There are examples the world over of buildings that have not only outlived their creators, but the entire civilizations.

We design buildings that, we hope, will stand the test of time.  Often, clients want a “timeless” building, a “classic” design.  This can be a vague description, but what they ultimately mean is, “I don’t want people to point and say, ‘that building was built in 1978 and it shows, what were they thinking?’.”

We also detail our buildings with care and attention, always to keep the water out.  Knowing, of course, that water from the sky doesn’t always fall straight down.  Details that, when built properly, will last for decades without much maintenance.

What architects don’t necessarily consider is the economic serviceability of a building.  How long will a building live in usefulness?  When will it be torn down to be replaced by something bigger and better?

Consider the photo study of retail properties by photographer Brian Ulrich entitled “Not If, But When.” There are some eerie photos of shopping malls that have died a slow death and are left to decay, unattended.  This was certainly not the intent of the architect.  But, the architect cannot control the economy and what finicky shoppers want.

And, should an architect mourn the death of his progeny?

RTD

The redevelopment of Union Station is a key component of the Regional Transportation District’s (RTD) plans for FasTracks.  The facility will serve as a hub for light rail, buses, shuttles, and possibly future heavy commuter rail.

“By reinvesting in our nation’s transit infrastructure, we are making our communities more livable, invigorating the local economy, and putting America back to work,” U.S. Transportation Secretary Ray LaHood said Wednesday.

The total cost for redevelopment of the transit facility is estimated at nearly $480 million and will be paid for by a variety of sources, including Federal money. The $18 million comes from the American Recovery and Reinvestment Act of 2009, which includes $8.4 billion for transit improvements.

An 1894 fire destroyed the central portion of the orginal 1881 station. The replacement building was designed by VanBrundt and Howe.  In 1914, the current center portion was designed by Denver architects Gove & Walsh in the Beaux-Arts style.

Union Station has reclaimed its primary purpose as a central hub for transportion.

The area is a grouping of three tired strip retail centers at the intersection of 58th Avenue and Ralston Road, and they are in serious need of revitalization.   There are several empty storefronts and buildings, as well as a mix of non-retail tenants.

In order to tap into the community mood, we formed an advisory committee which consisted of residents, business owners, and key city administrators.  We had monthly meetings to discuss the issues with the current development area and possible solutions.  The advisory committee led the design process and provided guidance to the design team.

Our goal was to re-allocate densities and incorporate other uses, such as multi-family residential, to bring more vibrance and life to the neighborhood.  One retail center will receive a facelift, another will be completely demolished and replaced with better performing retail.  The third strip center will be completely demolished and replaced with more urban and dense mix of uses.

Ralston Fields Master Plan Concept

We presented our master plan to the public Tuesday and it was well received.  Approximately 100 people came through to aske questions and provide feedback.  Overall, we feel we’ve presented something the community will love.

Our next step is to prepare the Overall Development Plan for further public review and approval.  As the economy recovers, the Ralston Fields area will be ready for redevelopment with a well thought out plan for the future.

Thanks to the advisory committee and to AURA for being a part of this great project and providing us an opportunity to assist you!

We are meeting with a selected group of neighbors, business owners, and city employees. We’ve also brought in the local recreation district and community college. The advisory committee provides a wonderful cross section of the community with practical goals for the community. They have a vested interest in the future and health of the city they love. The committee also has some terrific ideas for planning and uses.

Our goals, as the planner, are to create an economically viable neighborhood solution that will add value to the city. Too often, suburban communities want to try to force an urban design into their communities, thinking that its an automatic home run. Its not that simple. How do you accomplish creating a new neighborhood that will remain alive and viable? By creating a sense of place.

Basically, memorable destinations generate an emotional reaction in the visitor. Think about your favorite places to visit – why do you love them? Uses, architecture, vehicle and pedestrian circulation, organization, and imagery all contribute to creating a great place. If you create an area that generates a positive emotional connection with visitors, they will return again and again. They will also tell their friends…

We are in the early stages of the project and have essentially completed the information gathering, or programming, phase. At the last meeting, we presented six conceptual schemes which loosely addressed the traffic concerns and the uses within the planning area. The next meeting, we will present two schemes which begin to pin down building areas, public spaces and traffic circulation.

The process of creating a new place or neighborhood is a long and complicated process. There are so many factors to balance and weigh. One thing affects another, sometimes in detriment. That’s where the challenge lies – how best to create our place with the pieces and parts we have?

I cannot post images at this point since we’re not officially public with our design intentions. That will come in the next couple of months. I will then post some of the early planning images so you can see how the process has evolved.