Complaining about new buildings is a great, if unsung, American pastime. New condos on the corner? “Ugly!” New strip mall where there used to be trees? “Atrocious!” Everybody does it. And if they don’t, they’re boors who wouldn’t know a Parthenon from a Panera.
In the spirit of that noble tradition, we at C-VILLE have taken it upon ourselves to single out half a dozen of the most complaint-worthy constructions in town. Not all of them are new; in fact, their building dates stretch back to 1952. But all of them are part of our current landscape in Charlottesville and Albemarle. People live, work, park and buy toasters in them; they teach and learn in them; and they gaze upon them as they walk and drive past.
It’s our contention that these six buildings (well, O.K., one is more like a collection of buildings) don’t serve these purposes as well as they should. In fact, we’d go so far as to say that they represent major missed opportunities. Rather than “Welcome to Downtown,” one says, “Halt, ye dollar-toting visitors.” Instead of a bold embodiment of Jefferson’s spirit, one provides a pale copy of his style. And a third panders to New Urbanist theory while, in practice, flouting most of its goals. (Hello, “Community Street!”)
Yes, these are the buildings we wish had never been built: a rogue’s gallery, to be sure. In an architect’s town, they’re the collective embarrassments that make us look like yokels. All you critics out there, feel free to cringe.
Creating problems by solving one
Water Street Parking Garage
Location: 200 E. Water St.
Year built: 1993
Assessment: $5,549,700
Use: Parking
Square footage: 354,250
Current owner: Charlottesville Parking Center, Inc.
Owner at time of construction: Charlottesville Parking Center, Inc.
Developers: City, Charlottesville Parking Center, Jefferson National Bank
Architect: VMDO
What they were thinking: The bigger, sexier picture: A new parking garage was seen as one of the cornerstones of making the area south of the Downtown Mall attractive for revitalization. The smaller picture: As Charlottesville Pavilion General Manager Kirby Hutto, whose title at the time was special events coordinator for the Charlottesville Downtown Foundation, said in a May 1995 Daily Progress article, almost two years after the garage opened: “It used to be [parking] was one of the biggest issues folks used to call us about. That’s really a non-issue now.“
What they squandered: Perhaps we should add to the list of Zen Koans this brain-teaser: Why does a parking garage have to look like…a parking garage?
But being just plain ugly is only the beginning of the Water Street Parking Garage’s downsides. The structure takes up (some might say “eats up”) two whole city blocks, and is never without available spaces. Kudos for planning for future growth, but at what point does envisioning down the road mess up the part of the road we’re on?
Water Street Parking Garage
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Here’s another question: Isn’t it possible to accommodate Downtown parking while preserving the walkability of the area? Strolling along the north side of the garage along Water Street, in the dim presence of thick support slabs and metal awnings, doesn’t feel much different from walking inside a parking garage. And if you decide you want out of the sheltered corridor, beyond the awnings there’s little sidewalk left—it’s almost like walking along the thin shoulder of a highway.
Let’s see…what else? For all of its aim to please, the garage is often not practical, as there’s only one way to get out. For instance, many people going to see a play at Live Arts, which is catty corner to the garage, won’t park at the garage because the backup of cars getting out adds to the time it takes to get home. Live Arts even regularly starts late to accommodate the time it takes for theatergoers to find alternate parking.
Last and maybe least: For the occupants of the buildings along the section of the Mall parallel to the garage, there is no southern view. Looking out the windows is like being hit with a ton of bricks. That kind of nuisance is to be expected in a growing city, but not necessarily in a growing city making the best possible decisions about its urban environment.
Aspiring to average
Hollymead Town Center
Location: 159 Community St.
Year built: 2005
Assessment: $29,848,000
Use: Commercial with big residential plans
Size: 12.96 acres currently; 180 acres total planned for project
Current owner: Hollymead Town Center LLC C/O Regency Realty Group (based in San Antonio, Texas)
Owner at time of construction: Hollymead Town Center LLC
Developers: Several, including Regency Centers, Octagon Partners and Wendell Wood
Architect: Bignell, Watkins, Hasser Inc.
What they were thinking: The ultimate purpose of the county’s Neighborhood Model is to provide urban development in areas surrounding the city without disrupting, if possible, open space. The model would create a residential oasis along the much-trafficked Route 29 corridor. Ultimately, the model was meant to add high-density recreational space instead of urban sprawl. Hollymead Town Center was to become the highlight in the county’s much-debated targeted development areas. But what initial developer Wendell Wood fed to the county was pure rhetoric: a mixed-use and pedestrian enchanted island, the first of its kind in Albemarle.
Hollymead Town Center
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What they squandered: In all fairness, Hollymead Town Center is just another strip mall in a nation of strip malls. The visual containment and human scale that was promised as one of the principles of the Neighborhood Model was completely abandoned to give life to an impersonal, mammoth and disproportionate shopping complex. The rural living that is supposed to be a flavor of the Neighborhood Model is lost to the stretch of concrete and inaccessible parking that houses Target, Pet Smart, Harris Teeter, Bonefish Grill, Sakura Japanese Steakhouse & Sushi Bar, TGI Friday’s and Mattress Warehouse among others. It’s enough to make you want to shoot an arrow into that 142,500-square-foot red and white bull’s eye.
The thing that gobbled Fifeville
Fifth Street Flats
(a.k.a. The Purple People Eater)
Location: 215 Fifth St. SW, near the intersection with Dice Street
Year built: 2006
Assessment: $3,537,800 ($248,000 average per unit)
Use: Residential condos
Units: 12
Current owner: Various
Owner at time of construction: Bill Atwood and Dan Walters (bought from Ampy Smith)
Developers: Bill Atwood and Dan Walters
Architect: Bill Atwood
What they were thinking: In a word, infill. The lot was empty in a neighborhood that’s within walking distance of both UVA and the Downtown Mall, and the city had been looking to increase its housing stock. The lot was zoned for up to four stories, and Atwood and Walters saw this as an opportunity to satisfy both the city and their pocketbooks.
“We thought we were doing good at the time,” Bill Atwood told C-VILLE in April. “If we want affordable housing, we’ve got to get more units.” Atwood has long worked as an architect, but this was one of his first forays into development, and he said he was a little naïve about it—he thought since it was zoned for such a large residence that the neighbors must have understood what could go up there. As for the color, he thought he was reflecting the colors that he saw in the neighborhood.
Fifth Street Flats
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What they squandered: With its height, setback and color, the building does an awful job of fitting into the context of the Fifth and Dice neighborhood, once a predominately black area that has lately become more racially mixed, with houses dating back to the 19th century. The Purple People Eater creates a kind of embattlement where gentrifying yuppies can enjoy the southern views while keeping watch on the rest of the neighborhood. The faux balconies that face toward the neighborhood are tiny, not big enough for a chair, so that residents can’t even passively visit with the neighborhood. Meanwhile, the building’s gentler side looks out on a series of cottages built in 2005. And as one man told C-VILLE, the building is so close to the sidewalk that when you walk by you’re afraid you’re going to bump your elbow.
Time to move forward
Darden Graduate School of Business Administration
Location: 510 Massie Rd. (North Grounds)
Year built: Completed in 1996 (basic grounds); second phase started in 2000 (the phase including the parking garage and hotel)
Assessment: $156,865,500
Use: Education
Size: 97.113 acres
Current owner: Rectors and Visitors of the University of Virginia
Owner at time of construction: UVA
Developer: UVA
Architect: NY firm Robert A.M. Sern
What they were thinking: Tired of their ’70s modernist compound, Darden trustees wanted two things: state-of-the art interiors capable of keeping up with the Joneses of the Ivy League, and a colonnaded, red-bricked, Jeffersonian stamp of approval. Over $100 million in private funding meant they got what they wanted.
Darden Graduate School of Business Administration
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What they squandered: What Would TJ Do? (WWTJD?) has always been an architectural hot button around Charlottesville, and the much-ballyhooed construction and expansion of the Darden School, completed in late 2002, is no exception. Cited in The New York Times as “one of the worst abominations of recent campus architecture,” the Darden School keeps company with the likes of the South Lawn Project as an architectural Frankenstein, lumping together hallmarks of Jeffersonian architecture—a quad space lined by columned walkways, interspersed with pavilions—to create a photocopy imitation of the Lawn that fails to equal the sum of its parts.
The result has had architects, scholars, and community members asking themselves whether the school’s construction really keeps with the Jeffersonian spirit. In response to their colleagues’ protests, some A-school faculty members defended the Darden design with the claim that it follows Jefferson’s philosophy of using “architecture from antiquity” to “embody timeless ideals of humanity and beauty.”
Alas—it’s more likely that our man TJ is howling in his grave. We can’t help but think that there is something odd, not ageless, about gutting historic architecture and filling its insides with conference rooms and office space. Located on North Grounds, more than a stone’s throw from its original Academical Village roots, the business school attempts to maintain ties with its copycat salute to Classical styling, but goes on to feature its extensive parking lots front-and-center.
Highly visible, it’s been called “a theme park of nostalgia,” “a modern object in Jeffersonian dress,” and the Lawn’s “cyborg twin,” making us wonder: Is imitation the highest form of admiration, or are we just flattering ourselves? Many feel that robo-Lawn Darden misses Jefferson’s point. It’s time to move into the 21st century, folks, and stop relying on red brick and the Rotunda to stand in for real values.
No hospitality
New Cabell Hall
Location: Jefferson Park Avenue, between Emmet and Main streets
Year built: 1952
Assessment: Not available
Use: Education
Square footage: 160,000
Current owner: UVA
Owner at time of construction: UVA
Developer: UVA
Architect: Eggers and Higgins
What they were thinking: It was constructed as a classroom and office building for the college of Arts and Sciences as part of a larger expansion of University facilities following World War II. It is still considered a sound and strong building that can be reused in the future.
What they squandered: New Cabell Hall is the silent, used-to-being-ignored stepson of the Lawn landscape. UVA Architect David Neuman, speaker at this year’s Community Briefing titled “Building on Jefferson’s Legacy,” deemed New Cabell Hall the poster child for 1950s architecture, the postwar, underdesigned aesthetic. Indeed, if boxy, stern, cold and cheap-looking rings a bell, then, New Cabell is your cup of tea.
New Cabell Hall
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It sits high, looking down on Jefferson Park Avenue with less than authoritative stature, blocking off Jefferson’s “academical village” from the rest of the community. Originally, the plan was to tear it down during the third phase of the South Lawn Project to create a better connection with the actual Lawn, but the state made an offer UVA couldn’t refuse when it decided to throw $78 million for New Cabell renovation in a higher ed bond package passed this year.
Leonard Sandridge, UVA’s executive vice president and chief operating officer, says New Cabell will ”be renovated and modernized with new technology, electrical and plumbing systems, air conditioning, a fire suppression system, asbestos abatement, and more flexible furnishings and fixtures.” He adds that the project will also “improve handicap accessibility, address certain building code issues reflecting the change in building code over the years, increase the natural light in the building, upgrade the courtyard, and renovate the restrooms.” In short, it lacks flexibility and modernity for today’s level of educational research. It is certainly not hospitable, and it lacks fundamental aesthetic appeal for an academic building. Who wants to study in a bunker?
Where today rests a forgettable structure with AC units hanging from its windows and steep and slippery staircases, a more dynamic and welcoming one could have served the ever-increasing number of Wahoos, engulfed by Jefferson’s message and vision. With the upcoming completion of the South Lawn Project, New Cabell will inevitably become the lowlight of the University’s pristine architecture.
How to waste a prime space
Lewis and Clark Square
Location: 250 W. Main St.
Year built: 1989
Assessment: $12,777,500
Square footage: 36,000
Use: Residential
Current owner: Individually owned units; a portion once owned by Oliver Kuttner*
Owner at time of construction: Various investors
Developer: Craig T. Redinger
Architect: VMDO
What they were thinking: The hook (line and sinker) from the developers was that a new residential building would have “a major impact on downtown,” according to a 1988 article in The Charlottesville/Albemarle Observer. In the same article, developer Craig Redinger said, “The response to the residential units has been overwhelming. There has been a real, strong, surprising interest.”
Lewis and Clark Square
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What they squandered: No brainer part one: Historic Downtown has become the undisputed heart of Charlottesville. No brainer part two: The major artery to that heart is University Avenue converting into Main Street. No brainer part three: Therefore, the Main Street entrance into Downtown, whether for drivers or pedestrians, should be as inviting as humanly possible.
To put it simply: Lewis and Clark Square doesn’t do the trick. Imagine you’re president of a welcoming committee and forgot to arrange for the creation of a festive banner, and now it’s just a bunch of people standing around and limply waving.
In fact, a hand is what the building resembles—a huge, flat hand planted between South and Water streets saying, “Halt! ” Well, make that two huge, flat hands, if your line of sight pairs the structure with the Federal Building across Water Street (though that’s at least positioned at an angle, as if to say, “All right, go on through, I guess”). Downtown just shouldn’t even remotely resemble a forbidden city.
And then there’s the architectural style of Lewis and Clark Square, beyond its physical shape. Some might say its aesthetic incorrectness is on par with the political incorrectness of the nearby Lewis and Clark statue it’s named for. Our 21st century minds know what the big deal with the statue is: Sacagawea seems to be cowering at the feet of the conquering white men. But what’s the problem with the building? Maybe the touches of brick are too blatant an attempt to be “historical.” Maybe combining sober brown with modern “flair” and Bermuda-short-type colors seems more kitschy than savvy.
But back to the real business at (flat) hand. What is a building of that shape and dower sensibility doing in that prime space? Unfortunately, the flip side to “as humanly possible” is: “people make mistakes.”
*Correction from 9/30/08: The original story stated that Oliver Kuttner owned a unit in the building. He, in fact, once owned a portion of the building.