Have you noticed all the construction happening in the Cultural Arts District these days?

Another cool project under construction to add to the list is the Mayflower Hotel on Broadway just North of Tuolumne. The Building owners are Jake Kojikian and Romi Baghgegian. They also are the owners of the renovated Hotel Virginia on Kern and the Hotel Fresno that is still deteriorating and been the subject of lawsuits between the city and previous owner.

The three-story brick building is a simple form and once used as a hotel. The proposed design shows a modern exoskeleton and living wall that wrap the midsection of the building. This form contains the function as exterior walk ways on the side and new penthouse on the roof.

No word yet on the floor plans and what the interiors will looks like. Check back here for updates.

Shown here is the existing building with scaffolding around it. Also below is an rendered images of the facade, courtesy of the Redevelopment Agency of Fresno.

From the Redevelopment Agency’s Facebook:

In August, 2009 the Agency entered an agreement with the owners of the Mayflower Lofts project at 1417 Broadway in the Uptown area. The Mayflower Building is a three story brick structure, former residential hotel, that has long been vacant. The proposed project consists of 15 rental units with 8 affordable units in consideration for Agency financial assistance in the project. Below are conceptual designs of the project, still in the design and entitlement process. The project is expected to commence later in 2010

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I wonder if this post will be stumbled upon by elementary school students doing a report on the Pilgrims. There are no Pilgrims in Fresno.
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The video below was produced by friends of the owner, Vicente Aello and design/builder, Josh Ganshorn, of the remodeled 1968 Airstream Ambassador that was on display during the January, 2010 Art Hop. Check it out, it’s pretty retro & groovy.

Architecture thrives on creativity and creativity thrives in architecture. It is perhaps the single greatest force which moves architecture forward. However, creative ideas emerge through a conscious effort to seek them. New ideas are developed in practice, discourse, technology and materials as a result of investing time and energy in creative pursuits. Mark Wigley, Dean of the Graduate School of Architecture, Planning, and Preservation (GSAPP) at Columbia University touched on this phenomenon during a recent conversation that took place at Columbia University when he suggested that during a healthy market we “minimize the friction between what we are asked to deliver by our clients and what we deliver.” Friction – in this context – referring to a tolerance for creativity and our interest in challenging norms.

Half disgusted with the current economic climate and half motivated by the availability of time to pursue ideas which time did not allow for during the past few years, I set out to find others who were leveraging changes in their career in creative ways. What I found were several inspiring stories which only confirm that creativity not only thrives in down economy but also that it can create opportunity regardless of the state of the economy.

Across the country, large firms, small studios, ateliers, young professionals, associates, and recent graduates alike are faced with the challenge of reduced workloads, furloughs or unemployment altogether. This posits and interesting challenge to either seek stability, or to pursue creative opportunities regardless of the potential instability. Follows are a few stories to help inspire those debating whether or not to invest the time, energy and resources.

Ryan Spruston | Ryan Spruston Architect, Los Angeles

After nearly 10 years of “working on great projects with great people” at Gensler, ELS, and MBT, Ryan Spruston decided to resist the intuitive notion of job hunting and venture out as an independent contractor. His newfound mobility and freedom to pursue work independently allowed him to shift his focus from the corporate, developer-based approach to one that has him teamed up with a multi-disciplinary team pursuing affordable housing solutions using shipping containers.

‘project retan‘ is an affordable housing solution developed for the City of Pomona using ISO shipping containers. The multi-disciplinary team which prepared the response to the “ULI 100 Home Competition” included recent business school graduates, social housing service associates, city planners and architects. Not only has the economy afforded Spruston the opportunity to pursue creative ventures such as project retan but it has allowed for his creative energies to be directed towards helping address need for social housing.

Working outside of the corporate arena for the first time in his career has afforded him several opportunities to team up with sole-proprietors looking for talent and expediency; something Spruston and his network of independent contractors can certainly provide given their new found freedom.

Joel Karr | Group 41, Inc./Container Nation, San Francisco

As the recession impacts the ports of the world – creating a surplus of empty shipping containers – Joel Karr recognizes an incredible opportunity to house people in need. With over 15 years of research and design invested into shipping container projects, Joel is experiencing what he considers as the “moment of inflection in affordable housing.”

He is currently working on affordable housing projects which “up-cycle” the shipping container for a prominent Indian Tribe in Central California as well as a developer driver 200 unit project in Salt Lake City. Both of these are examples of projects which are now moving towards realization as a result of the bad economy and increased need for affordable housing. While Karr suggests that project such as these were ‘on the boards’ even in otherwise healthy times, he admits that the projects are now met with a certain level of urgency as a result of the downturn. He is careful to remind me that there is plenty of room for creativity in a healthy economy, “the difference now is that the ideas are finally taking hold.”

With projects that creatively repurpose shipping containers ranging from housing for the poor in 3rd world countries to environmentally friendly re-use of containers for housing that can be achieved for less than $6 per square foot Karr’s projects are gaining more and more traction now as economics become a critical factor. Group 41, Inc. is hardly feeling the effects of the economy nowadays, a great example of the benefits of ‘front loading’ creativity.

Edgar Papazian | DOON Architecture, Portland

Avoiding the myopic challenge of how to survive the recession altogether, Edgar Papazian is utilizing the free time as an opportunity for calibrate his studio in Portland to embrace the inevitable return to a healthy economy. “In the downturn, I have concentrated solely on what happens after the downturn.” For Papazian, this means shifting his focus away from billable hours and pursuing work in new markets and towards testing some of his creative ideas and concepts. This has led to the commencement of work on an “innovative yet necessarily low-cost renovation” of a private residence in Portland.

Having built up a portfolio of work while with Cesar Pelli and the Polshek Partnership in New York, Edgar ventured to the Pacific Northwest to begin a practice in a region where a thriving culture, design community and the arts have attracted talent from around the nation in recent years. However, shortly after launching his practice the economy began to decline. Rather than take the simple road back into corporate architecture, he has turned his focus towards putting his creative ideas to the ultimate test – by building. Cognizant that a shift in focus away from his desired market could lead to becoming confined to that market, he has directed most of his energies towards a manifestation of his theories, concepts and cultural background into physical form.

What began as an exploration of a casual curiosity has led to a realization that economically difficult times are as important, if not the most critical stage, in the development of a career or a practice. As Mark Wigley has pointed out, healthy economic times do not afford us the opportunities to pursue new ideas, new concepts and new markets nearly as much as economically recessed times. Proof that when there is little or no work out there…..it’s time to get to work!

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More information on Mark Wigley and the Columbia Graduate School of Architecture Planning and Preservation can be found at: http://www.arch.columbia.edu/ and http://bldgblog.blogspot.com
More information on Ryan Spruston’s work can be found at: http://ryanspruston.com/

More information on Joel Karr’s work can be found at: http://www.containernation.com/ and http://group41inc.com/index.php

More information on Edgar Papazian’s work can be found at: http://doonarchitecture.com/

Discussion

Above are three example of how creativity in architecture is blooming not despite of but because of the current economic climate. We would like to hear example of local architects, designer and creatives doing the same with their creative pursuits. This will be the topic of a follow up article.

In a new series we are calling fresh archop will feature an individual in architecture or allied industry who has just relocated to the San Joaquin Valley, or returned after an extended absence. For the first edition we introduce a fascinating individual named Enoch Sears.

I first met Enoch via email. He’d responded to a blog post on Fresno Famous. At the time, he was living in Panama designing a Caribbean resort. An evening this August I discovered his return when we encountered each other the Fulton Mall. Below are his words regarding: growing up, education, travel, returning to the San Joaquin Valley, architecture, influences, design process, notable experiences, and what he is currently working on.
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Growing Up
I grew up right here in the Central Valley in Lemoore, forty minutes south of Fresno. My parents are originally from the Bay Area and moved to the Valley when my dad got a teaching job in Kettleman City around 1980. Some of my childhood memories include riding my bike around town and the surrounding farmland during the hot, dusty summers, exploring the canals and eucalyptus groves; and driving up the old two-lane Highway 41 with my parents to visit Fresno.
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Education
I studied architecture at Cornell University from 1998-2002. While at Cornell I participated in a unique design studio: Imagining Cuba in 2004. Interestingly enough, the studio was led by professor Milton Curry, a Fresno native who graduated from Bullard High School. For the studio, I designed a hotel/condo tower situated over a retail space that also housed an embassy for American Democracy. I have been captivated by the story of Cuba- especially how it relates to the concept of trying to choose an alternate form of lifestyle amidst our modern society. One of the most interesting classes I took at school was a class on Cuba (different from the design studio) that examined Cuba’s history and present situation from a sociological, architectural and historical perspective.
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Travel
I have traveled throughout the US, Central and South America (throw in a cruise to Nassau in the Bahamas – great salad bar!)- quite limited really. I spent last year (2008) in the Caribbean on an island of Panamabworking on pie-in-the-sky designs for a resort developer. As for architecture one of the buildings I’ve been most impressed with is the Kimbell Art museum in Dallas, TX. I have yet to delve into the architecture of Fresno. I’m awed each time I drive past those huge silos just north of Hwy 180 by the Tower District.
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Return to San Joaquin Valley
I moved away from the Valley for school and work, and then came back briefly around 2002. I then moved to Houston, Texas. I lived and worked there for five years primarily with Hawthorne Architects until I couldn’t stand the humidity any more. After a year abroad in the Caribbean my wife and I decided to come back to Fresno because of family ties and the fresh grapes. I love the arid air here! 100 degrees without humidity feels like 80 in Houston.
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Admired Architects
I admire the idea of “the architect”, the master builder, the creator. Most architects fall into this category more or less. Specifically, Sam Mockbee (1, 2, 3)and Glen Murcutt (1, 2, 3)for their explorations into the “local” and the vernacular, Frank Lloyd Wright (1, 2, 3) for his sheer power of creation, and I can’t leave out Le Corbusier (1, 2), the giant of modern architecture, + many more.
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Design Process
I design primarily in plan. Sketch, modify, sketch, modify, sketch. I admire boats and cars in that every piece has a function and this function is emphasized by design. I try to bring the same logic and beauty found on a boat to design. Beauty is a charged word. Sometimes a design is beautiful because of its sheer creativity or how it stimulates ones mind. The client is key to finding a proper design solution.
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Notable Experiences
Every meeting with a client is a notable experience. I love the human aspect of the business.
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Working on Now
I’m currently working on an apartment complex for Hanford, CA with architect Chas Rhoads as well as a residential remodel. I just received my architectural registration in Texas. Next step is to apply for reciprocity in CA and take the California Supplemental Examination (CSE). It is amazing the amount of paperwork and steps involved.
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Enoch Sears
Architect
LEED AP, AC

Construction.Consultation.Design
www.enochsears.com

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Please join me in welcoming back Enoch

If you are or know someone in the architecture field new to the area contact us.

The origin of the question “The last of the urban pioneers?” came a few weeks ago as I biked down Fulton to Milano. I noticed a new sign that intrigued me.

It was in the empty lot next to Tokyo Gardens. The building that once stood there was demolished by the City of Fresno due to structural instability. The absentee owner was billed. Since then, Granville Homes purchased the site. They plan to build a mixed use development there. It a great location, next door to the iconic Tokyo Garden and near amenities such as the farmers’ market.

A preliminary design of the project was submitted for Site Plan Review with the City of Fresno on July 6th 2009. The proposal includes 4 linear buildings with exterior stairs and walkways to access 2nd and 3rd floor units. Parking is in a gated lot behind the buildings. The two buildings with Fulton frontage are anchored by commercial space on the ground floor.

While we could discuss this design in more depth there is another side of the project and Granville’s urban developments that is more intriguing. This comes from an Aggregate of what I’ve heard from associates and a conversation with Darius Assemi and Jeff Roberts when they brought a conceptual design to the Tower District Design Review Committee. They are investigating who would live downtown and how many of those people are left. It seems they are concerned that they are reaching the cap of the demographic that rents units from them at Vagabond and H Street Lofts.

A question that seems to be plaguing their minds is: are there anymore urban pioneers to rent the apartments and commercial space. With millions of dollars on the line they are rightly uncomfortable with the “if you build it, they will come” concept. They also want to know what amenities residents would want and how much they’d be willing to pay for them.

To that end Granville is gathering up input from a website and focus groups with existing Vagabond and H Street residents. Two of the residents that participated were Floyd Sanchez and Hilary Malveaux. The dialog was directed by Darius Assemi. Floyd impression of the focus group goal was to “[collect] the resident’s input on things they would like to see in a new development planned for the corner of Amador and Fulton Street.” and “They seemed receptive to specific suggestions and requests. My perception is that overall they tempered their commercial concerns with the community’s concerns well. One thing I was surprised with was the scope of their ambitions with the Amador/Fulton project (next to Tokyo Garden). They plan to do a lot with the space.”

This is further reinforced by a Fresno Bee article on July 28th that states “Almost single-handedly, Reza Assemi is rejuvenating Fresno north of Fulton Mall.” But goes on to demonstrate that downtown housing development is still a lonely path.

It’s a pretty thought, says Robin Kane, a longtime analyst of Fresno’s real estate scene. And it may unfold like that someday. But for now, he says, Uptown, even with the addition of Broadway Lofts, will remain “a niche market.”

Kane gives Assemi high marks for backbone — “he’s got the courage and innovation to do it” — and savvy — “he understands [his] market well.”

Kane says that market is in large part the younger crowd, singles or childless couples, perhaps newcomers from larger cities who yearn for a taste of what they left behind — neighborhoods near taller buildings where it’s easier to buy a painting than a lawn mower.

But, Kane says, Uptown still is too raw to lure a broad array of renters, condo-buyers and major retailers, the engine of truly dynamic inner-city redevelopment. He doesn’t explain it in so many words, but he’s talking about the middle class, that big pool of workaday folks with money and a considerable fondness for security and convenience when it comes to choosing a place to live.

For that reason, Kane says, Assemi probably is destined for a while longer to be a pioneer in Uptown development.

I drafted this post over two weeks ago. And unlike many of the other 20+ drafts I have saved, this one has become more and more relevant. With the closing of Milano on the Fulton Mall, a safe haven for Fresno Creatives for over two years, we have to question our progress. There is even the real threat of urban pioneers becoming disillusioned or even loose the faith

Downtown is not even at a point where it can support small businesses. The discussion goes back to the chicken and the egg. To live downtown, people want big city amenities. To provide big city amenities, businesses need a strong customer base. I say we need eggs by the dozen and a full hen house at the same time.

So what are your thoughts? Have we reached the cap of Downtown Pioneers willing to make sacrifices to build an urban lifestyle in Fresno? What are the hang-ups? Are there any low hanging fruit not being picked?

When will downtown become mainstream? What is that tipping point?

So readers, what is needed for you to take the plunge and move downtown? If you’re an existing resident, what will it take to keep you down there?

I put a little competition out there this week. It was that whoever posted the 100th comment on this site would win. The prize was that we’d write about the house of the commenter’s choice. We left it open, it could be the commenter’s house that they’d like know more about or to showcase to the community. It may be a house that intrigues them and always wondered about. We will post photos and commentary about the style, neighborhood, etc. Maybe even include historical info about past or present residents.

Inspiration for this came when my neighbor Hank Delcore remarked about some similar features that our homes’ have. My wife and I had done some research about our house before we bought it and knew it was Minimal Traditional style. Hank’s home is the same style. He was satisfied that he knew a little more about his house, and that he could be more “architecturally hip” in talking about it.

The winner was Michael Birdsong with a comment on the 1st Draft of Tower District streetscape design. His choice was to have his home in the Tower District written about because he wants to know more about it’s style. Stay tuned for a story about the house pictured.

Today is the City of Fresno Historic Preservation Commission meeting. There are several interesting items on the agenda, but I’d like to focus on one. Darius Assemi of Granville Homes has asked to meet with the Commission to present a conceptual plan for a mixed-use project at the corner of L Street and San Joaquin Avenue in downtown.

click for larger image

The report to the Commission states that Assemi is seeking Commission and public input prior to incurring additional research and expense. If you are not familiar with the Assemi family and Granville Homes, they have made substantial investments in Downtown, specifically in the Cultural Arts District.

I believe we are at a point in development in downtown Fresno that the question is no longer “development or no development?” The question now is “How do we measure successful development?”

Last week I posted theory thursday: authenticity alluding to some projects that do not evoke authenticity. I believe that this project falls into that category. Some of the things that triggered this is that the proposal included two styles which remind me much more of tract home models than that historic Art & Crafts and Italianate which they are named for. Below are the renderings included in the proposal.

Arts & Crafts

Italianate

While this neighborhood has many vacant even severely damaged buildings, several are historic. And the common style represented is Colonial Revival of various forms. Beyond missing the mark historically, I’m of the philosophy that building faux historic buildings near real historic buildings is actually detrimental to the built environment.

There are several reasons I believe this: The level of craftsmanship of the historic resources is unmatched by the economics of and process building today; the history a neighborhood should be a patchwork of different eras leading to today’s contemporary buildings. This should be easily read. By building cheap knock offs of yesterdays buildings today with foam details once hand carved out of solid wood history become very muddy for the passerby.

A contemporary building in this location should take cues from its surroundings. What is the scale of its neighboring buildings? Is there a rhythm set by how the land was parceled? What are the materials used? How do the buildings address the street? All of these elements can help a new building fit into the context of its surrounding without trying to mimic the past.

Beyond style, the planning of the project should be such it builds community. Street life is essential as is pedestrian focus. The plan proposed feels much more like a gated apartment complex. That does not fit the downtown context.

In summery, I encourage Granville Home to continue investing Downtown, however this proposed project marks a turn in the wrong direction.

UPDATE 6-23-09

The Historic Preservation Commission meeting was interesting. I was surprised how willing the commission was to accept the fact that the 3 historic buildings on the site of the Granville proposal would most likely be demolished. They were more interested in preserving the buildings on the West side of the street that were outside the bounds of the proposal.

I found some glimmer of hope in a comment made by architect and commissioner, Chris Johnson AIA “This is not the Historic DemolishionCommission.”

To Mr Assemi’s credit he was open to all input about the design. Comments from the public including a member of the Fulton/Lowell Design Review Committee, a former HPC Commissioner Cam Maloy, and even Historic Preservation project manager, Karana Hattersly-Drayton, were in favor of a third alternative not shown above.

The third design broke the long building in two with a pedestrian walkway and each building used detail elements pulled from different styles. Most notably was a center building that quoted the parapet detail from the Helm Home on the west side of the street. Granville is also planning to renovate the Helm Home.

I spoke publicly about some of the design concerns that I had that are listed above. My comments focused around authenticity, trying to preserve at least one of the building as an anchor to the project and some of the urban planning issues that needed to be addressed regarding activating the street with entry porches activating the street.

The Commission formed a subcommittee that will further advise Granville Homes about the design

September 22nd, 2008 the City of Fresno Historic Preservation Commission accepted the Mid-Century Modernism Historic Context report prepared by Lauren MacDonald. Robin Gay McCline and his wife Sue were present at the meeting. The report include interviews with Gay, features several of his notable works and a short biography. It was a momentous day for him.

On the City Hall front steps we talked at length. Gay offered 2 water color paintings as a donation for auction at archop’s anniversary exhibit. With childlike glee Gay also talked about his latest design project. The project was three houses for his family in Del Dios, Escondido, CA. The houses where to replace 3 that had burned in a wide fire. He related how the project had brought back a flood of memories as he tackled a new building code and a design that addressed the dangers of earthquake and wildfires. He loved being back at the drafting table.

Three days later Gay passed away. He was honored at the anniversary exhibit were his 2 donated paintings were displayed along with flowers and a memory book. The books cover was pieces of sheet metal from the Snake Wall installation.

In the book 14 architects shared their memories of Gay and condolences to Sue. I delivered the book to Sue during the memorial service that was held at the Fresno Art Museum.

IÂ received a thank you card from Sue. She thanked archop for honoring Gay and for giving the book to the family. They appreciate its design and kind words it contained. Sue said that the book will remain in their family.

Sue also included progress photos of the houses that were the last buildings Gay designed. The same houses we had discussed on the steps of City Hall. It was touching to know that the family is completing these houses and will live in them.

I will not review that designs of these lovely houses at this time. Instead I’d like to let these pictures sink in. But I will say, when I first saw the rear of House #1, I was immediately reminded of the Vanna Venturi House. A postmodern house in Philadelphia, Pennsylvania, designed by Robert Venturi. But not being familiar enough with Gay’s design a can not say if that similarity is only skin deep.

Below is Gay’s biography from the Mid-Century Modernism Historic Context report prepared by Lauren MacDonald.

Robin Gay McCline (1928-2008)
Born: Frenso, CA
Education: University of California Berkeley, Architecture (1951)

Robin Gay McCline was born in Fresno, California on March 1, 1928. McCline served in the U.S. Army Air Force and attended college on the G.I. Bill. After completing studies in architecture at the University of California Berkeley in 1951 McCline went to work for David Horn as a draftsman from 1951-1956. He worked in the firm of Robert Stevens AIA in 1957. Later that same year McCline started his own firm with James A. Oakes, called James A Oakes & Gay McCline, Associate Architects. In addition to his architectural achievements McCline spent approximately 23 years as an instructor at Fresno City College, between the years 1963 and 2002 teaching courses related to the study of architecture in the schools Technical and Industrial Division. He has also acted as a part-time instructor of watercolor in the Humanities Division (2000-2002). Gay McCline is a renowned watercolorist frequently showing works at local galleries and museums, including the Fresno Art Museum, Plum’s Gallery, Door Gallery and Rollf’s Gallery to name a few.

Gay McCline was a member of the Artist League of Fresno, Fresno Art Museum, and American Institute of Architects. He has been the recipient of awards, including the A.I.A. award of merit in 1962 for his work on the McKinley Medical Center, Fresno, CA, located at 410 W. McKinley; Fresno Arts Council Horizon Award.

Principal Works:
Guarantee Savings Bank, under Robert Stevens (1958)
Torburn Davies Medical Offices, 159 North Thesta, Fresno, Ca (1960)
McKinley Medical Center, Fresno (1962)
Mills Residence 1313 W. San Bruno, Fresno (1958)
Houses #1, 2 & 3 Del Dios, Ca (2008)

I’m going to assume that we all agree that affordable housing is necessary. We can also agree that there is a sever lack of affordable housing in Fresno and the San Joaquin Valley. I could continue studies that demonstrate that we have the highest concentrated poverty in the nation or the lowest on the development index. But I’ll assume that you are already familiar with our region’s issues.

With that clear, I’d like to focus on what architecture’s role is in affordable housing. I’ve long believed that quality designed housing has a huge impact on the health and success of it’s inhabitants. We can see from the poorly designed “projects” of the past the concentrating people in substandard housing solves the shelter issue but creates even more issues of segregation, crime, and poor health.

I believe that the architectural profession should be taking a stronger stance locally and saying “We need to solve these problems and we need to solve them right”

Check back shortly for some examples.

My question to you is: other than pure affordability, what are about the design of housing do you feel would help you have a more healthy, efficient, and sustainable lifestyle?