Small Town Politics: No dialogue with Safeway

seatingAfter the heated debate at the November ANC 3E meeting, you might have expected an even fiercer confrontation this past Thursday.  There were even promises of it.
But it wasn’t. Instead, anger had been supplanted with dismayed grouchiness. While Avis Black, the regional real estate manager attended the meeting, she entrusted the presentation to Brian O’Looney, an associate principal at the architecture firm Torti Gallas. In a series of slides, he demonstrated the great lengths the architects had gone to in making the bulk of the structure as unobtrusive as possible without sacrificing the program of the store.
Yet, that program, the functional concept of the store, is precisely the problem. The grocery store, and all its subsidiary stores, such as a Starbucks, would face inward, contained in one enormous envelope with a unitary entrance. To their credit, the architects have tried to address neighbor’s concerns, but their efforts are like putting a rhinoceros in a corset. When called to cut down the size of the proposed store by 1,000 square feet, around 2% of the total area, Ms. Black simply refused.
The other sources of contention revolved around automobility. Noise emandating from the garage concerned one 43rd street resident in particular. Out front, it became clear that Safeway did not want to remove a slip lane between Wisconsin and 42nd St. because they intended it use it for cars to idle for grocery pick up. That a reconfigured intersection would be safer for pedestrians, produce a better pocket park, and reduce the amount of speeding on 42nd was not worth the change.
Unfortunately, critics of the store could not put up a consistent front, entering tangents about a number of minor elements – some of which were created by other halfhearted concessions.  Whose interests does the store need to address? The hottest moment of a debate came when an irate Georgetown Day teacher called out the proposal to move the controversial rear walkway, which ran from the school to the store entrance, inside the garage. The teacher declared, indignantly, that GDS was a neighbor too.
And beyond that, how about the residents of a few blocks away – or the region? At what point does a corporation that entered into public debate, as part of the Planned Unit Development process, have to address the public benefits. Safeway has tried to reduce the impact on adjacent neighbors. However, the store needs to take into consideration public issues, like regional planning, street life, and future growth in the area. A beautiful wall like the one to be built along 42nd is still just a wall. With the currently proposed monolithic store, Safeway cannot be urban.
What did appear was a conclusive sense that dialogue had failed between neighbors and the store. Safeway had made no promises and now promised even less. The neighbors in attendance seemed to not expect any changes. So the potential for mixed use and sustainable neighborhood design is lost, unless Safeway reconsiders their plans, or the zoning commission rejects them. The site has much potential, but Safeway is choosing to  squander that.

After the heated debate at the November ANC 3E meeting, you might have expected an even fiercer confrontation this past Thursday.  There were even promises of it.

But it wasn’t. Instead, anger had been supplanted with dismayed grouchiness. While Avis Black, the regional real estate manager attended the meeting, she entrusted the presentation to Brian O’Looney, an associate principal at the architecture firm Torti Gallas. In a series of slides, he demonstrated the great lengths the architects had gone to in making the bulk of the structure as unobtrusive as possible without sacrificing the program of the store.

Yet, that program, the functional concept of the store, is precisely the problem. The grocery store, and all its subsidiary stores, such as a Starbucks, would face inward, contained in one enormous envelope with a unitary entrance. To their credit, the architects have tried to address neighbor’s concerns, but their efforts are like putting a rhinoceros in a corset. When called to cut down the size of the proposed store by 1,000 square feet, around 2% of the total area, Ms. Black simply refused.

The other sources of contention revolved around automobility. Noise emandating from the garage concerned one 43rd street resident in particular. Out front, it became clear that Safeway did not want to remove a slip lane between Wisconsin and 42nd St. because they intended it use it for cars to idle for grocery pick up. That a reconfigured intersection would be safer for pedestrians, produce a better pocket park, and reduce the amount of speeding on 42nd was not worth the change.

Unfortunately, critics of the store could not put up a consistent front, entering tangents about a number of minor elements – some of which were created by other halfhearted concessions.  Whose interests does the store need to address? The hottest moment of a debate came when an irate teacher at the adjacent Georgetown Day School called out the proposal to move the controversial rear walkway, which ran from the school to the store entrance, inside the garage. The teacher declared, indignantly, that GDS was a neighbor too.

Just a little too large.
Just a little too large for anyone's good.

And beyond that, how about the residents of a few blocks away – or the region? At what point does a corporation that entered into public debate, as part of the Planned Unit Development process, have to address the public benefits. Safeway has tried to reduce the impact on adjacent neighbors. However, the store needs to take into consideration public issues, like regional planning, street life, and future growth in the area. A beautiful wall like the one to be built along 42nd is still just a wall. With the currently proposed monolithic store, Safeway cannot be urban.

What did appear was a conclusive sense that dialogue had failed between neighbors and the store. Safeway had made no promises and now promised even less. The neighbors in attendance seemed to not expect any changes. So the potential for mixed use and sustainable neighborhood design is lost, unless Safeway reconsiders their plans, or the zoning commission rejects them. The site has much potential, but Safeway is choosing to  squander that.

Small Town Politics: Just Safeway

Gate way

I apologize for the delay, but here’s the Safeway portion of the ANC meeting. However, this should get everyone excited for December’s meeting, no?

Safeway sent Avis Black, the Regional Real Estate Manager for DC, as a representative instead of their pricklier spokesman. She reiterated Safeway’s position as wanting to work with the community and then stood for questions.  And I mean stood there – she faced the audience for at least an hour of tempered but stern questioning. And for all the criticism, everyone was polite and cooperative. In fact, most of the other people who spoke brought up, again and again, that they wanted changes to the plan, not no growth at all. Actually, many present were conducive to a project that would build an as-of-right building above a store that was still larger than the existing one, but not so gargantuan as the proposed.

First to stand was Adam Rubinson, the de facto leader of the critics. He likewise reiterated his requests for Safeway to make substantial changes to the design of the new store. He listed off the general complaints everyone involved has heard so far, as well as some new ones. I’ll repeat them here for people who weren’t there.

Fojol and 99 designs

I’m a bit overwhelmed with various jaints at the moment, but take a look at these prospective designs for the Fojol Bros. logo, made in a sort of capitalist fantasy called 99 Designs.

I’ve gotta say, though, the one I like the most is the one below. It’s so simple, yet so jaunty. I’m a fan of understatement (especially litotes), so even though this design doesn’t suit the Bros. too well, it deserves recognition.


McMillan Two gets some feedback

Last week, I published the McMillan Two concept, after hearing about it on the Kojo Nnamdi show and interviewing the designer, Nir Buras. I’ve been pretty excited by the dialogue – the post of GGW received 88 comments and several thousand views. Others have jumped in.

First was the excellent constructive criticism by Alex Block. But he outdid himself with another article arguing for an ecologically balanced solution, which built on a post by…

…Mammoth, who delivered a strident critique of the more Eurocentric and anti-wetland flaws in the proposal. I commented on the article, and the exchanges between me, J.D. Hammond, and Rob Holmes are all good dialogue. The example of the Port Lands project in Toronto is worth examining in depth.

Straßgefühl, the only other blog whose name rivals mine, offers a counter-proposal based on the Sumidagawa river in Tokyo. The post opens up a new direction of thought, but it’s marred by insisting that Buras would be building a pseudo-historical development,  since the proposal has no pretensions of history.

Obviously there was the news coverage too. BDC offered his thoughts, Ryan Avent jumped in with a skeptical but enthusiastic reception, JDLand noted that the plan exists, and DCist had its usual commentary.

If you’re still thirsty for information, you can look at the earlier reactions: City Block’s initial thoughts and then a look at precedents.  Straßgefühl kinda-sorta liked it before; and Spencer Lepler was generally ok as well.

But it is great to see this kind of dialogue happening. The issues of nature, tradition, environment, autonomy, and culture have a lot of intersections not yet explored. The only thing everyone agreed on: tear down the highways. Interesting, no?

Bonus: Here’s an in depth article about Buras from Las Vegas Weekly. Read it!

McMillan Two envisions a Classical Anacostia

mcmillan-two-anacostia-quay

The public character of Washington has grown around two grand plans. First, Charles L’Enfant laid out the city as a sacred grove for the marking of America’s history. One century later, the McMillan Commission restored and expanded upon that original design to include the history of the Nineteenth Century. Now, The city center has grown up in the second hundred years since then, enough for Congress to declare the Mall closed to new development. Meanwhile, the rest of the city has built up or spread out into suburbs. In light of the last fifty years, a group of traditional Washingtonian architects have developed an audacious proposal for the next lifetime of growth, McMillan Two. Fulfilling some less-known intentions of the McMillan Plan with slight modifications, this plan essentially calls for bringing Paris, mansard , Seine and all, to the Capital of the United States.

Developed by the Build DC Initiative and architect Nir Buras in particular, the design has been sponsored by the Mid-Atlantic chapter of the Institute of Classical Architecture and Classical America, the National Civic Arts Society, with some support from the DC chapter of the Congress for New Urbanism. Buras’s philosophy draws hard from tradition: we know what is beautiful and what works – and we should do that. Downplaying strident formal innovation, the relationship buildings have to precedents in a cultural tradition guides design. For McMillan Two, France provides that tradition, particularly L’Enfant’s garden models and the Beaux-arts education of Burnham, McKim, and Olmsted. Though the partners have kept much of the project under wraps, Buras has recently begun sharing the outlines of this radical rethinking of DC’s future, namely that “Washington remains the most beautiful city in the nation.”

current-anacostia-plan
Near Southeast today. All images courtesy Nir Buras.

The McMillan Two plan
The McMillan Two plan

Reno Park Update 091003: Walkspace

Now, the final part of contemporary research: pedestrian areas.

all-pedestrian-ways

There are three kinds of areas: unprogrammed spaces like plazas, sidewalks, and walkways, spaces for programmed activities, and then mixed-traffic areas like alleys.

Details, Details: Sustainability is so 1983

In the recent controversy over the energy efficiency of LEED-rated buildings, most commentary placed blame on glass, users, the LEED credit system, ASHRAE, expectations, models, etc.  Few people mentioned simple design decisions. Take a look at this picture of 4250 Connecticut Avenue:

van-ness-windows

Designed by Hartman+Cox before they went traditional, it’s pretty unremarkable – except that it shows an uncommon sensitivity to site particulars. In the picture, you can see that about 3/4 of each wall is window space and mullions. Elsewhere on the building, however, less than half of the floor height is glass. Why? The above side faces North-Northwest, with the angled shape exposing most of the wall area to due north. The primary energy problems with glass walls cresults from solar heat gain and glare, but daylighting can also save a lot of energy. On the north side of the building, where there is rarely any direct light, the offices can get some daylight but not catch too much heat.

Forest Glen Seminary: An Unintentional Project

So, it’s been a while, right? Well sometimes you get stuck and you just have to back away from the block. If you’ve fortgotten the previous installments, they’re here, and here. One more will follow in about a week. Alright.

back-from-condo

But from the enormous source material of the existing buildings, the Alexander Company took what opportunities it had and exploited them into a quiet celebration of the specific context. The original buildings, despite their conversion to a warren of private apartments and condominiums, have kept of their idiosyncrasies. In spite of sparkling new halogen lights and granite countertops, the apartments retain the unique elements that make the buildings meaningful to residents.

The Basics

The Social Life of Small Urban Spaces is the single most important book for creating non-monumental public spaces. The reason it’s so great is not just that it’s always right, but that it’s all about behavior and process and not so much about architecture, so it lets you expand on its rules, rather than just being some nuts-and-bolts guidebook.

So how awesome is it that Tropolism found this video of William Whyte going through the areas of the book. With the film you get to see a little more of the behaviors that don’t come across on the page and you get to see the time-lapse film that Whyte  used to make rigorous studies of the Seagram building. After you’ve seen this, you’ll see social spaces in totally different ways.

Now, Ourousoff is just clueless

Nicolai Ourousoff, the architecture critic (or something) for the New York Times, has lately been letting out evidence of what a lightweight polywanker he really is. The most recent evidence that he has no idea what is going on in the architecture profession came in a reflection on the death of Charles Gwathmey, in which he lamented the lack of heroes in the New York architecture scene. First off, it’s ludicrous to whine about New York losing its hegemony over the design field, like rich white men whining about discrimination. Secondly, it shows ignorance of the many cutting-edge practices in New York he claims do not exist or otherwise do not count. Finally, it’s backwards to wax nostalgic over the handful of heroes whose primary accomplishment was to separate formal Modernism from its revolutionary social program.

Gwathmeys final building, one of his best. Click for more pictures
Gwathmey's final building, one of his best. Click for more.

Luckily, цarьchitect favorite Andrew Bernheimer, defended fair Manhattan’s honor. Bernheimer mentions a number of practices that perfectly suit Ourousoff’s criteria, except that the architects have remained committed to teaching and social issues, in addition to formal investigation and self-promotion. This is just basic research he could do – he doesn’t even mention Diller Scofidio + Renfro, even as they drive the East Coast architecture scene. Besides, it sounds like Ourousoff is simply looking for new autonomous heroes to worship, rather than supporting teams of architects that manage to maintain their individuality while also accepting responsibility for the environment, the public, and the context. After all, the New York Five made their careers through wealthy patrons with large, auto-centric houses. The future cannot sustain those kinds of heroes. That period is over.

Just fire the kid already, he won’t learn unless he fails.