[Master Plan] Introduction [Development] [Timeline] [Existing Conditions] [Recommendations] [Bibliography]

Introduction

Executive Summary

    The Dimmit County Courthouse Master Plan is a comprehensive plan to rehabilitate and restore the building that has continuously served the people of Dimmit County as its seat of government since its construction in 1884. The Dimmit County Commissioners Court, as well as the County Historical Commission, recognize that Dimmit County is one of the poorest counties in the state; its tax base is only $214 million and still in decline. It is also among those counties with the highest tax rate in the state, ranked the fifth highest of 254 counties.

    The Dimmit County Courthouse was originally constructed in 1884 and underwent a unique, historic remodeling in 1926. Additional modifications during the 1950s and 1960s included the installation of a new air conditioning and heating system, as well as a new terrazzo floor on the ground level. In 1996, an elevator was installed and accessibility was improved in order to comply with the Americans With Disabilities Act. The courthouse is listed in the National Register of Historic Places and is designated a State Archeological Landmark. Funding by the Texas Historical Commission in 1997 enabled the county to begin its work on a master plan. However, on March 14, 1997, 35 linear feet of the cornice fell from the building, allowing water to literally pour into the building. In cooperation with the Texas Historical Commission, the county replaced the failing roof, installed new air conditioning and heating units, and reattached the fallen cornice. Two entrances still pose a danger to pedestrian traffic, requiring the erection of structures to cordon off these areas; the hazard to the public from falling building parts is very real. An obsolete electrical system, compounded by the overcrowding of county departments, presents a real threat to the future survival of the courthouse and its occupants. It is not a matter of “if” the courthouse will burn, but “when”.

    Concern from the community resulted in reconstituting the Dimmit County Historical Commission who prepared a preliminary condition assessment which also addressed space needs for county offices. In 1999, The Dimmit County Commissioners Court hired Frank Architects, Inc. to prepare a master plan for the restoration of the courthouse. This Master Plan for the Restoration of the Dimmit County Courthouse includes a full evaluation of the existing conditions of the courthouse and outlines a plan for the future restoration of the courthouse utilizing the Secretary of the Interior’s Standards for Rehabilitation. The plan underscores the needs of the facility brought about by age, neglect and previous lack of funding. It addresses the gap between today’s expanding technology and current county services. The county intends to relocate its financial services to a proposed annex. The Dimmit County Master Plan also identifies the county’s serious need for document storage, especially the protection of valuable historic archives. Lastly, the county proposes to restore the district courtroom, occupying one half of the second floor, to its original beauty.

    Numerous community volunteers steadfastly donated their time, energy and spirit to this Master Plan. They have given their assistance to our county government, and all pledge their commitment to preserving the most significant historical building in our county. You are invited to review the proposed plan.

Statement of Goals and Purpose

    The purpose of the Dimmit County Master Plan is three-pronged. First, to identify those areas that need immediate attention, especially life safety issues; second, structure a comprehensive and workable restoration plan; and third, formulate a master maintenance plan to ensure that our courthouse will thrive for future generations. Storage space for records is also a vital part of this master plan. Current storage has physically consumed most of the available office floors, creating a severe shortage of workspace. Three county offices have been identified for relocation to an annex: the Tax Assessor-Collector, the County Treasurer and the County Auditor. Relocation of these offices can be accomplished while still maintaining the integrity of court functions at the courthouse. The establishment of an annex will allow the County Clerk and District Clerk to move into larger offices and provide them with sorely needed floor space for records and archives.

    Immediate priority must be given to courthouse life safety issues. A barricade has been erected at the south entrance of the courthouse to prevent pedestrians from walking beneath the unstable cornice; the need for such a barricade is obvious, and was based on an engineering recommendation. The cornice on the south side is not secure, posing another danger; it will need to be removed and reinstalled to prevent further damage. There is no fire escape for the occupants of the second floor offices; an escape system must be installed for the safety of second floor workers. Also of grave concern is the lack of any fire alarm system for the entire courthouse. A modern fire alarm system is critical to all building occupants. The electrical system is also a high priority issue, needing additional work to come into compliance with current building codes. The lighting in most offices is very poor and should be restructured to provide adequate illumination for office workers. Currently, there are not enough outlets to meet the demands of a modern, computerized office environment, resulting in dangerous overloading of electrical outlets. This potential fire hazard in every office underscores the critical need for a fire escape and fire alarm system for the building. Lastly, the county emergency 911 service is jeopardized daily by these inadequacies in fire protection and electrical systems, affecting the safety and security of the entire county population.

    When all life safety issues have been successfully resolved, we will move forward with exterior preservation. Any required penetrations made through the exterior wall will be properly sealed to prevent further erosion. All windows in the courthouse will need to be removed and repaired. The windows have not been opened for ventilation since the 1950s, when conditioned air was introduced to the courthouse, and they have fallen into a sad state of disrepair. Many windows have extensive termite damage, requiring that they be completely rebuilt. Also, the outer stonework will need careful and proper cleaning, as well as better protection against time and the elements.

    Interior restoration proposals are largely focused on the courthouse ceilings. The District Courtroom’s original ceiling was recently revealed during a maintenance operation, providing a glimpse of past glory; plans call for this ceiling to be restored to its original appearance and dignity. The Commissioner’s Courtroom on the first floor is one of the few offices within the courthouse that does not have a suspended ceiling.

    Landscaping needs include solutions to existing, damaging drainage problems. Proposed plans will address the yard west of the courthouse and sidewalks. The land needs to be graded, and the walks reconstructed so that water runoff no longer pools at the entrance to the courthouse. While this lack of adequate drainage is unsightly and a pedestrian hazard, much more serious are the numerous instances of water entering the basement; these rooms currently serve as storage space for volumes of county records. Once additional space is liberated for more adequate record storage, the problem will be partially solved. Basement rooms that routinely take on rain water are a health hazard and pose potential structural problems. Due to budget restrictions, we no longer have a full-time maintenance position, but we have initiated a rotation system with each of the Commissioners. Our Regulatory Compliance Officer has been trained on the current HVAC system and will be the primary contact for all future maintenance operations.

    A request for funding will be submitted to the Texas Historical Commission for completing the immediate and critical needs of the Dimmit County Courthouse. We recognize that additional monies will be required, and a strong grass-roots effort has already been initiated to establish a restoration fund built on local donations. The county’s current debt load prohibits the passage of a bond to finance these needed repairs.

Methodology

    The design methodology of Frank Architects Inc. is process oriented. All aspects of this master plan evolved from a series of investigations into the nature of the project. Frank Architects, Inc. assembled a team of consultants that have either previously worked on the Dimmit County Courthouse or had successful experiences with similar historic structures. The consultants collaborated at all levels of the process from evaluating the existing conditions of the courthouse to courthouse rehabilitation recommendations.

Phase I - Courthouse Site Analysis/Building Analysis

    The following describes the general process we used to develop both the site analysis feasibility study and the mapping of the existing conditions.

Client-Team and Project Introduction

• Met with the Dimmit County Judge, Dimmit County Commissioners Court, staff and the Dimmit County Historical Commission members and began the project with a presentation introducing team members.
• Discussed the project and established a desired outcome for the Dimmit County Courthouse and Courthouse Square.
• Reviewed the existing conditions of the courthouse and historic information. • Reviewed previous architectural and engineering studies.

Site/Building Investigation

• Comprehensively documented existing conditions, phase one environmental findings, and historical research.
• Undertook structural, mechanical, electrical, plumbing, and civil engineering investigations.
• Mapped out and diagrammatically represented all vital information.

Data Gathering Workshops

• Compiled information regarding relevant history, current courthouse assessment, and future needs.
• Interviewed Dimmit County Judge, staff and administrators, and elected officials.

Community Participation Workshop

• Held discussions with the Dimmit County Historical Commission members concerning the Dimmit County Courthouse and surrounding buildings.

Consolidation and Analysis of the Data

• Continued to gather information.
• Developed a courthouse program for current and future needs.
• Summarized the information and prepared a report of the findings.

Phase II – Courthouse Rehabilitation Recommendations

Develop Alternatives

• Explored different possibilities and alternative approaches to courthouse master plan.
• Prepared alternative solutions for committee review.
• Reviewed solutions for compatibility with the Secretary of the Interior’s Standards for Rehabilitation.
• Reviewed impact of engineering findings on alternate solutions.
• Chose final recommendations for inclusion in the master plan.

Schematic Design

• Schematic design drawings prepared based on the rehabilitation recommendations.
• Prepared an initial document set of rehabilitation recommendations for review by Dimmit County Judge, Dimmit County Commissioners Court, staff, and members of the Dimmit County Historical Commission.

Prepare for final review with consultants

• Final revisions are made after reviewing the master plan with consultants.
• Reviewed design and programmatic changes.
• Reviewed all building systems with consultants.
• Reviewed all plans and interiors.
• Discussed minor final changes.
• Reviewed renovation costs.

Final review and approval by Dimmit County Judge, Commissioners, staff and the Dimmit County Historical Commission.

• Presented final design to Dimmit County Commissioners Court for their review.

Identification of Master Plan Participants

[Master Plan] Introduction [Development] [Timeline] [Existing Conditions] [Recommendations] [Bibliography]