Congo Street Initiative, Dallas, TX. Courtesy of Congo Street Initiative

As an architect and advocate for better urban environments, I am excited about my new role as director of the Rudy Bruner Award for Urban Excellence at the Bruner Foundation (Cambridge, MA). The biennial award, founded in 1987 by architect and adaptive reuse pioneer Simeon Bruner, recognizes places distinguished by innovative design and their social, economic, and environmental contributions to the urban environment. To date, the RBA has recognized 67 projects and awarded $1.2 million to support urban initiatives.

In the world of U.S. design competitions, the RBA is unique. We ask our applicants to submit detailed written analyses of their projects—from multiple perspectives—along with descriptive images. And entries must have been in operation long enough to demonstrate their impact on their communities. Our  selection process includes intensive site visits to our finalists’ projects to help us fully understand how their places work.

Inspiration Kitchens, Chicago, IL. Courtesy of Inspiration Kitchens

The RBA selection committee meets twice: first to select five finalists and again to select the Gold Medal winner. Assembled anew for each award cycle, the committee comprises six urban experts including a mayor, design and development professionals, and a past award winner. This year’s group includes mayor Mick Cornett of Oklahoma City, planner Ann Coulter from Chattanooga, landscape architect Walter Hood from Hood Studio in Oakland, architect Cathy Simon from Perkins+Will in San Francisco, Metropolis Editor-in-Chief Susan S. Szenasy, and Jane Werner, executive director of the Children’s Museum of Pittsburgh, the 2007 Gold Medal winner. The committee reviewed 90 applications from 31 states and the District of Columbia to choose the 2013 five finalists. Collectively, the projects they chose represent a diversity of creative, collaborative approaches and scales in tackling significant urban challenges:

• Congo Street Initiative - Dallas, TX - submitted by buildingcommunityWORKSHOP
  The sustainable rehabilitation of five houses and street infrastructure along with construction of a new home that provided transitional housing, in collaboration with resident families
• Inspiration Kitchens – Chicago, IL – submitted by Inspiration Corporation
  An 80-seat restaurant providing free meals to working poor families and market-rate meals to the public as well as workforce training and placement
• Louisville Waterfront Park – Louisville, KY – submitted by Louisville Waterfront Development Corporation
  An 82-acre urban park developed over more than two decades that reconnects the city with the Ohio River
• The Steel Yard - Providence, RI – submitted by Klopfer Martin Design Group
  The redevelopment of an abandoned, historic steel fabrication facility into a campus for arts education, workforce training, and small-scale manufacturing
• Via Verde - Bronx, NY – submitted by Jonathan Rose Companies and Phipps Houses
  A 222-unit, LEED Gold certified, affordable housing development in the Bronx designed as a model for healthy and sustainable urban living

Louisville Waterfront Park, Louisville, KY. Courtesy of Louisville Waterfront Park

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Mies Van Der Rohe’s 860-880 North Lake Shore Drive, Chicago (c/o Wayne Andrews/Esto)

The subtitle of Matthew Gordon Lasner’s High Life: Condo Living in the Suburban Century might suggest a story of determined residential heterodoxy. Could this book be about the rare, defiantly urban souls opting for the sleek new high-rise as the rest of the old neighborhood packs up for the suburbs? Indeed, for a time that was true, but the real story is nowhere near as simple, and a good deal more interesting.

Co-operative housing’s (we don’t get to the actual term “condominium” for a while yet) pattern of growth roughly paralleled that of the schedule one controlled substance; pioneered by the rich, it soon caught on among the urban poor, and finally grew ubiquitous across income scales. It was considerably unusual for some time in the U.S., to be found mainly in pockets around New York and a preserve of the Edith Wharton-like gentry, and later of politically minded, often Jewish working classes. But long before the time, say, American Psycho came along to emblazon the cultural image of the condo, co-ops of some sort or another were just as likely to be found in Miami or in the San Fernando Valley as on the Upper East Side, and just as likely to be occupied by retirees or families as by necrophiliac yuppies.

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Our preceding post, Concrete – The Offending Material, explored the expressive potential and construction-related problems common to the monolithic architectural concrete of mid-20th century. Here we focus on the typical fenestration of these concrete buildings and the issues inherent to their windows’ preservation and restoration.

Brutalist architecture exploited the visual potential of monolithic glazing in large openings as part of a materials dialog with concrete surface textures and mass.

University of Massachusetts Dartmouth, Paul Rudolph, completed 1966. Brutalist architecture used smooth, transparent, monolithic glazing in large openings to emphasize mass and textured concrete surfaces. [Photo: Bruner/Cott]

Frameless, non-operable butt-glazing developed along with concrete construction, introducing a new scale of transparency into large areas of massive structure. It allowed for extreme simplification—concrete building facades could be conceived as the architectural elaboration of a single material…plus glass.

Green Building, MIT, I. M. Pei, completed 1964. Frameless glazing minimized distraction from the sculptured contours of concrete building facades.  [Photo: Bruner/Cott]

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Our last post, “Materials and Building Components,” described modernism’s growing emphasis on monolithic concrete walls as an alternative to traditional masonry. While conservation of brick and stone are now well understood, failures in exposed concrete are presenting new challenges, both technical and aesthetic. Monolithic concrete no longer has the same hold on the imaginations of architects as it did for the Brutalist masters, and technical difficulties have contributed to the demise of its popularity. Understanding how to preserve this honest, raw material is crucial to saving a seminal style from sure extinction.

Technical and Aesthetic Challenges

Mechanical failures showed up in mid-century concrete wall sections almost immediately, but the chemical changes that affect the walls’ integrity and longevity are more insidious and these were slower to emerge. The technical aspects of restoring concrete are especially challenging when compared with brick and stone, as concrete walls contain embedded steel, and steel’s corrosion can be destructive in many ways. Concrete restoration is also difficult aesthetically. Unfortunately today, the escalating default response for many building owners and their consultants is to apply elastomeric coatings over entire concrete facades, changing their appearance in a way that undermines the façade’s character and significance. Poorly conceived and executed repairs only amplify this trend.

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For today’s college students, computer literacy is a necessity. Yet, many get their degrees without taking even basic programming courses. For those in search of more comprehensive lessons than offered by traditional university curricula, online resources are becoming places to learn first-rate computer literacy.

Photo by Richard Perry, courtesy The New York Times

In a stalled economy, the job outlook for software developers and computer programmers is far more promising than for most occupations. In fact a 30% growth is projected between 2010 and 2020. Median pay for systems software developers is about $94,000, more than double the national average salary of $42,000 for college grads. The unstable economic conditions have also led most companies to hire freelancers for their needs in computer programming, web design, and social media management.

“To be successful in the modern world, regardless of your occupation, requires a fluency in computers,” says Peter Harsha, director of government affairs at the Computing Research Association. “It is more than knowing how to use Word or Excel but [also] how to use a computer to solve problems.”

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Our most recent post on Debating the Value of Mid-Century Modern discussed the architect as multi-party advocate and mediator. It was the last in a series that explored the interactions among the stakeholders of these buildings and how original design intent may hamper or encourage their rehabilitation and reuse. With this post, we begin a series that will focus on the technical aspects of modern materials and assemblies, including how construction methods of the period affect today’s decisions about the repair and improvement of mid-century building envelopes.

From the beginning, materials were significant to the design intent of modern architects and to the performance of their buildings. This trend first emerged in Europe before World War I, when design forcefully aligned itself with industrial production, challenging centuries of architectural values and design approaches. Visually, buildings no longer reflected history. Instead, they echoed the aesthetics of civil engineering and industrial structures. Traditional craftwork was replaced by factory-built components assembled on site with a minimum of expressive handwork, just as glass, steel, and concrete began to be viewed as expressive elements. This shift represented a deliberate affront to refined stone surfaces, the complexity of carved ornament, and the social hierarchies implicit in previous building facades and spaces.

The recessed windows, deep sills, and overhanging cornices of masonry buildings such as McKim, Mead & White’s 1872 Boston Public Library (left) shed wind-driven rain better than the sheer elevations of International Style buildings like Walter Gropius’s 1926 Bauhaus School in Dessau, Germany (right).

Photo Credits: Boston Public Library Collection, no known restrictions; and Flickr user Franz Drewniak (drz image), respectively

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In our previous post, the Owner/Occupant Perspective, we identified the push-pull issues between these two factions in renovating mid-twentieth century modern buildings. Here, we explore Stakeholder Equilibrium as the value of these structures is debated, and the role architects play in this mix.

Our experience in addressing the rehabilitation of this building type has grown over the years. In the process, we have found that our role as architects has expanded to include an advisory role, both before and during the design process. Because of our track record in identifying the value of these structures, we are frequently brought in to mitigate and resolve differences among those who debate a building’s fate, usually a structure that’s disliked by its users and owners alike, yet may be judged to have historic value by preservationists or architects.

Boston University School of Law Sert complex as seen from the Charles River upon its completion.

More than a year ago, we were commissioned to restore and renovate Boston University’s (BU) School of Law and Law Library (begun by Josep Lluis Sert in 1962). We went into this commission with the understanding that our role would have to include mediation, to enable the stakeholders to set aside their prejudices about these buildings and to see the project anew. In the process, we were surprised to find that we, as architects, needed to do the same thing. Many members of our firm, some of whom studied under Sert, had admired his buildings for years. Charged with defending and restoring landmark buildings that we once only knew from a distance, we had to tone down our reverence in order to see the challenge of the project clearly.

The problems with the Sert buildings at BU, agreed upon by the owner (BU) and the user (the law school), are similar to the trials and tribulations of other buildings of their type—concrete and window failures, a poorly insulated building envelope, and sub-standard heating and ventilating systems. In addition, the 18-story law school tower seemed to pose a series of unsolvable problems, due to its inadequate elevator system design. The original arrangement of six small and slow elevators has made daily vertical movement by hundreds of students, over the course of 50 years, very difficult and time-consuming. As a result, the law school faculty doubted that the Sert building could ever serve their academic needs. Additionally, the university faced growing annual maintenance and operating costs for the rapidly deteriorating building. The preservation community added another voice to the mix; they expressed their unqualified affection for the Sert buildings.

Boston University School of Law Sert complex model view from the east.

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Our last post, The Preservationist Perspective, addressed a key issue we typically face regarding the value of mid-twentieth century modern buildings and their reuse. Here we examine the issue of owners and occupants.

To preserve their sizable real estate investments, to enhance the value of their properties, and to ensure that their occupants/tenants continue to lease their spaces, owners must maintain and operate their buildings to suit all these demands. This is a growing challenge for many owners and operators of mid-century modern structures. As the call for the demolition and replacement of these buildings heats up, the root animosity towards them may go deeper than aesthetics alone.

Henry Moss, Bruner/Cott principal and preservation expert, discusses the exterior of Gund Hall at Harvard University’s Graduate School of Design with the client team.

As buildings age, even if maintained properly, they frequently become less acceptable in our culture of “the new.”  Recent history is quick to go out of vogue. Styles change and historic design, even when it’s fairly new, is seen as antiquated in form and function. Often we begin to appreciate a particular style only with the passage of time. The same is not true of function. We expect more comfort in our environments today: consistent heating and cooling, better lighting, and convenient access. As occupancy standards become more stringent, building owners face a growing challenge from their tenants who demand such comforts in return for the rent they pay. And, if those occupants dislike “modern” materials, particularly concrete, they may become even more vocal about creature comforts.

As building owners face the rising costs of such out-of-the-ordinary maintenance as material failures of glass and concrete, they begin to ask, “Do I continue throwing good money after bad? Do I replace this structure?”

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The sleek structures of the International Style, symbols of corporate America’s innovative modernity, are turning 50. These buildings are favored by the real estate community and accepted by the public. But the same is not true for the architecturally aggressive Brutalist style of the 1960s and ’70s, more typically understood as symbols of America’s institutional durability. At the time they were designed and constructed, colleges and universities—as well as municipal, state, and federal governments–viewed poured-in-place concrete as a symbol of permanence and institutional longevity. The sculptural possibilities of the material seemed unlimited for a new generation of designers, but the public’s perception of concrete as an unfriendly architectural finish has outlasted its once perceived aesthetic benefits. Today, there are escalating appeals for the demolition and removal of many of these buildings, and battle lines have been drawn between building owners, occupants, and preservationists. We think these buildings are important legacies of an era, so we’re looking for ways to find effective design solutions acceptable to all stakeholders, transforming these “out-of-date” structures into useful, up-to-date, state-of-the-art environments.

Peabody Terrace at Harvard, University (Josep Lluis Sert, completed 1963), exterior view and concrete restoration.
Photos by Steve Rosenthal, Bruner/Cott

Here are the key issues we typically face and examples of how we address them:

• Building owner/clients frequently find themselves overwhelmed with the ongoing maintenance and operations difficulties inherent in their 1960s and ’70s Brutalist buildings. Ironically, in New England, where we do most of our work, concrete has not proven to be durable, and the physical erosion of this material seems to further erode support for the building style itself. This was the case at Harvard University’s Peabody Terrace Apartments, where we carried out extensive concrete restoration efforts in 1995 to cover exposed reinforcing rods and to patch spalling (material fragments). The first stage of our work at the Boston University (BU) School of Law this summer (designed by Josep Lluis Sert) will be of a similar nature to prevent spalling concrete from falling to the ground.

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Modernist buildings have been under attack in the U.S. for years now. We’re reminded of this fact every day as our team at Bruner/Cott & Associates works to keep an entire period of architecture from being lost in Boston, our hometown.

Holyoke Center, Harvard University (Josep Lluis Sert, completed 1961)
Photo by Bruner/Cott

News of the recent thwarted attempt—for the moment, at least—to demolish Paul Rudolph’s Brutalist masterwork, the Orange County Government Center in Goshen, New York, underscored for us the fact that important works of mid-twentieth century modern building design is, often, only one vote away from oblivion.

We consider ourselves pioneers in adaptive use and aficionados of modernism, so we understand the plusses and minuses of these buildings and how to turn them to current user advantage. Therefore, for us, this trend toward destruction is particularly painful to watch. For the past quarter of a century, we have worked to repair, enhance, and extend the use of this architecture, trying to, in our own way, stem the tide of threat. But the reasons for this tendency to destroy modernism are abundantly clear to us.

Peabody Terrace, Harvard University (Josep Lluis Sert, completed 1963),
view from campus, photo by Steve Rosenthal

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