Quote of the Day: ISA principal Brian Phillips on Tactical Urbanism

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(Courtesy ISA)
(Courtesy ISA)

A couple weeks ago, we took a look at the public art installation to be built beneath the Ninth Street interchange of Interstate 64. Designed by a team led by Philadelphia’s Interface Studio Architecture (ISA), The Louisville Knot seeks to draw people to the forlorn block with hopes of convincing locals that the Ninth Street Divide is little more than a several-thousand-ton mess of steel, concrete, and bad city planning. Read more about the Louisville Knot as explained by ISA principal Brian Phillips in our previous article.

Brian Phillips. (Colin Lenton/ISA)

While we were talking with Phillips about the Knot, our conversation naturally flowed to cities and the modern role of Tactical Urbanism now that the concept has been embraced the world over (and particularly in Phillips’s Philadelphia) for providing quick, testable solutions that can lead to long-term change.

“I think what we’ve learned about the 21st century American city is that the city is this place for creativity and entrepreneurship and food and coffee and rock bands,” Phillips said. “Authentic, genuine, non-franchise things. I think that’s really what’s driven the kind of millennial rediscovery of the city.”

“Those things do not require big, expensive buildings to produce,” he continued. “They require a range of things from temporary to permanent. It requires new housing, and it does require new architectural space. But it also requires renovating buildings in ways that sometimes they still feel a little broken and extra cool.”

“We see that as a continuum,” he said. “We’re moving from a moment where tactical urbanism was seen as a cheap way to get something started to actually a fundamental way of thinking about civic space.”

That shift—and the acceptance of local governments to experiment—is helping to re-imagine street design, public spaces, and how we live in the city. While there was a trend toward experimentation present in the 1960s and ’70s, with groups locally like the Arts in Louisville House or attempts to pedestrianize Guthrie Street, the 1980s and ’90s brought more corporate architecture that often left streets feeling cold. Phillips said cities have finally learned it can be done differently. “It doesn’t have to be hundreds of millions of dollars of polished granite,” he said. “In fact, sometimes that actually sends a message that’s less inviting than when things are done more informally.”

“There’s all this opportunity for experimentation. What we’re realizing is these things apply to so many cities now.”

Cover-Up: Vue apartments paints over limestone base with dull gray tone

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    (Branden Klayko / Broken Sidewalk)
    (Branden Klayko / Broken Sidewalk)

    The Vue at Third has now completely replaced the former Barrington Place Apartments at Third Street and Guthrie Street with a modern, updated look. The Downtown apartment tower dating to 1962 when it opened as the Trinity Towers (hence the crosses embedded in the facade) was purchased last year by Nashville’s Covenant Capital Group for $12.8 million.

    The rooftop terrace and common room at the Vue on Third. (Courtesy Vue on Third)
    The rooftop terrace and common room at the Vue on Third. (Courtesy Vue on Third)

    And there’s a lot to like about the Vue’s $3 million renovation. Especially 18 floors up on the roof, where you can gaze out on the spectacular, well, view. A former chapel has been transformed into a community room and a terrace with tables and chairs provides an ideal spot for a home-cooked weekend brunch. Similarly, individual apartments have also been updated with bright colors and updated finishes. Making the transformation complete, several large signs were installed around the building to mark its branding on the skyline.

    Painting limestone at the Vue on Third. (Branden Klayko / Broken Sidewalk)
    Painting limestone at the Vue on Third. (Branden Klayko / Broken Sidewalk)

    But there’s one thing we distinctly do not like: the new painted limestone along the sidewalk. We spotted crews up on ladders in late February applying a cold gray coat to the old limestone base. On a recent trip back, the job was complete and the paint dry.

    Painted limestone at the Vue on Third. (Branden Klayko / Broken Sidewalk)
    Painted limestone at the Vue on Third. (Branden Klayko / Broken Sidewalk)

    We’re not convinced this is an improvement at all. In fact, we’re not sure what to make of the new exterior look, with the building’s original light blue interstitial panels between windows, the royal blue of the new signage, and the dull gray paint. Sure the old stone was grimy with age (or should be say it had a patina?), but that’s nothing a good wash couldn’t fix. It feels like something here was lost.

    We should celebrate limestone as a material here in Louisville. It’s the stone that makes up a good portion of the state, and it’s the reason our tap water—and our bourbon—tastes so good. Painting over such a local asset seems, well, superficial.

    Construction Watch: Kindred expansion continues on

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    (Branden Klayko / Broken Sidewalk)
    (Branden Klayko / Broken Sidewalk)

    Just a standard construction update. Kindred Healthcare‘s suburban-style addition to its Fourth Street and Broadway campus is moving right along. The six story building built of steel with poured concrete floors long ago reached its final height, 97 feet, and sheathing has been applied to its exterior.

    Rendering of Kindred’s Fourth Street expansion. (Courtesy Kindred)

    The $36 million, 142,000-square-foot expansion project is expected to house 500 new Kindred employees. The company is receiving up to $11.5 million in subsidies (32 percent of the building budget) from the state in the form of performance-based tax breaks for creating jobs.

    At the base, set 80 feet off the sidewalk, 7,000 square feet of retail space will include a BBC brewery restaurant, similar to one that was displaced from Theater Square.

    The structure was designed by Louisville’s K. Norman Berry Associates and Kelley Construction is serving as Construction Manager. The building is expected to be complete by the end of the year.

    As a refresher, this parcel was once Theater Square, albeit with more smoke shops, nightclubs, and bars than actual performance venues. Barney Bright’s Louisville Clock, restored several years ago and installed in the square, was removed in summer 2015 and the entire site began demolition later that fall. In spring 2016, the parcel was little more than a muddy pit, but by later that summer, utilities had been installed, crews were beginning to appear on site, and mountains of dirt appeared.

    Cutting a few holes in City Hall’s parking lot makes room for new trees

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    (Branden Klayko / Broken Sidewalk)

    It’s being described by officials as “an innovative new pilot project in Downtown Louisville,” a “cutting edge initiative,” and “a brand new way to deal with old solid, surface paved parking lots.” It’s hailed as a major step forward in tackling Louisville’s stifling Urban Heat Island Effect. What is it? Trees.

    Nine Allee Elm trees have been added to the sun-baked parking lot covering half a city block behind City Hall at Sixth Street and Market Street. The species was chosen for its hardiness to tough urban conditions—and it doesn’t get much tougher than this kind of parking lot.

    (Branden Klayko / Broken Sidewalk)
    (Branden Klayko / Broken Sidewalk)

    What’s different about this project is that these trees were retrofitted into an existing parking lot. Diamond-shaped pits were dug out of the asphalt, so each of four parking spaces shares in the slight paved reduction. The plan was originally to install a special rubber porous paving around the tree (as has been done in sidewalk tree wells around Downtown), but on a visit in late March, the trees were simply surrounded by gravel.

    Ken Herndon, Special Projects Coordinator for the Louisville Downtown Partnership (LDP), thought up the project, according to a press release. “Newer parking lots have regulations that require planting strips where trees must be planted to battle the heat island effect,” Herndon said in the release, but the LDP counts 381 surface parking lots in the city that carry no tree cover.

    (Branden Klayko / Broken Sidewalk)
    (Branden Klayko / Broken Sidewalk)

    The hope it that owners of parking lots around Downtown can be convinced to add trees to their lots once they learn about the affordable idea that maintains the same level of parking and revenue.

    The project was sponsored by almost as many agencies as there are trees. Those include the LDP, the Metropolitan Sewer District (MSD), the Division of Community Forestry, Metro Public Works, Metro’s Department of Sustainability, and the Parking Authority of River City (PARC). Installation took place at the end of February.

    The new stand of trees is dedicated to the late Mike Houston, a longtime Louisville Metro Government employee, who worked with Brightside, the Louisville Zoo, Louisville Metro Public Works Open Spaces and PARC.

    What do you think of the idea? While the ultimate goal would be to see these parking lots redeveloped, necessitating eventual removal of this sort of tree, it does look like a good interim solution. Louisville has more parking lots than could possibly be redeveloped in the near term. We’ll be rebuilding the city for a long while to come. Share your thoughts and where you’d like to see trees pop up in a parking lot around you in the comments below.

    Construction Watch: Main & Clay structure switches from concrete to wood

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    (Branden Klayko / Broken Sidewalk)
    (Branden Klayko / Broken Sidewalk)

    The concrete underground parking garage and first two floors of the Main & Clay Apartments have been finished and construction crews have switched to wood construction for the remaining five floors. Located at the northwest corner of East Main Street and Clay Street in Butchertown, the 262-unit project by Nashville-based Bristol Development Group.

    Rendering of Bristol's Main & Clay development. (Courtesy Bristol Development)
    Rendering of Bristol’s Main & Clay development. (Courtesy Bristol Development)

    The 7-story building will contain studio through three-bedroom units and several townhomes ranging from 550 to 1,800 square feet. Prices are expected to range from $900 to $3,500 for the largest units. On the corner, 2,400 square feet of retail space is planned. The underground garage holds 380 cars. The building covers some 420,000 total square feet.

    While digging the pit for the underground garage and building its concrete structure was a slow-and-steady process, now that the bulk of concrete work is complete, the wood construction should rise significantly faster. Expect to see dramatic changes coming at the site this spring.

    Nashville’s Smith Gee Studio designed the project, and Alabama-based Doster Construction is building the project. Several one- and two-story warehouses and historic buildings were demolished for the project, but Bristol plans to rebuild some of the old facades into the new building. Another historic townhouse facade was left standing and will be incorporated as an entrance on Washington Street. The approximately $50 million project received $4.4 million in public subsidies in the form of a Tax Increment Financing district.

    The Main & Clay project was announced in fall 2014. Following a few back-and-forths during the approval process, demolition at the site got underway in fall 2015 and we last checked in with construction when the site was little more than a giant pit in April 2016. The first tenants are expected to move in later this year.

    Smoketown lands a Family Wellness Center in the beautifully restored former Presbyterian Community Center

    (Branden Klayko / Broken Sidewalk)
    (Branden Klayko / Broken Sidewalk)

    Smoketown has undergone a major transformation, thanks in large part to a HOPE VI development that remade the barracks-style Sheppard Square Homes into a New Urbanist vision of a historic cityscape. The traditional-style architecture, while quite different than what originally existed, shapes an urban fabric that’s significantly more humane than the housing project. Where streets were once blocked, parks have been built, and where decrepit historic buildings once stood, beautifully restored historic buildings now contribute to the neighborhood.

    One of those restored buildings is the old Presbyterian Community Center on the corner of Hancock Street and Roselane Court. The Presbyterian Church donated the old facility to the Louisville Metro Housing Authority (LMHA). Rehabilitation of the structure including a new addition began in the spring of 2015. The building now includes 32 elderly and disabled housing units, community space, and solar panels generating 50kw of energy.

    The LMHA had planned to use the basement of the structure for storage, but with its large windows and wide-open spaces, creative minds came up with better ideas. On Saturday, March 25, officials “broke ground” on the Smoketown Family Wellness Center (SFWC), the vision of Dr. Charlotte Gay Stites, the physician behind the plan.

    From left to right: Jeff Bringardner; Attica Scott; Greg Fischer; Charlotte Gay Stites. (Branden Klayko / Broken Sidewalk)

    Community members, Stites’s family and friends, and city and state officials gathered and spoke at the event. Those included Mayor Greg Fischer, State Congresswoman Attica Scott, and SFWC board chair Jeff Bringardner, among others.

    Scott commented that “health is about more than healthcare—it’s about economic and social factors. Health is life.”

    JRA's floor plan for the clinic.
    JRA’s floor plan for the clinic.

    Stites is working with architect Steve Wiser of nearby JRA Architects on the project. She said the “aha moment” that the building was right for the project came when the team at JRA showed how the space could be efficiently organized. The SFWC signed a lease with LMHA just days before the groundbreaking and expected construction to commence immediately.

    Dr. Stites was praised for her multi-year efforts to launch the project. “Dr. Stites, I just want to say that you have staying power and passion,” Mayor Fischer said.

    According to an article by Molly Melia in For Good magazine, the Wellness Center is part medical office and part community center. “Doctors will be on hand to help advise and treat families,” Melia wrote. “Children will have a safe place to play, exercise and do homework. Parents will receive services that explain the needs of education, access, support, nutritional guidelines and more.”

    The structure pictured in October 1929 when it was known as the Grace Presbyterian Colored Mission. (Courtesy UL Photo Archives)
    The structure pictured in October 1929 when it was known as the Grace Presbyterian Colored Mission. (Courtesy UL Photo Archives – Reference)

    “In a few short months, there will be patients and families coming to this room,” Stites said. “Most of us come into the world with wellness. How to we keep that over a lifetime?”

    As to an exact opening date, Fischer asked when the project would have him back for a grand opening, to which Greenberg replied, “Ask the contractor.” The contractor in the crowd responded, “Soon.” “See you soon,” the mayor quipped before ducking out to another engagement.

    (Editor’s Note: This article has been updated.)

    Nulu’s first hotel makes serious progress, and a second ready to break ground

    Construction in Nulu will be more active than ever as two hotels will both soon be under construction. We’ve known about both hotel projects for a while now—a Home2Suites Hotel by Weyland Associates and an AC Hotel Nulu by Creation Gardens owners Ron and Mollie Turnier and team. Here’s the latest.

    (Branden Klayko / Broken Sidewalk)
    (Branden Klayko / Broken Sidewalk)

    Home2Suites

    Predominantly facing Hancock Street, Weyland’s Home2Suites Hotel by Hilton is well into construction with framing complete and the building being sheathed in plywood. It looks like a real building—a welcome sight for what has long been a parking lot at the northwest corner of Hancock Street and Jefferson Street.

    Elevation of the Home2Suites facing Hancock Street. (Courtesy City Properties Group)

    When we last checked in this past August, crews were tinkering with the corner site across the street from the Louisville Chemical Building, which will become apartments and retail via the Weylands, and the 310 @ Nulu apartments, also a Weyland project. Weyland Ventures (formerly City Properties Group) has staked out something of a small empire in the area, additionally developing townhouses, student housing, and retail space in the Hancock Street corridor south of Jefferson.

    The new hotel will include 100 rooms, an indoor pool, and a surface parking lot facing Jefferson Street. On our recent visit to the site, it appears that the Louisville Chemical Building has not yet begun renovation. The previous plan was for that project to be under construction by last October. The Home2Suites project was first announced at the end of 2015 and the historic renovation some time before that.

    AC Hotel Nulu

    Rendering of the planned AC Hotel Nulu. (Courtesy Ron Turnier)
    Rendering of the planned AC Hotel Nulu. (Courtesy Ron Turnier)

    A couple blocks away, the AC Hotel Nulu by Marriott, 725 East Market, now has an official groundbreaking date. Long planned at the northwest corner of East Market Street and Shelby Street, the hotel has been delayed from its original groundbreaking date last summer.

    A groundbreaking ceremony has been scheduled for 10:00a.m. on Tuesday, April 11 at the corner of Shelby and Market when the Turniers and officials from Concord Hospitality Enterprises and the official developer, The 725 Partners, will speak.

    Aerial view of the AC Hotel Nulu site including two historic buildings that will be renovated during the project. (Google Maps / Broken Sidewalk)
    Aerial view of the AC Hotel Nulu site including two historic buildings that will be renovated during the project. (Google Maps / Broken Sidewalk)

    The hotel is estimated at $38.6 million and will include 150 rooms, an 188-car parking garage facing Shelby, and 5,000 square feet of retail space. For more on the design of the AC Hotel Nulu, check out our previous story.

    Rendering of the AC Hotel Nulu's lobby. (Courtesy Ron Turnier)
    Rendering of the AC Hotel Nulu’s lobby. (Courtesy Ron Turnier)

    Construction is expected to take 13 months. The Turniers have planned to develop the parcel since 2009 although plans have changed several times along the way. The 725 Partners includes the Turniers and Rob Webber of Creation Gardens, local developer Terry Cheynoweth, and Steve Kersey, principal of Kersey & Kersey Architects, the local firm working on the project. The design architect is Chris Meyers of Columbus, Ohio–based Meyers & Associates Architecture.

    (Editor’s Note: This article has been updated. A press release from AC Hotel Nulu incorrectly stated that the project included a rooftop bar and overstated ground level retail space by 3,000 square feet.)

    Four ways you can help improve biking in Louisville right now

    (Courtesy Bike Louisville)
    (Courtesy Bike Louisville)

    Bike Louisville, the city’s agency covering bikes and pedestrians, is hoping 2017 will shape up to be a big year for biking in the city. Following a number of open houses in late March where officials including coordinator Rolf Eisinger explained what’s coming up, the agency appears to have a full plate of projects. And there’s plenty of opportunity for you to get involved.

    Map showing planned bike share systems. (Courtesy Bike Louisville)
    Map showing planned bike share systems. (Courtesy Bike Louisville)

    Bike Share

    First up, if you haven’t already, take Bike Louisville’s online survey about the city’s bike share program that’s expected to launch this summer. The survey queries your preferences about bike share and where stations should be located and will help shape the future of the system.

    The standard PBSC bike. (Courtesy PBSC)
    The standard PBSC bike. (Courtesy PBSC)

    Speaking of bike share, Eisinger told Broken Sidewalk that the city is moving ahead full steam with launching our long-delayed bike share system. Earlier this year, Bike Louisville tested out a few styles of bikes that could be used, including standard human-powered bikes and electric assist e-bikes. He said the city chose standard PBSC Urban Solutions bikes (the same as in many major bike share systems including New York City’s Citibike and Chicago’s Divvy) since e-bikes required installing underground utility access at each station (standard bike share stations are solar powered).

    Rolf Eisinger, in yellow, and others inspect different bike models. (Courtesy Bike Louisville)
    Rolf Eisinger, in yellow, and others inspect different bike models. (Courtesy Bike Louisville)

    Eisinger said no title sponsor has been signed, but that the responsibility to find one rested with CycleHop, the program operator, not with the city. He wouldn’t comment on any progress the company has made. According to a 2014 document from CycleHop, the estimated cost of a Louisville title sponsor would be $1 million per year. Smaller sponsorships are available ranging from $50 for a monthly station ad to $10,000 for a full station sponsorship. Matthew Glaser, of the Broke Down Bike Club (BDBC), has been hired as the general manager for CycleHop locally.

    Eisinger also said the city has decided to expand the bike station target area beyond a North-South strip between Downtown and U of L that abruptly stopped at the Ninth Street Divide. The latest bike share station map (pictured above) shows the program will stretch east to Baxter Avenue and Bardstown Road and west to 18th Street and Muhammad Ali Boulevard. There’s no official launch date yet, but Rolf assures us that this summer will be it. Stay tuned for updates. (But don’t rely on the official bike share website as it doesn’t appear to have been updated in several years, although it still appears to be accepting station recommendations.)

    (Courtesy Bike Louisville)
    (Courtesy Bike Louisville)

    Urban Bike Network

    If you’re the online-survey-taking-type, Bike Louisville has another poll you can take, this time all about the city’s urban bike network. According to Bike Louisville, “a 600 percent increase in bicycle ridership [has] been reported due to the addition of bicycles facilities” across the city. And we’re not stopping there. The survey covers everything from protected bike lanes to how comfortable you feel biking on local streets. We took both surveys and so should you!

    (Courtesy Bike Louisville)
    (Courtesy Bike Louisville)

    Sweeping Bike Lanes

    Rough ride through your bike lane? Debris making it difficult to pedal or avoid flats? Bike Louisville is working to fix it. If you see a bike lane that needs sweeping, let the city know by calling 311 or using the 311 smartphone app.

    Eisinger said Bike Louisville has signed a contract with a sweeping vendor to keep the city’s lanes clean. In February, for instance, over 30 miles of bike lanes were swept. “The more people call [311], the stronger it will be,” Eisinger said. This kind of maintenance can go a long way toward making biking safer and more enjoyable in Louisville and we’re glad to see Bike Louisville making a difference.

    Bike Kick-Off

    Finally, head on over to 1228 East Breckinridge Street between 5:30 and 7:30p.m. tomorrow, Tuesday, April 4 for Bike Louisville’s annual Bike Kick-Off event. (That’s the Highlands Community Campus.) At the event, the city will fete recent completed projects, share news about upcoming plans. You’ll also be able to fraternize with fellow cyclists and hear from the Mayor.

    Non-profit bike advocacy group Bicycling for Louisville will be providing free bike parking and selling adult beverages at the event. The city’s other partners include the Kentucky Mountain Bike Association (KyMBA), the Transit Authority of River City (TARC), and the Kentuckiana Regional Planning & Development Agency (KIPDA) Assister Program.

    Construction Watch: Apartments shape up, change name on East Broadway

    (Branden Klayko / Broken Sidewalk)

    The apartment complex rising on the former Mercy Academy site at 1172 East Broadway is beginning to look like a real building. On a recent visit, crews were busy framing the four-story, wooden structure, particularly its sloped roofline. Take a look at the construction photos below.

    Elevation of the Mercy Apartments. (Courtesy Edwards Companies)
    Elevation of the Mercy Apartments. (Courtesy Edwards Companies)

    As a refresher, what we were calling the Mercy Apartments has been officially named Highland Station, according to a spokesperson from Columbus, Ohio–based developer Edwards Companies quoted in Business First. The budget is $26.5 million. The 194-unit structure utilizes an existing parking garage next door and forms a distinct urban edge along East Broadway where the former Mercy Academy buildings were set back from the street. The change in urban character is palpable walking along the sidewalk here.

    The project was announced and unveiled in summer 2015, the Mercy Apartments took some time to really get going. Zoning and variances/waivers were approved in October that year. The site, including the old Mercy convent building, was cleared by early spring 2016.

    Last April, after the developer cast uncertainty about the future of the project, an agreement was reached with the city for $2.6 million in subsidies, in the form of a tax-increment financing district, in exchange for providing 19 affordable units at the site, about ten percent of the total. According to Marty Finley at Business First, the first units could be occupied by the end of the year.

    Rendering of the planned Tri-City Storage facility. (Courtesy Brexton)

    In front of the parking garage, a small former office building at 1170 East Broadway will be converted to mini-storage to be called Tri-City Storage. Metro Council approved rezoning the 24,100-square-foot, 0.2-acre site from OR-3 (Office/Residential) to C-2 status at the end of February. The developer, Brexton, also sought a Conditional Use Permit for the use under the C-2 designation.

    As part of the project, an enclosed stairwell will be built on the west side of the existing building to provide access to each floor and four parking spaces will be paved, requiring the removal of two trees. Additional landscape screening in the area is also planned. The existing structure will maintain its heavy-handed appearance, which strangely has always looked more appropriate for mini-storage than office anyway. Repairs to the facade are planned, such as fixing a peeling concrete projecting mass on the top floor.

    Given that Edwards Companies is developing nearly 500 new apartments in the area—at the Mercy site and a block east at the former Phoenix Hill Tavern site—it seems logical that demand for storage space might increase. Still, we wish the ground floor could have been opened up for a cafe or coffee shop rather than a blank wall.