On the Boards – The Renovation of Big Red

On the Boards – The Renovation of Big Red

Built Capital Cultural Capital

Originally constructed in 1880 by the Colorado Collegiate Military Institute as a boarding school for boys and girls over the age of six, the institute ran into financial difficulties and the building and property reverted back to the Central Colorado Improvement Company in 1886. The Benedictine Sisters of Chicago, a Roman Catholic religious organization whose historic endeavor was the establishment of mission schools, bought the property in 1890 and it became a part of the St. Scholastica Academy, named after Scholastica, the twin sister of St. Benedict, upon whom the order was formed. Along with Cañon City, other religious boarding schools were established in Pueblo, Delta, Breckenridge, and Salida.

Around 1897, a fire brought the original structure to the ground, with the exception of the sandstone foundation. The current building was constructed on the existing foundation of the original building. A notable person who visited Colorado between 1902 and 1912, and who stayed in the East Building during her visits to Cañon City, was Sister Frances Xavier Cabrini (later known as Mother Cabrini) who, in 1946, was canonized as the first naturalized American Saint. While visiting, she slept in the small room with a balcony, on the second floor south side.

In 1896 the cornerstone of a privately-funded O’Reilly Memorial chapel was constructed north of the East Building. It was attached to the East Building via a wood-framed walkway from the north entry. When completed, the brick face of the East Building inside the walkway was painted white. The walkway and Chapel were both razed in 1979 and the white paint was removed from the brick in 1980.

The Mount St. Scholastica Academy continuously developed and occupied the campus until they were forced to close their doors in 2001 due to continuously falling enrollment. The Royal Gorge Academy, a behavior modification facility for teenaged boys and girls operated between 2006 and 2008 before closing. Since that time, the campus has been unoccupied and all buildings and grounds have fallen victim to neglect and vandalism. Many in our community have worked to preserve and protect this building in particular, applying for and receiving national historic preservation status because of its contribution to the city of Cañon City. We are working today to convert the vacant building into a series of apartments so that life will once again inhabit the campus.

The 62-foot by 72-foot East Building is two stories with a raised basement and an attic story, creating four floors of useable space. The building has red brick walls and a locally quarried, rock-faced sandstone foundation. The hipped roof, covered with asphalt shingles, has a plain, box cornice with dentiling below. On each slope of the roof is a centrally located, small, hipped roof dormer faced with wooden fish-scale shingles. A white cross tops the east dormer. Aluminum decorative cresting tops all roof ridges. Three brick chimneys with corbelled caps pierce the roof—two on the north slope and one on the west. The east and west sides have central hipped roof projections, while the south side has a recessed central bay. An upper-story stringcourse encircles three sides of the building. Italianate influences are seen in the overhanging eaves: the tall, narrow windows; the arcaded porch; and the tower-like effect of the projecting bays with dormers.

The windows have sandstone lug sills and are wood frame, double hung sash, one-over-one. The windows of the raised basement (or garden level) are straight-headed, while the first and second floor windows are segmentally arched, tall and narrow with a transom light. There is a pair of windows in each dormer and, with the exception of the west side, all the sashes contain a large pane of glass surrounded by smaller panes.

An elaborate Queen Anne porch marks the entrance to the east side of the building. This feature was not part of the original construction and was added to the building in 1900. An earlier, but unknown to this author, rendering of the east elevation depicts a full-façade porch rather than the porch that was constructed. Steps lead to a sandstone staircase with an ornamental metal railing that provides access to the raised porch. Turned colonettes resting on sandstone pillars support the porch roof with its bracketed cornice and two small pediments faced with fish-scale shingles. Lathe-turned balusters form a 25″ high balustrade that encircles the porch. From the platform of the porch, a round-arched opening flanked by narrow windows leads to a foyer and the double door entrance. These paneled wood doors with decorative hinges and door knobs are original. The elevated porch platform provides an open area below that allows light to enter the two basement windows. Above the porch are two windows. The fenestration pattern on each side of the projection is the same, a grouping of three windows above three windows. Originally, the eave and cornice trim along with the Queen Anne porch were painted white, or a light-color. Today, the wood trim, including the windows are richly painted with different colors more regularly identified with the Elizabethian aesthetic of the early 20th century.

A double sandstone staircase marks the entrance to the south side of the building. A semicircular arch springs from square piers with corbelled capitals and provides access to a foyer and the double leaf entrance of paneled wooden doors with transom. Above the arch are two rows of corbelling that form the wall of a small, inset second-story porch with its paired Tuscan column roof supports. There are two garden-level windows on each side of the staircase and a glazed and panel door beneath the staircase provides access to this lower level. On the west side of the recessed bay, there is a grouping of three windows above three windows. On the east side of the recessed bay are two sets of paired windows above two sets of paired windows.

On the west side, the projecting bay contains three windows on the first floor with a window and a door (accessed via a metal fire escape) on the second story. On each side of the projection and on each floor, there are two widely spaced windows.

Wooden steps lead to a wooden porch and the centrally located entrance of the north side. A segmental arch frames the wood paneled double door sand transom. Above the entry, a small window pierces the wall of the second story. On each side of the small second story window are two sets of paired windows. This window pattern is repeated on the first story. At the garden level, there are three windows on one side of the wood porch and two on the other.

Special interior features include two rooms with pressed tin ceilings; a 1940s mural in the Theology room (Our Lady of Guadalupe); decorative paneled wooden doors with original glass; elaborate door casings with corner blocks; ornate brass hinges, doorknobs and keyhole plates; a carved pine stairway; and decorative cast iron radiators. There are many built-in wooden storage cabinets throughout the building. The rooms on the first and second floor have high ceilings.

What does an Architect do every day?

What does an Architect do every day?

Built Capital Human Capital

When high school students ask me this question, my answers vary and are likely motivated by whatever I’m doing at the time, so I’ve decided to distill the essence of what I see as architecture practice. I should preface this response by telling you I am a business owner, so my day is spent in a myriad different ways.

So, the number one thing an architect does every single day is communicate. Our sole objective is to make sure the thought we have in our head, is the exact same thing the client or contractor or official has in theirs. How does this communication manifest itself? I will demonstrate three simple ways.

Primarily, an architect’s education (and projects) begins and ends with design and drafting. In my day, both were done by hand with pencils and pens, sketchbooks, vellum, and mylar (and the iconic napkin). Today, computers allow us to visualize complex and detailed designs and details, and sometimes allow the uninitiated among us to begin to see our visions as well. All this drawing, whether analog or digital, is graphic communication. We see some object or detail in our minds-eye and carefully craft a drawing demonstrating to clients and contractors our idea and how we intend to bring it into existence.

Sometimes the drawings are only sketches; they are the earliest explorations of what we envision while listening to clients, and are generally used to confirm with them visually, demonstrating we understand their needs, desires, ambitions, and dreams. Cesar Pelli suggests that, because the act of architecture is the culmination of even the earliest marks of pencil on paper, we should be firmly in command of those marks at all times.

We must be experts in listening and speaking. Conversation is often more than casual. It is an act of information gathering and problem solving. There are myriad conversations that take place on any given day. We speak on the phone and in person. We use quick exchanges or meet over coffee or meals. We meet with regulatory officials who make sure our projects comply with codes. At all times those exchanges must be crisp, clear, and concise. Something misspoken or misinterpreted will cost the project time and money. More importantly, it may damage relationships with project partners. Therefore, spoken communication is critical to the success of our projects, our relationships, and our business. Being able to speak well, choosing words strategically, and making ourselves clearly understood is paramount.

When we are unable to connect with our partners verbally, we resort to writing. Whether we are acknowledging receipt of others information, documenting our understanding, or delivering technical information to regulatory officials and contractors, written communication is a necessity in our daily lives. Having a command of vocabulary, spelling, and punctuation ensures we understand the difference between “We ate Uncle Jack,” and “We ate, Uncle Jack.” And as my Mother always reminded me when growing up, “If you speak correctly, you will spell correctly.” Wise words and ones that keep my communication crisp.

Lastly, almost everything we write during a project’s development is used as a legal tool. Specifications become part of the contract between the Owner and the Contractor, site observations become part of the legal documentation for contract fulfillment between me and my client. The last thing I want or need is ambiguity in my observations, my intent, or my understanding.

As you can see, all aspects of an architect’s daily life rely on communication. Our mastery of these three forms, through our education and our daily exercise, will directly contribute to our success in this profession. My advise to you, whether you are a high school senior considering architecture as a profession, or a sixth-year senior in architecture school attempting to survive until graduation, is to practice these three forms of communication diligently and regularly. Draw, speak, and write. Be comfortable in all areas and you will be a great professional!

 

References and Citations

Kliment, S. A., & Pelli, C. (1984). Architectural sketching and rendering: techniques for designers and artists. New York (N.Y.): Whitney Library of Design.

Photo Credit: Jaysin Trevino; no modifications made.

Bridging to a New Home

Bridging to a New Home

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A bridge, depending on context, can describe many things. It describes a structure that spans a gap, a connection between two sides of a debate, or a common connection between people. Regardless, it always symbolizes a positive relationship.

 

The bridge pictured is the Royal Gorge Bridge in Fremont County, Colorado. Completed in 1929, it was the highest suspension bridge in the world with a deck height of 955 feet above the Arkansas River. It physically demonstrates many of the definitions outlined earlier. It connects two points, it brought people together to work on a common effort, and it exemplifies courage and confidence in its boldness.

 

For me, it symbolizes a creative solution designed to achieve all three aspects identified: planning (people), design (process), and implementation (place).

 

Building bridges is the act of crossing gaps to achieve a destination. Sometimes, that destination is a goal you set for oneself in life. Goals and inspirations are motivators drawing one forward. When using the phrase, “I’ll cross that bridge when I come to it,” one is proclaiming that issues and obstacles in one’s future will not overcome one’s efforts and talents.

 

Confidence and courage are traits we all have. Some are displayed in overt and admirable ways; some are internal motivations, privately steering one’s efforts and ambitions. Recently, p3 communities, inc. moved from the Great Plains to the Rocky Mountains. This relocation is a bridge I have come to cross, both literally and figuratively, and demonstrates my confidence and courage in building a new practice, and I know this move will not overcome my efforts and talents!

 

p3 is elated to call Cañon City, Colorado and Fremont County, home. I will continue to build healthy, sustainable, and prosperous communities both in the architectural projects I develop, and in the community development exercises I facilitate. I look forward to the many bonding and bridging relationships I will develop. I know that my past twenty-five years of service to people and their communities will provide me twenty-five more years of service in my new home.

 

I’ll see you on the other side!

The Eisenhower Memorial and the planning process

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Reading the article “Gehry’s Changes to the Eisenhower Memorial Meet  with Further Resistance” from Architect Magazine written by Witold Rybczynski concerning the seemingly constant redesign of the Eisenhower Memorial in the District of Columbia, I was struck to two things.  First, to defend the Kansas landscape, a critical  remark attributed to no one, stated that the landscape  depicted on the 440 foot long tapestry panels could be Kazakhstan as well as Kansas (calling to mind the state Eisenhower was born in). Rep. Darrell Issa (R-Cal), an ex-officio member of the National Capital Planning Commission, the organization currently reviewing the project, stated that he’s “been in Kazakhstan, and he’s right.” Let me please be the first to remind everyone Kansas, as well as Kazakhstan, are both home to tallgrass prairie landscapes, which are unique biomes and are rare in the world. In fact, the rarity is so unique that the National Park Service commissioned the Tallgrass Prairie National Preserve (nps.gov, for more information) in Chase County, Kansas just 75 miles from Gen. Eisenhower’s birthplace in Abilene, Kansas. Kazakhstan lies in the Central region of the Eurasian Steppe, a vast grassland that extends from the Danube River to the Pacific Ocean. The Central portion (or Kazakh Steppe) is defined more accurately as the region between the Ural Mountains in Russia and Dzungaria in China. Instead of criticizing the fact that Kansas may not be distinguishable from Kazakhstan, why not bring awareness to the similarities of these two regions a world apart from each other. Our history in Kansas is tied to the western steppe region in southern Russia. Our ancestry, our traditions, and  our agriculture are all prairie-based and visitors to D.C. should be aware of that. Yes, we have trees and valleys, but Kansas is mostly prairie and that is what should be shown, as this is the landscape Gen. Eisenhower would be most familiar with from his childhood.

The second thing I became aware of the issues surrounding the planning process. While the author chose to focus on the perceived over-stepping of the planning committee’s boundary in the survey process, I take a broader exception to my perception that the boundaries may not be fully understood by the committee and that an ex-officio member of the committee needs to state the pragmatically obvious to those who are in charge. Concurrently, there seems to be a need for a moderator of the discussion to help keep the boundaries well defined and the conversations focused. Likewise, if there are concurrent questions of aesthetic, which apparently fall under the direction of the Commission of Fine Arts, and planning, why aren’t all voices in the room at the same time? Would this conversation be more beneficial to the designer if all comments were made in a comprehensive manner. Rep. Issa’s desire for pragmatism at this point would be more useful if all stakeholders and agencies were in the room, that way a clear, purposeful direction would be delivered to the designers and time, money, and patience in the process wouldn’t be wasted.

Bicycling Supports Community Resiliency

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In the Winter 2015 edition of American Bicyclist magazine, a publication of the League of American Bicyclists, an interview with Harriet Tregoning, Director of the Office of Economic Resilience, says linking housing development and bicycling infrastructure creates community resilience. She makes three salient points: bicycling as a transportation alternative can be a lifelong activity, bicycle infrastructure makes neighborhoods more attractive for residents, and bicycling helps create car-light households. How do these three points create community economic resilience?

The first consideration is creating a community of lifelong exercisers. The prevalence of obesity in all adults over age 20 in 2012 was 34.9% (2013, Center of Disease Control). That number gets higher each year. A healthy workforce is a resilient workforce. Without a healthy labor pool, business and industry lose money. By becoming more bicycle friendly, communities can build economic sustainability through the creation of a healthy workforce.

Secondly, studies continue to show that choices in transportation opportunities for neighborhoods make them more valuable to people, when choosing where to live. In fact, a report published on January 29, 2015 by the American Association of State Highway and Transportation Officials (AASHTO) claims that commuting in America is behind us. While the reasons for this decline are subject to debate, the statistics show a decline by demographics, and will continue to show a decline for the next 20 years. The resiliency created here is the stability of housing in communities nationwide. Economic stability is only partly created by providing opportunities for stable, equitable employment; it’s equally about providing good quality, equitable, and affordable housing opportunities for a healthy workforce. Making housing opportunities attractive in your community makes your community economically sustainable.

And finally, by creating an opportunity for car-light (or in some cases, no-car) households, we reduce the monthly cost of transportation for families. More financial capital is available for use in the community economy. Families can also afford to save money, making the individual family unit more resilient in the face of personal losses and gains.

Community resiliency should always be the goal of development efforts and strategies. And as said by Megan Odett, founder of Kidical Mass DC, “Don’t just settle for safe routes to school – build safe routes to everywhere” (2015, American Bicyclist). Well said, Megan. Well said.

Go ride your bike (and take the kids)!

 

Bicycling in Rural Communities

Bicycling in Rural Communities

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2178980077_1ddbb35a8d_zMany larger communities are seeing the benefits that bicycling can have on health and well-being, their economy, and their image. Some are beginning to incorporate this activity as a mission objective in their comprehensive plans, while others are moving forward actively with bicycle-specific master plans. These plans call for improved infrastructure, ordinances, education, and advocacy. Some invent the process on their own and some use guidance from the League of American Bicyclists. Whatever process they choose, it has to be right for their own community because not all communities are the same.

How should smaller, rural communities approach bicycling and planning? Some recognize bicycles as traffic and some create specific infrastructure to support the activity. Whether for recreation, commuting or sports, bicycling should be available for all ages and ability levels. I believe that increased ridership should be the overall goal and with increased ridership comes increased responsibility for all users of public ways.

Most rural communities have neither the budgets nor the expertise to install bicycle specific infrastructure, but there are ways every community can plan to make bicycling a safe, enjoyable experience for their citizens. Designating safe routes to schools, for example, is a great way to provide safe bicycle routes for our younger members to use on a daily basis. Providing racks and areas for bicycle parking in retail and governmental areas to promote the idea of bicycling as a form of transportation. Encouraging local business and industry to make accommodations for bicycling employees through the installation of lockers, changing rooms, secure bicycle storage and shower facilities is a great way to increase ridership. But mostly, increasing the awareness and education of safety among all road users is paramount to preserving the small-town safe activity of bicycling!

To find out more about how to promote bicycling in your hometown, visit the League of American Bicyclists for ideas, and considering joining the other 1,000,000 people who support bicycling advocacy at People for Bikes.

 

Photo credit: MoBikeFed (The Missouri Bicycle and Pedestrian Federation), from the Flickr Creative Commons, Attribution 2.0 Generic. No alterations to the original photograph.

Plains, Kansas and Kanstarter

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Plains, Kansas isn’t a town you read about in the New York Times very often. In fact, I’d be surprised to find it mentioned anywhere in the newspaper’s 163 year history. But yesterday was the exception. This rural community in southwest Kansas is striving to reconnect fresh, healthy food with their residents. The article mentions other critical bits of infrastructure needed to not only keep a community alive and vital, but give it a sense of longevity and identity. Those listed were a post office, library, and school. Others, I assert, are a medical clinic or hospital, church, police/fire services, and a gas station. Typically, in rural communities, a convenience store/gas station fills the void for food items, but at the risk of lower quality and less fresh options, and the overall health of the community suffers as a result. Plains is making the effort to preserve the community by making choices that are move than just economic development, but will provide sustainability in the future.

Another wonderful revelation in the article was the Kanstarter.com crowd funding program recently  started by Marci Penner and Phil Anderson of Newton, Kansas. Granted money by the Kansas Department of Commerce to facilitate the start of the program, these two people, who are themselves leaders in their own community, are using a popular form of entrepreneurial online funding but scaled to the city level. What a wonderful opportunity for rural communities and community development activities! Good job!

http://www.nytimes.com/2014/12/30/us/a-kansas-town-rallies-for-a-lifeline-in-supermarket-form.html?smid=tw-share&_r=0

Rural Grocery Summit

Rural Grocery Summit

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On the 9th and 10th of June, I attended the Rural Grocery Summit in Manhattan, Kansas. The summit is a bi-annual meeting sponsored by the Rural Grocery Initiative, a service of Kansas State University. It is designed to draw anyone interested in food accessibility in rural areas. Attendees came from all over the country to attend the two days, listening to speakers and attending workshops. Those interested were financiers, grocery owners, food suppliers, extension agents, public health professionals, and community development professionals. It was also a chance for programs and participants to network finding ways to capitalize on other’s knowledge as well as building an intellectual network between those in academia and those in business.

An important concept most people are unaware of is a phenomenon known as a “food desert.” A food desert is an area either unserved or underserved with respect to accessible, healthy food choices. These deserts can be in rural areas due to the decline of local grocery stores, or they can be in urban areas where convenience stores are the only access points for people’s grocery needs. These issues are compounded when the population is aging or doesn’t have access to the transportation options required to travel to grocery stores.

Many grassroots groups are attempting to fill the gaps when a local, rural grocery store is closed, or when choices in rural areas are limited. They are linking farmers and gardeners to people desiring or needing healthy food options. Another initiative is reopening the store under the direction of a consortium of community stakeholders. I’ve written about one example in an earlier post.

One important tool I learned about at this summit was the Rural Grocery Tool Kit designed and maintained by the Rural Grocery Initiative. It is a series of links to information for those considering opening a rural grocery store. It categorizes the information into five areas: Assessing the Market, Getting Started, Legal Requirements and Licensing, Financing, and Marketing Your Business. Each link pulls together the websites of useful data. For example, a sample under the Assessing the Market tab is the American Community Survey, the USDA, and the FEAST Planning Manual.

The three legs of a stable community are Health, Sustainability, and Prosperousness.  Without access to healthy, fresh food, our citizens can’t be  reliable workforce, they’ll spend money on increased healthcare, the community won’t be active and vibrant, and it won’t attract new people to the city. I encourage you to take a look at the RGI website (http://www.ruralgrocery.org/resources/) and learn how best you can support food in your community.

 

How hard do we look at the #1 reason to make a community home?

How hard do we look at the #1 reason to make a community home?

Built Capital

On Wednesday, March 19, 2014, the Department of Housing and Urban Development (HUD) issued a press release announcing a $1.8 billion grant program awarded to 3,100 public housing authorities (PHAs) in the U.S. as well as Puerto Rico, the District of Columbia, Guam and the U.S. Virgin Islands. Kansas was noted as the recipient of $10,075,777. Unfortunately, there are 105 PHAs in Kansas that will potentially share these funds. All, I’m sure, have a list of unbudgeted capital improvement projects. How many of the 105 will benefit? While $95,959.78 isn’t a number to sneeze at, it also isn’t enough to pay for repairs to 100 units!

Public housing has notable examples of deferred maintenance. The loss of public housing each year to under-maintained structures is approximately 10,000 units nationwide or under 100 in our state. Besides causing unrecoverable issues for cities and citizens alike,the social stigma surrounding poverty is exacerbated by less-than-ideal living conditions. 

HUD’s Capital Fund Program is available to “build, repair, renovate and/or modernize” public housing in each community. An illustration of the importance of these funds, Jeff Crump, in a 2002 report, outlined policy decisions made in Minneapolis, Minn., where a concentration of public housing in disrepair was considered a part of the issue of poverty. The ensuing conversations resulted in a court case and the eventual demolition of housing units. Because there were no quick replacements for low-income and severely burdened households, people were forced out of their homes and into homelessness.

Most people moving to a community make available housing their primary criteria for residence. It is welcome news that HUD understands the need to maintain a quality housing stock for all levels of income. It will also be critically important for individual communities to do the same.

References:

Brown, J. (2014, March 19). HUD awards $1.8 billion to improve, preserve public housing, grants to support capital needs of 3.100 public housing authorities. U.S. Department of Housing and Urban Development, pp. 1-7.

Crump, J. (2002). Deconcentration by demolition: public housing, poverty, and urban policy. Environment and Planning D: Society and Space20, 581-596. doi: 10.1068/d306