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Cincinnati Sees Dramatic Increase in High Quality Urban Designs

Published July 1, 2010 Urban Cincinnati 8 Comments
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I have been following the current events of Cincinnati development since I discovered the Queen City Square project in the early 2000’s on cincinnatiuprise.com.  While that site is now defunct, Queen City Square has since become reality and is currently being topped off with the installation of its ‘crown’ as I write this.  While the building as a whole is quite a monstrosity and poorly proportioned, the ground floor urban design along 4th Street isn’t that bad.  Sure, there are gripes and complaints to point out about it, namely the scale of the 4th Street structure compared to the rest of the street, but the fact that the City essentially forced developers to include retail with an articulated entrance and were successful in fighting off a skywalk is proof positive that progress has been made in quality urban designs in the City. 

 In fact, within the past few years, I have noticed quite a few high quality urban designs in new construction projects throughout the City that are urban, properly scaled, and mixed-use.  I have become very encouraged by the progress in this regard, as the more recent designs to come out of Over-the-Rhine, namely Mercer Commons, are of very high quality and concede little to what many developers might consider ‘too risky’ or ‘too expensive’ in the Cincinnati market.  Below is a non-comprehensive, highly representative rundown of high quality, new construction urban designs that have recently occurred or will soon be occurring in Cincinnati:     

14/v – Over-the-Rhine: urban, interacts and connects with the street, proper contextual fit, proper scale, turret scaled at overall block building wall, right mix of uses, increased density, quality materials, hidden structured parking. 

Trinits Flats – Over-the-Rhine: urban, interacts and connects with the street, proper contextual fit, proper scale , right mix of uses, increased density, hidden structured parking. 

City Home – Over-the-Rhine: urban, proper contextual fit, proper scale, increased density, proper placement of parking (off alley).

Mercer Commons – Over-the-Rhine: amazingly urban and transformative, interacts and connects with the street, infuses modern aesthetic in traditional district, proper scale, contextual fit, right mix of uses, increased density, hidden structured parking forced to the block interior.  (For more of my take on this transformative project, check out this article.) 

 

DeSales Plaza – East Walnut Hills: interacts and connects with the street, infuses modern aesthetic in traditional business district, proper scale, right mix of uses, increased density, hidden structure parking forced to the block interior. 

Michigan Terrace – Hyde Park: urban, interacts and connects with the street, proper contextual fit, proper scale, upper floors set back from street to maintain district scale, right mix of uses, increased density, quality materials, hidden structured parking. 

University Park Apartments – Clifton Heights: urban, interacts and connects with the street,proper scale,  right mix of uses, increased density, hidden structured parking.

The Banks – Downtown: urban and transformative, interacts and connects with the street, right mix of uses, increased density, hidden structured parking forced to the block interior as well as subsurface parking.

City West – West End: urban and transformative, replaced Le Corbusier-esque projects with contextually sensitive, urban neighborhood, proper scale, connected street grid to surrounding neighborhood, right mix of uses, quality materials. 

Queen City Square – Downtown: transformative, interacts and connects with the street (4th Street), ground level retail, hidden structured parking, embellished entrance. 

University of Cincinnati – Uptown: amazingly urban, transformative, and interesting urban campus, great juxtaposition of buildings to create urban, eclectic feel, transformed surface parking lots to functional uses, increased student housing and density, creation of dynamic public spaces  - both hardscaped and landscaped.    

Mount Lookout Square renovation – Mount Lookout: encourages walkability, places pedestrian needs on the forefront, provides increased green space for community gathering, discourages auto-orientation.

Oakley Square renovation – Oakley: encourages walkability, places pedestrian needs on the forefront, provides increased green space for community gathering, discourages auto-orientation.

Washington Park renovation – Over-the-Rhine: demolished suburban style elementary school, renovation will provide increased park space for urban neighborhood, able to be programmed, provide utilities for residents such as dog parks, hidden structured parking below surface. 

Central Riverfront Park – Downtown: urban and transformative, features multi-modal facilities that place pedestrian and bicyclists needs in the forefront, connects to nearby open space, capitalizes on natural assets (Ohio River), interacts with surrounding uses (The Banks.) 

Streetcar – Downtown, Over-the-Rhine, and Uptown: (not necessarily an urban design, but should nonetheless be mentioned,) amazingly urban and potentially transformative, transportation system that provides places priority on urban neighborhood development, promotes walkability and urban livability, connects Cincinnati’s two largest employment centers, unlocks potential of underutilized assets (namely Over-the-Rhine), and on and on and on. 

There are numerous projects that have recently been completed, are nearing completion, or are still on the drawing board that have elements of proper urban design yet on the whole do not live up to the standards that the aforementioned projects have set.  These projects include, but aren’t necessarily limited to: Corryville Crossings, the Gateway Condos, the Clifton Plaza, Parker Flats, the Residences at 2801, Marburg Square, and Stetson Square.   And yes, other urban designs in the region have been a  letdown, namely the Kentucky condo towers lining the south bank of the Ohio River.  The Ascent, South Shore, Harbor Greene, and WatersEdge generally ignore their context, create invisible walls of exclusivity, and don’t interact with their urban surroundings.  Plus, they privatize riverfront land that ought to be utilized by public spaces. 

All in all though, I am very encouraged by the progress Cincinnati has made in the last decade with regard to urban design.  And future projects such as the American Can Factory renovation in Northside, the casino in downtown, and Uptown Commons in Clifton Heights promise to bring a further refinement to design and push the envelope even further for a higher quality product.  This bodes well for the City and its future as an increasingly urban product will set Cincinnati apart from its Midwest counterparts in look and experience.  A new(and old) Cincinnati is upon us. 

The Planner as a Visionary

Published June 29, 2010 Urban Indianapolis , Urban Policy 1 Comment
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I recently had the opportunity of partaking in an architectural illustration workshop in Manhattan, (cough) Kansas.  In all, there were about 25 professionals and a few students from across the country who attended – all landscape architects or architects.  And then there was me, the lone planner/urban designer who was more interested in talking about city policy than hardscape pavers.   So needless to say, my mindset and way of thinking didn’t quite fit in with the rest.  Plus, the workshop focused on designing, drafting and rendering detailed, small spaces – something I had a difficult time doing since I naturally gravitate to bigger scales at neighborhood or city levels.

 For me, zeroing in on a courtyard or plaza was difficult at first as I wanted to create a vision and design an entire district, not just a small component of it.  Eventually, I was able to change my mindset enough to focus in on designing a specific space and thus ignoring the macro effects I was causing.  With this necessary mind shift for the workshop, I quickly realized the benefit of thinking on a macro level over the micro level I had just adopted: you are able to set a vision for an entire space, community, or city that you can’t do if you’re bogged down in the details of the details.  This experience made me realize exactly where planners and urban designers should be – on the forefront of every project or policy, setting a vision for the architects, landscape architects, or community leaders to adhere to when they design specific spaces or buildings or set specific policies.  Sure, they have their own visioning process to follow, but it is the planner and urban designer who sets the ultimate vision for macro scale projects, whether it be through policy or community design. 

This realization made me think of my planning theory classes in graduate school where we discussed the varying roles of planners in the professional world.  Many theories exist as to the proper ‘role’ a planner ought to play.  Some of these include the planner as a mediator, the planner as an advocate, the planner as a communicator, and the planner as an educator.  One theory that struck my interest was the planner as a visionary, an idea that exudes ideas or greatness, leadership, and stewardship.  Perhaps this is why the idea struck a chord with me, but nonetheless after having spent a year working in the planning and urban design profession, I truly believe the planner ‘s first and foremost responsibility ought to be vision setting.  Unfortunately, as it stands today, I believe planners have been relegated to the role of ‘processing,’ focusing more on the process of the plan instead of the result.  This needs to change and in a big way.    

Thinking with a visionary mindset and developing ideas from this standpoint requires the planner/urban designer to have a diverse background, large skill set, and varying interests.  Essentially, we as a profession need to know a little about a lot in order to appreciate the varying factors that can affect an environment, a system, or a place.  From this macro scale, we can then begin to brainstorm ideas and set a vision for the future of a city, community, or place.  From the onset, we have to think big and understand what ‘can be’ instead of merely seeing ‘what is.’  This way, we can develop a true vision and ensure that all detail-oriented work done down the line by architects, landscape architects, and community leaders is done in coherent ways, makes sense, and meets specific criteria of an overall region, system, or community, rather than on a case by case basis. 

In Indianapolis, I see the need for visionaries in the ongoing debate about how to improve Monument Circle.  Now is the time for big and bright ideas and an understanding of what is going on in the urban design and public space world around us.  If we can create a grand vision for the Circle that is compelling and intriguing, the public and business community will be more likely to stand behind future efforts, resulting in a successful implementation and outcome.  Hopefully city planners can step up to the plate, put their ‘visionary’ hats on, and come up with great ideas for the future of Monument Circle.  After all, it’s my opinion that this is the true role of the planner and something that ought to be encouraged more often, as opposed to ‘process planning’ that the profession has become bogged down in.

Indianapolis Super Bowl Legacy Project: Jefferson Apartments Policy & Design Crit.

Published June 28, 2010 Urban Indianapolis 5 Comments
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In 2012, Indianapolis will be hosting the Super Bowl at Lucas Oil Stadium – a major coup for the city and an event sure to bring a lot of outside money, attention, and interest on a global scale.  Certainly, this is Indianapolis’s chance to show the world the type of place it is and certain values it represents.  But aside from the week-long exposure on Indianapolis, city leaders are hoping to have longer lasting legacies that will leave impacts for the foreseeable future. 

After Indianapolis lost its Super Bowl bid in 2007 to Dallas, the city’s bid committee decided to go after the game in 2012 in a more ambitious way.  As part of its bid, the city needed to come up with a compelling public service “legacy project” that would be funded with money from the National Football League and matching local grants.   While looking for a worthy project, the Super Bowl Bid Committee found one on the city’s Near Eastside, a neighborhood that has had to deal with some of the nation’s highest rates of foreclosures, high crime rates, and overall dis-investment.  Here, neighborhood groups had come together under the support of the Great Indianapolis Neighborhoods Initiative (GINI) and the Local Initiatives Support Corporation (LISC) to create an all-encompassing quality of life plan. At the time, the Bid Committee was exploring the option of building a new practice facility for the NFC Super Bowl team at Arsenal Technical High School on the Near Eastside.  Realizing there were many interests aligned, the Committee and the Near Eastside neighborhood groups came together, rolled their ideas into one package, and developed a plan that became the cornerstone for Indianapolis’s Super Bowl bid.   

And so the Near Eastside Super Bowl Legacy Project was born – an idea that helped Indianapolis win the bid and an idea that is coming to fruition as we speak.  In general, the plan calls for spurring redevelopment or building 300 housing units and constructing an indoor training facility at Arsenal Tech High School.  Under this umbrella, numerous projects have unfolded – anything from green infrastructure, streetscapes, to new construction is happening.  One specific project in the neighborhood that has come to fruition under the Legacy Project umbrella is the homeownership incubator project at Jefferson Apartments.  The complex, near the Boner Center at 10th and Jefferson streets, consists of 18 rental units and two condominiums.   The apartments will become a “homeownership incubator,” where residents get help finding jobs, clean up their credit, and hopefully buy a home in the surrounding neighborhood.  The project, which faced funding issues after PNC Bank canceled its tax credit deals in early 2009, soon found an investor in Milwaukee-based M&I Bank, which provided a construction loan and closed on the credits last fall – something that likely wouldn’t have happened without the Super Bowl Legacy Project tie.  Today, the Jefferson Apartment building has been renovated and a new wing of the building has been added.  The city’s ‘homeownership incubator’ idea is ready to roll out. 

I applaud this project for its ideas, initiatives, and implementation –a ‘homeownership incubator’ is a positive policy direction for the Near Eastside, an area plagued by vacancy and neglect.  Even though I am not necessarily a proponent of propping up homeownership at face value, I do see the need for permanent investment in the area, something that could form the foundation of a stronger, more tight-knit community.  With these good ideas and intentions comes the realization that the Jefferson Apartments urban design is a major letdown, as the building fronts a major commercial corridor yet shuts itself off from the public realm.  This is particularly unfortunate given the potential of 10th Street with its urban feel, narrow street widths, and possibility of becoming a true neighborhood business district for the Near Eastside. 

Urban Design 101 teaches you to encourage a public realm that is inviting, interesting, and full of life.  There are numerous activation methods that can be done to ensure this happens including creating buildings that are flush with the sidewalk, narrow in width, feature large windows for an inside-out approach to retailing and dining, and include distinct entrances and exits directly off the sidewalk.  While the Jefferson Apartments, seen in the image below, does have a proper ‘build-to line’ for the district, provides some density, and is at an appropriate scale, the building has no ground level retail, the window sizes are not fitting for a commercial district, the building itself is not situated correctly for being an intersection structure, and the entrance to the building is hidden and poorly  articulated.  Essentially, the building provides an urban form without any urban activation characteristics.  As a result, a wall is created along 10th Street which creates dead space along the sidewalk.  While the policy behind the project may attempt to inject home ownership in the surrounding neighborhood, it does little to encourage ownership of the business district, as the poor design offers little for the community to be proud of. 

The Boner Center, directly across the street from the Jefferson Apartments, is another example of poor urban design practices in the neighborhood.  This community center, seen in the image below, suffers from the same problems as the Jefferson Apartments:  the entrances and exits are poorly articulated, the windows sizes aren’t conducive to an exciting, activated commercial district, and there is no ground level activity.  On top of this, the Boner Center is a hulking building that is semi-monotonous in form and discourages many uses and forms from existing.  Once again, an urban form without urban activation characteristics rears its ugly head. 

If the Near Eastside is serious about becoming reborn, they must realize the importance of creating a business district the community can be proud of, rally around, and feel ownership towards.  Often, it is the business district that is the identity and center of a neighborhood – not the residential streets.  It’s my opinion that a well designed business district that encourages pedestrian activities, creates a place that is unique and identifiable, and attracts neighborhood ownership will bear the fruits of gentrification and reinvestment just as much as any homeownership program could muster.    

The impending 10th Street streetscape that I have had the privilege of being involved with will certainly help the district become more pedestrian oriented, bike friendly, and encourage infill development that activates the district.  I just hope that as investment continues in the area and progress moves forward, city and neighborhood leaders will see the full potential of 10th Street and not allow poor urban designs such as the Jefferson Apartments and the Boner Center to become reality anymore.  For the neighborhood, just being glad investment is occuring is a mindset of the past – demand better urban designs today for a better Near Eastside of tomorrow.

Indianapolis: Setting a Vision for Monument Circle & Shedding the Midwest Brand

Published June 24, 2010 Urban Indianapolis 2 Comments
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A recent article in the Indianapolis Star got my attention and made me think about the Midwest, Indianapolis, Monument Circle, and how each geography relates to each other.  The article, titled “Let’s see world as it could be” by Dennis Ryerson discussed the recent “100 Most Creative People in Business” list from Fast Company magazine and how it contained only seven people from the Midwest.  Ryerson referred to noted urbanists Aaron Renn and Carl Wohlt’s break down of the list on Richard Longworth’s The Midwesterner blog, quoting their opinion from the piece “The Midwest’s Creative Winter:”

“”If nothing else, it suggests that the Midwest brand is held in low regard in many quarters. If the editors at Fast Company look at the Midwest this way, it’s safe to assume many others do as well. At some point perception becomes reality, as people don’t even put the Midwest on the list for a relocation or business expansion decision. It becomes a great gaping hole in mental geography of global investors. . . . “

Ryerson then went on to call for an end to Midwestern smugness in Indianapolis, a shedding of the “good enough” mentality, and a call to become more aware of what other places and people are doing in other parts of the country and world.  Ryerson says:  “I want you to see not only the world as it is but the world as it could be, in terms of everything from education to technology to the latest in food and design. I want you to see the traditions we cherish, as well as the challenges we face.”   I couldn’t agree more with what Ryerson is saying and I can’t help but see parallels between his words, the stagnant Midwest brand Renn and Wholt suggest, and the Monument Circle overhaul debate that is taking place.    

Thus far, the Monument Circle overhaul debate has gone as follows: the City rolled out a lackluster plan to close Monument Circle to traffic for one month to essentially ‘see what happens,’ the public and business owners cried foul (loudly), eventually the City backed off their initial ideas, and now they are back to the drawing board trying to come up with a plan to reinvent or reorient the Circle.  While I am happy to see the City taking an initiative to create an even better Monument Circle, I have yet to see a true vision set forth, something that is absolutely necessary in achieving a critical mass of support and eventual success.  If there is one thing I know about urban planning, it’s the importance of the visioning process and the need to set an overall goal for a project that is far-reaching, all-encompassing, and forms the debate for action to take place.  This vision is something that is missing from the current debate and something planners need to inject immediately. 

To achieve this vision, the City needs to look elsewhere for inspiration.  As Ryerson suggested, we need to “see the world as it could be,” – we need to see what other places have done to create better, more lively public spaces and try to understand what can be learned and applied to Monument Circle.  What can be learned from Times Square in New York, Fountain Square in Cincinnati, or Castro Commons in San Francisco?  These questions must be asked right now, we must learn from other place’s successes and mistakes, and we must apply these lessons to the visioning process for Monument Circle.  Essentially, we have to look elsewhere for ideas because, as Ryerson put it: “We can learn from them every bit as much as they can learn from us.” 

(For some ideas on what I think should be a part of the Monument Circle vision, check out my recent post on the topic.) 

If the City does this and brings in new ideas and a substantial vision, I believe Monument Circle can live up to its world-class design and become a world-class public space.  With this type of change to the symbol of the Circle City, maybe Indianapolis can begin defining itself differently, position a uniqueness and niche for great public spaces, and shed the Midwest brand it is currently stuck with, a brand that Renn and Wholt suggests is “held in low regard.”  Ultimately, I think this is critical for the future of the City, especially considering the growth the region is seeing and the expectation of ‘bigger and better’ that comes with such growth.  But to reiterate, in order for this to happen, the City must bring in new ideas from spaces around the country and set forth a strong and promising vision for the Circle’s future.  Without this, any improvement is likely to reflect the current Midwest brand: mediocrity.

Cincinnati’s Clifton Plaza: An Urban Design Crit.

Published June 15, 2010 Urban Cincinnati 5 Comments
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Back when I was a Cincinnati resident living in the neighborhood of Clifton, I loved being able to walk to Ludlow Avenue and watch a movie, eat at numerous types of restaurants, go to the grocery for a last-minute gallon of milk, or enjoy a late night craving of Graeter’s.  I took a sense of ownership and pride in my business district and always had a vested interest in whatever happened along the Avenue.  When the news broke that the Bender Optical building situated in the heart of Ludlow was being torn down and replaced with public space, I had a general distaste for the concept and criticized it publicly.  First off, I wanted to see an urban structure replace the existing building, something that would go towards maintaining and enhancing the existing coherent urban form in one of Cincinnati’s best business districts.  Second, I thought the addition of this plaza would cause a glut in plaza space along Ludlow, as there was already a nice public plaza (Diggs Plaza) at the corner of Clifton and Ludlow just a block from the Bender Optical site. 

As time passed, the building eventually came down and the site sat vacant for some time.  During this period, Ludlow underwent a massive streetscape project, enhancing street trees, grouping overhead utility wires, and improving sidewalks and other pavers.   The district also saw an interesting public space created at the corner of Telford and Ludlow, as the City narrowed Telford, bumped the sidewalks out considerably, and installed public benches, bike racks, and a community board for event postings.  Immediately, the simple yet effective public space drew numerous patrons, people watchers, and activity.  People seemed to spill out of the popular establishments of Sitwell’s, Pangea, and Graeter’s nearby and relax on the benches or get caught up on community current events.

Living in the neighborhood and watching this turn of events transpire, it immediately dawned on me that the space was so successful because of one simple characteristic: its location.  Before the improvement, the intersection of Telford and Ludlow easily had the highest pedestrian counts of anywhere else along Ludlow.  While the plaza at Ludlow and Clifton sat relatively unused due to its poor location, creating a public space where the people already were made perfect sense, enhanced current pedestrian patterns, and helped establish the Telford-Ludlow node as a great public space.  Once I realized this and understood the importance of urban design responding to existing user patterns instead of attempting to force them to use certain spaces at certain times, I came on board with the idea of a public plaza on the Bender Optical site.  The way I now saw it, such a space would further enhance the already vibrant public space at Telford and Ludlow as it was situated directly across the street.  I just hoped it would be designed well! 

Within the past few months, Clifton Plaza at the Bender Optical site has officially become reality and has opened to the public.  I was in Cincinnati this past weekend and was able to see the new space for myself.  I was encouraged to see the space actually completed but was more or less underwhelmed by its design – for numerous reasons:     

  • No enclosure – the space feels too open to the outside environment on the south end and needs plantings and trees to allow for a more intimate and urban experience.  The initial design indicates trees will be planted here so perhaps these will be included in future phases.   
  • No interaction with surrounding uses – When designing the space, it would have been nice to work with business owners and redesign the exterior wall along the Aquarius Star, Om Cafe & Shangri-La Spiritual Center, allowing the use to spill out onto the space or feature garage door style windows to create inside-out connections.  This is undoubtedly a long-term goal but it is nonetheless something that should be looked at and championed.  In the mean time, a great mural would do wonders for the brick wall currently bounding the plaza. 
  • Odd designs – The open space to the back of the plaza is awkward, uneven, and oddly designed.  The space could have been a flat surface or featured a slight slope with large raised planting beds towards the back of the space to make up for the drop off in elevation. 
  • Closter phobic tree canopy –   At first glance, the trees seem planted too close together.  As they mature and grow, this could cause a visual clutter issue as well as overly shaded areas that are uninviting.
  • Generic identity elements – The flags at the south end of the space are tacky and will likely need to be replaced relatively soon.  What would have been nice is some sort of feature that signified the space’s uniqueness and identity.  Instead, Clifton Plaza’s only ‘identity element’ is generic and cheap. 
  • No moveable seating – Moveable seating in public spaces is an important feature to a spaces success, as it allows the user to feel in control over their space and allows for flexible utility for various events. 
  • No true focal point – The space, whether it is a simple mural or a grand water feature, needs a focal point that draws patrons and enhances activity.  I think a mural would go a long way in this space. 

I must be fair, there are features of the space I do like:

  • Location – I already touched on this, but the plaza’s location sits at the intersection of the pedestrian center of Ludlow Avenue.  Surely, this plaza will only enhance that activity. 
  • Diverse seating options – While there isn’t any moveable seating, what is offered is actually quite diverse and somewhat flexible.  The space features benches with supporting backs, patio seating, standing level tables, and interesting marble-like slabs that allow users to rotate their view depending on how they prefer to use the seating. 
  • Multiple zones – the small space features at least two distinct and defined zones: the ‘seating section’ abutting Ludlow and the ‘open plaza’ on the north end of the space.  This allows for various activities and a wider range of users at one time, all the while not completely interfering with the other zone’s activity. 
  • Connectivity– The space connects the parking lot to the south of the space and interacts well with Ludlow Avenue, providing a great connection that allows auto users direct access to the district and increases pedestrian counts at the already busy Ludlow-Telford intersection. 

Clifton Plaza is still very new and the community hasn’t had the chance to truly ‘own it’ and ‘make it their own.’  As time passes, this will undoubtedly happen and perhaps some of the complaints I listed will be resolved and the space will become a true reflection of Clifton.  What is important for city and neighborhood residents to remember is that public spaces should never be looked at as static or finite – Clifton isn’t ‘stuck’ with the Clifton Plaza of today.  Instead, the community should constantly be looking at ways to improve their public spaces with the ultimate goal of creating the best public realm possible.   Over the next few years, I am excited to see how Clifton Plaza evolves and comes into its own, something that will undoubtedly result in an even better urban design for the community of Clifton.

Enjoy these images (or try to), taken on a rainy and dreary Sunday morning with my camera phone. 

Monument Circle Not Pedestrianizing Afterall

Published June 9, 2010 Urban Indianapolis , Urban Policy 5 Comments
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News broke yesterday that plans to pedestrianize Monument Circle and prohibit car access for one month in August is getting scrapped.  Apparently, the city received so many complaints from residents and numerous businesses that they decided to get rid of the idea and go back to the drawing board.  Still though, the city is hoping to make monumental changes to the Circle in the near future that is “something bold, something innovative” said Jen Pittman, the city’s Director of Marketing.  Originally, the plan to limit automobile traffic for one month was meant to test the feasibility of making the Circle pedestrian-only but it was this one month timeline, Pittman says, that ultimately caused trepidation from residents and business owners.  The city acknowledges that the Circle might not be ready for such a plan and more discussion is needed with all stakeholders before any significant change is implemented.   

When the news originally broke that the Circle was pedestrianizing, I offered my support for the policy but criticized the Circle’s readiness in this article.  While I do believe a pedestrianization acceleration is taking over the United States and Indianapolis should be looking at creative ways to cater to this movement, I am glad to see this one month plan is being taken off the table and more discussion is going to take place.  Essentially, I agree with Curt Ailes over at Huston Street Racing in his recent post about this topic – the city needs a legitimate plan for the Circle, not just a one month trial by fire idea.  Quite simply, a one month timeframe was too short to come to any concrete conclusions regarding the success of the idea, thus rendering the experiment pointless.  So now what…well as Curt put it in his article, “now that we are back at square one, how about a REAL plan Indianapolis?”

For a REAL plan to unfold for Monument Circle, I offer four suggestions, outlined below, all learned from Fountain Square in Cincinnati, a space that famed urbanist and journalist William Whyte called “the best public square in the country.”

  • The city needs to work with building owners that directly front the circle and transform the ground level space into pedestrian retail that spills out onto the Circle.  Fountain Square in Cincinnati recently implemented such changes and to dramatic successes – the Square now features numerous bars, restaurants, and other pedestrian retail that didn’t exist until a few years ago.  In Cincinnati’s case, the city successfully worked with 5/3 Bank and transformed the ground level space abutting the Square into something more pedestrian friendly.  Indianapolis could do the same. 
  • The Circle needs more programmed activities and on a regular basis, not just for special events.  Fountain Square again provides an example of how to implement such ideas – whether it’s movie nights, salsa dancing, market days, or coffee tastings, there is always something going on that brings in a wide array of people.  Monument Circle lacks such regularly scheduled events and real programming on a day-to-day basis, something that is critical to increasing pedestrian activity and spinoff development. 
  • If it doesn’t already, Monument Circle needs a management group that oversees events, programming, maintenance and security (if it does the Group needs to do a better job!).  Essentially, they would be in charge of programming the space and raising money and find sponsors to fund such events.  In Cincinnati, the Fountain Square Management Group LLC was created in 2006 to do manage the programming of the space.  As time has gone by and Square event popularity has increased, the Group has managed to raise incredible amounts of money and find numerous sponsors to create bigger and better events throughout the year. 
  • Changes outlined in the first three bullet points need to be a part of an overall design overhaul of the Circle.  Change needs to take place all at once to create increased excitement and energy in the district.    Again, Fountain Square implemented a complete overhaul in recent years, closing off the space and redesigning the entire area.  The excitement of the new space and the energy it created pumped life into downtown Cincinnati, and the city has seen unprecedented spinoff development as a result. 

If these ideas are a part of the city’s new ‘plan’ for Monument Circle, I think residents and business owner’s fears about the spaces pedestrianization would be eased.  Certainly, the Circle would be ready to go the way of so many other public spaces across the country – and not just for a month, but permanently.  This way, with a full plan in place, the stage could be set for Monument Circle’s space to live up to its design and become a great place.

Indianapolis: Demand Better Urban Designs!

Published May 18, 2010 Urban Indianapolis 12 Comments
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The recent news that the 3Mass building’s lone tenant has officially settled on a name for their bar and lounge (The Ball and Biscuit) got me thinking once again about the project’s architecture and urban design.  For those unfamiliar with this project, 3Mass is a mixed-use infill project along Mass Ave in downtown Indianapolis with (mostly vacant) ground-floor retail and (expensive) condos above.  It’s no secret that I am not a huge fan of the building’s first floor fenestration and urban design (as seen in the image below) as I have expressed this sentiment numerous times including in a recent blog post where I compared its design to recent designs in Cincinnati.    With what I see as bad design, coupled with what I am assuming are high rents for new construction in an already high rent district, it’s no wonder the retail space has been largely ignored and still only features one tenant. 

Side note: what is with the name ‘The Ball and Biscuit’?  Am I missing something or is this an incredibly awful name for a bar/lounge.  Sounds British. 

Anyway, while I am a fan of the increased density this building brings to the area and the numerous balconies and outdoor space provided, I find it necessary to call attention to poor design when I see it.  With the low fenestration and widely spaced windows, the first floor retail seems better suited for office space than restaurants, bars, or clothing stores.  And hey, maybe this is what the space will become and Schmidt Associates can give up their prime space up on Mass Ave and move into new digs in 3Mass.  This of course is not a likely or desirable outcome, leading me to believe something else needs to be done to create a more pedestrian oriented, retail friendly design. 

There are plenty of examples of what the retail space should look like and how it should be designed.  Nearby MacNiven’s, seen in the first image below, features floor to ceiling glass windows that open up in the warmer months, creating a public-private connection that provides great people watching opportunities that so many of us love to do.  Chatham Tap, seen in the second image below, is further up on Mass Ave and is another great example of how buildings on urban commercial streets should be oriented.  Again, Chatham Tap features floor to ceiling windows that provides fluidity and interaction between the inside of the bar and the outside street.  When a street or commercial center features building after building that interacts with the street in this way, a great urban space is created and a sense of place is achieved.  And ultimately, this is what the 3Mass design is keeping Mass Ave from becoming and why this building is such a thorn in my side.   Unfortunately, 3Mass’s poor fenestration and bad design does little to bridge Mass Ave’s gaps while diminishing any chance that a great urban commercial street can be created through the all important public-private space fluidity. 

It will be interesting to see how long the other retail spaces will sit vacant.  Maybe The Ball and Biscuit will be a huge success and once wary retailers will soon follow and the building will end up being a success.  I am certainly dubious of this outcome and believe the owner needs to start thinking about tearing out the first floor windows and redesigning the building wall to create pedestrian oriented and retail friendly spaces.  I also think the community needs to take note of this building and its difficulties in signing tenants, especially since the Barton Tower site design is coming to fruition and development is moving forward.  For this project and many others, the community can use the 3Mass building as an example of what not to do with first floor fenestration and design.  If Indianapolis is serious about turning Mass Ave into a great urban mixed-use corridor, buildings like 3Mass cannot be tolerated or accepted and the City must start demanding better, higher quality urban designs.

Indianapolis: A Georgia Street Crit

Published May 7, 2010 Urban Indianapolis 2 Comments
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The recent news that Georgia Street in downtown Indianapolis is getting an extreme makeover and turning large portions of its right-of way over to the pedestrian is the latest example of Indianapolis taking positive steps in turning their downtown into a more pedestrian friendly environment.  Taken together, the Cultural Trail, the pedestrianizing of Monument Circle, and the Georgia Street makeover prove that Indianapolis is on the forefront of the pedestrianization acceleration movement sweeping across the United States.  New York has their Times Square, San Francisco has their Pavement to Parks initiative, and Indianapolis too has a collection of projects that rival what’s happening on the Coast’s. 

I have to say, I am a huge fan of the Georgia Street design.  Click here to see the design details, completed by the local firm Ratio.  The idea isn’t something I had ever thought of or heard anyone talk about, so when the news broke on Tuesday, I was pleasantly surprised.  And when the renderings came out later that night, I became excited and surprised at the City’s continued bold moves to ready themselves for the 2012 Super Bowl.  Below are the reasons why I ultimately love this idea and the design:

  • Creates significantly more space for pedestrians;
  • The new driving lanes are narrow (9.5 feet) forcing slow traffic;
  • The design is unique for Indianapolis, raising the bar for future urban designs;
  • The design creates much-needed public space on the south side of downtown;
  • Connects two important nodes – the Convention Center and Conseco Fieldhouse;
  • Unique (and expensive) materials are being utilized, namely Ipe Wood; 
  • On-street parking is located on the inside of the travel lanes.  This is a unique design feature while still protecting the pedestrian from car travel; 
  • Modern, appropriately designed signage – the new signs look like an iPod which is a cool feature;
  • The use of the Meridian Street mast arms is great and the installation of overhead wires strung across the pedestrian plazas will provide great ambiance; and
  • The graphic presentation is effective, easy to read for the most part, and visually striking.  Well done Ratio.

There is really only one feature, or lack thereof, that bothers me about this project.  As the design currently stands, there is no connection to Pan Am Plaza, which directly abuts Georgia Street.  I am sure this is intentional; as the word on the street is that the City wants to develop the Plaza into an office tower or two.  I think this is a mistake and a missed opportunity, as the Pan Am Plaza could be incorporated nicely into the Georgia Street makeover, providing much-needed public space for the south side of downtown.  For this to happen, the ice skating rink and associated building has got to go.  Also, the building along Capitol Street needs reworked so retail and restaurants can locate there and spill out onto the new Plaza.  Finally, the entire Plaza needs to be lowered so it is flush with the sidewalks of Illinois and Georgia, visually and spatially connecting the space to the new and improved Georgia Street.  If these designs ideas are implemented in accordance with the Georgia Street makeover, a truly great public space could be created.  But considering construction is slated to start later this year, it looks like this is a bit of a missed opportunity for the City. 

I’m definitely not complaining though, as I think the concept, policy, and implementation of this project is right on and I am excited to see what it eventually looks like.  But I think what I am most interested in is the fact that Indianapolis is truly on the forefront of the pedestrianization acceleration taking over the country.  In fact, I think the City is presently doing more in this regard than anywhere else in the Midwest.  So they deserve to be commended in my opinion.  Cities like Cincinnati and Columbus need to be paying attention to what Indianapolis and others are doing, notice the trends, and act quickly to ensure they aren’t once again left behind in the next wave of progressive urban policy.  Clearly, Indianapolis won’t.        

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Columbus: High Street – High Designs

Published May 5, 2010 Urban Columbus Leave a Comment
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Every time I get the opportunity to go to Columbus, Ohio, I make sure to take the time and take a stroll up and down High Street in the Short North.  I am always amazed at the amount of small, pedestrian-scaled retail and restaurants this urban neighborhood is able to support, with new options popping up every time I visit.  Undoubtedly, the Short North has Ohio’s best urban energy – the street life busy and active, the storefronts engage with the public realm, certain restaurants feature large outdoor patios that abut the sidewalk, and the business hours of operation allow for a constant flow of people throughout the day and night.  In essence, the Short North is pretty great and I miss living in Columbus all the time. 

For those not in the know, the Short North is centered on High Street just north of Downtown Columbus.  The district, known for its abundance of art galleries, isn’t particularly appealing from an architectural standpoint – most of the buildings, by themselves, are insignificant and offer little significant aesthetic.  But taken together, the buildings form a great linear business district, complete with great building walls, pedestrian scales, and proper fenestration.  It is this form that allows the energy to flow throughout the Short North, making it a regional destination that offers something unique and different from what’s going on in Columbus’s suburbs.  One of the great things going on in the Short North is the continued urban design practices that complement existing forms, unify the existing district, and extend its reaches further north towards Ohio State. 

Below is a quick summary of new construction going on in the Short North.  Again, these buildings aren’t using exemplary materials or architectural practices, but they do fit in contextually and compliment the Short North’s urban atmosphere.  These design practices may seem like common sense, but given the amount of bad urban designs throughout the country, I felt the need to highlight what the ‘Bus is currently doing well.   

Here is relatively new construction towards the north end of the Short North.  This building, by itself, isn’t particularly attractive but it is nice to see the corner given special attention.  Plus, the building provides an enhancement to the existing building wall.

This building was actually built-in front of a strip mall that essentially turned its back to the street.  This is an interesting mixed-use building that again pays homage to street life and features significant fenestration. 

This building is the latest addition to the Short North.  It’s quite tall for the surrounding area but at least it is providing increased density for the north end of the district.  My main gripe with this building is the awkward building wall it creates, as the structure juts in, creating a small, awkward space that will likely only be used for some sort of entrance to the building for the condo owners.  The break in the building wall can be seen best in the second picture below. 

This building has been finished for quite some time but I figured I would include it anyway.  While some complain for its facade monotony, it nonetheless still contributes to the district’s urban environment and features great street level retail.  Also notice the upper floor setbacks, allowing the building to look and feel more pedestrian scaled from the street.   

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This is a rendering of the stalled Ibiza on High project.  Again, you can see the proper urban design occurring at street level.  Again, some complain the building is too high for its context, but I am fine with this especially since the upper floors are setback from the front facade, allowing the building to look and feel more pedestrian scaled from the street.  Hopefully this project can become reality in the near future, filling in one of the last holes in the increasingly unified Short North. 

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For a more complete look at the Short North, old and new and complete with pictures, take a look at this post I did back in December, 2009.  Enjoy!

Monument Circle: Is It Ready?

Published May 3, 2010 Urban Indianapolis , Urban Policy 13 Comments
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The recent news that Monument Circle in Downtown Indy is going the way of Times Square and Heralds Square in New York by becoming a pedestrian only space is an interesting development to say the least.  If you follow my blog, you remember that I recommended this change on a previous post, believing it should be the ultimate goal of the City to turn the Circle into a pedestrian mall, opening up the space for programmed events, outdoor seating, and other pedestrian activity.  Further, I wrote a piece on the ‘pedestrianization acceleration’ trend occurring across the country, as City after City is choking down their streets, turning spaces into pedestrian malls, and truly beginning to prioritize the pedestrian in urban designs.  So I applaud Indianapolis for continuing to be on the forefront of this movement (see the Cultural Trail for another ‘pedestrianization acceleration’ example) and hope that Monument Circle can succeed as a pedestrian mall and truly become a world-class public space.  With that said, as it stands today, is Monument Circle ready to become a pedestrian mall? 

My simple answer is a cautious no; the Circle does not currently have the storefront activity or pedestrian traffic to support such a move.  If there is one lesson to be learned from the failed American pedestrian malls of the past, it is that such spaces should not be used for economic development or to attract business.  Instead, malls should only further enhance spaces where existing pedestrian activity is healthy and strong.  Essentially, pedestrian malls can be an urban design technique to make good spaces great.   Ultimately, this is why the Times Square pedestrianization experiment has been so successful.  And yet, Indianapolis leaders are heralding their own pedestrianization experiment as an economic development initiative, something that worries me and makes me dubious about turning the Circle into a pedestrian mall right now. 

While I truly believe in pedestrian policies, I think a few things need to happen before such a change can take place on the Circle.  First and foremost, the City needs to be engaged with the current owners of Circle real estate frontage, creating more storefronts and having an inside-out approach to retailing which would connect the public realm with private uses.  This would attract investment and higher pedestrian counts, creating a healthier pedestrian realm.  After such investment occurs and the Circle turns into an even better place for pedestrian activity, then the City should look into turning the space into a pedestrian mall – taking the Circle from good to great. 

With that said, the Circle will be going the way of a pedestrian mall in August, whether it’s ready or not.  Since it is going to happen, I have a few questions about implementation.  First, why is this experiment only lasting a month?  This timeframe seems too short to come to any concrete conclusions regarding the success of this trial.  Instead, the City should look at a June-August schedule, lasting the duration of summer and allowing the populace to get used to the idea of a pedestrian mall downtown.  Second, are there any events or space utilization planned for this month-long experiment?  I hope so, as something special needs to happen to draw patrons down to the Circle to see firsthand the vitality a pedestrian mall can create.  If the space is simply opened and the new space isn’t utilized, expect the experiment to wane in popularity.  And third, what are the pedestrian mall boundaries going to be?  I recommend extending the mall out a half-block in each direction on Meridian and Market, giving even more space for possible programmed events that are badly needed on the Circle. 

Despite my cautious tone towards this development, I am hopeful for its success.  But in order for this to occur, the City needs to answer the questions I put forth and make sure the experiment is carried out in a monumental way – if you will.  Only then will the public truly see the possibilities of a pedestrian mall and begin to champion its permanence.  If this doesn’t happen, don’t expect the Circle to be a part of the pedestrianization acceleration trend going on across the country – something Indianapolis can’t afford to miss out on.    

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