ISSUE 2: 2018
now+next THE ARCHER The Archer Residences combines two existing buildings, The Archer and The Donahue – both of which formerly served as classroom and administrative offices for Suffolk University. The Archer building, the original Suffolk University School of Law, with its cast-cement decorative panels, is evocative of the Classical Revival architectural style popular at its time of construction in the 1920s. The Donahue showcases the minimal nature of Mid-century Modern design, with broad expanses of brick, accented with ribbon windows. Conjoining the buildings into one structure and adding a penthouse level will result in 172,000 square feet of residential space, with 71 condominium units. The Archer building features recast decorative panels and historically-accurate replacement windows, as the originals had deteriorated beyond repair. The Donahue incorporates street-level access to residential units, accented with bronze and granite, taking inspiration from surrounding residences. Thoughtful design attention has been given to the arrangement, texture, material, and color of the architectural features and The Archer’s relationship to its surroundings. Unique to Boston’s historic Beacon Hill neighborhood, the scope includes below-grade parking and a rooftop terrace.
REINVENTING THE MALL Malls around the country are facing new challenges due to shifting consumer preferences, online competition, and changing demographics. Viable strategies for developers and owners include the redevelopment of new mixed use communities on what are substantial, and currently underutilized tracts of land. Multifamily residential is an important part of the synergistic mix to create a workable solution that provides a live/work/play destination and experience. Mike Binette, AIA, NCARB, provides insight into this growing trend and how the firm is currently involved. mixed use mall/retail conversions are happening globally, what is tat’s experience?
Mall owners are seeking innovative ways to revitalize and ensure the survival of their mall properties given today’s rapidly changing retail landscape. One strategy is to secure residential partners, bringing live/ work elements to the shopping experience. By adding multifamily communities into the mall remix, commercial tenants gain a captive audience for their goods and services. Affordable and accessible housing is also in strong demand by two huge demographic groups—millennials and
baby boomers—and mall locations are often ideal for residential uses. Given our multifamily expertise, regional clients have brought TAT along with them to new areas as they begin working in the market of adapting existing retail space for new housing projects. It’s not so much about repositioning the physical structure of a mall. They’re built economically, to support constantly evolving retail needs, so they are not particularly geared towards supporting other uses. The opportunity to reposition is complex and multilayered. In the case of teardowns, developers generally start over at the same site with new buildings, streetscapes
and diverse uses, new links to surrounding neighborhoods and different approaches to transportation. Projects with this approach allow for the alteration of traffic flow in and out of the complex, as well as how people interact with the amenities. The idea is more to create an urban neighborhood environment. Suburban shopping malls are creating lifestyle centers by comprehensively replanning the site to create live/ work/play, walkable settings. Malls are changing the roles they play in people’s lives—they are a source of entertainment and new experiences, interjecting community events to create more of a destination. what does the residential design typically entail?
Adding a residential component contributes to a lively pedestrian presence 18 hours a day. Residential design tends to be more contextual than commercial or retail design, so our inspiration is typically drawn from the surrounding communities to build a sense of familiarity. Since the market tends to be a mix—empty nesters, millennials, generation z and single parents—households of all
Left: The Heights at Monmouth is a modern, community-focused destination that will attract and engage residents and visitors beyond traditional retail shopping.
types. These residential components are very amenity-laden and they are more pedestrian oriented. A consistent theme, however, is that they are looking for a sense of connection to their community. Interestingly, trends indicate that there are similarities across multiple generations. There is typically demand for wellness areas, hobby spaces, pet grooming, socialization, aquatic options, and gathering spaces that are both flexible and adaptable with technology offerings. Universal design and sustainability are always a part of the equation. For example, given these developments’ relative scale we integrate design cues from the community with the unique placemaking essence of the particular mall improvements. Classic residential components are often used, such as balconies and bay windows thereby reconstituting familiar elements into a multifamily building. Creating a unique identity and sense of community is paramount, as well as enhancing the surrounding residential neighborhoods. tell us about a current mall redevelopment project.
The firm—led by Associate Ed Bradford—is working with Brookfield Partners and Kushner on a portion of the $500M redevelopment plan for The Heights at Monmouth in Eatontown, New Jersey. They are repositioning the mall and creating substantial improvements, interjecting community events to create more of a destination. At the same time they are meeting a significant need for luxury rental living. The mall is the county’s largest source of tax revenue and its
“rebirth” will reactivate the site. The plan is to transform the mall from an enclosed center with about 150 retailers to a modern live and work community with street-facing retail, dining, residential and recreational uses. The 500,000-square-foot property will undergo remodeling, renovation and repurposing of commercial and retail uses—including entertainment and medical spaces. TAT is designing the new 700-unit apartment complex, which varies in height from four to six stories. We focused the taller more dense areas of the community in closer proximity to the mall to provide ease of access to amenities and 24/7 convenient availability of goods and services. We transitioned the lower height and density components adjacent to the neighborhood. The idea is to break down the overall mass to create the impression of three distinct buildings, although they are actually connected. We accomplished this by varying the heights, creating a unique configuration with ample green space/ courtyards and alternating three material palettes throughout. We also strategically located a ½ acre public square at the edge of the mall as a focal point to optimize pedestrian flow in and around the open air retailers—creating a hub of activity. The residential development creates an integrated customer base for neighborhood-serving retail, which is vital for the mall’s resurgence.
Above: A vibrant mix of shopping, entertainment, and leisure will turn Monmouth Mall into a live/work/play destination. Renderings by TAT.
Michael D. Binette, AIA, NCARB Vice President, Principal
Situated on Manhasset Bay in Long Island, NY, Avalon Great Neck is a 191 unit, 245,000 square foot contemporary multifamily community that caters to lifestyle-conscious professionals. The property is intended as a refined retreat for residents, taking full advantage of the development’s coastal location by optimizing expansive views of the water. Photographer: Christian Scully
he award-winning interior design program includes modern, flexible and inviting common and amenity spaces where design elements are seamlessly incorporated to create a continuous flow from one space to the next. The use of custom millwork throughout the foyer softens the Italian-quarry sourced stone and porcelain tile finishes. The adjoining fitness center and yoga room share a slatted wood ceiling, adding a natural artistic element of interest. In the double-height club room, welcoming tones combine with comfortable furniture elements to foster communication, connection and camaraderie, while vibrant jewel-toned lighting and accent decor energize the space.
For local leaders in cities across the country, especially regional Gateway Cities, revitalizing urban centers is a strategic move. Adding new housing, or reactivating a former commercial district is one of the best ways to create a cascading effect of reinvestment and renewal. ousing demand is a huge motivator, and revitalization is a sensible response. In former industrial cities like Worcester, many residents have been priced out of higher markets in and around Boston. Residents seek the quality of life offered by a 24/7 work/live/play community that is surrounded by activity and vitality. In Worcester, the assets that made the city function well in the past, like public transit networks, walkable downtowns, an extensive supply of centrally located, well-built
These urban centers can be revitalized in a meaningful and strategic way to attract and retain new generations. structures are ideal for today’s requirements as well. Bob Verrier, FAIA, NCARB, emphasizes, “These urban centers — and their currently underuti-
lized building stock – can be revitalized in a meaningful and strategic way to attract and retain new generations of residents.” Although Worcester experienced a deep decline in the past, with Area Median Incomes (AMI) well-below state and federal averages, it’s made a strong comeback. The city is proactive when it comes to both new construction and reuse. Rebuilding the municipal core with enhanced streetscapes, a lively and inviting public realm, and improved transit creates public spaces which fulfill their role as a meeting place, marketplace, and connection space. Revenue from the taxes associated with newly desirable renovated properties then provides the funds needed to make other city improvements. The creation of “green nodes” in front of the Hanover Theatre, Mechanics Hall and the Palladium is in addition to the restructuring of Main Street to make way for new sidewalks, art structures and bike lanes.
Revitalization efforts have a catalytic effect. When the firm completed the adaptive reuse of Canal Lofts, the conversion of a former paper mill into 64 mixed-income residential units, there was little other activity in the area. Five years later, TAT adapted the former Worcester Vocational High School into Voke Lofts— a 116,306-squarefoot mixed-income residential community— and the city’s revitalization
The Central Building adds much needed housing to downtown, while preserving the historic character of the structure. efforts were evident. Not only had restaurants, bakeries, and other retail offerings emerged in and around the neighborhood, but developers were looking for ways to renovate a similar nearby property that had once been slated for demolition. A prime example of this is The Central Building, which is owned by the Krock family. Scott Maenpaa, TAT’s project manager working on The Central Building states, “The redevelopment will result in 55 mixed-income units and add
Worcester County Courthouse| Trinity Financial | Rendering by TAT
much needed housing to the rejuvenation of downtown, and also preserve the historic envelope of the structure – an important and remarkable characteristic of Worcester.” Adaptive reuse is, and will continue to be, one of the most effective strategies for revitalizing a city core. When manufacturing operations divested from Gateway Cities they left behind a tremendous amount of high-quality building stock. These structures are significant assets—from an architectural standpoint, many former industrial, institutional, and commercial facilities lend themselves readily to multifamily conversions and retrofitting thanks to some of their original design features—large floor plates, expansive windows, and lofty ceilings. Newer program uses utilize square footage more efficiently resulting in conversions that accommodate a number of different functions into an existing footprint. This efficiency creates value, especially as many of these structures sit on highly desirable development sites like a main street or a major intersection. Financially, there’s a strong economic argument for adaptive reuse as a driver of urban revitalization. Tearing down an existing structure brings its own expenses in manpower, material, and disposal— adding to that the cost of new construction. Not all adaptive reuse projects incorporate preservation of landmarked properties, but in older Gateway Cities, development teams often have the chance to utilize powerful incentive programs like Historic Tax Credits (HTCs), which are a vital mechanism for defraying costs asso-
Careful design attention is required to preserve courtrooms from each era. ciated with renovation and conversion. Leveraging federal or state tax incentives can help ease the financial burden of revitalization for cities and developers alike. There’s a cultural
element, too. These structures have often played a crucial role in their communities, and have been local landmarks for generations. Preserving and restoring an iconic former school or factory is a tangible way to create a sense of civic pride. The $53M Worcester County Courthouse conversion— which sits on 4.3 prime acres in Lincoln Square—is a first-of
Maintaining affordability for working families and lower-income households is a primary goal. -its-kind. The Massachusetts Historical Commission and the National Parks Service note that to their knowledge a courthouse has never been converted to multifamily housing under their purview. The structure consists of four distinct components including the original courthouse constructed circa 1848, a library addition completed in 1878, a large addition in 1898, followed by the construction of a large mid-century annex completed in 1955. Project manager Michelle Weidler, AIA, LEED, notes, “Careful design attention is required to preserve courtrooms from each era, along with a grand rotunda, main circulation corridors and stair/ balustrades, ceiling, floor and wall treatments, spatial volumes, skylights, and stained glass. The introduction of internal courtyards within the existing deep floor plates will allow natural daylight into new residential units located around the courtyards’ perimeter.” Becky Carpentier is currently working on The Wellington Community, a 180-unit development for senior and low-income residents. The $11.2M rehabilitation modernizes this historic housing community including the restoration of masonry exteriors, roof replacement, updated accessibility and energy-efficient changes to mechanical, electrical and plumb-
ing systems, as well as mechanical system upgrades and the installation of new cabinetry, appliances, and fixtures in kitchens and bathrooms. Common amenity space and laundry rooms will also be overhauled. Becky adds that throughout the renovation, “maintaining affordability for working families and lower-income households is a primary goal.” Urban revitalization through adaptive reuse is happening throughout the U.S. In many ways, New England is an epicenter—there are dozens of cities where revitalization is taking hold. Some of the firm’s most important projects have been in former industrial cities like Worcester— from Dorchester, Lawrence, Fitchburg, Lowell, Haverhill, New Bedford, Springfield and Fall River in Massachusetts to Albany and Rochester in New York. Ultimately, revitalization is an attitude, and it builds on itself.
Michelle Weidler, AIA LEED BD+C Project Manager Worcester County Courthouse
Becky Carpentier Project Manager The Wellington
Scott Maenpaa Project Manager The Central Building
NUMBER OF PROJECTS TAT HAS BEEN INVOLVED IN THROUGHOUT WORCESTER.
The Archer Residences Client: JDMD Owner, LLC Rendering by: Neoscape The Architectural Team, Inc. 50 Commandant’s Way at Admiral’s Hill Chelsea, MA 02150 architecturalteam.com