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Archive for Saturday, April 26, 2008

Architectural integrity

New plans near KU raise questions about city’s diverse structures

 Liberty Hall, 644 Mass.

Liberty Hall, 644 Mass.

April 26, 2008

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If there's one word that could best describe architecture in Lawrence, it might be hodgepodge.

"There's not one style that's typical of Lawrence," said Dale Nimz, a historic preservation consultant.

So, for many older neighborhoods, such as downtown and Old West Lawrence, that means there could be a variety of architectural combinations. A Victorian house from the late 1800s could be standing next to an early 1900s bungalow, or a Beaux Arts opera house might be down the street from a Richardsonian Romanesque bank building.

But this richness in architectural history and diversity can also put increased pressure on contemporary projects, most recently the Oread Inn.

The large hotel and multi-use space proposed for the corner of 12th and Indiana streets has sparked new discussions about the look of buildings in Lawrence. Some area architects hope the debate over the building leads to a new understanding of their field.

Historic styles

Nimz said that in larger cities, historic neighborhoods built in one style are more common than in Lawrence. Because population growth caused a greater demand for housing, neighborhoods often were built in a short time span and in the same popular architectural style of the time. But because Lawrence grew more gradually from 1873 until 1942, no one area was built entirely in one style during that span, he said.

"It was a very stable, smallish county seat town, and so the architecture that was built during that time represents the styles that were popular during those decades, but only a few of them were built," Nimz said. "We have a few examples from almost every decade and from almost every style that was popular in the United States during those years."

Short strolls down Massachusetts Street or through the Kansas University campus offer an easy opportunity to sample those popular architectural styles.

Liberty Hall, which was built as an opera house in 1912, is an example of Beaux Arts architecture. The style is influenced by ideas taught at the Ecole des Beaux-Arts in Paris. The Beaux Arts style's leanings toward the grandiose are evident in Liberty Hall's columns, decorative cornice and projected façade.

Farther south on Massachusetts are two examples of Richardsonian Romanesque architecture: the Douglas County Courthouse, built around 1903, and the Watkins Community Museum of History, built between 1885 and 1888. Both are on the National Register of Historic Places.

Both designs take inspiration from Boston architect Henry Hobson Richardson, who pioneered his style with the Trinity Church in Boston in 1876. Richardsonian Romanesque is defined by several features: arched entrances, towers, recessed doorways and heavy masonry exteriors.

The Kansas University campus also houses a range of styles. Richardsonian Romanesque examples, such as Dyche Hall, are present, but so are iconic Modern structures, including Allen Fieldhouse and the Memorial Campanile.

"You see sandstone, you see concrete, you see terra cotta. The diversity's incredible," said Steve Clark, principal at architecture firm Gould Evans.

Dyche Hall - with its intricate details and grand, arched doorway - stands in stark contrast to the simple design of two of the most iconic structures on campus, Allen Fieldhouse and the Campanile. Both are defined by clean lines and lack of ornamentation, common among modern-style structures.

The fieldhouse, which opened in 1955, was designed by Charles Marshall, then the state architect. It has few frills, and with its steel and limestone construction, it was built to be solid enough to function as an armory.

The Campanile serves as a World War II memorial but also is strongly tied to student traditions. It has been around since 1951 and it seems destined to remain relevant no matter its age.

"It is something that will stand the test of time because it's of its time," said Dennis Domer, a retired faculty member of KU's School of Architecture.

Contemporary challenges

Standing the test of time is a challenge architects still wrestle with.

"I think in general, we've certainly done a disservice if we don't build buildings of their time," Clark said.

Keith Diaz Moore, an associate professor and chairman of KU's architecture department, said part of the difficulty with architecture is the permanence of most structures.

"Architecture's challenge is that it lasts for years. The question is, how do we make architecture that is timeless? We do that oddly enough by having architecture that speaks to the time it is created," Diaz Moore said.

For example, he points to the Colosseum in Rome. He said the design reflects the values and ideas of the Roman culture at the time of its creation.

But as beloved as historic architecture like the Colosseum is, few architects or even the federal Department of the Interior, which deals with historical preservation, would recommend trying to replicate those styles in today's buildings. That has been part of the argument from some against the Oread Inn.

"There is, it seems, a kind of misunderstanding among many in the public that imitating historic styles is a way of fitting into older neighborhoods," Nimz said.

What Nimz and the Secretary of the Interior's standards for rehabilitation suggest instead is to fit new buildings into older neighborhoods by trying to match the feel of the area in terms of size, form and arrangement of windows and entrances.

One reason against trying to copy historic styles is authenticity.

"The authentic building is the quality building," Nimz said. "There's simply no way to replicate a historic building. ... The materials are different; the craftsmanship is different. Some may be better. The main thing is that they're different. Anyone who tries to replicate a historic building is creating an imitation, and an imitation is not authentic, and there's no need for that really."

Another concern with mimicking older styles is that the structure can lack a connection to its era.

For instance, Domer said the plans for the Oread Inn make it look more like something from the 18th century than the 21st.

"I haven't seen any English colonial settlers here lately," Domer said.

Paul Werner, a Lawrence-based architect who helped design the Oread Inn, told the Journal-World in March that if developers had tried to put a tall, modern tower on the site, the response would have been predictable.

"They would have killed us," Werner said.

Werner said public opinion is an important part of designing modern buildings.

"There are a lot of things that people can relate to in a traditional style," he said. "When you start to do something too new - Lawrence doesn't always do too well with new stuff - people can get nervous."

The future looks green

Today's architecture is heavily influenced by the concern of efficiency - energy and otherwise. That results in buildings where the function often defines the form.

"It's the kind of cleaner expression of use that comes in contemporary buildings," Diaz Moore said. "If an area is supposed to be open and exposed to daylight, the wall is going to be transparent and not just punched windows. If it's to be more private, it's going to be more enclosed. Use and meaning all kind of go together in contemporary architecture."

Beyond the idea of specifying spaces to their purpose, an even larger concern may be energy conservation. Many architects say building account for about 50 percent of our nation's energy consumption.

"My guess is our appreciation for architectural design is going to change with the whole notion of sustainability, and we will look for certain buildings that will be open to daylight," Diaz Moore said.

Another factor in contemporary architecture is the availability of new, more energy-efficient materials. Whereas using an abundance of glass used to cause energy leaks, newer materials now make glass an energy saver. That's why many contemporary buildings feature large windows that let in natural light.

"I think we're coming to a time where it's going to be very exciting," Clark said of the technological advances.

His firm, Gould Evans, built one of the most recent contemporary structures in the city, South Junior High, which utilizes tall, large windows to maximize the amount of natural light that can come in.

Other structures in town have sought the same effect: Fire Station No. 5 at 19th and Iowa streets; Bert Nash Community Mental Health Center; and JRP Hall on the KU campus.

Making buildings more efficient may be a challenging task, but it's one that Domer said architects cannot shirk from.

"If our new architecture is not focusing on energy, we're not doing our job," he said.

Comments

cool 5 years, 11 months ago

subsidies and right of way encroachment up for approvalhttp://www2.ljworld.com/news/2008/mar...

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cool 5 years, 11 months ago

from the story 'leaders needed'worth repeating heremerrill (Anonymous) says:I believe this letter hits the proverbial nail on the head. What has been addressed in this letter comes from a person with much expertise both in the field and academia. What Prof Kirk McClure teaches on the hill, our city and county governments decided some years back could not possibly apply to Lawrence,Kansas. That mandating sound business tools would be a waste of time and money.To the editor:The Lawrence Chamber of Commerce is seeking a new president and CEO. This presents an opportunity to rethink the role of the chamber in economic development.The chamber is, as it should be, an advocate for the business community. Economic development involves the expansion of the local economy though public-private partnerships using a minimum of taxpayer expenditure and generating a maximum of new jobs, wages and tax revenues.The chamber cannot be both an advocate for the business community and fairly represent the taxpayers in the design, negotiation and implementation of economic development programs. Too many of the chamber's actions in the past have misled the city into failed tax incentives, speculative buildings that sit empty, secret illegal meetings and offering unnecessary subsidies to high-risk firms, all at taxpayer expense. This is a record of failure that the taxpayers cannot afford.Economic development planning should be carried out by skilled, professional planners who are employed by the city and answer only to the City Commission. It is foolish to think that anyone who is on the payroll of the Chamber of Commerce will go against the wishes of the chamber and side with the interests of the taxpayers when these interests are in conflict, as they frequently are.The city needs to redefine the role of the chamber and bring economic development inside City Hall, leaving the Chamber of Commerce to advocate for business from outside City Hall, along with all the other advocacy groups.Kirk McClure,Lawrence

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cool 5 years, 11 months ago

more than 800 readers have read the Domer story at www.oreadinn.com

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cool 5 years, 11 months ago

and when public subsidies were being evaluated for zoning setback and height limit variances no one knew !http://www2.ljworld.com/news/2008/feb...

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cool 5 years, 11 months ago

gee maybe it really was too big for the site all along ?and no one knew !http://www2.ljworld.com/news/2008/may...

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Flap Doodle 5 years, 11 months ago

cool, please stop emailing your posts to me. It's bad enough they show up here and are then duplicated on that website you keep plugging.

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cool 5 years, 11 months ago

architect fees are usually quite reasonable - especially considering the maxim that it is much easier to draw and to change than to rebuild.

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cool 5 years, 11 months ago

i am not 'plugging' a website that i own or control !snap.simply a place where information has been parked for all to view in addition to LJW archives.

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Flap Doodle 5 years, 11 months ago

cool keeps plugging his misleadingly named website. It would be an error to call it a forum because there's no discussion happening there. It's just cool reposting what he's spewed on this board.

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BigPrune 5 years, 11 months ago

Why don't we go to a topic that is very hard hitting? Let's talk about unreasonably high architectural fees, and why should the consumer pay the cost especially when a design might be used multiple times?

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cool 5 years, 11 months ago

almost 350 readers at LPA letter onwww.oreadinn.com

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cool 5 years, 11 months ago

almost 400 readers at oread inn / condos on topwww.oreadinn.com

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cool 5 years, 11 months ago

just giving you something apparently to waste your own time with IGW.....get on to something else yourself !but please stop advocating for the new coal plants OK ?we don't like that here in lawrence.

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its_getting_warmer 5 years, 11 months ago

By my count, Sven Alstrom, aka Cool, the unemployed toad of an architect has around 65 posts on this thread. He really must want you all to read about what a loser he is. For that reason, he will applaud my post, since it helps keep the article up on the most-read list.Doesn't Cool realize when he does this HE becomes the topic? I am sorry he got picked on in recess when he was little, leading him to his juvenile attention getting behaviors. And I am sorry that he hasn't learned that this behavior just makes people wiz right by his posts, and his juvenile youtube posts.He does the causes he supports no good. And he still hasn't aligned his politics with his views, so he remains this forum's #1 idiot.

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Flap Doodle 5 years, 11 months ago

cool, don't bother sending me your posts as email. If I don't click the links you post here, I'm not going to click them from email.

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cool 5 years, 11 months ago

look for some of our 'associate' architects work atwww.madderlakedesigns.com

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cool 5 years, 11 months ago

oh - maybe the hotel will have a hard rock ?on the 10th floor ?

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Flap Doodle 5 years, 11 months ago

cool, a legend in his own mind.....

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not_dolph 5 years, 11 months ago

Yeah, I am sure the good folks at Hard Rock will sign you right up. I mean, you come so highly regarded and all.

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offtotheright 5 years, 11 months ago

You get right on that idea cool!

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cool 5 years, 11 months ago

hard rock would be the perfect anchor at the other end of Massachusetts from Free State.and not all Hard Rocks come in one size.downtown San Francisco is small and so are a few othershops of theirs which are less than 60 seats.you forget that 70% of KS / KU students are from JOCO.

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its_getting_warmer 5 years, 11 months ago

thanks Prune. I am going to follow up.

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BigPrune 5 years, 11 months ago

I was told the book about the Masonic Temple is at Watkins Museum. They should convert the facade into something Mr. Watkins originally wanted, at least that scary eyesore would go away.As for the Hard Rock Cafe, Lawrence is too small.

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cool 5 years, 11 months ago

don't know about a book -- but would be interestingcertain that a mason would know.

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BigPrune 5 years, 11 months ago

i_g_w, I was told someone actually wrote a book about its history.

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cool 5 years, 11 months ago

Big Prune / the Masonic Temple would be a very good structure and also a good location to have a new project on Massachusetts.i have walked through the building with other consultantsand hope that it can be brought back as a new commercial enterprise --- maybe a HardRock Cafe ?

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cool 5 years, 11 months ago

IGW continues to 'repost' comments from the peanut gallery --- what more can i say.BigPrune / the Neo-Classical former Masonic Temple is pretty well built and can easily be renovated into a modern structure.Of course it needs ADA stairs & elevators and a modern heating & cooling system as well. fire protection / sprinklering is also needed throughout the building.

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its_getting_warmer 5 years, 11 months ago

Interesting history BigPrune. I am going to check one of my sources on those Watkins views. I wonder if we could nail those down.-------And re: Cools letter above. Just another example of him crying little boy tears to LJW staff because (oh dear, say it ain't so) someone disagrees with a view he expresses on his 30-post rants. I am glad notdolph kept a copy.

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BigPrune 5 years, 11 months ago

As a follow up to my previous comments, according to a local history buff, the Masonic Temple was financed by Mr. Watkins of the Watkins Bank. He assumed the Masonic Temple would go bankrupt within 5 years, so he had the Masons design the building with brick inserts so Watkins could put in windows when he turned it into a bank. Watkins also had them build the columns and overhang so they would be easily removed when he turned it into a bank. To Mr. Watkins' surprise, the Masons paid off their mortgage early so Mr. Greedy couldn't get his hands on their building. Sounds like the same old - same old regarding greedy bankers today.

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BigPrune 5 years, 11 months ago

I wonder what Mr. Domer and others would do with that scary looking former Masonic Temple downtown? That Phoenician Mausoleum styled building should get a waiver from the Historical Society. Grant money should be issued to tear down those columns and add windows where the brick is, but that would never happen since the richest dude in town owns it! Regardless, THAT thing needs to be modernized. It has always been out of character with the rest of downtown, especially since its style was out of date by 40 years when it was built.

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not_dolph 5 years, 11 months ago

Hello,The user cool sent the following message to you via LJWorld.com:==============================response to NOT DOLPH ?come on LJW, do something about not dolph and its getting warmer and sigmund. IGW & siggie are both polar opposite of my opinion - which is against coal plants and i believe that a lot of the static generated is because of my anti-coal and anti-spot zoning commentary.i mostly write only about these two issues but not/dolph,sigmund, and IGW seem to always interrupt the forum in their own way by complaining about another forum member. whiners !

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cool 5 years, 11 months ago

IGW, ignominius genome warbler ?yeah right / more nonsense from the peanut gallery.we shall see as i have said -- as the building pushes up into the horizon views from Vermont, marci's political capital will similarly be reduced.

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its_getting_warmer 5 years, 11 months ago

Thomas Frank likes to criticize Kansans saying their polticial behaviors are discordant with their inherit self-interests.Exactly like Cool: his dislike of Oread Hotel conflicts directly with his support of Marci, and her pivotal role in passage of Oread Hotel project. And he can't see or accept it.Whats the Matter with Kansas?Sounds to me it is people like Cool. Cupcake Cool.Thanks for the topic Sven.

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cool 5 years, 11 months ago

the current design looks like something delivered up fromFast Food Nation as a plan to make Lawrence look like Olathe ? or to make Lawrence look like 'cupcake land' -Thomas Frank phrase from 'what's the matter with kansas'.Cupcake Land is a metropolis built entirely according to the developer's plan, without the interference of angry proles or ethnic pols as in nearby Kansas City. Cupcake Land encourages no culture but that which increases property values; supports no learning but that which burnishes the brand; hears no opinions but those that will further fatten the cupcake elite; tolerates no rebellion but that expressed in haircuts and piercings and alternative rock. You know what it's like even though you haven't been there. Smooth jazz. Hallmark cards. Applebees. Corporate Woods. Its greatest civic holiday is the turning-on of the Christmas lights at a nearby shopping center -- an event so inspirational to the cupcake mind that the mall thus illuminated has been rendered in paint by none other than Thomas Kinkade.see cupcake land / www.oreadinn.com

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cool 5 years, 11 months ago

maybe i will consider running as an independent when marci is finished with the State Senator thing.

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cool 5 years, 11 months ago

my mentor i think is Al Gore !marci's not bad - until she tripped up on this particularproject.

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its_getting_warmer 5 years, 11 months ago

ku dude Cool is being bashful. His political mentor marci can give you the good points. She openly supported the project, with Cools unwaivering political support.

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cool 5 years, 11 months ago

ku dudei would make some positive points about the project IF i could think of any.......www.oreadinn.com

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cool 5 years, 11 months ago

why doesn't this article have a photograph of the proposed hotel ?http://www2.ljworld.com/photos/galleries:

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cool 5 years, 11 months ago

dear KUdude:again, the forum is to post opinons on the topic of the article in LJW.i did not 'apply' to the architects to be hired for this project.

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KU_Dude 5 years, 11 months ago

Cool,It's obvious that you don't have a job what with all of the negative posts that you've made about the Oread project.This is probably the reason that the architects that you applied to on this project told you thanks but no thanks in hiring you.This story says that Lawrence is full of hodgepodge architecture so this building will fit right in with every other building.Thanks,KU_Dude

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cool 5 years, 11 months ago

one of the best student and HRC past member recommendations for the project is to includebalconies !see first posts above

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cool 5 years, 11 months ago

IGW you prove in your own posts the stupidity that you accuse others of.......... consider that many others perhaps feel this way about your posts.....

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its_getting_warmer 5 years, 11 months ago

Cool, wow. You think the world revolves around coal plants and your opinions of them. Guess what. It doesn't. ....go cry to the LJW staff, like you have in the past. Poor little abused Cool. People disagreeing with him on the internet. Whaaaa. People reminding him for things he says... Whaaaa. He can post garbage, but doesn't like other people to talk back. Whaaaa. Mommy, mommy, he said he coal plants, he really did. Whaaaa.Get your tommy tippy cup off the floor Cool and grow up.Meanwhile, I will hold your accountable for the stupid things you say, on ALL topics. If you can't handle reading your own words, get out of the kitchen.

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cool 5 years, 11 months ago

IGW i think that you have a problem - obvious.the forum is to comment on the article at hand which you are not doing ?i oppose the coal plants which you support in western kansas and i am sorry but you are wrong.those coal plants are simply for corporate greed & profit.not good for the environment. deplete the aquifer and are wrong.please write about the topic at hand !

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its_getting_warmer 5 years, 11 months ago

Cool, since you own 80% of the posts here, you shouldn't complain. Since you are so much a part of the topic of these posts, I just try to hold YOU accountable. I think it is well part of the scope of the topic to remind others of some of the following:You like to complain to the LJW forum administrators when people have opinions which differ from you.You like to post private emails.You are continually rude and obnoxious to your professional colleagues.You are demeaning to the elderly, including elderly veterans.You hide your lack of academic creditials.You lie.You obfuscate.The vast majority of YOUR posts are cut-and-paste off-topic posts.Your primary source of information in life seems to be youtube, and your previous posts.You hype non-LJW forum sites, in obvious violation of the LJW TOS. You do so in a misleading and fraudulent manner.What does that have to do with architectural integrity? Since you are the primary poster on the topic.... a lot, because as someone else noted here earlier, you certainly don't have integrity.You are famous for posting off-topic, but you want to complain about me?Add "you are a big hypocrite" to the list above.

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cool 5 years, 11 months ago

dear readers.....dennis domer is really trying to help find a better solution for us all. let us hope that he encourages Tom Fritzel to really change the design.www.oreadinn.com

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cool 5 years, 11 months ago

again IGW ?do you ever write about the topic or subject of the article ? why are you in the forum at all ?

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cool 5 years, 11 months ago

IGWself employed since 1992 thank you very much.maybe you should instead read my posts on GOP to blame ?

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its_getting_warmer 5 years, 11 months ago

What great advertising for Sven Alstrom, the unemployed idiot fool kinda-architect refugee from Colorado.

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cool 5 years, 11 months ago

see www.oreadinn.com nearly 380 people have read the text at oread inn / condos on top !

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cool 5 years, 11 months ago

see www.oreadinn.comalmost 600 people have read about Dennis Domer's comments there !

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cool 5 years, 11 months ago

9:40 p.m. The Oread Inn discussion now begins. Lynne Zollner, historic resources administrator for the city, explains that this project has undergone a historic resources review. She provides background for the commissioners on what is involved in a historic resources review. Project includes demolition of existing structures on the site. the property is within 500 feet of the Hancock Historic District and 500 feet of the Oread Historic District. That requires this project be reviewed by the Historic Resources Commission. Zollner continues. She shows several maps of the area. She says maps show that the Yellow Sub building has existed as a commercial building since at least the 1920s. Shows 1142 Indiana Street that is slated to be demolished. Shows the apartment complex next door that is slated to be demolished. Zollner continues. Says the Historic Resources Commission is recommending that the project be denied. She says the HRC did not have a problem with the proposed use of a hotel on the site. But recommened denial because it did not meet the standards allowing property near historic properties to be torn down, and also the design of the project would not fit in with the historic neighborhoods. Zollner continues. She explains that the city commission must find that there are no "feasible and prudent" alternatives to the project. She said the city commission can consider economic feasiblity factors and other issues in their decision. The HRC was not able to consider that factor. She explain that the city is asking for a certificate of appropriatness. HRC did not recommend a certificate of appropriatness be granted. City commissioners can overturn that decision. She says a public hearing must be held on these two issues. Zollner continues. Says the city will have to make specific findings about why they do or do not believe there are feasible and prudent alternatives. Also will have to make specific findings about why maxium planning to minimize harm was or wasn't done. see www.oreadinn.com

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cool 5 years, 11 months ago

Conclusion: Because of the enormity of this project and the glaring ramifications regarding precedence, we feel that you should insist that the developer accurately address all specific numbers regarding alternatives, and that you cannnot rule that there are no feasible or prudent alternatives if he refuses to first work with staff and the ARC to explore design adjustments and why they will or will not work. sincerely, Dennis Brown president LPA cc: David Corliss Lynn Zollner Kansas Historic Preservation Office Kansas Preservation Alliance.

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cool 5 years, 11 months ago

Dear City Commissioners, 1. the Lawrence Historic Resources Commission, which you have entrusted to evaluate proposals for the state, that affect registered properties or their immediate environs, has ruled by a 7 - 0 vote that the Oread Inn project as designed will damage and encroach upon the Hancock Historic District. 2. The Lawrence Preservation Alliance (LPA), having studied the proposal, sought advice from architects, preservation professionals and planning professionals and followed the process through two HRC meetings and the Planning Commission meeting, has determined by a 10 - 0 -1 vote that the HRC has made the correct decision. The executive director of the Kansas Preservation Alliiance has also written a letter expressing strong concern for this proposal. 3. The Historic Resources Administrator, HRC, and LPA all agree that the hotel project can be redesigned to meet the goals and objectives of the applicant while meeting the intent of the applicable standards and guidelines and protecting the context of these significant cultural resources. 4. The applicant has refused a direct offer from HRC to work with staff and the Architectural Review Committee (ARC/ a subcommittee of HRC) to analyze the overall space needs of the project and reduce the size of the new structure. It is a frequent occurence at the HRC level for applicants to work with the ARC to adjust their designs in ways to both meet their space needs and minimize harm to historic resources. 5. The sticking point in this dbate is not hotel spaces, but upper floor condominium units. Thus all or most of the positive reasons given by the applicant for this hotel project are not applicable to the concerns expressed by those y ou entrust to protect historic properties. 6. Extended stay or condominium units could be housed in the rehabilitated Oread Apartments, which the applicant owns or at 1142 Indiana, a historic house slated for demolition solely because it is in the wayy of this proposed development. 7. The applicant in their refusal to work with staff and ARC, and in their request that you rule that there are no feasible or prudent alternatives is in essence asking that you set a precedent that the historic review process can be subverted, particularly for large commercial projects.

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cool 5 years, 11 months ago

from an ANON forum member: (Anonymous) says: 1) If it is worth building, it should pay its own way. Tax increment financing would mean that the citizens of Lawrence would NOT benefit from taxes from this entity. TIF financing is totally inappropriate. We do not need to be subsidizing hotels, for gods sake. 2) it is just simply too large in scale. 3) It would foreclose this site being used to provide real 'neighborhood commerical services' to the Oread area. 4) I will let others discuss aesthetics. It just seems a mish-mash of suburbia design to me.

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cool 5 years, 11 months ago

Importantly it should be noted that the one solution of six stories in height reintroduces the question of why the City Commission so readily grantedin accord with the developers 'legal fiction', that their proposal was the only feasible and prudent alternative. The graduate level design studio easily provedthat all of their approaches could be further developed into answers which wouldsatisfy the hotel requirements and also include highly articulated building skinswhich would respond to modern environmentalist concerns of energy consciousdesign and sustainability emphasis.The six story solution had a credible approach of form follows function and in its simple massing referred to the early work of Robert Venturi and his modern but vernacular Guild House housing project. This smaller of the solutions drew favorable note from a long time LPA member and local preservationist.

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cool 5 years, 11 months ago

dear readers:let the general manager know how well you think the new design looks !http://www.eldridgehotel.com/

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cool 5 years, 11 months ago

why doesn't this article have a photograph of the proposed hotel ?http://www2.ljworld.com/photos/galleries:

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cool 5 years, 11 months ago

what this project lacks is 'context sensitive design'.in short it doesn't fit into the styles of the existing neighborhood and as currently proposed it also does not fit in terms of height (105 ft), length (238 ft), or in bulk or massing.

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cool 5 years, 11 months ago

another misleading statement in this story is that the project is 'mixed use'.while formerly the zoning was 'neighborhood commercial with a 35 ft. height limit, the project is now 105 ft. tall and only 7% of the total floor area is for restaurant use, and that split into a coffee shop and one restaurant. the other space also controlled and internal to the hotel is a food court.this is not a mixed use project / but rather a single hoteldisplacing the former zoning of neighborhood commercial from Oread Avenue.

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cool 5 years, 11 months ago

Dennis Domer points out that the project should also be modern in the sense that a hotel (long term infrastructure improvement) should also have components which help to save energy and to utilize the high thermal mass characteristics of a high rise dense building for better energy efficiencies.where is the domestic hot water solar system ?where are strategies to utilze passive solar for room heating - these rooms are very much like a house and do not require high turnover of air exchange ?

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its_getting_warmer 5 years, 11 months ago

So? You've already declared your political support for friend and classmate, who sold you down the river. So as you try to equivocate her non-support for aspects of the project, you appear as what your are, the fool-of-all-fools. Cool, the King of fool toads.

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cool 5 years, 12 months ago

26 April 2008 at 7:21 p.m.Suggest removalPermalinkits_getting_warmer (Anonymous) says:Cool writes: " State Sen. Francisco was a founder of LPA"As you full well know, Sen. Francisco's support of the Oread Hotel was widely noted and heralded, including prominent mentions in public forums,and several of the Fritzel's own documents submitted to the City. She sold the neighborhood, and you, down the river.question for IGW:and so ?

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cool 5 years, 12 months ago

sorry had to take a break for dinner at a potluck with one of the Merc board members.....

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cool 5 years, 12 months ago

IGWthe forum / www.oreadinn.com lists plenty of marci's statements.she did not support the two floors of condos on top.she did not support but also unfortunately did not voice opposition to the 'TIF TOOL' subsidy for this project.do i support her in 2008 election. YES.will i support her in 2012 ? stay tuned.as the hotel rises her support may quickly diminish, at least in the Oread Neighborhood.

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cool 5 years, 12 months ago

dear not dolph:you will find most of the local architects listed atwww.aiakc.org including our firm.

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cool 5 years, 12 months ago

dear not dolph,myself or other forum members are not 'the topic',can you grasp that concept ?the topic is development which runs rough shod overthe zoning and a unanimous vote against the project bythe HRC.

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cool 5 years, 12 months ago

dear not dolph.the topic is about the developer, their architect, and the city complicity in 'spoon-feeding' a power elite.once again, you forget that i, my own integrity, or talents are not the topic.pull it out .... work on your brain.

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not_dolph 5 years, 12 months ago

Architectural Integrity - now isn't that weird. Two things cool knows nothing about...Architecture...or integrity. Strange.

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not_dolph 5 years, 12 months ago

Has anyone seen cool today? I'm surprised he hasn't posted here yet. I would have thought he would have been all over this, being a degreed and licensed architect and all. What's that you say...? He's neither...oh...well, I still thought we would see cool posting here today. Maybe tomorrow - if we're lucky.

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its_getting_warmer 5 years, 12 months ago

Cool writes: " State Sen. Francisco was a founder of LPA"As you full well know, Sen. Francisco's support of the Oread Hotel was widely noted and heralded, including prominent mentions in public forums,and several of the Fritzel's own documents submitted to the City. She sold the neighborhood, and you, down the river.Ever wonder why nobody will listen to you, Cool? It is because you don't even have the courage to hold Marci accountable on this issue of importance to you. You are a toothless buffoon.

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Flap Doodle 5 years, 12 months ago

BTW, for those that don't know, the website cool keeps plugging is part of a certain stinking pit of a 'forum'.It appears that nobody but marion & a user called "freestyle" ever posts there. If you can't get enough of cool's posts here, you can read the same things over there. Whoop-de-doo.

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Bowhunter99 5 years, 12 months ago

what a loser. absolute loser. cool: you're worse than merrill... two peas in a pod... a worthless one!

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cool 5 years, 12 months ago

the majority of LPA members are against this howevereven though State Sen. Francisco was a founder of LPA.

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cool 5 years, 12 months ago

IGWwell, OK i have to admit to the FACTUAL accuracy of some of your posts !"solidify - yeah like a big block of cheese"enhance ? - i don't think so.

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its_getting_warmer 5 years, 12 months ago

State Sen. Marci Francisco, D-Lawrence, a member of the Oread Neighborhood Association, supports the project and its location."It wouldn't destroy and encroach, but it would solidify and enhance the neighborhood," she said. -----Lawrence Journal World

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cool 5 years, 12 months ago

IGWagain the topic is about the hotel & condo tower on top of the hill that will be visible from 9th & Vermont to 11th & vermont, just a few paces from Wheatfield's.

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cool 5 years, 12 months ago

marci who ?au contraire - tis your council at someone else's feet -marci is a state senator with little effect on this project.

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Flap Doodle 5 years, 12 months ago

Somebody's OCD is getting a workout today.

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its_getting_warmer 5 years, 12 months ago

Pretty good Cool. 16 for 16 posts. Yet you still lick the political boots of marci who sold both you and the oread neighborhood out on this project. As such, you are nothing but a empty, toothless blowhard.

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cool 5 years, 12 months ago

What is spot zoning? Spot zoning occurs when a small area of land or section in an existing neighborhood is singled out and placed in a different zone from that of neighboring property. For example, a park or school might be allowed in a strictly residential area if it serves a useful purpose to the neighborhood residents. In some areas of the country the courts have found spot zoning illegal on the ground that it is incompatible with the existing land use-zoning plan or in an overall zoning scheme for the community. Whether the exception carved out is reasonable and supported by the facts, often turns on public interest, the effect the spot zoning has on the current uses of neighboring properties, and any ramifications created by the zoning.

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cool 5 years, 12 months ago

LJW reader forum comment excerpt fromwww.oreadinn.comThe development group - which is led by executives of Gene Fritzel Construction Co. - also want to use tax increment financing. That concept involves the city, the county and the school district agreeing to give up future increases in tax revenue from the property for 10 or more years while street, parking and other infrastructure improvements are paid for. A TIF essentially allows a development to earmark any property and sales tax revenues that are above the amount generated by the property today. The earmarked tax money then is used to pay for infrastructure projects specifically related to the project. In this case, the proposal has an interesting wrinkle in that one of the improvements proposed to be paid for is the hotel's underground parking garage. The garage would not be a public parking garage, but state law allows TIFs to be used to finance private parking garages.

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cool 5 years, 12 months ago

The mission of the organization is to stabilize and maintain the Oread Neighborhood as a high-quality mixed-density residential neighborhood, both accommodating the need for student housing and preserving existing single-family housing and revitalizing the neighborhood's unique architectural, environmental and historical character. This is accomplished by encouraging and providing for the participation of residents and property owners in the maintenance, planning and development of the neighborhood. Web site - http://community.lawrence.com/orgs/info/OreadNeighborhood

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cool 5 years, 12 months ago

All I know about this disaster is that Lawrence's neighborhood orgs -- led by Oread itself, and the LPA, miserably failed the community in allowing this thing to move forward as it has. It's disgusting. The damed city commission should be sued and sued NOW -- over the 'no feasible and prudent altertive' issue -- just to show the flag. Historic preservation in Lawence deserves no less. The so-called progressive community in Lawrence is in a shambles -- led by one of its supposed spokespeople -- Boog Highberger -- who rolled over big time on this.

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cool 5 years, 12 months ago

FROM AN LJW FORUM MEMBER (Anonymous) says: There is no doubt this building is an abomonination and will greatly alter the character of that area of Oread. The university has consistently attempted to create buffers between it and the neighborhood. Wasn't it on this side of the campus that the old houses were destroyed for various university facilities? This neighborhood, or its association, have probably realized the property impacts, the negative ones with regards to traffic and the size of this structure (which violates height restrictions I believe), and the increased value to properties adjacent - perhaps for commercial development. Bottom line, there are some that will sell their soul to make a buck. This is simply another case. BTW, why in your opinion is the neighborhood association in favor of this building?

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cool 5 years, 12 months ago

traffic impacts of the 200 car garage ignored ?FACTS: well, approximate - applicant has made minor changes many times including AFTER HRC review and AFTER City Commission meetings in NOV. 2007. HOTEL 92 rooms, 14 condominiums on the top two floors ( 6 & 7) with a roof top terrace for hotel events. garage level 4 = 15,570 sq. ft. garage level 3 = 28,645 sq. ft. garage level 2 = 28,527 sq. ft. garage level 1 = 27,628 sq. ft. total gross square feet of garage = 100,100 sq. ft. total 200 car parking garage first floor hotel 16,882 sq. ft. (approx. 75 x 238) second floor hotel 16,883 sq. ft. third floor hotel 15,824 sq. ft. fourth floor hotel 15,749 sq. ft. fifth floor hotel 13,967 sq. ft. sixth floor hotel 8404 sq. ft. seventh floor hotel 8404 sq. ft. roof level 5388 sq. ft. approximate total 1065,000 sq. ft. 105 ft tall above 12th & Oread taller on downhill side

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cool 5 years, 12 months ago

this article seems to dwell on aesthetics ......the real problem with the hotel / condo project is the implications of spot zoning and radical changes allowedfor this project.a more than 60 ft. increase in height over the formerneighborhood commercial zoning by this city commission ?FACTS / proposed hotel with two floors of condominium residences on top: Height more than 60 feet above the underlying zoning Massing 238 foot long building Scale compared to neighborhood, more than 50 feet above multi-family zoning. Parking, over 100,000 sq. ft. hardly small in a residential area. And IF approved there will be LESS 'neighborhood commercial' retail or Restaurant space than could have been built by re-building on the Existing neighborhood commercial land parcels ? finally, an excerpt from an email from the President of Oread Neighborhood Association stating that he does not like the HOTEL/Condominium tower while marci francisco, carol von tersch, and candace davis of ONA continue to say that 'a majority of ONA board members' support the proposal for some pretty lame reasons considering that the same proposal ignores many concerns of LPA, HRC, and just plain common sense with regard to scale, size, and traffic concerns which were sadly not attended to very well by the current Planning Commission.

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cool 5 years, 12 months ago

how about some energy conscious and environmental design for the proposed hotel ? http://www.youtube.com/watch?v=j2Aryu...

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cool 5 years, 12 months ago

an important point missed in the discussion with Paul Werner and Domer is that the current proposed design is not a good 'traditional design' either.

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cool 5 years, 12 months ago

for a synopsis of past info on the project visit www.oreadinn.com

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cool 5 years, 12 months ago

the L O O K !let's have a photo here of what we are really talking about ?http://www2.ljworld.com/photos/galler...

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cool 5 years, 12 months ago

dear readers: let the general manager know how well you think the new design looks ! http://www.eldridgehotel.com/

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cool 5 years, 12 months ago

Emeritus Professor Dennis Domer wonderfully recognized that the proposalsare all a sort of mechanism which I would call 'time travel' that the studentsexcellent design intervention can assist the community on this very real projectand make a difference.Making a difference is what the University of Kansas is all about. Embracingthe issues of town & gown and relating good design for the mutual benefit ofThe University and the City of Lawrence were among the intentions of these students.Hopefully this forum will awaken the interests of the City of Lawrence and ofthe developer toward a revised solution which may include balconies and otherfeatures that will likely make the project fit much better into the neighborhood.In a way this was like an experiment in time travel. The ability to view the Oread project as if other decisions and other viewpoints had been embraced and blended into a solution more similar to this student work, would reveal that there is a better future out there that is possible for this project.The wizards of design are still quite alive living and breathing on Mt. Oread.

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cool 5 years, 12 months ago

Importantly it should be noted that the one solution of six stories in height reintroduces the question of why the City Commission so readily grantedin accord with the developers 'legal fiction', that their proposal was the only feasible and prudent alternative. The graduate level design studio easily provedthat all of their approaches could be further developed into answers which wouldsatisfy the hotel requirements and also include highly articulated building skinswhich would respond to modern environmentalist concerns of energy consciousdesign and sustainability emphasis.The six story solution had a credible approach of form follows function and in its simple massing referred to the early work of Robert Venturi and his modern but vernacular Guild House housing project. This smaller of the solutions drew favorable note from a long time LPA member and local preservationist. Professor Barry Newton obviously helped to inspire the class to recognizethe potency of each solution as the design studio has begun to weave a group of solutions which reflect the many layers of urban fabric and textureof the adjacent Oread Neighborhoods.

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cool 5 years, 12 months ago

One current City Commissioner was in attendance as were several East Lawrence, Old West Lawrence, and LPA members.As a group the solutions illustrated that much more insightful solutions could be accomplished by this project when viewed through the interpretative lens of well focused architectural design.All of the student designs had much more of a focus on the neighborhood streetscape and campus pedestrian experience of the retail components of the hotel

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cool 5 years, 12 months ago

6 April, 2008OTHER OREADSA presentation by the second year graduate design studio of Professor Barry Newton at KU's School of ArchitectureSaturday afternoon about thirty people attended this presentation of eightalternative designs for the proposed hotel & condominium project at 12th& Oread Avenue by a local developer.All of the designs provided the same number of guestrooms, parking, andprogrammatic requirements of the currently approved hotel design.Designs ranged from the first one presented which was an iconic and novelgateway design wherein the open frame structure of the hotel provided an enclosure for a venturi-like wind turbine to a smaller and very pragmaticsolution of only six stories in height which also met all of the programrequirements.One solution with very pleasing form geometries was an ovoid shape in planreminiscent of the late Phillip Johnson's 'lipstick office building' in New York with a split level ground plaza that provided student courtyards and retail access ina much more exciting manner than currently proposed.Another evolved as a twin slab pair of towers with very interesting form and aground level plan with significant landscape areas of a greenroof over the lowerhotel function block and parking beneath.Another student proposed a terraced and curved hotel mass which terraced upwards as it rose parallel with the topography sloping to its own apex at 12th & Oread. Finally, another proposal suggested that the hotel be placed within a much lower four story courtyard with a residential high rise component one of several which proposed balconies to reinforce a more residential building typology as a way of making the hotel fit into the adjacent largely residential neighborhood.One current City Commissioner was in attendance as were several East Lawrence, Old West Lawrence, and LPA members.

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