OJ]
ffffffl fffff'l1
LLWJJ LLWJJ
.
r )
I '
6
WHITT 1[111
JCHOOI.
ADD
. ;'~ffi'~'e:>'...rr_...C-C v:J;
r, "PLAT
. fJ ADD t
% r
... l!li '. 1 1
=fFlUIT
'rll-I c' I'
.,... I
. e r: .
!-.J:
: r P~'L~';S
"I S' 2!ll1
6 " ~.
ADD
.... ... '<f......'\
':~/l!
.~ 'o!'~
qj'
l PHIL LIP'S
. :. ,r" , , , , II J
~
~ .
~LlPS 2
PLACE P
.ADD ~ ,
~.
"
,SOO~~lOR' .
) ~ "/I.."
....
PHILL IPS 2.,
; 21 ,
ADD
~
I:-
'. ,
'MAf'L6
,
~
~. ,,+.-,
f~~~ ~_.__
IL"
IT: .
_ _ _s!
-so
61" "
'.
~
. .
.. .
~, .. .
"."""". . HI""L SOtOOI.... .. .'
.:. ,
r '-1
" "
~~J
g"
~I
r;
Ado
'T-J-i~~
. S'URVEYORS ~T ~
! -,'
's . ",.,-
~~TIH
~ _. _~. 2 ADO
tSlAvrvoRs PLAT
_ ,0 ~
~ ,
I
.. ASM
r,
r.
,.
j!
"
,
~ _, ...J
_ ~ _ J _
.~,;;..~--
"1
"02
" IItON
. WALNUT
.,,'
...........
("ITn
SCHOOL GAOUNDS
~~
t
~r:;-(
i::.." --j
'f;,""fr ......
u~~ JI.~.
~-~_.II ..........
~:""~.~.
C~7: .
~.,.
~..
"""
~....A. :.Mbl"e".
~, ,; loO!
_mill
'$i'O_
I '---->! ! ~
.-1vfo ~
ReD
"'''1'01,
Port.
"'-'-r ;.
lei'or~
,,",h
u.c
~
C~
(ot' _16
Mr.-.
~~
~I~:;g
l/FW'
c~
5o~' 1)
8",. ~
Sto,..
Ir.:q 17
1Rep.
1="
"
~
~
~
~~:
:~. :
~! i
A::;;; j
Who'..__ -f ~
.?~ f1d
Co"j'
l
E ~n
5.~~' ~~
-~~
Lot' 6' 12
,," u}
-f...rr ,."""
.J,,.. t"~b."
.~~
~ K ~ rh/
~.I'> r' l.
-.L.t ..
l't"':~1 00..
I" ~ ~';:~ :
"- ~<:)~~'b '"
I) ~ ,. ~ ""
'l' ,. :
:~~ 8;= :
~
-...
==::
--
~ R
... OJ
--;; :vn;;;--
....,.,. ~v
-----;; ~. ",<'
-
-'"
----== ."
," 00,1
I--H
--":JI ,'.~.....
_L..., ...~.
~!:I',\~..c.
''1 "
-"j ."
12t 2e
''1 ."
., 1"--
')3 m.-
." ....
, 'l'
.,.
I:I'~
~~
-
-~ "'
:----= ...
." roo,
00' 'ol
~'.'
, .
, ,
r(
F0~
q~
LMD USE...
G~At.~ snIW
WJIIE CQ-....~
i
i
u r-
. ..~"'-
- &: _;.'"J
~ AL
// -',is-
'1/, I." ...
( 10)::011
'" II
6
'00
zoo IOD
SCALE
'0':: 01
I
O.S.P.
~A
40D
I
100
;
-~----
OFF-STREET PARK IM6 - 3~ SPACES
_~ _m _-"
H' ..
--"-
-------'.'.
SUR..)EYot~~<>.
~'~"'l"
~\\,.~' i ~
'/;/,)/'"
~ 0
K
?
:, f : j
-~--tS ..-- -
~
---l
----1
.......'l.
....
I:I'~"
.".,u
"'\\\ ~
".: \ ;\ \,:::":
. ~~.::'.:
," f:.~"~ I \ ~ ~ '-- -----: ',::
--. ~
.,. .......,
-_ow
~~
II
''':: '1-
.. 1-
.'"
-_" _- J
--'"--
Y
~~ le _
~~~--
~ ~ -~.- ---
.
--~
>J l"
, ~.. /
- -~~7
n -===::r
<r
"^J)~
(
HI\.. " ..
- -t~
r
.,---
[
[
'VI !
,
i
i
~) )~:: :
SURVEYOR"r '''r~, ~ ,:
~'1' 'T,l, I ~.,,/Y !
\ IPLAT_'J'
fii>'
L1r MAk
_ _..uI-~_
.~
~
~
1
.~
\
\
r
1
I
i
,
~
i
",
/
I
n
008 H1MO~~
~ 031:>la3~d
~ OJA
~ 02:
~ OJA
Ol
V3~V H1MO~~
SllWIl All)
~NI1SIX3
aN3~31
.".
SV'SNV'~ · V'Nll\1S