[Master Plan] [Introduction] [Development] [Timeline] [Existing Conditions] Recommendations [Bibliography]
| Master Plan For | |||
| The Restoration Of | |||
| The Dimmit County Courthouse | |||
The Dimmit County Courthouse should be restored to its period of significance (1884-1950) which encompasses the major addition it received in 1926 by Henry T. Phelps. It is not advisable to restore the building to its nineteenth century configuration, as the Phelps design is an essential design component of the overall history of the building. No additions or alterations were made to the building during the historic period between 1926 and 1950 other than general maintenance and repairs. The only major alterations made to the building since 1950 include the installation of terrazzo floors, the replacement of all exterior doors with modern glass and aluminum entries, and the installation of an elevator for compliance with the Americans with Disabilities Act. All other work on the building was related only to its general maintenance over the years and is fully described in Section Two in the “Timeline for the Dimmit County Courthouse.” It is not advisable to replace the terrazzo flooring installed in 1960 due to the expense and destructive nature of such work. Flooring is generally not considered a character-defining element of a building’s design unless it is of an ornamental character. The original concrete floors would not be so considered. The modern glass and aluminum doors, however, should be replaced with facsimilies of the original wooden doors as the doorways are considered an important design element of the exterior.
An extensive, on-site inspection of the building identifying the major deficiencies in the current state of the Dimmit County Courthouse included:
These deficiencies are more fully described in the following sections and within the plans and elevations for the courthouse. It is essential for Dimmit County to address these concerns as soon as possible to prevent possible loss of life and irreparable damage to the courthouse building. As it is probably not economically feasible for Dimmit County to undertake a full restoration of the building in the near future, we propose a phased approach to its restoration that will address the most critical needs first.
The following rehabilitation recommendations were made in accordance with The Secretary of the Interior’s "Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings”. It can not be overemphasized how important it is to utilize these standards in the restoration or rehabilitation of any historic building. Dimmit County should take great care in ensuring that any future work on the building is in compliance with the "Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings”.
Storm and runoff water at the Dimmit County Courthouse lawn sheet flows in a general northeast direction except for two small sidewalk areas were the water seems to pond and puddle; one area is in the proximity of the flag pole at the front (west) entrance, and another is approximately 15 feet north of the north entrance door. The average slope on the existing land is approximately 2%. It is recommended that in the two problem areas, the sidewalks should be removed. The land around these areas should be re-graded to assure that storm water continues its northeasterly flow. Once it is properly graded, there should be new sidewalks in place of the demolished sidewalks. There are also existing sidewalks that are cracked and will require repair work.
Additional research is needed to find the original landscape material of the courthouse. Native plant material will be introduced if reintroduction or landscape restoration of the original plant material is not feasible. Soil conditions must be tested and evaluated for any problems which might hinder the re-establishment of the landscape plan.
Adequate lighting of both the building and the perimeter is needed for both security and to present the building in the best light. Due to the lack of mature trees and other foliage, such lighting will need to be installed either directly on the building or ground-mounted. The Texas Department of Transportation is currently working on a project (begun in 1997) along Fifth Street which includes the installation of new sidewalks and historic lighting standards. In addition, TXDOT is constructing small pedestrian islands which project into the street. This work is scheduled for completion in the fall of 2001. Any additional future work by the county should carefully take into consideration the work being planned by TXDOT, and it should be sympathetic in character.
There is no second means of egress from the second floor of the courthouse which houses the Sheriff’s Department, County Clerk’s office, County Attorney and the District Courtroom. The only practical method for providing this means of egress is through the addition of an exterior metal stair on the rear (east) facade of the courthouse. There is insufficient space on the interior of the courthouse for an enclosed fire stair without violating the space of the District Courtroom on the second floor. As the only other means of egress from the second floor is an open stairway, it is critical to provide a safe means of escape from the second floor. Furthermore, the district courtroom, located at the other end of the building from the existing stairs, is the space most likely to contain the greatest number of people needing to exit the building quickly.
In general, the entire courthouse is lacking the required receptacle outlets. Extension cords have been routed through walls to serve rooms that either do not have outlets or have receptacles that do not function. There are a number of code violations. All electrical systems must be brought up to state codes.
The building presently has no fire alarm system. A manual/automatic fire alarm system is required. The elevator requires smoke detection in hoistway, machine room and lobbies to pass state certification. Again, we cannot determine how this was completed without such requirement. A fire suppression system, such as sprinklers, is an important consideration for the county, but sprinklers must not be implemented in areas containing important and irreplaceable county records.
The structural consultant, WSC Inc., strongly recommends that a top priority of this report should be the protection of the pedestrians while walking near the perimeter of the building. A barricade should be set to prevent pedestrians from walking under the cornice, especially at the south end of the building until the cornice is properly stabilized and restored. If the south entrance must remain open, a structure should be erected similar to that protecting the north entrance. As the cornice is in danger of falling, it should be removed and re-installed as soon as possible.
The building is in sound structural condition with only minor problems. The most critical work required is in the anchoring of the cornice which must be completely removed and re-installed. All portions of the cornice need the existing metal stabilization connectors, tie cramps and anchors replaced with new connectors, as rust on these elements is contributing to the structural failure of the entire cornice. Our structural consultant for this master plan, Lawrence Calvetti, PE, of WSC, Inc., was the structural consultant who previously worked on the cornice re-attachment in 1999 (approximately 35 feet of cornice on the east elevation). It is our recommendation to remove, repair and re-attach all of the remaining cornice in the same manner as the 1999 work.
In addition, the base of one of the concrete columns in the basement is in need of repair. Some cracks were found which could be easily repaired.
The limestone (ashlar blocks) of the courthouse appear to be in generally good condition. There is some minor discoloration of the block and deterioration of the joints in the vicinity of the downspouts at the east wall, and deterioration of portions of the west wall (main courthouse entrance) at the lower base courses. Minimal stone restoration should be executed in the above mentioned areas. Roof drainage should be redirected from washing down the exterior facade. This will reduce stone, mortar and window deterioration. In addition, all stone should be cleaned using a non-ionic detergent. Only minor tuckpointing at the cornice is required.
The existing mortar (tan color) is deteriorating in some areas. There is considerable mortar damage around the courthouses cornice. Deteriorated mortar should be removed by hand (by hand raking the joints) and the existing mortar should be duplicated in strength, composition, color and texture and all affected areas repointed. Repair the cornice and repoint.
There are three sets of exterior doors located on the north, south and west (main entry) facades of the courthouse. The original wood doors were replaced by the present aluminum doors during the 1960’s renovation. It is recommended the aluminum doors be removed and the original wood doors replicated from historic photographs (see historic photographs on page 46). Properly seal all the penetrations through the exterior walls.
There are five different historic window types (see page 47 for window assessment). Both the metal and wood windows must be protected and restored. Windows should be restored to their original condition by removing all the windows and frames. All damaged lintels should also be repaired. Window glazing should be carefully protected. Only broken glass should be replaced. Properly seal all the penetrations through the exterior walls.
There are a number of windows with sagging lintels and cracks. These should be repaired if possible and replaced through replication to match the original lintels if necessary.
The stone cornice is in very good condition except for its anchoring system. Once the structuring of the cornice is repaired, the cast stone will need to be cleaned in some area using a non-ionic detergent. Only minor tuckpointing at the cornice is required.
The following recommendations were provided by HMG and Associates, Inc., mechanical, electrical and plumbing consultants.
We recommend that the air handler serving the first floor be relocated to be floor mounted to allow the main entry to be "cleaned up". We also recommend that all air devices be replaced and return air ductwork/transfer ducts be installed to route return air back to the first floor unit in accordance with the code requirements.
HMG recommends replacing all receptacle outlets with grounding type devices with grounding conductors pulled in the branch circuits. The new distribution panels shall have ground bars for terminating the ground conductors separately from the grounded (neutral) conductors. We further recommend the installation of conduit in the wall cavity where ever possible to access the existing rooms, providing additional receptacle outlets. Isolated ground circuits should be provided for computer terminals and Transient Voltage Surge Suppression (TVSS) should be installed to protect the data and radio equipment.
There should be a thorough lighting survey conducted prior to the design of a new lighting plan. There should be added emergency lighting at the Electric Service Distribution in the basement. The vending area on the first floor lacks lighting. Apparently, T-12 fluorescent lamps are used in 4' and 8' lengths. The lighting system is in need of replacement. Some areas have wrap-around fluorescent fixtures (some with lenses, some without), some pendant mounted and some surface mounted. The main corridor on the first floor utilizes strip surface fluorescent fixtures. The basement does not have any lighting; this is the location of the Service Distribution Equipment. The main courtroom has both the original school house incandescent pendant globes and strip fluorescent fixtures. Most areas are lacking in illuminated light levels.
There are two telephone services. One feeds to the 911 dispatch area, and one to the storage room on the first floor center of building on south side of the main corridor. The first level storage room phone switch serves the courthouse and receives power from an extension cord tied-in to the light, all of which is controlled by a wall switch. These systems are inadequate for the current and future needs of the courthouse.
There is an existing acoustical tile ceiling in the district courtroom. It is recommended that the existing suspended ceiling tile be removed to reveal the original ceiling, and to restore the original plaster ceiling, crown and ceiling moulding. This will dramatically enhance the historic character of the courtroom. HVAC units can be reconfigured on the roof and new diffusers installed in the ceiling.
There is surface cracking due to building settlement and water stains due to water entering into the courthouse (see architectural assessment for exact locations). There should not be any interior plaster restoration work started until the courthouse is properly waterproofed. Plaster restoration should include plaster and paint testing/sampling prior to restoration work.
There are water stains throughout the courthouse (see architectural assessment for exact locations) caused by leaking pipes or water entering the building. There should not be any interior plaster restoration work started until the courthouse is properly waterproofed. Plaster restoration should include plaster and paint testing/sampling prior to restoration work.
There are a number of suspended 2’ x 4’ acoustical tiled ceilings located throughout the courthouse (see architectural assessment for exact locations). The primary area is the corridor on the first floor. The acoustical ceiling should be replaced with a new suspended plaster ceiling to match the original plaster ceiling. Access panels (for HVAC systems) should be installed at regular intervals (located on the office side of the corridor).
The first floor of the courthouse is primarily composed of terrazzo and concrete. These floors should be cleaned. The second floor is made primarily of concrete flooring. The courtroom flooring, however, is a finished, stained concrete floor with a colored border and field (brown and mustard yellow stain). This floor should be cleaned and restored to its original luster.
The courthouse should be tested throughout for lead-based paint. There should be a careful paint analysis to determine the original colors. Damaged and deteriorated paint should be removed to the next sound layer using the gentlest method possible, then repainted with a compatible paint.
The millwork throughout the courthouse is very simple and is confined to doors, window trim and base mouldings with no ornamented surfaces. Primarily constructed of oak, all of the millwork is in good condition, but it should be cleaned and protected. The district courtroom features wood shutters that will require cleaning and protection. It will be necessary to reinstall the shutters upon completion of the work.
The existing stair is a purely functional stairway constructed of poured concrete with no other architectural elements. The first run and stair landing are finished in terrazzo which should be cleaned. The second run is finished only with concrete. The stair only received a railing in 1997. This pipe railing, although not historic, is an important safety feature and should be retained. An ornamental or wooden stair railing should not be substituted.
The existing historic vault areas retain their original metal doors and hardware which should be retained. In addition, the original vault door to the County Clerk’s room was recently discovered in the basement of another county building and is in good condition. This door should be replaced in its original location.
Very little of the courthouse furniture from the 1880s survives. The commissioners courtroom, however, does contain a bookcase reportedly from the original nineteenth century construction phase. This Eastlakian bookcase is in good condition and simply needs cleaning and polishing. The furniture within the district courtroom, including visitors’ pews, is original from the 1926 phase of construction. It is also in good condition and needs only to be cleaned and protected.
Unfortunately, the courthouse suffers from a number of deficiencies in its allocation of space. All of the county departments and governmental entities have outgrown their allocated spaces. There is a serious lack of adequate archive/storage space and a number of life/safety code violations. The present and future needs of the Dimmit County Courthouse will run more efficiently with the introduction of a new County Courthouse Annex. This will allow all of the courthouse departments and governmental entities to increase in size, as well as reducing the number of parking spaces around the courthouse currently being used by county employees.
Current courthouse departments to be relocated to a new Courthouse Annex Building:
Courthouse Departments and Offices to remain in the courthouse:
First Floor (see rehabilitation drawings)
- County Judge Office/County Judge Secretary’s Office
- Commissioners Court
- Office of the Justice of the Peace
- County Clerk’s Office
- Department of Public Safety Office
- New Courtroom
- Restrooms
Second Floor (see rehabilitation drawings)
- Main Courtroom
- Judge’s Chambers and Law Library
- Jury Room
- District Clerk Office
- County Attorney
- Sheriff’s Office
- Restrooms
County Records/Archives
The current archival documents and record storage for the Dimmit County Courthouse are located in various rooms in the courthouse (east/west basement, storage room, vault). These archives and records must be reorganized in an orderly manner with provisions for additional storage off the courthouse premises. County records and archives will be relocated to another county building located at 303 South 5th Street (two blocks south of the County Courthouse).
Hazardous materials
Masonry conservation
Mortar analysis
Paint analysis
Lead paint analysis
Asbestos testing
Courthouse building
Site inspection of grounds
Mortar analysis
Core/compression strength testing
Geotechnical core sampling, adjacent to and under interior slab
Provide analysis for type, quantity and strength of soil.
Test and balance existing HVAC equipment
Short circuit analysis of the existing electrical gear
| Dimmit County Courthouse Preliminary Cost Estimates |
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Due to the high cost of a total restoration of the Dimmit County Courthouse, it will be necessary for the county to implement a phased approach to the overall restoration of the building. The restoration of the Dimmit County Courthouse is broken into four distinct phases which address the highest priorities in Phases One and Two. It is strongly recommended that Dimmit County adhere to this schedule. It is critical that the life safety issues be addressed as soon as possible. A budget is provided for each of the four phases.
Address life safety issues including securing the cornice, upgrading of electrical hazards, and providing adequate egress from the building. In addition, this phase would include work to prevent any further damage to the structure, including the most essential site improvements and the proper weatherization of the building.
Exterior restoration of the building including the cleaning of outer stonework and treatment for termite infestation.
Interior restoration of the building including: a complete restoration of the District Courtroom; lowering ceiling at main entrance foyer; lowering of ceilings where feasible; reassignment of rooms for more efficient work areas; and adequate illumination for work areas.
Landscaping of grounds, installation of lighting, and sidewalk repairs.
The primary issue to be immediately addressed is life safety. A barricade has been erected at the south entrance of the courthouse to prevent pedestrians from walking under the unstable cornice, based on an engineering recommendation. The cornice on the south side is not secure and will need to be removed and re-installed to prevent further damage. A fire escape needs to be installed for the occupants of the second floor offices, and a fire alarm system needs to be installed for the entire courthouse. Currently there are not enough outlets to meet the demands of modern technology, which results in overloading electrical outlets, causing potential fire hazards in every office. In addition, improvements to drainage on the west side of the building should be addressed to prevent additional damage to the building. The west side of the courthouse yard should be graded and the sidewalks need to be reconstructed so that water runoff does not pool at the entrance to the courthouse. This lack of adequate drainage has already caused problems in the basements, where records are stored.
Once the life safety issues have been resolved, it will be necessary to restore the exterior of the building. All penetrations through the exterior wall should be properly sealed to prevent further erosion and damage to the structure. All the windows in the courthouse need to be removed and repaired. Since the 1950s when the air conditioning was installed, the windows have not been used for ventilation and have fallen into a state of disrepair. Many of them have extensive termite damage and will have to be completely restored. The outer stonework needs to be cleaned and protected against the elements.
Following the exterior restoration, the focus of the preservation of the courthouse should be the interior spaces. The District Courtroom’s original ceiling was recently revealed during a maintenance operation and plans call for the ceiling to be restored to its original appearance. The Commissioners Courtroom on the first floor is one of the few offices within the courthouse that does not have a suspended ceiling and all ceilings should be returned to this height whenever feasible. The lighting in most of the offices is poor and should be restructured to provide adequate illumination for office workers. Storage space for records has consumed much of the current office space and has created a shortage of workspace. By moving the three financial services offices to an annex, the county clerk and district clerk will move to larger offices, and provide them additional storage for records. Mechanical and plumbing upgrades should be conducted at this time.
Finally, site improvements and landscaping of the courthouse should be addressed. This would include proper illumination of the building and the courthouse grounds. Additional research will be necessary to identify historic plantings and all sidewalks should be examined and replaced where necessary.
Phase One should commence as soon as possible. We highly recommend that Dimmit County apply for funding from the Courthouse Preservation Fund for both Phases One and Two which would allow the county to completely stabilize the building within two to three years. If such funding is denied the county, it is imperative that Dimmit County find an alternative method for funding at least Phase One due to the life safety issues involved. We strongly recommend that Phase One commence before the end of the year 2000.
Phase Three, focusing on the interior, could be broken down into smaller phases to allow the county to undertake the work using local funds. This will, however, cost more money in the long run due to the everincreasing cost of construction and the necessary additional professional fees to develop construction documents. Phase Three will, however, greatly enhance the efficienty of county government by providing for adequate working space for county departments. The site improvements recommended for Phase Four should not be neglected. The Dimmit County Commissioners Court should consider a proposed timeline for the future completion of Phases Three and Four during their next budget workshops.
A request for funding will be submitted to the Texas Historical Commission for funding from the Courthouse Preservation Trust Fund to complete the work most crucial to the future preservation of the building (Phases One and Two). The Dimmit County Commissioners Court is committed to providing any necessary match for such a grant. Additional funding will be necessary for subsequent phases, and a grass-roots effort has been initiated to start a fund with local donations. Dimmit County personnel includes a Grants Officer who will continue to seek for additional assistance. The county is unable, at this time, to incur any bond indebtedness due to a lack of tax revenue in Dimmit County.
| Phase I Dimmit County Courthouse Preliminary Cost Estimates Life Safety |
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| Phase II Dimmit County Courthouse Preliminary Cost Estimates Exterior Restoration |
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| Phase III Dimmit County Courthouse Preliminary Cost Estimates Interior Renovation |
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| Phase IV Dimmit County Courthouse Preliminary Cost Estimates Site Improvements |
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Upon completion of all restoration projects the following maintenance plan will be in effect:
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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.
[Master Plan] [Introduction] [Development] [Timeline] [Existing Conditions] Recommendations [Bibliography]