Posts tagged with "Mixed-Use":

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Right on trend, the oldest mall in America is reborn as micro-apartments

Search Twitter for #mallmonday and see a hilariously bleak photo series that profiles different malls, some dead, some impossibly sad, each week. Why are these depressing spaces so popular with architects? By giving new life to these huge, redundant spaces, architects tap into ruinophilia to feed a culturally ingrained desire for dramatic transformation and also temper the excesses of capitalism, maybe. In the Texas capital, Austin Community College annexed semi-vacant Highland Mall for a new campus, while NBBJ is reviving a dead mall in downtown Columbus. In Providence, Rhode Island, Northeast Collaborative Architects (NCA) handily combined dead mall revivification with micro-apartments, for an timely transformation of downtown's Arcade Providence, the oldest shopping mall in the United States. The 1828 Greek Revival–style mall was closed for the last three years. Designed by Russell Warren and James Bucklin, the three-story mall was America's first enclosed shopping arcade. In a $7 million renovation, Providence-based NCA turned the mall, a National Historic Landmark, into a mixed-use development with 17 retail stores on the ground floor and 48 micro-apartments on top. Apartments open out onto a shared walkway, an arrangement that would be penitentiary-chic if not for a skylit atrium. Unlike micro-apartments in New York, where market-rate rents at Carmel Place range from $2,540 to $2,910 per month, rents at Arcade Providence begin at $550 per month for a 225 to 450 square-foot one-bedroom, My Modern Met reports. (Two- and three-bedroom units are also available.) Those units come with a full bathroom, kitchenette, and a built-in bed with storage. Tenants have access to shared laundry, TV room, and game room, as well as bike storage, and parking. Right now, the only catch for prospective tenants is the 4,000 person waiting list.
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Philly’s University City to undergo a ground-up rethink by Ayers Saint Gross, ZGF, and OLIN

In West Philadelphia, a team of developers, planners, and architects are asking one of urbanists' favorite questions: How can a mega-development be made to feel like a neighborhood, and not a bland corporate campus plopped in the middle of the city? Lead developers Wexford Science + Technology and the University City Science Center are spearheading the from-scratch transformation of a former superblock into a sort of mini city within a city. The developers' suggested new name for University City, uCitySquare, is bland, The Philadelphia Inquirer's Inga Saffron contends, though the master plans may not be. Ayers Saint Gross took the lead on the plan, with Jeanne Gang of Studio Gang as a contributor. It appears that the project is riding the same trends that developers used to remake Philly's 12th and Market area into a successful mixed-use district. The uCitySquare master plan would break the 14-acre site into four pieces by restoring 37th and Cuthbert streets, demapped in the urban renewal that transformed the once-dense neighborhood of row houses into growth space for the University of Pennsylvania and Drexel. It suggests moving 37th Street east of its original location, to make traffic and pedestrian flow smoother along the north-south access between Penn and the residential neighborhood of Powelton Village. Stubby Cuthbert Street would be extended east-west, linking Presbyterian Hospital to the Drexel campus. So far, the uses of two of the four parcels have been set. Drexel commissioned Rogers Partners to build an elementary and a middle school. Project start dates are contingent on budget negotiations with the city's school district. The first buildings are sprouting. ZGF Architects' 3675 Market will break ground this spring. The bulky glass cube's main tenant is the Cambridge Innovation Center. The Baltimore-based firm is doing a second building at 37th and Warren with solar panels embedded into the facade. Erdy McHenry will design a mid-rise apartment building with ground-floor retail on Lancaster Avenue that breaks ground this summer. The developers are committed to making common spaces not boring. The University City Science Center says that there will be a supermarket, wide sidewalks, and underground parking to minimize street space devoted to cars. The master plan calls for Philadelphia-based OLIN to design a public park at the center of the site. So far, these are good promises that are tempered by the science center's present foray into urbanism: folding chairs and brick pavers along a pedestrian-only stretch of 37th Street that will connect to uCitySquare is intensely uninviting.
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Architects take cues from industrial landscape painting to transform Raleigh’s Warehouse District

Raleigh, North Carolina's diminutive Warehouse District is getting a big newcomer. Durham, North Carolina–based Duda Paine Architects has released renderings for a 17-story, mixed-use development on the current site of a three story warehouse. With land costs rising in the six-square-block area, Duda Paine decided to scale up. The complex, across the street from the Contemporary Art Museum (CAM), will be more than three times taller than its neighbors. In conversation with The News & Observer, project architect and Duda Paine partner Turan Duda explained that the firm has a "philosophy of placemaking." The design takes cues from Colin Rowe's Collage City and the paintings of Charles Sheeler. The building's variegated massing and sharp planes do somewhat evoke the geometries of the latter. Sheeler applied a pastoral eye to industrial technology; it would be interesting to see how he would have depicted the five-story-tall multimedia wall, mounted on the building's south side, that will advertise CAM events and exhibitions. The tower leans back from the street, so as to not overwhelm its neighbors. The ground level incorporates the warehouse structure, allowing brick-clad street frontage to blend in with neighboring warehouses. Steel beams from parts of the demolished warehouse will be used to cover the vestibule and a 40-by-60-foot pocket park. Ten floors of office space will sit atop a seven-story parking deck. A ninth floor lobby will accommodate a restaurant, with views of the city. On the 13th through 17th floors, a "sky window" will offer views of the city from the southern side of the building.
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ODA brings mallcore to Brooklyn with this stacked mixed-use development

Master box-stacking architecture firm ODA has unveiled its latest addition to the Brooklyn cityscape: an eight story, mixed-used development at 71 White Street in East Williamsburg. The approximately 80,700-square-foot hotel, retail, and semi-public space will rise from the skeleton of an existing one-story, graffiti-adorned 1930s warehouse. Calling 71 White Street a mall would undermine the grittiness it strives so hard to project. Yet, its circulation pattern and its relationship to the street speaks for itself. The complex's stacked and rotated layers recede from, yet tower over, the existing low-slung street wall to create a series of insular private and public spaces. The main entrance, on the corner of McKibben and White streets, is set deep into the lot, drawing visitors though indoor and outdoor corridors to access food, drink, and entertainment. The first two floors are programmed for restaurant and retail space. Ground-floor windows would punctuate the now window-deficient facade, and create visual interest on the street. The top five floors are given over to a 112 room hotel. That hotel will provide de facto amenities: gym, rooftop bar, and pool. In addition, renderings depict multiple, expansive shared terraces that afford views of Manhattan. For those interested in people-watching, the third floor will be an open-air public promenade. To access the third floor space from the main entrance, a set of stairs slopes gently upward and diverges, giving access to the east and west ends of the structure. The circulation pattern will accommodate a range of uses: on the west end, an amphitheater slopes down to the ground floor, while the east end appears to be reserved for more quiet activities, like eating at picnic tables.
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Mark it Six: Zaha Hadid unveils another skyscraper in Australia, this time in Melbourne

Zaha Hadid is designing another skyscraper in Australia. Following designs for a trio of towers in Brisbane and a pair of towers in Gold Coast, the London-based architect has just submitted plans for another tower, this time in Melbourne. Like the Brisbane and Gold Coast towers, the proposed project, a 54-story mixed-use skyscraper, also employs a sculptural, tapered expression, creating more open space at the base. Despite the notion that Melbourne is reaching an oversupply of residential housing units, the tower will comprise 420 apartments, 118,000 square feet of retail space, and 60,000 square feet of commercial office space. “If more residential units are not supplied to meet demand, prices will simply become too expensive,” Zaha Hadid Architects Director Gianluca Racana told Australia’s Financial Review. Other features of the project include a public ground-level plaza as well as a new north-south laneway connecting Collins Street, where the tower will be located, with adjacent Francis Street. Due to recent height and density restrictions for the Central Business District set forth by Minister of Planning Richard Wynne, the development of Hadid’s newest Australian tower was delayed. Plans for the project underwent significant height reduction to comply with the new rules, which have been criticized by developers since they were announced this past September. Even with the alterations to its design, the project’s plot ratio is still beyond the maximum requirement allowed under the new law. The developer is hoping that the project’s proposed contributions to the public realm, including the public plaza and the new thoroughfare, will prove exceptional when plans are sent to the minister for approval.
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TEN Arquitectos tapped to design a new mixed-use luxury development in the Cayman Islands

Mexico City– and New York–based architecture firm TEN Arquitectos has been tapped to design a new mixed-use luxury hotel in the Cayman Islands. The $250 million project’s developer, Beach Bay Land Ltd, announced the selection this week at Art Basel. The project, which will be located in St. James Point, Grand Cayman, will feature a 200-room hotel with more than 90 residential units, high-end retail, restaurants, and, of course, spaces for water sports activities. According to the developer, it will create “a unique experience with service levels unprecedented within the region.” Sensitivity to the existing tropical environment will be an important component of the design scheme. As described by the architect, the mixed-use resort will integrate architecture “in harmony with nature while offering the highest standard of luxury accommodation.” “Providing more integrated environments for living and travel, without their losing connection to nature or sense of place, is key to the success of a project like this,” said Enrique Norten of TEN, in a statement. “We have a unique concept here that will fit harmoniously within the landscape.” The development will “provide everything necessary for St. James Point to compete successfully,” Cayman Tourism Minister Moses Kirkconnell told the Caribbean Journal. Slated to open in Fall 2018, the project represents TEN Arquitecto’s first in the Caribbean. The firm’s latest project, CENTRO, a cross-disciplinary university focused on the creative fields, opened this past October in Mexico City. Another recent TEN project includes the Mercedes House, one of the new luxury rental additions to Manhattan's Midtown West. Enrique Norten, who founded TEN in 1986, was also this year’s recipient of the Richard Neutra Award for Professional Excellence, joining the ranks of renowned architects Samuel Mockbee, Thom Mayne, and Tadao Ando.
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Developers get smart on the eventual redo of D.C.’s Brutalist J. Edgar Hoover Building

A long-standing fortress of state secrecy is under siege. The federal government is selling Washington, D.C.'s J. Edgar Hoover Building to a developer who, citizens hope, will turn the FBI's headquarters into a mixed use development. Designed by Charles F. Murphy and completed in 1975, the 2.8 million square foot Brutalist building is praised and reviled for all the reasons Brutalist buildings are praised and reviled. Despite its historical significance and because of $80 million in deferred maintenance, the building will likely be replaced with development that creates a more pedestrian-friendly streetscape. There are, however, massive bureaucratic hurdles to clear before the property can be developed. First, the congressionally-approved 1974 master plan must be revised s0 the site can be developed as a non-office building. However, the Pennsylvania Avenue Development Corporation, the entity that created the plan, folded in 1996. Its responsibilities are now shared by the National Park Service, the General Services Administration (GSA), and National Capital Planning Commission (NCPC). The three agencies must agree on every step of the plan for it to move forward. When and if these master plan revisions are approved, the agencies can develop design guidelines for the site. The design guidelines must be adopted before developers can bid on the property because of a particular arrangement the federal government requires of this site. The GSA, the federal office responsible for securing land for a new complex, must offload underperforming assets (like the J. Edgar Hoover Building) before acquiring new ones. The developer will take a risk in buying this property because the exchange must occur before what can be built on the property is absolutely final. Finally, the developer's plans will go though the city's design review boards. Developers willing to endure a potentially Kafka-esque wait will be rewarded with prime land on the capital's most prestigious avenue.
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Renderings revealed for KPF’s new Pacific Park condominium tower in Brooklyn

Greenland Forest City Partners is building a new condominium tower at 615 Dean Street at the site of Pacific Park, a 22-acre, 15-building, mixed-use development in Park Slope and Prospect Heights, just south of Brooklyn's Atlantic Avenue. Designed by Kohn Pedersen Fox, 615 Dean Street is a 26-story structure that will hold 245 residential units across almost 313,000 square feet. Stacked modules are fronted by a precast concrete facade, while the windows are irregularly spaced to add visual texture to the exterior. On the ground floor, there will be an additional 4,000 square feet of commercial and retail space.
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Jersey City implementing pioneering 2013 Housing Plan to spur affordability, dense development

In 2016, Jersey City’s population is set to exceed Newark’s. With an influx of newcomers, city officials have pioneered a tax incentive plan that encourages new development while actively combating segregation by income. While these goals usually conflict, officials are confident that the program, Payment In Lieu of Taxes (PILOT), will meet the needs of all stakeholders. Introduced in 2013 by newly elected Mayor Steven M. Fulop, the plan spreads affordable and market rate housing evenly throughout the city by tying development incentives to the relative desirability of given neighborhoods. Though there's been no development under PILOT yet, as of now, new developments can qualify for the program. New Jersey property taxes are one of the nation's highest. Like most tax abatements, the objective of PILOT is to encourage economic activity by easing the developer's tax burden to incentivize denser development. The city partnered with researchers at New York University and Columbia to study the city's housing market intensively at the neighborhood level. According to Ryan Jacobs, Jersey City's Director of Communications, Jersey City operates under the philosophy that "any improvement to [the] land is a good idea." Jacobs critiqued the "tale of two cities" dichotomy that prevails in many discussions around balancing affordability and development. In Jersey City, he states that "that choice is a false choice, it's more communal than that. It's not healthy to have one part of the city that is growing and one part that isn't." PILOT divides the city into four tiers, each with a different tax incentive. Tiers 1 and 2, highly developed areas, receive property tax abatements for a shorter amount of time. Tier 1, for example, has a 10 year property tax abatement, and a mandate that 10 percent of newly constructed units be affordable housing.  Tier 4, by contrast, has a 15 percent affordable housing mandate and a 30 year property tax abatement. The city wants to attract concentrated investment in Tiers 3 and 4. Consequently, these zones have longer tax abatements. Regardless of their designation, there is a mandate in each tier to build affordable housing. Jersey City adopted HUD's standards of affordable housing to encompass individuals making 80 percent of the Area Median Income (AMI) and below. Tax abatements are tailored to individual neighborhoods. A special target is the revitalization of Journal Square, once the commercial heart of the city, and now a neighborhood in need of reinvestment. Currently, downtown and waterfront districts, like the 1980s New Urbanist Port Liberté, attract new residents who can afford median monthly rents greater than $2,000, while inland neighborhoods garner comparatively less investment. According to the 2010 Census, approximately 19,000 Jersey City units (29 percent) rent for greater than $1,500 per month. Port Liberté, with its canal, bike paths, and dense residential clusters, has a median household income of $100,000, compared to the citywide median of $46,813. The city intends to make the affordable housing application process as transparent as possible. Per state law, developers of market rate housing that receive tax abatements must contribute $1,500 per residential unit to the city's affordable housing fund. The fund has received $15 million dollars since 2003. These proposed developments pictured here serve as examples of projects that could be executed under PILOT. The two images at top are of a waterfront development that received an abatement (though not through PILOT). The complex is 80 percent market rate and 20 percent affordable, and  the first mixed income development in that district in 30 years. On Montgomery Street, 116 new affordable units are planned (an additional 10 units will be market rate). The complex is designed by Wallace Roberts and Todd (WRT).
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Plan would surround Poughkeepsie’s long-vacant Hudson River Psychiatric Center with suburban homes, shopping

The long-vacant Hudson River Psychiatric Center in Poughkeepsie, New York, is poised for redevelopment. The 156-acre hospital complex, listed on the National Register of Historic Places (NRHP), was built in 1871 and closed in 2001. Designed by Frederick Clarke Withers, with a landscape architecture plan by Olmsted & Vaux, the site's significance derives primarily from the expressive Gothic Revival architecture organized under the Kirkbride Plan. According the NRHP entry, 11 of the buildings on site have particular historic significance.

The Kirkbride Plan envisioned a system of “moral treatment” of mental illness through design. Conceived by psychiatrist Thomas Story Kirkbride in 1854, the Kirkbride Plan called for architecture that maximized the salubrious effect of sunlight and fresh air. A typical building's program featured staggered patient wards flanking an administrative core. To create a community environment, Kirkbride advocated that fewer than 250 patients live in each structure. Over 40 Kirkbride Plan hospitals and asylums built between 1848 and 1900 in the United States and Canada still stand today, though many were demolished or abandoned as mental health care transitioned to community-based models.

Diversified Realty Advisors and EnviroFinance Group are spearheading the redevelopment project as EFG/DRA Heritage or Hudson Heritage Group. The group purchased the property for $4 million from development firm CPC Resources in November 2013. The proposed $200 million, mixed-use development, Hudson Heritage, calls for a suburban-style, 350,000 square foot shopping center, 750 single and multifamily residences, and an 80 room hotel. Four of the historic buildings on site will be re-purposed (including The Kirkbride, for the hotel), while 55 others will be demolished.

Damaged by fire and vandals, the historic structures need extensive renovation. The plan is to develop the shopping center on the southern portion of the site first, and housing on the northern portion after that. The cost of environmental remediation (particularly for lead and asbestos) may be offset by New York State brownfield tax credits in the northern portion of the site.

There's much work to be done before the project breaks ground. Per state regulations, the Town of Poughkeepsie will complete a comprehensive environmental review of the entire site before giving the go-ahead to the developers. Hudson Heritage Group is still marshaling financing for the project.

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Pritzker Prize winner Eduardo Souto De Moura unveils a brick-and-concrete, mixed-use building in Washington, D.C.

Pritzker Prize–winning architect Eduardo Souto de Moura has unveiled plans for his first building in the United States, a five-story, mixed-use building to be built in Washington, D.C. The Portuguese architect is working with D.C.-based development firm EastBanc on the The site, 2715 Pennsylvania Avenue NW, currently houses a small brick gas station at the intersection of two prominent streets forming an entrance to Georgetown. "This site needed to be done," stated EastBanc president and founder Andrew Lanier. "It’s the entrance of Georgetown. I think it’s one of the most important sites in the city, and it shouldn’t be a gas station.” EastBanc purchased the property for $4 million last March.   Souto de Moura faced a number of obstacles in designing the structure in his classic "neo-Miesian" style, among them the city's 130-foot height restrictions, the lot's tiny footprint, and the intent to preserve Georgetown's historic character. The building ultimately would stand 60 feet tall and include eight 2,000-square-foot residences. Souto de Moura chose red brick to blend with the materials of the historic neighborhood.   The building's blocky form takes on the appearance of shifting, stacked-up red-brick blocks with glass terraces in between, lending a "positive and negative" rhythm to the facade. The deep-set terrace windows allows more privacy for residents. "Their vision for the site has been not to make a big glass box that lights itself up," Eastbanc Vice-President Mary Mottershead said in a recent interview, "but sort of a quiet building." A 70-seat restaurant housed in a delicate glass box set in a landscaped garden slides jauntily beneath the sturdy brick-and-concrete building's ground-level cantilever. According to a local news report, the project must still make its way through the Zoning Commission and the Old Georgetown Board. A groundbreaking date has not been set.
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New York City wants someone to turn a notorious detention center into a dynamic live/work community

The New York City Economic Development Corporation (NYCEDC) is looking for developers eager to turn an abandoned juvenile detention center in the Bronx into the city's "next creative live/work community." The Spofford Juvenile Detention Center has been closed since 2011, and as DNAinfo reported, it had a notorious reputation for "verbally and physically abusive staff members and poor living conditions, which included serving kids food that was infested with roaches and giving them clothes and underwear that had already been used, according to a 2004 report from the Correctional Association of New York." In a press release accompanying its Request for Expressions of Interest for the site, the NYCEDC said, "respondents are encouraged to consider a wide range of residential and non-residential uses for the site, including commercial, cultural, institutional and light manufacturing." The city also wants developers to put an emphasis on bringing "high-quality, career-oriented jobs" to the Hunts Point community. The affordable housing included within the complex would count toward Mayor de Blasio's ambitious plan to build or preserve 200,000 units of affordable housing in a decade. “By encouraging the co-existence of commercial and light industrial activities with mixed-income residential use, we can better leverage our City’s assets to provide opportunities and strengthen communities throughout the five boroughs," said NYCEDC Interim President Kim Vaccari in a statement. Responses to the RFEI are due October 1st.