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The Menil Collection. Parco della Musica Auditorium. The new Whitney Museum. The Art Institute of Chicago. And, now, Kum & Go Headquarters.
Renzo Piano’s latest client is the family-owned, Des Moines, Iowa-based convenience store chain Kum & Go. His contribution to Des Moines will further move one of the region’s most prominent businesses from a suburban campus choked by cars and cul-de-sacs into a redeveloping district featuring a public library by David Chipperfield and a sculpture park by New York-based architects Mario Gandelsonas and Diana Agrest.
Piano’s design packages all the features that an ever-widening base of clients come to him for. Its strong, terraced horizontal lines hint at the indigenous Prairie Style, lightened with span after span of floor-to-ceiling glass. The five-story building (complete with rooftop garden) is suspended over a glass-walled entrance pavilion via a series of thin steel columns, offering Piano’s best chance in this project for his hallmark structural poetry.
Project manager Danielle Hermann of OPN Architects (the local architects of record) says the plan is intended to have the “building floating over the landscape.” The approximately $100 million project will begin construction late this fall, and is expected to be complete by 2018.
“Lightness, simplicity, and openness are the main concepts expressed in the design,” said Piano in a press release. “The four vast planes flying over the site will emphasize the lightness and the transparency of the building, and will dialogue with the sculpture park nearby.”
A third of the four-acre site will be taken up by Piano’s building, leaving ample room for a landscaped, privately-owned public park space that will serve as an extension to Gandelsonas and Agrest’s Pappajohn Sculpture Park across the street. Piano’s plan is designed to defer to the sculpture garden, while offering cool, shady outdoor space that complement the topography next door.
The Kum & Go building “should serve as a community connector and really fit well in the site—to serve as a natural, artful extension of the Pappajohn Sculpture Park,” said Kum & Go CEO Kyle Krause.
The neighborhood, called Gateway West, is a master-planned area of redevelopment, and a building by a Pritzker Prize–winning architect could be its crown jewel. Beyond Kum & Go and the sculpture park, it hosts the Chipperfield library, several other corporate headquarters, and a raft of new restaurants, several of which have been installed into adaptively reused buildings. Previously an undefined edge-zone abutting the corporate, modernist highrises of downtown, “It’s creating a new place in the city of Des Moines,” said Erin Olson-Douglas, an architect with the city who works on economic development and urban planning.
Krause’s family will own the building, with Kum & Go (who operate 100 LEED-certified gas stations) as a tenant. Krause proffered the vision for moving the company into the city center from the suburban campus they were rapidly outgrowing. Inspired by Zappos CEO Tony Hsieh (who moved his company from the suburban fringe of Las Vegas to its downtown), Krause wanted to harness the same urban energy that comes through chance encounters in active, vibrant places, according to the company’s senior vice president of store development Nikki DePhillips.
The attention Piano has focused on the city is reason to be proud, said Olson-Douglas, but it is also an opportunity to exorcise some fly-over-country anxiety. When Piano was selected, Olson-Douglas wondered, “Are we really good enough for that?” But, with an art museum by Eliel Saarinen, IM Pei, and Richard Meier, and Drake University’s Eliel and Eero Saarinen master plan, “There’s always been a culture of high architecture,” she said. “The decision the Krauses made ups that ante, and reinforces that history.”
[Editors note: The day after AN went to print with the news of the House VI sale we received the following message from the potential purchaser of the house: “Regrettably, due to a family medical situation, I will not be purchasing House VI. My disappointment knows no bounds.” We will continue to follow the sale of House VI. —William Menking]
Peter Eisenman’s 1975 House VI, which was commissioned and lived in by Suzanne and Dick Frank, has been sold to an architect who promises “to preserve and restore the house to its original condition with very minor adjustments.” The house’s new owner, Thomas Schmitt—who worked for I.M. Pei and lives in Richard Meier’s One Grand Army Plaza in Brooklyn—was looking for an iconic architectural work that might also serve as a studio and living space for his daughter, the artist Christina Schmitt. He found the listing for House VI in the real estate section of an online service, and because his daughter’s work is heavily influenced by the integration of math, music, and painting, he thinks it will be perfect for the family.
The Cornwall, Connecticut house has been lovingly maintained and cared for by the Franks, who said they appreciate it for being “half revolutionary and half calmly classic.” Mrs. Frank said she and her husband “will sorely miss its upstart and calming effects as well as the ethereal lighting the forms welcome.”
But they are thrilled that the home’s new owner is an artist who will preserve the structure. The Franks, to their credit, waited to find the right buyer who would care for this important building. Schmitt praised them for being so forthcoming on the history of the design and construction of the house.
A series of residential towers is set to replace some of Miami’s historic hotels. The city has seen a wave of development in the last 10 years, and neighborhoods such as North Beach—once off the radar—have become new urban hot pockets.
Many long-time residents are concerned about the dangers of luxury condo-fication, and Mayor Philip Levine has voiced concerns about preserving Miami’s iconic architecture. “One of the catalysts for change in South Beach in the late 80s and 90s was the recognition of art deco. So we want to preserve the MiMo style as a catalyst for North Beach. We have to be very careful to preserve any and all architecturally significant properties,” he told the Washington Post.
Four new residential projects are giving a glimpse into the challenges and possibilities of mitigating new redevelopment within existing urban fabric, preserving architectural and cultural heritage, and making places in which people of all socio-economic backgrounds can thrive.
Two of the hotel-to-condo projects offer a blend of old Miami and new, ultra-modern building. The L’Atelier Residences will be slotted in behind the historic facade of the Golden Sands Hotel. The historically protected art deco facade and an interior lobby will be retained. Historic preservation required this restoration, but co-developer Meir Srebernik saw it more as an opportunity to “create a dialogue between the old and new construction.”
Similarly, Richard Meier will update the iconic (and ultra-exclusive) Surf Club hotel, converting it to condos. The original 1930 building, a protected Mediterranean villa with a ballroom and bathing cabanas, will be restored with new 12-story residential and hotel towers looming behind it.
The site of the old King Cole Hotel will be home to the Ritz Carlton Residences, a midrise waterfront residential project designed by Milanese architect Piero Lissoni. Because the hotel was repurposed as a hospital before closing permanently, a zoning quirk re-categorized the site as low-density residential to match the abutting sites. Thus, had the developers demolished the building, it would have meant rebuilding at a lower height restriction so they are adapting the existing structure.
Real estate firm Terra Group asked Renzo Piano to redevelop the site of The Biltmore Terrace Hotel, a Morris Lapidus–designed postwar tower that had recently been a Howard Johnson. There was some controversy when plans to refurbish the building into a new hotel were scrapped abruptly after a height variance was given. However, the building was not landmarked, so a complete demolition began several weeks later. The developer opted instead to master plan the site with a 17-story condo tower and a large park space by landscape architects West 8 that aims to let passersby see the beach from Collins Avenue—a complement to Piano’s subtle architecture.
While the contrasts in the projects might tell a story about the importance of historic preservation, they also show a range of strategies for working within physical and legal restrictions to make places that are sensitive to their surroundings and can hopefully be enjoyed by communities while preserving the character of a place. Even if most people cannot afford to live in these ultra-exclusive residences, they still experience them in one way or another, from architectural appreciation to walking dogs in green space.
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On April 9 and 10, the Institute for Public Architecture and Pratt Institute School of Architecture held “An Inventory of What’s Possible,” a symposium organized to discern what can be done to implement Mayor Bill de Blasio’s ambitious plan to build 200,000 affordable housing units in the next ten years. The event consisted of visits to a variety of different public and supportive housing projects from various eras throughout the city, in addition to talks by professors, students, city officials, community activists, and the president of a residents’ association. They discussed new ideas, historic projects, problems, possible solutions, and opportunities that the current affordable housing crisis presents.
On April 9, participants toured housing ranging in time from Strivers Row by James Brown Lord, Bruce Price, and Stanford White (1893) to Via Verde by Dattner Architects and Grimshaw (2012) and in space from Roland Wank’s Grand Street housing in Lower Manhattan to Clarence Stein and Henry Wright’s Sunnyside Gardens in Queens and Twin Parks in the north Bronx. Richard Meier; Prentice, Chan & Olhausen; and Giovanni Pasanella all have buildings at Twin Parks. The tour drove home the point that New York City’s legacy is remarkable for its range, quality, and continuing success. It also showed that there are lessons to be learned—both positive and negative—from what has been built in the past.
After welcomes by Pratt Dean Thomas Hanrahan, and professor and AN editor-in-chief William Menking, panel discussions furthered historical perspectives, provided views of neighborhood activists, and presented new ideas about ways to attack the affordable housing crisis.
Jonathan Kirschenfeld, the founder of the Institute for Public Architecture, who had designed some of the housing visited the day before, noted, “We have 50 years of research on the public realm at Pratt in the institute founded by Ron Shiffman (Pratt Institute Center for Community and Environmental Development, or PICCED) and now directed by Adam Freeman. Housing—and the way we think about the public realm and the interior realm—defines our humanity as a city. New York is the quintessential innovator in thinking about housing in a dense place, willing to take chances and create new types of housing.”
Karen Kubey, who directs the Institute for Public Architecture, mentioned "Total Reset" an Institute Fellows residency program on public and below-market housing that took place last summer, noting that Michael Kimmelman had covered it enthusiastically in “Trading Parking Lots for Affordable Housing,” in The New York Times on September 14.
Later in the day, when Institute Fellows presented the findings from their work, Miriam Peterson, Nathan Rich, and Sagi Golan described the “9 x 18” plan that Kimmelman had praised. They proposed a new parking policy, especially in areas near pubic transportation, an attempt to create streets that promote an active lifestyle.
“There is much more parking on NYCHA sites than on other urban blocks. The idea is to replace parking lots with parking structures that house community facilities,” said Golan.
“A lot of the residents were willing to trade parking space for other amenities.” Another Institute Fellow, Kaja Kuhl, a Columbia GSAPP professor who goes to five neighborhoods every year with the 5 Borough Studio, talked about the importance of starting a conversation with each community. She uses “Postcards from Home” to learn how the residents view “home” and found that they see it as “neighborhood and community,” “privacy,” and even “food.” She said, “We heard that housing should be affordable,” and she showed some of the student projects that were inspired by these conversations. At the Forest Houses in the Bronx, students looked at the schools that surround the NYCHA development as a place to share school facilities like a library, a gymnasium, and computer labs with each other and with NYCHA residents by putting them on the housing authority campus.
Frederick Biehle, a Pratt professor and principal of VIA Architecture, had also considered restoring streets and reshaping the urban fabric in his studio that focused on the Ingersoll and Whitman Houses in Fort Greene, Brooklyn. He suggested “delineating public, semipublic, and private spaces” to counter the “sameness and banality” of the existing buildings. The studio proposed a new two-story base connecting two existing towers with semi-private space for residents and an interior courtyard with new institutional programs—a skating rink, a school, stores. “Each individual building gets to determine its own block. The metastasized scheme doubles the number of units, but the buildings’ lower floors become more porous. Townhouses face the street.” He described a number of possibilities and noted, “It’s amazing that so many successful, doable projects were proposed.”
In a morning session on “Stabilizing Neighborhoods,” the moderator was Daniel Hernandez, the Deputy Commissioner for Neighborhood Strategies at the Department of Housing Preservation and Development and a Pratt professor. He noted the importance of early engagement in identifying issues and then implementing them, since “it’s a moment when there is a lot of cultural change going on in the agencies.”
NYIT Professor Nicholas Bloom described the promise of subsidized coops and said, “The word ownership comes up often in the mayor’s document.” He talked about the success of earlier subsidized coops, such as Village View in Manhattan and the Luna Park Co-op in Coney Island, which encouraged residents to take care of their neighborhoods. He proposed that NYCHA create a subsidiary to build some of these on their land on a nonprofit model, similar to what is done in Singapore. They might be built with FEMA funds in some areas, would “put more eyes on the street,” and might be step-up housing for some NYCHA families. “There has to be a less strident conversation about underused land in NYCHA communities,” he said.
Gabrielle Bendiner-Viani, a principal of Buscada who teaches at the New School for Public Engagement, discussed the Seward Park Urban Renewal Area (SPURA). She described it as “a big mess but one that is interesting.” In 1967, families were driven out but told that they could return when new housing was built. However, not enough was built for many families to return. She emphasized the importance of perpetuity in communities.
Benjamin Dulchin, who is a community organizer, not an architect, represents the Association for Neighborhood and Housing Developmentan, an umbrella organization for 101 community development groups. He is trying to help neighborhoods set agendas and develop policies by studying what has worked and what conditions made success possible. He said that while it is important to build permanently affordable housing, it is also necessary to focus on crime, economic development, and institutions to sustain a community.
Paula Segal, the executive director of 596 Acres, an organization that advocates for community gardens spoke, unsurprisingly, in favor of their preservation and of ownership of land by communities. She is particularly opposed to giving gardens to for-profit developers.
In a discussion period after their talks, Ron Shiffman said, “Displacement and speculation on land has become palpable in every neighborhood of New York. A lot of good planning came from neighborhood-based organizations. Let’s start integrating some of the wealthiest communities.”
Pratt faculty member Meredith TenHoor chaired a panel on Enabling Quality Design. She noted that in the 1970s, when cities were seen as failing, it was often the design of housing that was blamed.
Suzanne Schindler, who teaches at Columbia, discussed another historic example—Twin Parks in the Bronx (1967–75), which participants had visited the day before. She described the interesting variety of buildings, built by a group of 15 churches and synagogues with help from the state and federal governments and designed by well-known architects. The 2,300 apartments ranging from studios to five bedrooms “were created to stabilize the neighborhood but gang warfare happened right there.” She asked, “What can we learn?” and answered, “It all depends, not just on design but on how a project is managed,” showing a single loaded corridor completely blocked, plazas fenced in, she added, “You need to think about design along with management, security, and other factors.”
Pratt professor David Burney commissioned innovative community centers from celebrated, mostly young architects when he was in charge of architecture at NYCHA in the 1990s and then headed the city’s Department of Design and Construction during the Bloomberg Administration. “When I got to NYCHA, I found that there was still some money left for buildings but it was hard to spend. You couldn’t build unless you could provide free land and use the low income tax credit. The Reagan Administration insisted on private developers, and the early attempts had been disastrous,” he said. They found a community garden on West 84th Street and hired Castro-Blanco Piscioneri Architects to build 35 permanently affordable units. With Becker + Becker, they built two- and three-bedroom apartments in a contextual walkup building on 8th Street; at 189 Stanton Street they built supportive housing for families with AIDS designed by James McCullar. “There are ways of doing things that are different. All these projects are completely integrated into their neighborhoods,” he pointed out.
TenHoor then asked the speakers, “How do we get quality? Who defines those standards?” Menking said, “At Sunnyside, the architects were deeply committed to quality and social scientists were part of it.” He also noted the role that philanthropy had played in the past, citing Phipps Houses, The Robin Hood Foundation, and Common Ground. Burney suggested, “Reverse the notion that design costs money, that design is only for the wealthy.” He also said, “As every architect knows, when you get to the end of the project, it’s the landscaping that gets cut.” He noted the importance of “health and the built environment. We are not number one in many things, but we are number one in obesity.” TenHoor mentioned the role of the private sector, noting that Mayor Lindsay advocated it and that it attracted architects of the caliber who designed Twin Parks. Schindler mentioned “long term issues and short term issues. If someone is going to maintain it, they may build it differently.”
Toward the end of the day, the president of the residents association at the five-story walkup First Houses (1936), Brendaliz Santiago, presented the tenants’ point of view. “NYCHA doesn’t communicate with tenants,” she said, “but we want community residents involved in planning.” Since New Years Eve 2014, though, she has been working closely with NYCHA. “With unity there is power.”
Karina Totah, Senior Advisor to the Chair of the New York City Housing Authority, explained, “The mayor gave the chair two directions: Reset your relationship with key stakeholders and create a plan for how you are going to make NYCHA survive.”She said, “Safe, clean, and connected is the goal,” and that engaging residents like Santiago to get resident input is a priority as well as dealing with short term financial problems, rehabilitating, and harnessing the real estate NYCHA already owns, and operating 138,000 units. “We are the largest landlord in New York City,” she added.
The two-day event brought together architects, professors, students, community organizers, residents, and managers of housing projects. The conversation necessary to jumpstart Mayor de Blasio’s ambitious housing plan has begun.