Recently, I’ve explored the concept of genius loci.  I started with a look at the theoretical underpinnings of the concept.  Next I looked at genius loci in practice.  Today, I would like to look at a concrete example of how genius loci is being preserved and enhanced in Phoenix.

One concrete area where the City of Phoenix has made some baby steps in promoting authentic urbanism is with their adaptive reuse policy. The concept of adaptive reuse grows directly from genius loci. Before the days of cookie cutter developments often designed in corporate offices thousands of miles away, buildings were designed by local architects and builders who became deeply familiar with the site that there were building on.  As well, often the original owners of these building were local business people who were familiar with the history and nature of the site.  As such, most historic buildings are, at the very least, sympathetic to their site, and in many cases have become an integral part of their location.

When the original use of a structure changes or is no longer required, as with older buildings from the industrial revolution, architects can change the primary function of the structure, while retaining some of the existing architectural details that make the building unique. In many cities, adaptive reuse has come to define the character of many neighborhoods, and in some instances, creates neighborhoods where none existed before.

While Phoenix is late to the game, having lost the majority of our original buildings in the downtown core, in one of their more lucid moments, Phoenix City Council passed one of the nation’s most advanced adaptive reuse ordinances. The program is far from exhaustive, however, as, even the City continues to tear down buildings with importance cultural and historic significance but it is a step on the right direction and an important part of preservation what little ‘genius loci the city has left. In total, the program has supported 30 total adaptive reuse projects in the past 18 months, although a few of them did not proceed past plan review due to the economy.

One example of adaptive reuse that will be familiar to many Phoenicians is modifying an older building structure for use as a restaurant or bar. Notable examples include Tuck Shop, The Lost Leaf, The Roosevelt (pictured above), Paisley Town, Hula’s Modern Tiki, The Vig, Postino, The Parlor (pictured at right), St. Francis and the recently opened Duce.

Such projects help impart spirit of place in two main ways. First, they help keep the existing ‘spirit of place’ by building on what is already there. Second their use as new, and often unique businesses add a new level of genius loci to their neighborhood, in a way simply not possible with the ubiquitous series of cookie cutter chain restaurants. As Peter Koliopoulos, the designer of The Vig Uptown has noted, this new wave of adaptive reuse projects is just the beginning of Phoenix becoming a real city with it’s own identity and character instead of an anonymous series of chain restaurants and big-box stores.

What is your favorite example of adaptive reuse in Phoenix or your hometown (restaurants or otherwise)?

Related articles by Zemanta

• What is Genius Loci? (yuriartibise.com)
• Genius Loci in Practice (yuriartibise.com)

Originally posted in the Downtown Phoenix Journal on December 22, 2009.

Over the past two years, amidst all the new buildings popping up, Downtown Phoenix has quietly become a leader in promoting adaptive reuse. Adaptive reuse is the process of tailoring old structures for purposes other than those initially intended. As old buildings outlive their original purposes, adaptive reuse offers a process to modify these buildings for new uses while retaining their historic features. As a result, an old warehouse may become an apartment building, or a rundown church may find new life as a restaurant.

A prime candidate for adaptive reuse: the city-owned (ca. 1909) Leighton G. Knipe House at 1025 N. 2nd Street.

By taking buildings that are either historical, dated or in older, established areas of the city and ensuring their presence long into the future, adaptive reuse is one of the ultimate expressions of sustainability. Not only does this take advantage of materials that are already there (which is environmental and economical), but it also respects a city’s history and plays an important role in community revitalization. Adaptive reuse also demonstrates that old buildings make great places for new ideas. As the famous urbanist Jane Jacobs said, “Old ideas can use new buildings, but new ideas need old buildings.”

The city’s Adaptive Reuse Program began as a pilot program in April 2008 to streamline the process of modifying older buildings for new business uses. In addition to adopting the International Existing Building Code, the city offers guidance, expedited time frames and reduced costs to individuals and companies looking to “recycle” older buildings for new business uses. Program participants can save between two weeks to three months time and $2,000 to $40,000 during the development process. In September 2009, the program won a “Crescordia” in the “Livable Communities” category at Valley Forward’s Environmental Excellence Awards. The Crescordia, named for a Greek term meaning “to grow in harmony,” is the highest honor awarded in each category.

This issue is important to the city, because as Mark Leonard, Director of the Phoenix Development Services Department explains, “Adaptive reuse preserves our history, helps small business owners be successful, creates unique restaurant and business settings for all of us to experience and it’s environmentally friendly.” Mayor Gordon concurs, noting in a 2008 speech, “Historic buildings are a critical part of what makes the Phoenix skyline truly our own, truly unique.”

The interior of The Lost Leaf

One example of adaptive reuse that will be familiar to many DPJ readers is modifying a historic, single-family residence for use as a restaurant or business. Some notable participants in the program include Tuck Shop (2245 N. 12th St. in Coronado), The Lost Leaf (914 N. 5th St. in Evans Churchill), The Paisley Violin (1030 NW Grand Ave.) and Hula’s Modern Tiki (4700 N. Central Ave. in Uptown). In total, the program has supported 30 total adaptive reuse projects in the past 18 months, although a few of them did not proceed past plan review due to the economy.

Earlier this month, based on the recommendations of a Development Services Ad Hoc Task Force, council unanimously approved expanding the Adaptive Reuse Program. During its deliberations, the task force looked at the existing program’s experience to date, as well as best practices from other cities, and came up with what may be the most comprehensive adaptive reuse plan in the country.

The expanded plan now includes buildings constructed prior to the year 2000, increases the size limits from 5,000 square feet to 100,000 square feet and allows for occupancy change flexibility. This expansion of the program provided increased opportunities to rezone, reuse and revitalize vacant strip malls, big box centers and other blighted community areas and keep them out of the landfill.

Special thanks to Jim McPherson (Arizona Preservation Foundation), Kimber Lanning (Local First AZ) and Denee McKinley (City of Phoenix Office of Customer Advocacy) for their assistance in researching this article.