One of the great challenges of  city-building is city RE-building.  Often, redevelopment is not economically feasible until an existing property has become delapidated and devalued, which is of course bad for the health of the city.

This problem is compounded with larger buildings and developments.  If a high-rise building is owned by hundreds of condominium owners, acquisition for demolition or renovation becomes infinitely more complicated and expensive. 

Thus, the impact of bad urban design, bad architecture, overly complicated ownership structures should give any architect, developer, or planner pause.  We must design with an eye to the long term use, desirability, and adaptability of our work.

For a first hand example, see this week's article on a H.D. Woodson high school which failed thus.  Fortunately, with a single owner, redevelopment will occur sooner rather than later, but the damage to students and the neighborhood has been noteworthy.  http://www.washingtoncitypaper.com/display.php?id=34603

A recent article in Multifamily Trends reflects the predictions I made 11 years ago in my collegiate thesis project: in an era of hyperconnectivity, people increasingly yearn for places to live that will foster a sense of community. Further, success of certain current developments validate the notion that the built environment can play a role in fostering that social community.  Baby-boomers "really want to connect with their neighbors.  They want to find a community that facilitates that," according to Nanette Overly or Epcon Communities.  Living in a place which fosters social community, and has other desirable amenities has become more important than the traditional "more is better" equation.  "The sheer amount of square footage is not as important as the ability to live well while they're there." ⁽¹⁾

Rockford Falls in Wilmington, Delaware, offers access to a walking trail, state park, waterfront, and swimming pool.  Taking their inspiration (and materials) from the historic mill buildings on this and other nearby sites, the buildings create a strong sense of place.  c. 2008 Niles Bolton Associates

In her article, "Living with Style," (Multifamily Trends, 10:6, November/December 2007)  Kim Fernandez explains that communities with "lifestyle amenities" have weathered recent financial storms well.   Other key points from her article:

• The homebuyer's focus was once on "price of the home, the location, the school system and the square footage," says Nanette Overly.  Rather than return-on-investment, boomers now look at "return-on-experience"
• Condo and apartment developers are adding amenities which create opportunities for social interaction, in addition to lifestyle-specific elements.
• Walking paths are the top requested amenities
• Residents want wonderful kitchens -- nicely appointed, not necessarily large

In my thesis, I studied what programmatic functions and built amenities might contribute to creating those "opportunities for social interaction."  Essentially, my conclusion was that the goal should be for residents to "cross paths" as much as possible, and that the amenities should be arranged in a way that encouraged this.  Some of the facilities which might be co-located include:

• Post office, or mailbox room
• Day care facilities or playgrounds
• Business center
• Fitness center
• Library
• Internet access center
• Coffee shops or lounge, from which all passers-by from the other amenities may be viewed
• Outdoor park space

Again, a key factor is to incorporate these in a way where they are NOT private and isolated, but which encourage social interaction and lingering.  Even better if these are public facilities, rather than private mimicry:  a real post office, Kinko, Starbucks, Gold's Gym, and Kindercare integrated to the project.  

In some of our projects at Niles Bolton Associates, we are also including full-fledged bars at which some the apartment manager hosts weekly happy hours.  Often, we include mini-theaters.

A location in an existing urban center saves the developer the cost of crafting these amenities from scratch.

As it becomes more desirable to live in high-density environs, and more necessary, it is increasingly important for architects and developers to focus on the creation of quality social spaces.  They add desirability and safety to a project, and help to compensate for smaller unit sizes.

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Jeremy Fretts is a designer of residential and mixed-use projects at Niles Bolton Associates, Alexandria, VA. 

(1) "Living with Style," Multifamily Trends, 10:6, November/December 2007, pp. 32-35.

In a small wedge of land in northwest Washington D.C, there is an enclave of lots which are not subject to design review.  Herein, architects and homebuilders have been free to pursue their dreams.  It is in this special place, where I found the poster child for bad traditional architecture.

Side-by-side, you can see respectful, proportionate, well-designed modernism, and a ghastly, flat, badly-detailed neo-historicist mistake. 

The modern home, on the left, could be politely inserted in any historic rowhouse neighborhood in the area.  The "traditionally detailed" home on the right would be an eyesore in any context.

A word about the Palladian window (arch) at the top -- arches require support.  This one's hung from above, but the appearance of a primal structural member floating in space is inherently disturbing.  The thin window mullions below cannot possible serve as a structural support.

Further, notice

• the anemic cornice, both flat and thin.
• disproportion between upper and lower windows
• thin window trim
• squatty transom window over the door
• the big blank masonry wall

For excellent training in how to do all these things in way that is not ghastly, check out Marianne Cusato's new book, hot off the press, "Get your house right." 

No, this isn't a promotion for the Container Store, or IKEA.  They provide remedial solutions to consumers stranded in poorly designed homes and apartments.

However, visiting these stores can suggest what designers SHOULD be including in residences.  Too often, architects put random closets in leftover space without consideration of the actual function of the storage space. Here are a few oft overlooked items -- are you sure your design has a place for them?

1) Vacuum cleaner

2) Brooms, mops, buckets

3) Laundry detergent (if the stacked washed and dryer takes up the whole closet...)

4) Ironing board

5) Dirty laundry

6) Christmas decorations

I LOVE new materials!  And the Solar Decathlon, currently on display in Washington, DC, is a great source of innovative materials and systems of construction.

Here are a few I've noted from the various team websites.  

• Extren fiberglass structural members  http://www.strongwell.com/products/pultruded_prod/struc_shapes/index.shtml
• Plexwood for walls, floors, anything really.  Pity it's sourced from Europe.  www.plexwood.com
• Industrial Erector Set from 80/20   www.8020.net
• illumiwall - glowy polycarbonate panels with lighting built in!  http://www.duo-gard.com/illumawall/index.html (also nanogel-filled polycarbonates)
• These vertical bi-fold doors could be used as shutters for weather sensitive locations http://www.bifold.com/
• Many of the schools used hardware (especially sliding door hardware) from Hafele. http://www.hafele.com/us/index.htm  Hafele also has a cool flip-out ironing board.
• BASF Micronal - thermal storage medium in lieu of heavy masonry http://corporate.basf.com/en/stories/wipo/micronal/story.htm?id=V00-HshdyBFBAbcp-Lc (Micronal is incorporated into "smartboard" gypsum panels.)
• "Bone" structure http://www.bonestructure.ca/index2_en.htm
• Vertical gardens (closest thing I could find to the "Green Wall" used by Montreal team.) http://www.verticalgardenpatrickblanc.com/
• Bencore wall panels http://www.octopusproducts.com/products/translucents/Bencore/installs/index.htm, in addition to the myriad awesome products from 3form.
• Kerei Board, made from recycled sorghum.  http://www.octopusproducts.com/products/woods/kirei/samples/index.htm

Shoehorned into the suburban rat maze that is Arlington County, Virginia, is a one-block stretch of urban heaven. As appreciation for urban living has come into vogue, this block is becoming the centerpiece of a more contemporary “lifestyle” center, with new apartments, condos, and public amenities sprouting around it.

The village at Shirlington had a significant head-start on the lifestyle-retail / urban village concept. (insert history here)

Now, the Village has a significant head start, with mature street trees, nearby office tenants, and an established base of restaurants and patrons.

The small scale of the original project is noteworthy – buildings as small as one story create a unified main street. The tree canopy – mature oaks and locusts planted in the boulevard median – help to create the “outdoor room” critical to a sense of urbanity.

The location and user mix is also exceptional. _______ park is adjacent to the development, and offers a glimpse of green space. (Though Country Club Plaza in Kansas City captures a similar glimpse more successfully.) Office buildings surround the retail street, including WETA-TV, a prominent PBS station. At the terminus of the new, second block of development is a dramatic modern public library, and a performing arts center.

While New Urbanists are often fond of large-scale interventions in placemaking, the Village at Shirlington is proof that a small block, done well, can serve as the catalyst for creating a wonderful place. (Of course, it doesn’t hurt to be in the center of an economically vibrant metropolis.)

P.S. - This is also a lesson in patience.  Developers who are selling an "urban environment" should make sure to hold on to a few parcels as an annuity.  When the trees are full-grown, the place will only be worth more.

Plenty of architects would chuckle at this subject, and presume I am speaking of the profession.  But the death of which I write is the death of a religious congregation (or, I suppose, any organization) by the failure of its facility to support its mission.

I have now visited numerous churches in the Washington D.C. area in which the high Georgian architecture, and the ornate built-in woodwork, the brass lamps, and the formal altar do not support the needs of a contemporary congregation.  However, these forms have become so important to many members of the congregation, that they become a stumbling block to change.

While I am a firm believer that an ancientfuture church (see Leonard Sweet) can exist within any building, it is noteworthy that the most vibrant congregations I have know are housed in less classical buildings.  Is this simply a function of when they were built, and the average age of the residents of that neighborhood?  Or, has the building shaped them?  Or, has the building simply stayed out of the way of God's shaping of their ministry?

 It is easy to become sentimental about any building where important moments are shared.   But I would argue that there comes a point where certain buildings are so formal, carrying so much weight of tradition, that they become stifling to life and growth within.

Shortly after moving to Washington, I began considering the idea of a church located at a Metro station.  It is only appropriate that any building which attracts large volumes of people should be located near transit.  In my conception, I also decided that it should incorporate a daycare center, public meeting rooms, and other "mixed use" components.

Today, I discovered that The Church at Clarendon is developing a mixed-use project on their site of 90 years, located across from the Metro.  They have multiplie congregations that meet within their building, and the new facility will include market rate and affordable housing. 

Kudos to Church at Clarendon for realizing the wisdom of maximizing their land, providing for the poor, and retaining the presence of their ministry.  You can see their development plans online at  www.1bc.org

"Rather than sell to a private developer, the church agreed that a non-profit dedicated to building and maintaining affordable housing should purchase the development rights to the site."

Famed architect Le Corbusier suggested modern "towers in the park" as the ideal form of contemporary human habitation.  Since Corbu's time, his idea was tried, and found severely wanting, particularly when used for low income housing. 

In the United States, many of the buildings resulting from Corbusier's vision have been built, and demolished.  Meanwhile, in Washington, D.C., there are what I call "Palaces on the Parkway" that stand the test of time with magnificence. 

In northwest Washington, along Connecticut Ave, magnificent apartment houses pierce the tree-lined skyline.  In today's market, none are affordable housing, but they do offer a level of elegance and civility unknown to apartment dwellers in most places.  Rock Creek Park, the National Zoo, and gilded bridges accessorize the neighborhood.  Cafes abound, as do elegant restaurants. 

Unlike Corbusier's vision, the ground plane here is a multimodal street system, rather than a vast green lawn.  Rather than elevated superhighways, cars must compete with pedestrians, and each enhances the perceived safety of the other. And the "towers" are not skyscrapers, but rather majestic 10-story buildings.

Inspired by a lecture by Andres Duany at CNU XV, May 2007.

Any studied urbanist will tell you that authentic neighborhoods are not tidy.  They are not ordered.  They are not perfect.  Rather, they develop over time, and are filled with oddities that make them unique.

However, in creating "new" urban environments, or when breathing life into dead "old" urbanism, the competition is suburbia.  And, in fact, the newest construction in suburbia.  And suburbia is squeaky clean. 

A suburban retail development (one that's successful) is managed, and kept safe and tidy.  Expenditures on private police, cameras, and lights are all easily justified.  Just one crime could cost the retailers, and therefore the developer, hundreds of thousands of dollars in lost revenue.   A healthy suburban shopping center must be safe, and must be perceived as safe.  A clean environment implies a safe environment, and helps to keep a positive image of the center.

Flash back to the city street.  Cities are often mired in slow-to-change systems designed to save money, not maximize quality.  If a development owner sees an overflowing trashcan, heads roll.  If a city employee sees a full trash can, it still waits until trash day.

On the residential side, suburbanites are accustomed to a certain maintenance standard, enforced by the homeowners' association.  It is expected, and demanded, that the homeowner properly care for the exterior of their dwelling and landscape.  Not so on the individual city lots of yore. 

Don't misunderstand -- I am not in favor of overzealous HOA's, nor cookie cutter houses with managed color palettes.  However, this is the new norm in which New Urbanism must craft its diverse townscapes.