 
|
|||||||||||||||||||||
              
|
A Fifth and Forbes forum In the spirit of dialogue some prominent Pittsburghers, many of whose organizations would be affected by Fifth and Forbes redevelopment, were asked for their thoughts on the plans. Here's what they wrote: Monday, February 14, 2000
TOM SOKOLOWSKI
director, The Andy Warhol Museum
As the current tenant of the "rehabbed" building at 117 Sandusky St., I am eminently aware of the positive value of historic preservation in the life of a city neighborhood. The opening of The Andy Warhol Museum over five years ago provided the architectural and spiritual catalyst to the revitalization of the North Side. And, lo and behold, Alcoa, PNC Park, and many others to come, joined our "tent city" along the banks of the Allegheny River. A great building can live again! However ...while those many feet that trod through the door of the museum may cherish fond memories of youthful days spent humming and drumming through the aisles of Volkwein Bros., nary a one recalls the original owners of the property, Frick & Lindsay, even though their names are prominently carried in a cartouche over the front door.
The owners, the nature of their business, and even the architect all have been lost in the shadow of history. I would posit the thought: Does it really matter?! History is strangely subjective. All that truly matters is that No. 117 remains a vital structure in the community in year 2000, even if the purpose for which it was built has been changed. Who knows who will hold the lease 100 years from now? In our justifiable anger over the tyrannical hold of political ambition, let us not fall victim to the easy fascism of local nostalgia. Every bit of stuff is not worth saving! As one who has chosen to make my home Downtown rather than in the neo-suburbs of the sainted East End, I encourage all to come shop where they have only chosen to shout. While there are many mysteries of our city that need to be unearthed, Pittsburgh's glories, I hazard, will not be found under a pile of discarded candy wrappers or wallowing under a glorious mess of chipped ham!
REBECCA FLORA
an urban planner and executive director, Green Building Alliance
As I have observed the divisiveness of the Fifth and Forbes fiasco, I find it hard to support any current plan -- either the city's that was created in a vacuum, or the alternate one that was created to slow down the train of progress. What is the hurry? Why at this point in time, when we are in a stronger negotiating position than ever, would we rush in to demolish buildings and make a mega deal?
Many have pointed to the example of the South Side. The South Side community provided me with an "in the trenches" education, from which I would like to share these lessons:
(1) Effecting positive change and gaining buy-in is a hard, slow process that, when well executed, provides massive returns on investment;
(2) A plan is only as good as the strength and unity of the people who are behind it and implementing it;
(3) When historic preservation and economic development are merged, they create a multiplier effect for the community;
(4) High quality, contextual design is essential.
Ultimately, we must invest in a "real" planning process, derive objective market data, implement physical improvements, and promote the positives. The market will take over from there.
STEPHEN KLEIN
managing director, Pittsburgh Public Theater
Some background: I was born in Cleveland, educated in Boston, and in my working and family life have been variously a New Yorker, a Denverite, and a Washingtonian.
So what of it? Well, my love of Pittsburgh is mixed with the objective eye of an outside observer.
Anything that brings more people, more business, and more excitement to the city center needs to be supported. A vital, world-class commercial district appealing to natives as well as out-of-town visitors will be a place where people want to frequently visit, adding to Pittsburgh's growing national reputation as a progressive, destination city.
I took a stroll down the corridor in question a few days ago and really took a hard look. I don't know which facades and buildings are worthy of preservation or what types of shops, specifically, should be developed but let's face it: Something has to be done.
Due to hard work and planning, the city has a great opportunity to revitalize this key Downtown district into a major regional asset. Following appropriate, constructive and open community input, we should leave the specifics of the plan up to proven experts and go for it.
FRAN FREDERICK
executive director, Associated Artists of Pittsburgh
Creating an urban mall in the name of "revitalization" ignores the unique character and real value of Downtown and may destroy it for a poor alternative. Urban Retail Properties' plan targets upper-middle-class consumers by placing "upscale" national chains in primarily new buildings. Will they be sufficiently attractive to entice suburbanites to drive Downtown when they can conveniently shop and attend mainstream movies closer to home in strikingly similar surroundings?
As for cultural tourists and convention-goers: they seek unique souvenirs -- visual, mental and material ones -- not readily available back home.
Viable existing businesses currently serve middle- and working-class people who work Downtown and those who live in adjacent neighborhoods. Moving them out to replace them with upscale shops is exclusionary and economically risky. We can improve the look of older buildings with financial and architectural assistance to owners.
Sophisticated empty nesters returning to inner cities are seeking urban variety and release from dependence on the automobile. Young people are attracted to low-cost and serendipitous adventure. Let's create a lively Downtown with affordable housing, diverse businesses and entertainment within distinctive buildings, enhanced by inviting public spaces and public art, accessible by well-run public transportation -- for all of us.
BETH MARCELLO/CAREY HARRIS
president, South Side Local Development Co., and executive director, South Side Local Development Co.
The South Side is tangible evidence that the long-term preservation of irreplaceable architectural character is of great economic benefit to an urban community. Fifteen years ago, South Side's East Carson Street was actually worse off than the Fifth and Forbes corridor. Not only were our buildings blighted, 40 percent of our retail space was vacant. All that has changed. We currently have the lowest vacancy rate in the history of our effort -- 7 percent. More than 170 facade restorations and more than $50 million of private investment on East Carson Street alone have revived the neighborhood.
More and more high-quality retailers -- including those "national" names, like Starbucks -- are locating here. As a result, the business district now meets the needs of residents and suburbanites alike.
The first and most important thing South Side did to turn things around was apply for historic district designation. And then we convinced business and property owners that restoring their buildings would pay them a return in terms of increased sales and property values. In the process, we created a destination, a unique shopping and social environment that people flock to the South Side to experience. What worked for us can work for Downtown. The South Side did not have to sacrifice historic preservation for economic development. We got both, and so should Downtown.
JEANNE PEARLMAN
executive director, Three Rivers Arts Festival
When I received my invitation to comment on the Market Place plan, I hesitated because lately much of our public dialogue seems to sink predictably into the realm of caricature. We read about the wicked, big-city developers riding into town to pull a fast one on our naive, uninformed selves. Or perhaps you've heard tales of wild-eyed preservationists clad in tie-dye T-shirts and Birkenstocks flinging themselves in front of the wheels of progress. Bunk! The issue at hand is not whether to develop or to preserve, but rather to test the idea that the vitality of a city depends as much on the ability to imagine the future as to remember the past. In August, the mayor took the members of the Riverlife Task Force on a boat ride along the three rivers. From that vantage point, we were able to envision a city where arts and culture, flourishing green spaces, centers of innovation and technology, affordable housing, sports and recreation, and outstanding educational institutions are woven into a regional fabric of accomplishment and achievement. In this holistic view of the future of our city, even I, a person who thinks the term "recreational shopping" must be an oxymoron, could imagine a role for a retail district that contributes to a vibrant and prosperous Downtown. To avoid polarization, we must focus on creating a vision that captures our aspirations for the future of the region. Then we can encourage our leaders to continue their efforts to bring that vision to life through a plan that's reasonable, democratic, realistic and swift.
MAXWELL KING
executive director, The Heinz Endowments
In all the cacophony of complaint swirling around Mayor Murphy's plan to improve the retail environment along Fifth and Forbes, there is one hard fact that stands out: Something has to be done to improve this area. Tom Murphy has been right about that from the beginning -- with no intervention to improve this increasingly shabby sector of Pittsburgh, it will eventually threaten the economic health of the Golden Triangle.
So if the mayor is right, why is everyone lining up to throw sand in his eyes? Two reasons: The mayor's administration did all its planning in a fashion that seemed secretive and elitist; and the administration fell into that old urban-renewal trap of clear-cutting everything in sight and sweeping history away with it. The fait-accompli plan that the Murphy administration finally unveiled seemed to its critics to do almost nothing to preserve Pittsburgh's rich Downtown history.
Is it too late to correct these defects and save the plan? Of course not.
All it takes is a willingness on the part of the administration and its developer, Urban Retail Properties of Chicago, to meet with City Council, Pittsburgh History and Landmarks and other critics. The goal: Fashion a compromise that can preserve a strong renewal plan while involving local merchants and saving historically worthy structures.
Such meetings should start right away. The Heinz Endowments stands ready to fund and facilitate them. Meanwhile, everyone should stop throwing sand.
Tom Murphy is a committed, hard-working leader who is pursuing a goal we all share--the continued rebirth of this beautiful city.
GORDON NELSON
a business consultant for B.G. Nelson, LLC
A brilliant master redevelopment plan for Fifth and Forbes is essential to the region's future. Pittsburgh's dirty little secret is that our city looks great from a distance, but its street level is blighted. Big change is needed.
Some merchants, tenants and landlords are going to be pushed in uncomfortable ways, which will make them unhappy. Fact is, in the Fifth and Forbes corridor most of the buildings and stores are decrepit. Their owners and tenants need to be richly compensated and given relocation assistance. And then all of them and all of us need to get over it.
What we don't need is an urban shopping mall. We have that in all too repetitive abundance at each point in the city's compass. Another Banana Republic or even worse, late-stage Planet Hollywood is so much suburban garbage, certain to make our Downtown ordinary. What we do need is great architecture, preserved and created.
Shopping center developers are not known for the longevity of their architectural vision. A great and varied architectural palette will excite retail, entertainment and housing possibilities and get people with imagination to take risks.
Fifth and Forbes deserves to be unique to Pittsburgh -- not a lowest common denominator suburban redevelopment. It should not be left in the hands of a shopping center developer. And it doesn't need to happen all at once.
EDWARD K. MULLER
history professor, University of Pittsburgh
I am not optimistic about the long-run success of the City of Pittsburgh's planned redevelopment of the Fifth-Forbes Downtown shopping district. The plan to turn over a large area to one developer, demolish 62 buildings, and replace most extant businesses with new ones, including national chains, goes against accepted views of what makes downtowns work. Despite the city's remonstrances to the contrary, this plan resurrects an urban renewal kind of redevelopment which fell out of favor nationally by the 1970s.
Most urban experts agree that successful downtowns have a diversity of activities, a dense and varied building fabric, and a distinctive niche in the metropolitan region. Homogeneous architecture, national chain stores and entertainment found in suburban malls, and coordinated streetscapes do not encourage the intensity of street life which makes downtowns distinctive, exciting, and therefore a destination point for metropolitan consumers. The arrival of national chains in successful urban districts often threatens the very intensity and attractiveness which makes such districts successful.
The city should nurture the rehabilitation and redevelopment of individual buildings and businesses as well as the streetscape in an incremental, small-scale, and architecturally sensitive manner. Preserve Downtown's distinctive landscape, nurture an exciting street life, attract small, unique activities that aren't found in suburban malls, and above all be patient.
DAVID LEWIS
architect and urban designer
Perhaps I'm wet behind the ears, but it seems to me that before we can comment on which proposal is better we need to have a vision of what "better" is.
Every city has a metaphor of its own becoming. Pittsburgh, with its hills and majestic rivers spanned by bridges, is physically unique among American cities. But it's unique in other ways too. A city of immigrants, Pittsburgh is a cluster of communities, each with its special history, ethnicity and character. The tradition of our Downtown is to be the head of this family of communities.
Ours is one of the few metropolitan downtowns in the nation that's walkable. From side to side in any direction it's about 10 minutes across. It could be -- no, perhaps should be -- a pedestrian's heaven of corporate towers rising above tree-shaded streets, squares, restaurants, bakeries and small shops, reflecting the magical diversity of its communities.
We are moving rapidly as a region from heavy industry to a new and diverse economy based on technological creativity. To become an attractive home for new industries and research, we have to rely more and more on the distinctive qualities of life our city has to offer.
Perhaps our Downtown should set the pace in livability, by using its heritage of historic buildings to develop a vibrant texture of housing and offices and shops in human scale and with all the color and density of street life.
One of the aspects of national chains is that they are the same from city to city in form and ownershop and merchandise. They divest us of the richness of individual opportunity and local character. If we want to be distinct from other cities, should we not want to move in a direction different from this -- and establish our own voice, our own metaphor, based on who we are and where we've come from?
KATHERINE HENDERSON
chairwoman of the board of directors, Pittsburgh Downtown Partnership
From the outset, the Pittsburgh Downtown Partnership's board of directors has offered conditional support for the proposed Market Place at Fifth and Forbes development. If done right, we believe it could prove to be an important building block toward developing Downtown Pittsburgh into a vibrant "24-hour" Downtown. A "street-oriented" development housing a multiplex theater, "one-of-a-kind" retailers and additional parking will go a long way to help Downtown successfully compete into the future.
However, we believe that several issues need to be addressed before this (or any) proposal moves forward. These include the need for building upon (as opposed to drastically altering) Market Square's unique urban character, ensuring that reasonable efforts are made to assist the relocation of existing businesses to other Downtown locations, ensuring that streets generally not be closed to vehicles and accommodate as many local businesses as possible in the final development.
The Pittsburgh History & Landmarks Foundation alternative plan has several elements that warrant serious consideration (such as their proposed "New Street"). However, we have serious concerns with the idea of inserting a building in the midst of one of our city's most important open spaces. Market Square is an important public space -- our "town square" -- which hosts numerous outdoor concerts and rallies.
Both plans have generated passionate debate by Pittsburghers about what we want our Downtown to be. For this we are grateful. We look forward to ongoing constructive dialogue in the months ahead.
SEDDON BENNINGTON
chairman, Pittsburgh Downtown Plan Urban Design Taskforce
I write as one who, with my family, has chosen, in a number of cities around the world, to invest, live, work, shop, and participate in the heart of the city. Vibrant downtowns offer unsurpassed cultural diversity, textural richness, and quality of design, both old and new.
Too often in American cities, good-intentioned efforts at urban renewal have destroyed what turned out to be the very fragile relationship between the downtown physical environment and its social, spiritual, and economic chemistry. Thriving cities evolve in surprising ways, and their buildings give evidence of this process. New architectural expression is important, but needs historical context to avoid predictability.
Discriminating preservation of what is distinctive and worthy of a place is essential to revitalizing the spirit and economy of this fine city.
We live in a new "experiential" economy. People are drawn to downtowns because they desire a distinctive, out-of-the-ordinary, sometimes quirky, experience. Public investment in thoughtful, adaptive reuse, erring on the side of preservation, combined with replacement and new architecture with attention to design and detail, combined with equally thoughtful new construction, can build a city of charm and vigor, one with the greatest chance of attracting people to live, work and spend their money there.
This is a time when Pittsburgh's leadership must draw on the professional talent and experience that has stepped forward to define publicly a clear, distinctive, and ambitious vision for this downtown corridor, then engage the investors, stakeholders, and community to realize the achievement and fruits of this vision for us all.
JOE MASSARO III
president, Pittsburgh's Next
At Pittsburgh's Next, our mission is to educate and inform the next generation of Pittsburghers about the critical issues affecting the future of this region and to motivate all of us to play an active role in this region's future. We ultimately want to make Pittsburgh a place where young people would actually choose to live and work. Therefore, we generally support plans to redevelop Downtown. Our support, however, is conditioned on three criteria.
First, the plan should include housing. We do not believe that retail, restaurants and theaters alone will bring people Downtown. We believe the contrary to be true. Once enough people are living Downtown, retail establishments, restaurants and movie theaters will follow. Developers need help, though, because the cost of redeveloping existing buildings is prohibitive. With some public participation, however, we could provide sufficient incentive for private developers to build lofts, apartments and condominiums.
Second, the plan should address transportation issues such as how the Golden Triangle will be linked to the North Side, the airport and Oakland. One of the advantages to living Downtown is ready access to all of the amenities our great city has to offer. If such access is not available, people will be less likely to live in town.
Third, and most importantly, the process must include the public. As long as the public is being asked to subsidize the private market, the public has a right to be heard. In the end, if the project proceeds but the public has not been asked to participate, it will not realize its full potential.
LARRY J. SCHWEIGER
Western Pennsylvania Conservancy
The historic structures along Fifth and Forbes avenues conjure fond memories of Christmas shopping with my grandmother in the late 1950s. Back then, we had to press our way through throngs of shoppers on crowded sidewalks as packed streetcars rumbled by on cobblestone streets squealing their wheels and spitting blue sparks from overhead lines. Serving a city population of 670,000 residents, Pittsburgh had an exciting Downtown shopping district with unique specialty shops and well-stocked department stores.
The streetcars are gone, half of the city's residents have moved to the suburbs and most of the weekend shoppers have been shortstopped by suburban malls. The storefronts look worn. Merchandise displays are uninviting and the district's vibrancy is missing. Few can argue the point that something needs to be done to rejuvenate the commercial district to attract shoppers back Downtown.
To pull shoppers away from suburban malls and outlets, the proposed redevelopment needs to rise above the bland architecture and boring sameness of the common stores of suburban malls.
The redeveloped Fifth and Forbes district needs to be transformed into a magical place worthy of a trip Downtown. This district should strive to preserve its structural charm while attracting unique shops, hip fashion and popular designer stores. To be sustainable, the redevelopment must attract after-hours shoppers, youth-oriented entertainment and quality dining. Greater attention needs to be given to transportation, parking and perceived safety issues to successfully compete with the convenience of the free parking at the suburban malls.
Can compromise produce a redevelopment project with significant gravitational pull to attract enough distant shoppers to produce a net economic return to the city taxpayers? I hope a solution can be found that will reinvigorate my favorite childhood shopping district while moving the city forward.
MICHAEL W. HENDRICKSON
senior vice president, Grubb & Ellis Co.
As a proponent of the mayor's plan and a professional in the commercial real estate business with a focus on the retail specialty, I would offer the following observations:
Central business district redevelopment projects such as the one proposed by the mayor have proven to be successful in larger metropolitan markets, i.e., Chicago, Boston, as well as smaller ones, i.e., Indianapolis, Columbus, Cleveland. It is clear, however, that to be successful, a significant critical mass of unique retail, restaurant and entertainment users must be assembled. The overwhelming challenge is to create a "sense of place" that will encourage people to either stay in town after business hours and/or come back in town to meet with friends to shop, eat and/or in general be entertained.
Although housing in the central business district is an important element over the long term, the additional housing units proposed will have little or no affect on the project's initial success. The key will be to maintain leasing discipline in developing a unique retail tenant mix not found in our suburbs.
Although it would be wonderful to preserve as many of the historic buildings as possible, the tenants which need to be attracted to make this project a success have stringent prototypes relative to size and economics and, correspondingly, significant preservation may prove to be physically and financially prohibitive.
CLAUDE WESTBROOK
vice president, First Friday's Ltd.
I find the Fifth and Forbes plans proposed by both the mayor and the preservation group to be ambitious, risky and refreshing. These are attributes that have not always been associated with Pittsburgh and the region. Operating from that premise, it is encouraging and stimulating that there has been an identification that there needs to be change and revitalization.-
However, if this project is to take Pittsburgh into the next millennium, then the two aforementioned groups cannot be stubborn concerning their agendas. There needs to be a process of collaboration and inclusion whereby not only the two groups are involved but some of the stakeholders of the area, including existing business owners, future business owners, average citizens and investors. Only with total involvement of these stakeholders can we ensure that there will be participation of both the majority and minority communities.
GLORIA FOROUZAN
executive director, Pittsburgh Urban Magnet Project
Since PUMP's first forum on the redevelopment of Fifth and Forbes last November, the issue has grown in importance among our membership.
To better gauge our members' views on Downtown redevelopment, we sent them an e-mail survey last week. Our response rate is over 30 percent.
A resounding majority of members feel that redeveloping the Fifth and Forbes corridor is very important and would significantly increase their use of Downtown. They sited the most important components of any project as ethnically diverse restaurants, shops, parking, clubs, music venues and housing.
The majority of respondents feel that not reaching consensus and having redevelopment die would be the worst-case scenario.
PUMP will continue to hold forums with key players in the Fifth and Forbes issue. Our effort remains to educate our members and to participate in the planning. PUMP will work to ensure that our members' input is included in redevelopment efforts, because, in addition to being an important target market for the project, they will be affected by it well into the future.
|
||||||||||||||||||||
