PRESERVATION BENEFITS EVEN THE SMALL TOWN
Presented as Partial
Fulfillment of the Reouirements
for AE 6860:
Legal and Economic Aspects of
Architectural Preservatiorn
4,^'
Prepared for:
Professors Hunt and Reeves
d,"
4,.
March 14, 1979
Written By:
Doyle R. Harper
Preservation Benefits Even the Small Town
A new awareness of preservation activities is just
beginning to blossom across the United States as many small
towns and cities look for ways to revitalize their c-entral
business distPicts and stabilize their economies. This
study identifies one such small town and uses it to illustrate
how Preservation can be used to benefit everyone involved..
The town selected for this study is Panora,, a small,,
rural agricultural oriented community of about 1200 residents
in central Iowa. Panora, like so many of its counterparts
in the Midwest, is a quiet, sleepy little town with tree-lined
streets and simple frame houses. Its conservative outlook
makes it unaware of its historical background or the necessity
to reserve any of that background.
In the early 1850"s, Panora became incorporated as a
town. Around the town square and sprinkled throughout the
community were the tin shop-hardware store, livery stables,,
general store, hotel, city government offices, saloons,
harness shop, grist mill, county jail, cabinet maker-undertaker,
doctor, lumber and brick yards and apothecary. By the end
of the decade the County Courthouse wap located and built in
the center of the town sovare.
As the population moved West, pressure arose to relocate
the County Seat to a more centralized location within the,
county. Two towns were particularly rivalistic in the
ownership of the county records--Panora and Guthrie Center..
2
After several midnight raids moving the county records between
the two towns, a popular vote of the people settled the
dispute. In 1873,. the County Seat was officially moved
seven miles west to Guthrie Center. At this time, to appease
the citizens of Panora they were given the County School.
Iowa"s General Assembly, in 1870, had passed legislation
to establish county wide educational systems across the
state. The first attempt to comply with this law was realized
when the Guthrie County High School opened on November 1,.
1876. Using the 1864 courthouse, the first classes were
quite small and studied only the basics of reading, writing
and arithmetic. Immediately, however,,enrollment mushroomed
and there was much demand for an expanded curriculum.
In 1877, with the completion of a large two story brick,
Victorian school, complete with tower, Panora began a new
era. Students came from thirty and forty miles around
to study at the school admired around the state. Often, so
many students came from so far away that they arrived by
train or stagecoach and hired.a horse drawn taxi to transport-
them to the town square. Transportation of the day as it
was, many students roomed in boarding houses, returning
home on weekends or at the end of each term.
All of the students' needs were accommodated by the
city merchants. They provided adequate supplies of appropriate
youth appearal and the students could purchase their books and
school supplies at the General Store.
Quickly the school's quality became widely acknowledged..
Many of the students went on to the large universities all
3
across the nation to become doctors, lawyers or pharmacist..,
By 1894, with a large enrollment and the demand for an expand-
ed curriculum in the sciences and domestics, the school
had outgrown its building. In 1897, George E. Hallet,
architect, was commissioned to design a new school facility.
The following year construction began on a beautiful
two story over basement building. 'The design was a brick
interpertation of Richardsonian Romanesque, including:
four corner towers, a triple arched entrance porch,. rounded
arched side entrances, a hipped roof, rectangular, rounded
and segmental arched windows, and a one story rusticated
effect. With completion of a second impressive school
structure, Panora soon forgot its loss of the County Seat.
Now life in this busy little town centered around its
educational system.
As time passed the school became the social center of the
community. The city square seemed always busy with movement-.
Whether it be a box picnic, square dance, ice cream social,.
band concert, or spelling bee, the town's residents and
students were equally involved and everyone thoroughly
enjoyed the activity.. The many businesses, now firmly
consolidated in storefront shops near the square profitted
from the constant presence of people in need of consumer
goods. Professional men also found their niche. Lawyers,,
dentist and doctors occupied the second floor space of
many of the commercial buildings. Although small in size,,
Panora had become a business and educational center.
4
During the 1930"s, many neighboring towns established
their own city high schools. In this new age few students
wanted to travel daily to a distant school., During this
time of declining enrollment new needs necessitated demolition
of the aging 1877 building, With heln from a Federal
Government WPA project,. the building was dismantled brick
by brick and the materials reused,in construction of'a
badly needed new gymnasium, built adjacent to the 1898
building.
In the '40's, it was decided to change the name from the
Guthrie County High School to the Panora High School to better
identify the make-up of its students. As the town's high
school site, the city square continued to be the focus of
the social life of the community.
A 1962 state mandate calling for the consolidation of
smaller school systems, once again changed the name of the-
school. In that year the two towns of Panora, and Linden,.
located eight miles to the southeast, united their small
schools and became the Panora-Linden Community School
District. Although the historic building plan had been
modified in the late 1950's and early 1960's, and the
exterior was altered by replacing the slate roof with
asphalt shingles and removal of the four corner towers,
the building continued in use much as it had been designed.
The sixties issued in a new era for Panora. The latter
part of the decade saw the development of a large, private
lake development north and west of the city limits. As
Lake Panorama developed, Panora felt a building and economic
boom. In only five years the population increased by
thirty-three percent. Homes to accommodate construction workers
and the new labor force sprung up at the city's edges,.
and new business opened to meet the demand for consumer goods.
As the city grew, its active business center became
decentralized. The increased need for professional services
brought about an increase in demand for office space..
Real estate, insurance and legal concerns expanded into
the storefront shops, squeezing out the retail businesses.
The doctor's offices were relocated near the edge of town to
be in proximity with the new 106 room nursing home/care center..
The bank built a new building further away from its former,
corner location on the city square,. Residents living on the
town's edge soon found nothing to draw them to the town center..
Instead they shopped in nearby towns where all their
consumer needs could be met in one location.
The final blow to Panora's city square as a social
center came in 1974, when the school itself vacated its
historic location for a new site at the city's edge.. After
98 years of continued service, Panora's tbwn square was no
longer in use.
Once the old school was finally vacated, a public out-cry
arose to save the historic building. Immediately the site
received National Register status and after much debate thee
city gave in reluctantly and bought the building. Now
that it had acquired the building, the city decided it was
a "hot patato" that they did not wish to hold on to. The
nitl had no use for the building itself, so they sought
someone elso to maintain it. As an effort to protect the
building the County Historical Commission accepted a 99 year
lease on the building for use as a historical museum.. They
became responsible for insuring the building and for its
upkeep. The gumnasium building was disposed of by granting
ownership rights to the local-American Legion Post for use,
as a Veterans Mermorial Auditorium.
This solution has been only partially successful.
The Historical Commission has been.unable to fully develop its
museum. They lack the mdney to proceed with much needed
maintenance procedures to stabilize the exterior of the
building. They have leased out several of the basement
rooms to the local senior citizens' Congregate Meal Program,
but the building remains under used. The Veterans Board
has been fairly successful in its administration of the
gymnasium, however, it could be made more accessible to the,
public.
In recent years, new pressures from professional concerns
and an economic recession has brought the central business
district and the town square to a deplorable stater.. The-
future for Panora looks good, but can the town center be,
saved?
Yes, Panora's center can be revived. It will take
much fore thought and effort by both government and business,
but the town's center can be saved.
The future of Panora looks very good. With the recent
settlement on the bankruptcy of the lake developer, Mid-Iowa
7
Lakes Corperationr, faith has been restored in the future of
Lake Panorama. As the lake .grows,. so will the city of Panora.
Late last fall,, the Central Iowa Power Co-operative
('CIPCO) announced plhns to consturct a large coal generating
electric plant just southeast of town. The construction of
the plant will require a labor force of over 600 and once
complete, the plant will employ, full time, a crew of 150
individuals. With these recent developments, Panora is on the
doorstep of eminent boom and prosperity.
If the city is to meet the new demands put on it in
the future, it must address its present problems face-to-face.
The city must develop a comprehensive plan outlining the
direction it plans to take during the next years. This
plan should include provisions for controlling city expansion,
restricting it to designated areas so that expenses for
extensive new utility and city services may be controlled.
The city should also initiate a program to encourage housing
construction so that all needs can be met without over building.
With the projected increase in population in mind,,
many physical and social conditions of the town must be
analyzed. Are the Parks and recreational facilities ample
enough to meet the new demands? If not, in what areas are
they lacking, and how can they be improved? Will the new
water system now under construction be able to handle the
increased load? How about the sewer system? Can the present
telephone and electrical systems expand quickly enough without
overloading present capacities? These and many other
qunstions must be answered by the, comprehensive plan..
Perhaps the most complex problem the city of Panora
must graDole with is its city square/city center deterioration.
Drastic steps must be taken immediately if this area is to
continue as a viable part of the community. It is here
that preservation may have its greatest influence. Through
a planned restoration of the central business district
capitalizing on all its assets and reaourses, this problem
could be successfully eliminated. By centralizing professional
offices in the now under utilized historic school and by
return the storefront shops to retail concerns, the town
square once again could become the social center of Panora.
Early consultation with a trained preservation planner
would guaranty inclusion of a preservation program in the
city's comprehensive plan.
A well rrenared preservation plan could initiate
preservation action through a number of phases. Phase I could
be the adartive use of the old Guthrie County High School
as professional office space. Phase II would include the
restoration of the 19th century storefront buildings,
returning them for use by retail concerns. Phase III would
include the re-paving of Main Street, replacing the aging,.
below grade infrastructure, and installation of new sidewalks,
curbing and landscape, With the installation of new street
lighting and the planting of trees along Main Street and on
the town square, and with the development of new expanded
parking areas, the fourth phase would complete the preservation
plan.
9
Many of the citizens, upon first hearing this proposal,
will dismiss it as being unrealistic without giving it much
thought. Many will feel that nothing like this could work
in Panora.
A preservation plan such as this could work success-
fully in Panora. Many cities with similar problems have
found solutions through restoration and adaptive use.
The reservation option becomes quite attractive when one
considers the factors of time and economics of the other
alternatives. If Panora would dedicate itself to such a
program, it too could reap the benefits and set an example
for other to follow.
The last three phases of this proposal really are
uncomplicated and easy for the city to successfully implement
once the comnrehenxive plan is adopted. Although, Phase I,,
the adaptive use of the school, is more complicated, it
too can be successful if a simple development process is
followed.
The first'step in the adaptive use development process
is project initiation.; In this case the city as owner would
initiate the project. Since the existing structure and
location offer unusual oprurtunities and constraints,,
the early assistance of a development team will be helpful.
This team of architect, engineer, real estate economist,
contractor, and attorney is essential in estimating the cost
of the rehabilitation, but also, in evaluating the project.
The building should he inspected by the architect, engineer,
10
and if possible the proposed contractor. With a preliminary
understanding of the building and its condition, and a working
knowledge of zoning, building and fire code regulations,,
the extent and scone of the recycling project can be evaluated.
Project feasability is the.second step of the preservation
process. After the initial overview of the project's
potential.a more detailed evaluation is needed. This should
include a thorough study of marketland economic support for-1
the project, locational characteristics, structural
considerations, and architectural and historical aspects.
The architectural potential of the structure is a fundamental
consideration in successful recycling.
Once the project's feasibility has'been established,
planning and financing can proceed toward implementation.
During this portion of the process, schematic designs and
detailed feasibility analysis are undertaken to ascertain
whether the development objectives are suitable or will
need to be redefined and evaluated.
The schematic design for such a project involves
synthesizing all of the physical, locational, market,
architectural and historical considerations into design
alternatives. These design alternatives must then be tested
in terms of the financial criteria of the sponsor, irrthis
case the city of Panora.
The financial package and development plan- must reflect
the economic goals of the sponsor. Once these goals are
determined,, financial backing and assistance may be sought.
Preservation and adaptive use projects often have
found lenders unwilling to participate in projects because
the lender often lacks knowledge and experience with these
projects. However, today as preservation becomes more
popular, this is not a real problems' With some preplanning
and fore sight, many fincncing options -are .available for the
sponsor.
The final step of the preservation process involves
implementation of the project. This stage includes the
actual physical rehabilitation, property management,and
marketing. Effective construction management and on-the-spot
decision making reduce the chances for project cost overruns.
The unusual nature of adaptive use projects indicate that
the assistance of an experienced architect and contractor
can be invaluable in controlling costs.
Overall property management is most important from the
initial development through completion and on to the'
future. Once completed, the project still needs close
management. This would involve marketing the project and
overseeing the physical operation of the building.
Although the laymen may accept the principle of such a
project, mrny will doubt its application in a small town.
They think such a town like Panora just can not finance
such a massive project.
Panora can support this project. As a city it has
everything going in its favor. First of all, the city already
owns the building and site. Therefore, these usually large,
acquisition expenses are omitted. Even though the Historical
Commission holds a 99 year lease on the building, they
could probably be encouraged to relocate into another structure,,
more suitable for their needs. This would be especially
true if they realized the building would be saved, restored,
and put to a Productive use. Presently there are two histor-
ical buildings that are, or will be in the near future,
available for possible use as a museum. These are the Burchfield/
Youtz property and the Hotel Panora; either of them being
more suitable for the museum purpose than the present building,.
Since the city now owns the site, it would be best
for it to maintain ownership so that it has control of its
use and development. Therefore, the city would be the initiator
and sponsor of the adaptive use project. As full developer
and owner the city would have the total burden of project
financing and when complete, the project would remain tax
exempt. This arrangement would not benefit the city nor
the lease holders financially, Ergo, another plan is needed
that will allow financial benefits to both the city and the
tenants of the building.
The business condominium development concept provides the
best of both. This arrangement differs from traditional
real estate ownership in that a single property is
divided into several physical,portions, usually apartments
or office spaces, with each unit owned by a different owner.
The owners pay real estate taxes and all other cost and
expenses associated with their property. They also must pay,
however, a monthly charge for the management and maintenance
of the common areas of the property such as hallways and
the lawn.
The advantage of this arrangement for the city, is that
it is able to get out from under the responsibilities of
owning and continuing to manage and maintain the property.
These functions are usually turned over to professional
managers. Also, the city would only be burdened with a
small percentage of the Droject costs as the total costs
would be distributed among the various owners, The city,,
as developer, would only need to finish common areas. Thee
office spaces could be sold unfinished.to allow the new
tenant to finish it to meet his needs within guidelines-'.
set by the city. The city also stands to benefit financially
from two new sourses. Not only will the city experience
equity build-up as the property -alues increase,, but for
the first time in history, it will benefit from the property
being on the tax roles.
Advantages for the business concerns include: long-term
control and -ossesion of peropery-, equity build-up as property
values increase shared expense for common facilities, tax
breaks providing incentive for rehabilitation of properties
on the National Register., and prestige of location.
The city's financial burden as developer using the
business condominium approach has been substantially lessen-ed..
Its remaining expenses can, for the most part, be financed
through other means besides additional taxes. HUD's 701
Comprehensive Planning Assistance Grant provides up to two-thirds
of the costs of developing the comprehensive plan. Historic,
Preservation Grants-in-Aid sponsored by the Department of
Interior, provide matching funds for properties on the
National Register. Many cities have taken advantage of
Community Development Block Grants and Federal Revenue Sharing
Funds to supplement other sources of funds for preservation.
Panora could benefit from such sources. Recently only one
request w-,s made for the city's portion of revenue sharing
funds. This would be an excellanht source of funds to finance
city's reservation projects.
In addition to those mentioned above, there are many
other Federal and State funding programs that should be
investigated. Do not, forget the local lending institutions.
Often the project benefits' then! indirectly, and they
will be interested it it for that reason alone. Many times
a project can be geared to take advantage of a number of
funding programs.
Financing for city and private irrrrroverrents in the
central business district can also come from a number of
sourses including Revenue Sharing. The repaving of Main
Street could be financed in conjunction with the Iowa
Department of Trandportation and highway improvement funds.
Low interest federal loans could provide financing for local
businessmen through several different programs. Support from
local organizations and foundations could be solicited. Many
will be willing to back projects that improve the local
community.
A relative new preservation tool is tax increment
financing. Through state enabling legislation, property taxes
above a designated amount in a particular district are set
15
aside for funding special needs of that designated area. This
concept would provide a continuing source of funds for Main
Street improvements.
Any preservation action initiated'by the city should
be reinforced and supplemented by other preservation tools
such as zoning, design easements, and historic districting.
For successful Preservation action, all legal and financial
avenues must be investigated. By implementing those that
best suit the individual project into the preservation
planning Process, and by continued evaluation of the project
development, even small cities can benefit from preserving
their historical heritage.
In Panora, the development of a professional office
building through adaptive use of the old Guthrie County
High School will help free retail space in the central business
district. This, in conjunction with re-toration of that
district will recreate the historic social center of the-
town. At such a crucial time, this benefits the city by
increased property values and it will allow the city to
meet the future demands put unon it as a result of successful
planning.
As Otten wrote in 1976: "'Progress doesn't always
have to be something new. Progress is taking the best
advantage of the assets you have. Preservation is Progress."
If all towns and cities would acknowledge their historical
assets and use them as suggested in this example of what
could be done in Panora, Iowa, each of our cities would
have its own identity and character and each would be more
16
enjoyable. This outcome of preservation action would
benefit us all.
Bibliography
Alexander, Laurence A. (ed.). Financing Downtown Action:
A Practical Guide to Private and Public Funding Sources..
New York: Doentown Research and Develorment Center, 1975.
Clurman, David (ed.), The Business Condominium. New York:
John Wiley and Sons, 1973.
Liebman, Eric. "Winning Federal Grants, 115 l 3, Vol. 2,.
No. 4. October, 1977.
Massachusetts Denartrent of Coommunity Affairs. Built to
Last. Washington D.C.: Preservation Press, 1977..
National Trust for Historic Frpservation. A Guide to
Federal Programs: Programs and Activities Related to
Historic Preservation. Washingon: The Preservation
Press, 1974. Supplement, 1976.
National Trust for Historic Preservation. Economic Benefits
of Preserving Old Buildings. Washington D.C.: The
Preservation Press, 1976.
National Trust for Historic Preservation. "Sources of
Project Implementation Funds," 1973.
O'Mara, W. Paul, (ed.). Adantive Use. Washington D.C.:
The Urban Land Institute, 1978.
"Public Funds for Historic Preservation," Information: from
the National Trust for Historic Preservation. 1977.
Rath, Fredrick L. (ed.). Historic Preservation: A
Bibliography. Nashville: The American Association for
Statp and Local History, 1975,.
Smith, Halbert C. (and others) Real Estate and Urban
Development. Horrewood, Illinois; Richard D. Irwin, Inc.,
1977.
Soderberg, Lisa. "HCRS Historic Preservation Fund Grants:
Potential Source for Local,and Statewide Revolving
Funds," 11593 (Supplement), Vol. 3, No. 3, October, 1978.
Stella, Frank (ed.). Business and Preservation. New York:
Inform Inc., 1978..'
U. S. Department of Housing and Urban Development. Programs
of HUD. Document No. HUD-214-4-PA(2). Washington:
Government Printing Office, June, 1978.
18
U. S. Department of Interior. Planning Branch, National
Register of Historic Places. "Sources of Preservation
Funding." Washington: September, 1977.
U. S. Department of Interior. Office of Archeology and Historic
Preservation. Tax Incentives for Rehabilitating Historic
Buildings. 1978.
U. S. Office of Managerent and Budget.
Domestic Assistance. Washington:
Printing Office, 1977.
Catalog of Federal
Government
19
Appendix
* a..
1979 Photograph of Old Guthrie County High School
The future of Panora will
be the topic of a community
meeting at the city clerk's
office Tuesday, March 13 at
7 p.m.
The meeting was called
by city manager Ken Kirk
who sees a need for the city
to examine itself in prepar-
ation for future demands.
Kirk noted CIPCO and
Iowa Electric are on sched-
ule fQr the construc-
tion of a coal-fired generat-
ing plant southeast of Pan-
ora and company spokes-
men have discussed with
Kirk the effect on the city of
the construction and perm-
anent work force.
At present, Kirk noted,
no one can predict how
many temporary or perma-
nent residents will come to
Panora. However, from
Panora's close proximity, a
consulting engineering firm
for the power company is
predicting a large increase
in the demand for: law
enforcement, bars, restaur-
ants, motels, trailer parks,
apartments, gasoline sta-
. tions, hardware and utility
stores, single family hous-
ing, and recreation facili-
ties.
It is estimated 600 con-
struction and 150 perma-
nent employees will be
working at the plant. Iowa
Electric will be preparing a
booklet for its employees
telling about each of- the
communities in the area,
the availability of housing,
recreation facilities, stores,
community activities, chur-
ches and community out-
look.
For these reasons, Kirk
says, it is appropriate that
Panora begin to look at
itself and decide What type
of image it wants to present
possible new residents and
consumers. Questions
which need to be asked are:
Do we want to grow? What
are our fears for the future?
What are the needs of our
community? What are our
dreams of what the com-
munity could be?
The Iowa State Extension
Service has been contacted
about helping the commun-
ity sort through where it
stands and where it wants
to go. Kirk says they have
agreed to help Panora and
in their checking with other
state and federal agencies
have found some interest in
helping Panora because of
its special situation. Kirk
noted energy production is
a top federal priority an"tt
is what Panora is beii
affected by.
Timely article on Panora's Future
Guthrie County Vedette
Vol. 114, No. 10
March 8, 1979
The City With a
1Big Future?
I
22
Legal Contrasts Currently Binding on Old School Property:
IOWA STATE BAR ASSOCIATION FOR THE LEGAL EFFECT OF THE USE
Official Form No. 21.2 Trr..M..k leg.ltered. State of low.. 19671. OF THIS FORM. CONSULT YOUR LAWYER
l)etermino for yourself any anplicaoWflf o6( ..U mm
of Fuentes v. Shevin (U.S. Supreme iou pt Reports
32 L.Ed.2d 5560) upon the clause in numbered
paragraph 10.
CAVEAT: Seller should determine the impact, if any, of Federal Regula-
STA,,tions as to Consumer Credit Cost Disclosure upon this particular transaction.
REAL ESTATE CONTRACT (SHORT FORM)
2t 3i rtgreeb between Panora-Linden Community School District
of Dallas and Guthrie County, Iowa, Sellers, and, City of Panora, Town
of Guthrie County, Iowa, Buyers:
That Sellers hereby agree to sell and Buyers hereby agree to buy the real estate situated in CGuthrie
County, Iowa, described as:
Block "T", Original Town of Panora, Iowa, except steel school bus barn which
has been sold separately to be removed by Sept. 1, 1974. Seller reserves the
Victory Bell 1 "--- -.' --- --II and the items listed in Exhibit 2
attached hereto.
together with all easements and servient estates appurtenant thereto, upon the following terms:
I. TOTAL PURCHASE PRICE for said property is the sum of
Twenty-seven Thousand Two Hundred Forty-seven and no/100 Dollars ($27.247.00 )
of which Five Thousand Four nHndredar Nmin.ty-fnfmi and an/l'nn -
Dollars ($ 5.494.80 ) has. been paid herewith, receipt of which is hereby acknowledged by Sellers; and Buyers
agree to pay the balance to Sellers at residence of Sellers, or as directed by Sellers, as follows:
The balance will be paid in cash on delivery of deed, together with abstract of title
showing title to be good and merchantable and free and clear of all liens and
encumbrances and delivery of possession.
2. INTEREST. Buyers agree to pay interest from upon the unpaid balances, at
the rate of per cent per annum, payable annually.
3. TAXES. Sellers agree to pay 'of the regular taxes assessed for the year 19 against
said property, payable in the year 19 __ and any unpaid taxes thereon payable in prior years and any and all
special assessments for improvements which have been installed at the date of this contract; and Buyers agree to pay,
before they become delinquent, all other current and subsequent taxes and assessments against said premises. Any
proration of taxes shall be based upon the taxes for the year currently payable unless the parties state
otherwise.
4. POSSESSION. Sellers agree to give Buyers possession of said premises on or before Sept. 1
1974.
5. INSURANCE. Sellers agree to carry existing insurance until date of possession and Buyers agree to accept the
insurance recovery instead of replacing or repairing buildings or improvements. Thereafter until final settlement, Buyers
agree to keep the improvements upon said premises insured against loss by fire, tornado and extended coverage for a sum
not less than $ Existing or the balance owing under this contract, whichever is less, with insurance payable to
Sellers and Buyers as their interests may appear, and to deliver policies therefore to Sellers. ',
6. ABSTRACT. Sellers agree to forthwith deliver to Buyers for their examination abstract of title to said prem-
ises continued to the date of this contract showing merchantable title in accordance with Iowa Title Standards, After
examination by Buyers the abstract shall be held by Sellers until delivery of deed. Sellers agree to pay for an ad-
ditional abstracting which may be required by acts, omissions, death or incompetency of Sellers, or either of them,
occurring before delivery of deed.
7. FIXTURES. All light fixtures, electric service cable and apparaturs, shades, rods, blinds, venetian blinds, awn-
ings, storm and screen doors and windows, attached linoleum, attached carpeting, water heater, water softener, out-
side TV tower and antenna, attached fencing and gates, pump jacks, trees, shrubs and flowers and any other attached
fixtures are a part of the real estate and are included in this sale except
8. CARE OF PROPERTY. Buyers shall not Injure, destroy or remove the Improvemenfs or fixtures or make any
material alterations thereof without the written consent of Sellers, until final payment is made.
* 9. DEED. Upon payment of all sums owing by Buyers to Sellers by virtue of this contract, Sellers agree to con-
temporaneously execute and deliver to Buyers a warranty deed upon the form approved by The Iowa State Bar Asso-
ciation and which shall, be subject to:
(a) Liens and encumbrances suffered or permitted by Buyers, and taxes and assessments payable by Buyers.
(b) Applicable zoning regulations and easements of record for public utilities and established roads and high-
ways.
(c)
10. FORFEITURE AND FORECLOSURE. If Buyers fail to perform this agreement in any respect, time being
made the essence of this agreement, then Sellers may forfeit this contract as provided by Chapter 656 of the Iowa Code
and all payments made and improvements made on said premises shall be forfeited; or Sellers may declare the full
balance owing due and payable and proceed by suit at law or in equity to foreclose this contract, in which event
Buyers agree to pay costs and attorney fees and any other expense incurred by Sellers.
II. JOINT TENANCY IN PROCEEDS AND IN SECURITY RIGHT IN REAL ESTATE. If, and only if, the Sellers, Immediately preceding this sale, hold the
title to the above described property in joint tenancy, this sale shall not constitute a destruction of that joint tenancy. In that case, all rights of the Sellers in
this contract, in the proceeds thereof, and in any continuing or recaptured rights of Sellers in said real estate, shall be and continue in Sellers as joint tenants
with full rights of survivorship and not as tenants in common. Buyers, in the event of the deafh of one of such joint tenants, agree to pay any balance of the
proceeds of this contract to the surviving Seller and to accept deed executed solely by such survivor; but with due regard for the last sentence of paragraph 6,
above.
12. "SELLERS." Spouse, if not a titleholder Immediately preceding this sale, shall be presumed to have executed this Instrument only for the purpose of
relinquishing all rights of dower, homestead and distributive share and/or in compliance with section 561.13 Code of Iowa; and the use of the word "Sellers" in
the printed portion of this contract, without more, shall not rebut such presumption, nor in any way enlarge or extend the previous interest of such spouse in laid
property, or in the sale proceeds, nor bind such spouse except as aforesaid, to the terms and provisions of this contract.
13. (Here add further terms or provisions)
Words and phrases herein shall be construed as singular or plural end as masculine, feminine or neuter gender according to the context
Dated this day of January 1 74 .
CITY OF PANORA PANORA-LINDE;N COMMUNITY SCHOOL DISTRICT
Z/. ? T ,- tA- A
- Ralti E. Herman .Mayor BUYERS "*'*:::', President
Carol J-." Schlieman, Clerk Seetary
SELLERS
SBuyers' Address, :.';i .'.": ::. Sellers' Address
STATE OF IOWA, COUNTY, ss:
On this day of' ' A. D. 19 ';, before me, the undersigned, a Notary
Public in and for the State of Iowa, personally appeared
to me known to be the identical persons named in and who executed the foregoing instrument, and acknowledged
that they executed the same as their voluntary act and deed
--. -. ""' --'=--= : -.- : ... Notary Public in and for the State of Iowa.
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Ara, Room
Scioenco -Roma-1
pinzg Room II
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uidanoce Office -
Central Hall -
Boys Luckar Rooam
aGrls Locker Rooa -
Nh noi iRoom *
.UIC-Llbrary 22
Iirn;ing Lab -26
MIath RoeM 27
High School Site- Exol sson List
Flume Hood
Preparation Table-w/ aini
Wal: Cabinets
:Lab Tables
32' Chalk Board
XKey-Call
Forrmica Corunta
S E3.oectric Raceway
St1'l Thermometer
: Mogany Boot CaIses
Map rails
Mahoganr Book Case
Drapes and bracketas
Electric Racay
Garbage Disposal
S'Wamning Oven
S Stove
Fire ictingihuber
Wal.1 & Book Lockera
Trop17 Case
Mwsic Ci.b Cabinet &
1 Office ~ock
'lefctric cooler
.1 bulletin board (cork)
1 nir.yor
1 sofa
I exhauabs fan
shelves
3 mirrors
s.hldving
Built in Calniiat
Mirror
Cargo d.k & h1l- e;'1
ShMl-.vng in v.pp.r all
1 Illabina bcard
1 Audio access plug
1 Fire Einuaoiher
3 MagfLzi'n racsvt '
Drapes & Tra'.vi Ro<'s
Eloctlric RacEiay
Drapes & Travis Zro2
Bull~tik Board
Ch1al~board
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Fathibit IS
It arS.
Aroa Ro2
Room 24
1 built in Magaios Bookl Cas~
Blackout shade & bractba
Teacher Offica-20
Boam 21
Home Ec 13
GQM
Electric raceway
Files
Electric raceway
1 built-in cabinet
1 thermomet1er
Drapes
Mirror
Electric racewl
Green chalkboard
Wall mats
Peg Board
Scordboa rd
Back Board & Bractiou
Sound Equimptent
Stage Screen & BraclTwo
-hardwood. doors
Lofcirooma -
(Ya.nder stapg)
Heating Unit
Shlulving
Horror
Shelving
Cabinet
Cabinets
Sholvring
Bo:fler Room -
Sto'r Roo~m -
Ball clotc
Cork Bulletin Board
Electric RIacwayr
Cabin:ct Unit
IM-l bo.3n-
Padlock Board
Drapos
Fire kiti; si
Penil s.eharpo~.ra
Screen & Bracktcs
Door Qloaors & Panic Bear
Shcdea
Soap Dinpoenwra
- NOTICE OF PROPOSAL TO LEASE REALTY
Notice is hereby given that a public hearing on a proposal
to lease realty by the City of Panora, Iowa, will be held by the City
Council at the gymnasium on Block "T", Panora, Iowa, December 30, 1974,
at 8:00 o'clock P.M.
Notice is hereby given that a 99 year lease to commence
December 1, 1974,.between the City of Panora, Iowa and the Guthrie County
Conservation .Board for the former Guthrie County High School building
located on Block "T" in the Original town of Panora, Iowa, including
rights of access thereto has been negotiated and the Council on said
public hearing will make a final determination on the question of approval
of the proposed lease. ,
Notice is hereby given that at the above hearing on December 30,
1974, a proposal for an agreement for the use of the gymnasium by the
American Legion Post of Panora, Iowa, will come on for hearing and a final
determination on said proposal and the terms and conditions thereof.will
be made by the Council.
By order of the City Council.
City Cl.a..
CITY OF PANORA
G UTHRIE COUNTY,. IOWA,:
RESOLUTION
December, 16, 1974
The City Council of Panora, Iowa, met December 16, 1974, at the
City Hall at 8:00 P.M. The meeting was.called to order,by Ralph Herman,
Mayor, who presided, and;Carol J. Schlieman, City Clerk, acted as Secretary
of the meeting with all members of the Council; Harold McCurdy, Roy Bilbrey,
Dwayne Pittman, Don McCurdy and David Gentry, present, except Roy. Bilbrey
and Dwayne PitOan.
A lease of the high school' building on Block "T" of Panora, Iowa,
'except gymnasium and hall connecting said building and gymnasium, to the
Guthrie County Conservation Board for 9, years commencing December 1, 1974
was considered, a copy of the lease Bxhibit "A" being attached hereto.
After due consideration it was, moved by Rarold McCurdy
and seconded by: Da vid ....Gentry.. that the following
Resolution be adopted:
RESOLVED that a public hearing on the proposal to lease the high
school building to the Guthrie County Conservation Board be held by the City
Council in the gymnasium on Block "T, Panora, Iowa, December 30, 1974, at
8:00 P.H.
BB IT FURTH1 R RESOLVED that notice of .the hearing be published in
the Guthria County Vedette, Panora, Iowa, not less than 10 days before the
date of the hearing.
The Mayor put the question and all'members of the Council voting
Aye,' theiMayor declared the Resolution duly adopted.
A resolution in regard to the gymnasium was moved by Harold,
McCordy and seconded by _Donald McCurdy as follows:
RESOLVED that on December 30, 1974, at 8:00 P.M. in the gymnasium
on Block "T", Panora, Iowa, a public hearing will be held on a proposal for
-2-
an agr atent for the use of the gymnasium by the Aerican Legion Post
of Panora, Zow4,e and on the terms and condait io of such agrelsaa t.
The Mayor .put the qusation. ad all members of the Council voting
Aye, the Mayor declared the Resolution duly adopted.
Ralph Ermasin, Mayor
AMTEST:
Carol1J. lii
)~~~~hS
-' &tL1lkt~1 ~~A
TOWN 'LEASE Tiuran-
THIIS AGREEMENT, Made this ...--.. .......--. ..-day of ......... .a O be........................, 10 7
by and bewcn CITY OF PANORA6 ".. .
of the County of ...........i-th.ri. ..................State of .-L.. wa--............----.... party of the first part
an ........cou ..................... .......... . ......
of tile Comity of ---........ th .-................... State of ....... Ia -: .......... party of tihe second part,
W1ITNESSETII: That the party, of the first part hereby leases to the party of the second part the following dloscrllmd
premises in Guthrle County, State of Iowa, to-wit: n
ricse on back o uf lea Ste (Oescription of property and other terms of
for tile term of --- .......... i.L'.l.Q.-eA -.--..--..--..---... ......---...- .... ----- rom and af4er the -.. .--
day of .-----.. CORop--------- 1194---.., in consideration of the foregoing covenant .and agreements made by the
party of the second past to be by him kept and performed.
1. To pay the party of the first part at ..............-- .......--- ..----...... P.o ..owa, for the use of sail
premises, cash rent of .J .anLd.LOJ.. .. m....... ..-................-- ----OLLARS
per I, C each n in advance, on the -....-15 ..... day of --....JaaUar.yy_-4-975 --r...------- ---------
and of each t iOalf thereafter, during the continuance of this lease gthlx gigZ fl4l)tXzAJ~;ZtpaH l2W2929 XLPRet
* trw arknW^zkiftleftl-z '
2. To use said promises for a ...l..t .IL 1Y. r-.aTi.. -m.4 and for no other purpose.
3x^^z kXtxfxLx'Kz iff ^' s ezLzPtzhf 'x^^k9tik y.
4. Not to sell or assign this lease or underlet said premises or any portion thereof without tUe written consent of the
party of the first part.
S 5. Not to permit or allow the same to be damaged or depreciated in value by any act o0' negligence of his or his em-
ployces in any manner whatever.
6. To use proper care and diligence in taking care of the same.
7. At the expiration of this lease, to surrender the posessesslon of said premises to thd party of the first part without fur-
ther notice to quit, and in as good repair as the same are now or may hereafter be placed, unavoidable wear or damage
caused by fire without the fault of the party of the second part excepted.
i. To pay.for water used on-,said premises, and keep the water turned off and and protected so as to prevent freezing and
bursting pipes, and to keep the faucets so as to prevent waste or flooding of said premises by water from water pipes in
said room or building, and to be responsible to the party of the first part for all damages done or permitted to said room
or building., by neglecting so to do, and then to repair all damages to said pipes caused by neglect to care for them as above
provided, and also to be responsible for any damages or Injury occasioned by such neglect to the property of any tenant of
said party of the first part in said building, and the said firstparty Is not to be responsible for any los, damage or Injury occas-
loned by the neglect or failure of any tenant or lessee of any portion of said building In relation to the water pipes or fau-
cets in the rooms or under the care of said other tenant.
9. To not allow ashes, rubbish, manure, tin cans or trash of any kind to accumulate on said premises, IX'3AXXAN
)XX(kX M gMXQCXKXX)0XQ and to promptly remove the same therefrom; and not allow anything to be tl.rown into the waste
pipes icading from sinks or water closets to the sower which will. clog any of them, and to repair any damage done to the
minme, and not to throw rulbilsh tin cans or refuse from the kitchen In the privy vault, and not to drive nalls into
the walls nor otherwise Injure or deface the same and to replace all broken glass, and to repair all damages done to any
part of said leased premises and to leave the same In clean and presentable condition upon the removal therefrom and to
comply with the ordinances of said city relative to the sanitary condition of said premises.and the removal of snow and other
ol.'Iructiona from tl>e ldewalks.
I". To givc the party of (le first part, In addition to the clin given by law, a lin upon all property heing kept, used or sil-
itlcetd iillpon said leasrd premises. whether such property Is exempt from execution or not, for the rent to be paid by thrills
Irase, and for any damnies sustained for any breach thereof, said lein to continue for six months after the expiration of tle
term if the rent Is not so paid.
11. That any failure on the part of the party of the second- part to comply with ,any of the terms or conditions of this
leas.c shall make the whl*ole amount of the rent for said term due, and the party of the first part may proceed to collect the
flnmo, or at the election of the party of the first part, and sufdh failure shall work a forfeiture of this lease, and all thil
rights of the party of the second part thereunder and the palty of the second part upon notice of such election, shall, w.lthin
three days thereafter, quit said premises without'further notice to quit and the party of the first part may recover the pox-
session thereof by action for forcible detainer.
12. The party of the second part further agrees that upon a failure to comply with any of the covenants and conditions of
(Ills lease, and suit should be brought for damages on account thereof, or to recover possession of said premises, to further
pay to tile party of the first part reasonable costs and expenses incurred in prosecuting said suit, or suits. including attor-
ney's fees, which said costs, expenses and attorney's fee shall be a lein on the property and effects of the party of the sec-
ond part, kept and being. used or situated on said premises, as fully and to the same extent as the rent is a lein thereon as
ahove provided and agreed to.
13. W kz':d>a X aXEXiZlx2ZQ(ZtxaIMaiW1X)luxtEZiX OCZ OZ MaxaxiZMoZxUNx
XaxKsawra x x-xtoo .' f oraMxsixZxtMreitaCz
11 .XGB ax2>0XAnZkXi3K al4ZD
tEtO, HUDXttiXZlet 2902k r IE eEIZG Ka)(Z GEX 99BCu$KEttWWC2Wa4;ZX^r90)
15. That in the event, of said premises being used for any business, or for storing or keeping thereon, any article,-sub-
stance or other material whatsoever denominated hazardous,- or extra hazardous, or which may increase the risk or rate of
Insurance, the party of the second part shall pay all damages, expense or loss sustained by the party of the first part by
reason thereof.
In Witness Whereof, The parties hereto have subscribed their names the day first above mentioned.
GIJTHR COUNTY CONSERVATION BOARD CITY OF PANORA
.. .................... MW.
6 l4 tAha l maA
Secretary
/ /P`
..... . ..... . ... . ... ... .. . . .
ate of Iowa. Guthrle County, ss.
On this ------ day of --------- --
State of ------ -*,.-. persOnally appeared
a Notary Publlo in and for the County f -----S --- person appeared
*------------- --- ----------- ----- --- -- ------ --------
to me known to be the person-,--.. damned Ln and who izacutod the foregoing Instrument, and acknowledged that
---------------- executed the m as ----------- voluntar act and deed.
IN WITNESS WHRB Ol .have'signed my jl',1,, and aPtixed' my Notarial Seal the day and year
last above written., .
*aaaaaa aaaaaaa aaaaaaa aaaaaaa aaaaaaa aaaaaaa. aaa. a aaaaa aaaaa aaaaa--- -- ---- ----------.
', Not Publio in and tor ..-------- County, Iowa
Doscriptionaod Other Termss
The former Guthrie County High School building located on Block "T'":of the Original
Town of Panora, Iowa, including rights of access thereto, the entries'.and rights of.
access thereto being on the east side of t:e building and from the southeast corner.
of-the block. The gymnasium located on said Block "T" is not included.. This leae:
is for a period of 99 years but will terminate sooner if, the building is destroyed
or ceases to exist. if 'ocond Party at any time no longer desires to.retain the
building it. may terminate the lease.
Second party will keep the building insured against loss by fire, wind or other
hazards and will have full responsibility and full control of said buildings and
rights o access thereto. Second party is privileged to make all reasonable
alterations in the building necessary for the uses of the public for which it is
being leased.
The oprtieAagree that the healing, light and other amenities for the gymnasium will
be separated from the building and these items in the future will be separately
maintained for these buildings. The second party shall have permanent access from
the northeast entrance drive to the north breezeway door,.
FOR THI LEGAL EFFECT OF THE USE
OF THIS FORM. CONSULT YOUR LAWYER
STATE OF IOWA, Guthrie .COUNTY, ss:
On this 2 7 day of <"2, A.D. 19 74 before me, the, undersigned, a Notary Public
in and for the State of Iowa, personally appeared Samuel E. Robinson, Chairman, and Clarence A.gs
i icbauo;h, Scr:.cretay, of theo uthrie County Conaervatuon Board, Ralph E. HIe-man, 1iayor,
anl1 Carol J. Schliaiman, Cork. City to me personally known, who, being by me duly sworn, did say
of I'anura, Iowa
that they are the Officers above stated and
respectively, of said corporation executing the within and foregoing instrument to which this is attached, that
(no seal has been procured by the said) -cQrporation; that said instrument was signed (and sealed) on behalf of
(the seal affixed thereto is the seal of said) of said Guthrie County Conservation Boayd and City of Panor
Cv^-^ ZC-^-^Srt^- rr, ,he -,-,1 Ct1tr .''i 0 c,, -^-^, r- 4k'
said corporation by authority of its Board of Directors; and that the said above named officers
and as such officers acknowledged the execution.of said instrument to be the
voluntary act and deed of said corporation, by it and by them voluntarily executed.
'L* John Donahoy ^ // ^^ p^,^ ;, ^ ^/^ ^ ^
OfiA Som BR A C.I John Donahoy o Notary Public in d for the State of Iowa.
IOWA STATE BAR ASSOCIATION
Official Form No. 12 rnwe...rm. *wM,, e w rm, sieen
K-66483 Thli Prantingn lul 17, 174 E(3InfM *U.a on. ss .2. ef In.w
O
lo .1
AGREEMENT
This agreement is entered into this / day of CpJ. -7 _
1976, among the Panora Ministerial Association, the Panora City Council and the
Guthrie County Conservation Commission, setting out the terms and conditions for
the use and control of the Northeast and Southeast rooms on the basement leval
of the Old High School building, now called the Historical Building, located on
Block T, Original Town of Panora, Iowa, as'follows:
L4he Congregate Meals Program will pay for all water and electricity used
in the Historical Building. Any permanent improvements made on said property
will become the property of the City. The kitchen will be operated by the Panora
Ministerial Association.
The Kitchen will be available to other organizations in coordination
with the Veterans Board with the use of the Auditorium, not to regularly disrupt
the Congregate Meals Program, without due consideration of both parties. Any
arrangement for the use of the kitchen by another party, other than the Congregate
Meals Program, shall give at least two weeks notice of such meeting. Users must
leave the kitchen in as good order as they found it.
The Senior Citizens Program may use the Veterans Auditorium at any time
not previously reserved by another;oiganization.
All liabilities for persons) will be the responsibility of the Congregate
Meals Program while in use for said purpose.
The Historical Society may use the Congregate Meals facilities one Sunday
afternoon a month.
Permanent or major maintenance of facilities will be negotiated with the
Guthrie County Conservation Board and the Panora City Council.
There will be an annual lease beginning January 1st of each year and
renewed automatically unless terminated in writing by either party at least thirty
(30) days prior to termination date. Major improvements shall be depreciated over
a period of five years.
PANORA MINISTERIAL ASSOCIATION
By ___
GUTHRIE COUNTY CONSERVATION COMMISSION
By CT OC L
PANORA CITY COUNCIL
By / / //
e Phone 755-2227 Res. Phone 755-2088
Ofhica Phone 755-2227
FIRST CHRI]STIAN CHURCH
Panora, iowa
December 12, 1976
Veteran' s Boa'rd
c/ ., '. t o l'.i (;,'os id. -
mlnora, Iowa 50216
Dear Sirs:
OnDe4ember 9, 1976, a conference was held involving members ofthe
Panora ?hinisteri'al Alliance, the City Council, the Zeeeran's Board, and
the Senior Citizens Council. The subject of the meeting was the
contract held by the Ministerial Alliance for use of the facilities
of Veterans Auditorium for the Congregate Meai Program.
Out of the meeting came a proposal by the Ministeral Alliance that
our present contract be changed, in paragraph two, to delete the
sentence about payment of light and water utility bills in return for
use of the facilities. Instead, the MinisLerial Alliance will propose
to pay a flat rental fee of &75.00 (seventy-five dollars) monthly for
use of the space in Veteran's Auditorium, as a Congregate Meal site.
There was further agreement, that if a review of utility costs at the
end of March indicates that it is needed, a total of up to &1m.O0
could be made available as rent supplement for the calendar year 1977.
This proposal is offered for approval of lthe Veteran's Board, the County
Conservation Commissini, and the City Council of the Town' of Panora.
sincerely,
Robert K. Ordway, Secr- ary
Panora Ministerial Alliance
CITY
PAN ?r4A PANORA, IOWA 50216
(515) 755-2164
December 19,'1978
SPECIAL MEETING OF THE PANORA VETERAN'S.MEMORIAL COMMISSION
Subject: Reconfirmation of the January 13, 1976 Agreement with the Panora, tl
Ministerial Association
Harold McCurdy of the Veteran's Commission chaired the meeting. Upon roll call the
following members were present: : '
Panora Ministerial Assoc. Panora Veteran's Memorial Commission
Rev. Ed Beck H ; : arold McCurdy. '.: ,
.Rev. W.B. Brant ' : Tom McBride
SHarry Hatfield
STerry Love.
Rev. Brant and Harold McCurdy asked for the figures for money spent on utilities
and on money received as rent from the Congregate Meal Program. The report was
as follows: :' :
Utility Expenditures Money Received as Rent
Dec.-Jan. 1977-1978 to Nov. 15, 1978 Same Time Period
$1397.05 $900.00.
Purpose.of the above figures was to show that the rent was not covering utilities.
Rev. Brant received information from Mrs. Jeanie Beatty of NIAC that they would
approve a rent increase from $75.00 per month to $90.00 per month.
Motion by Rev. W.B. Brant that the Original Agreement of January 13, 1976, as
amended by the December 9, 1976 proposal, between the Panora Ministerial Association,
Guthrie County Conservation Commission, and the Panora City Council (representing the
Panora Veteran's Memorial Commission), be confirmed with an increase of rent from
$75.00 per month to $90.00 per month.for the calendar year 1979. Motion was
seconded by Tom McBride and carried unanimously.
Motion by Tom McBride that the member's of the Congregate Meal Program will maintain
the cleanliness of the entrance ramp and the hall adjacent to their area of use. The
Veteran's Commission will be responsible for maintenance and cleanliness of the
existing restrooms. Motion seconded by Rev. W.B. Brant and carried unanimously.
The Veteran's Commission was informed that the Congregate Meal Program has its own
liability insurance coverage. Statement of Comprehensive General Liability
Insurance is on file with the City of Panora.
Motion by Harry Hatfield, seconded by Tom McBride to adjourn. Motion carried
unanimously. Meeting adjourned.
Terry G. Love, Secretary/Treasurer
Panora Veteran's Memorial Comm.
"BIG ENOUGH TO SERVE YOU. SMALL ENOUGH TO KNOW YOU."
RSS
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