Twin Visions "I'm not as interested in the single building as I am in the community. Being a good architect -- doing good architecture -- has nothing to do with being in service to society. The kind of architecture that interests me is the kind that builds community." -- John Cuningham, The Cuningham Group Aiming to promote redevelopment of Minneapolis on both sides of the Mississippi River and in the historically-significant St. Anthony Falls area, the founder and president of the Cuningham Group, John Cuningham, FAIA, initiated a visioning process for a revitalized riverfront, financed entirely by company resources. At what should be the heart of Minneapolis' downtown corridor, the city is graced by urban views and vistas worthy of protected wilderness areas all along the mighty Mississippi River. Despite the old industrial area's present state of decline, these river views recall the reasons the city was sited there, and have inspired the Minneapolis-based architectural firm -- whose offices are located within view of the river's majestic St. Anthony Falls -- to lead the charge to reclaim these views for locals and tourists. "We've used one of the most beautiful sections of the river for industry," said Cuningham. "As the needs of industry have changed, the river has been neglected. We feel like it's time to move more of our daily activities toward this force which is both beautiful and a source of life." Not long after the Minnesota Chapter of the American Institute of Architects (AIA) sponsored a riverfront design charette in February 1995, Cuningham toured three highly successful urban waterfront projects in The Netherlands. Public-private partnering had been successful on "Kop van Zuid" in Rotterdam, Ceramique in Maastricht, and the Eastern Harbourlands in Amsterdam. Acting collectively, a group of citizens, urban planners, city officials, and architects had completed significant urban redevelopment with a series of mixed-use projects consisting of housing, commerce, and light industry. The realization that the section of Amsterdam's riverfront which had deteriorated from a vibrant industrial center into disuse and abandonment was particularly like Minneapolis clinched Cuningham's understanding of public-private partnership potential and ignited his resolve to stoke the fires under Minneapolis' simmering waterfront projects. Repeated attempts by various groups throughout the past 25 years have somehow failed to refocus attention on this neglected source of Minneapolis life, but Cuningham and his compatriots hope this time will be different. What makes him think this attempt will be successful? Perhaps, the involvement of the Cuningham Group's new Director of Urban Design, Victor Caliandro, AIA; the cooperative spirit of key figures in the planning department -- Minneapolis Director of Planning Paul Farmer was hired in 1995 to complete a comprehensive plan -- and the proactive stance of Minneapolis' Community Redevelopment Agency; not to mention a similar drift toward public-private redevelopment in St. Paul. "In 25 years of plans for the area, nothing has happened, and the question is why," Caliandro has commented publicly about Minneapolis' apparently slow progress. "Design is not something done in private. Rather it is forged in the public arena. This time we're not waiting for a developer or the city to propose something and then react to it." The veteran of 20 years of urban design and waterfront redevelopment exudes the confidence of such successful New York venues as 'Williamsburg' (Brooklyn), 'Greenbrook,' and 'Red Hook,' not to mention, 'Battery Park City.' Indeed, so much of his work has been focused on redevelopment projects, he has expanded his thinking to include landscape in public spaces, and open space as more integral elements of the design process. Having established a deadline coinciding with the 1996 AIA convention in Minneapolis in May 1996, the Cuningham Group mounted an ambitious "Call for Visions" to approximately 40 architects, landscape architects, and urban planners nationwide and -- not surprisingly -- in The Netherlands. Posed as a question -- "If you could design the downtown riverfront however you wished -- as long as it gave residents better access to the river -- what would you design?" -- creative approaches to help complete a portion of the Minneapolis riverfront from Washington Avenue across the Mississippi River to Main Street S.E. and from 3rd Ave. S to Interstate 35W were requested (though some responses would propose redevelopment as far from the Mississippi River as Washington and University avenues). Encompassing 80-acres, the project area fronted the award-winning Stone Arch Bridge and historic St. Anthony Falls, including designated landmarks like the Milwaukee Railroad Depot (1883), Crown Roller Mill (1880), and North Star Woolen Mill (1884), but has only two streets directly reaching it, 4th Ave. N and Portland Ave., a one-way in the opposite direction. Though elements of many of the plans may eventually find their way into various projects, the organizers recognize these prospective ideas are conceptual at best, their concerted purpose political. "Our intent is to begin a process which will result in an integrated vision about the Mississippi riverfront. The parties who have come together understand that it takes political power and public awareness to enact such a vision . . . ," said Cuningham, ". . . [then] perhaps we'll repeat the entire process until the especially inventive and workable plans start to become apparent." Chances are "none of these plans will become reality"-- even his own -- implied Victor Caliandro, new Director of Urban Planning for the Cuningham Group, calling the focus of the exercise 'What might happen here and how it might be.' Capitalizing on the skills of architects as urban designers and on their talents as facilitators in the public debate over special interests, the Cuningham Group asked for and received the full participation of the Minneapolis Director of City Planning, Paul Farmer, AICP, and the Humphrey Institute of Public Affairs' senior fellow, Barbara Lukermann, AICP. With these two advisors, the architects and their public affairs staff recruited a representative coalition of public and private leaders with stakes in the riverfront (originally dubbed the "Ad Hoc Urban Design Group") now formally appointed as the Urban Design Advisory Group. Shortly before the AIA convention in May, this group gathered in a most appropriate setting -- the penthouse of the Whitney Hotel overlooking the river and the Falls -- for a presentation of the fourteen U.S. and Dutch responses to the "Call for Visions" -- including those of Minneapolis' long-time riverfront advocate Ralph Rapson, Amsterdam's Director of City Planning, Ton Schaap, and two landscape architectural firms (paraphrased below) -- compiled as a gift to the city in a booklet entitled "The Minneapolis Riverfront: Vision and Implementation." Commenting on the proposals in general, Director of Planning Farmer has said, "What was most intriguing to me, in terms of the outcomes, was the fact you could divide the submissions into two camps. One took the development and density to the river and the other took the river and the parklands to the development." Notably, Farmer had a thoughtful response to even the most fantastic of the proposals. Peter Cavaluzzi, a graduate of the University of Minnesota employed by Ehrenkrantz & Eckstut of New York, envisioned a large park that would encompass the Metrodome and the area between Washington Avenue and the river, creating a lake around the Metrodome by diverting water from the Mississippi and reserving the remainder of downtown for dense commercial development. Though an apparently so costly idea might seem utterly unrealistic at first glance, Farmer is impressed that it preserves all buildings in the designated park -- the Milwaukee Depot and the historic Washburn-Crosby Complex -- while "creat[ing] an environment whereby the other buildings downtown become more valuable." Though Farmer also admittedly concedes that the architects' efforts may raise a "double-edged sword" of public expectation -- that the City will somehow find a way to do all these things -- he welcomes the infusion of new ideas, as implementation is somewhat slow-going: "We hope it's a little more visible than watching a glacier move," he told a writer for Southeast, a monthly whose masthead claims that it circulates in "Minneapolis, South of Hennepin, east of the Mississippi" may betray how fragmented the city on the river has become and how short the time to unify it may really be. Indeed, Minneapolis Community Redevelopment Agency Executive Director Rebecca Yanisch, known for consensus-building, has defended the city's progress on riverfront redevelopment plan, which the city has pursued in increments for 25 years and which it cannot be expected to "throw it all out and start building Ferris wheels." Not to be confused with Quixotic windmills, Yanisch's reference to ferris wheels is a response to a design element suggested by more than one respondent, including a group of architects from Shea Architects in Minneapolis which sees the river itself as the focus, with water-oriented entertainment, such as a floating stage, a water sport park, and a water-powered ferris wheel. Gregory Rothweiler of Shea Architects told a Minneapolis Skyway News reporter that with the river as a focus of activity, the river would not only provide a structure for development, but encourage people to improve its water quality of the river. Although the Cuningham Group's Director of Urban Design told LASN that, although he personally believes the city designated park land "needs to be treated aggressively as the city's central park linked to the extensive park system " and downtown housing abundant, Caliandro has commented in print that "A public forum does not produce actual design concepts, but grapples with planning principles, goals, and objectives. The architect must apply skills of analysis to them lay out realistic options for public debate." Barbara Luckerman, who assisted the Cuningham group to form the ad hoc group that was later formally appointed by the city, seems to agree, stating in the preface to the visioning document that "The concepts generated by urban designers, architects, and landscape architects . . . do not spell out 'what ought to be' -- that is the prerogative of the citizens and elected officials -- but 'what could be." They call attention to public policy issues that must be debated as choices are made." Cuningham indicates the next steps include reconvening the Urban Design Advisory Group to focus on a topic such as "public responsibility and private response to coordinated development, creating more awareness of the opportunities for the riverfront, and continuing to evolve a diverse lobbying group to bring the vision to implementation." Meanwhile, downstream twin St. Paul seems to be gaining momentum from the prospect of Minneapolis' new vision. Caliandro, who lives in St. Paul, sees tremendous possibilities for development in the Twin Cities and "[does] not share in the idea of a division between Minneapolis and St. Paul," explaining that despite their differences in makeup and design, the river makes them one. The Minneapolis vision seeks an equilibrium among housing, parks, office, retail and parking and the proper height and density of development in support of it; consequently, it evolves in Caliandro's view. "It will take a long time. And eventually with the growth of downtown and the waterfront, the two can link together." It would seem, by extension, that Caliandro means Minneapolis could someday link with St. Paul . . . where the current mayor isn't guarding his intentions to run for governor on the strength of redevelopment issues. LASN The Participating Visionaries* Peter Cavaluzzi Ehrenkrantz & Eckstut (New York, NY) Jo Coenen and J. Slangen Jo Coenen & Co. Architekten (Maastricht, Neth.) Manuel Fernandes-Casteillero Parsons & Fernandez-Casteillero (New York) David Gosling Center for Urban Design, University of Cincinnati (Cincinnati, Ohio) Christine Killory Davids & Killory Architects (San Diego, CA) Julie Eizenberg Konig Eizenberg Architecture (Santa Monica, CA) Jim Nelson Atelier Heamavihio (Fargo, ND) Ralph Rapson Ralph Rapson and Associates (Minneapolis, MN) Gregory Rothweiler Shea Architects (Minneapolis, MN) Ton Schaap and Sjoerd Soeters Stadsonwerp/Urban Design and Sjoerd Soeters Architecten B.V. (Amsterdam, Neth.) Katherine Spitz Katherine Spitz Associates (Marina Del Rey, CA) Milo Thompson Frederick Bentz/Milot Thompson/Robert Rietow, Inc.(Minneapolis, MN) Julie VandenBerg Snow Julie Snow Architects(Minneapolis, MN) Lee Weintraub Lee Weintraub Landscape Architecture (Staten Island, NY) * Conceptual plans proposed by Landscape Architects SIDEBAR Minnesota real estate newsies report building is booming as developers move ahead with specific plans in the absence of a master plan ?EUR??,,????'???? The empty storefronts of two festival retail malls on the east side built in the 1980's, 'Riverplace' and 'St. Anthony Main,' are seeing new life after recent conversions into office space. ?EUR??,,????'???? Having established a pattern of converting old, dysfunctional buildings to apartments, condominiums, and townhomes to appeal to urban-minded professionals who work downtown, Brighton Development is finding their buyers in older professionals who want to move back from the suburbs. About the reverse trend, Brighton Development principal Dick Brustad said, " . . . when we tried this is the '70's, you couldn't get anyone to listen to your pitch. The notion was that nobody would ever live here -- it was full of flophouses and rundown buildings." Brighton's $190-400K 'Lourdes Square' townhomes on the east bank near 'St. Anthony Main' are nearly sold out, but the builder-manager is building a 20-unit condominium a few blocks east and is considering three sites on the west bank between the Grain Belt Brewery and the old North Star Woolen Mill. ?EUR??,,????'???? Townhomes in developer George Sherman's 11-acre project overlooking the river on the eastern edge of the warehouse district are selling for $300-500K, with buyers averaging $150K in upgrades. ?EUR??,,????'???? Minneapolis Community Redevelopment Agency (MCDA) envisions a Virginia-based developer buyer operating two skating rinks in the historic 600,000-square-foot Milwaukee Depot between downtown Minneapolis and the west bank. ?EUR??,,????'???? The Children's Theatre is considering moving from south Minneapolis to the dilapidated Washburn-Crosby Complex, a vacant property for which MCDA has been looking for a use. TIMELINE ?EUR??,,????'???? Spanish explorer Hernando DeSoto led the first European expedition to reach the Mississippi River, becoming the first white man to see the Mississippi in 1541 ?EUR??,,????'???? The sacred place that the native Dakotas called "Minirara' (curling water) was renamed St. Anthony Falls in honor of patron saint St. Anthony of Padua by French missionary Louis Hennepin in 1680 ?EUR??,,????'???? The first sawmill began operating in the fledgling village of St. Anthony in 1849 ?EUR??,,????'???? Now located in a park near Minnehaha Falls, the first wooden structure erected on the west bank of the Mississippi by Colonel John H. Stevens' in winter 1849-50, served as post office, general store, church, and political meeting house ?EUR??,,????'???? The Emigrants Guide to Iowa, Wisconsin, and Minnesota lists All Saints, Lowell, and Albion as alternatives to teacher Charles Hoag's ca. 1850 proposal that the new settlement be called "Minnehapolis" after the Dakota word "minne" for "waters" and the Greek word "polis" for "city" ?EUR??,,????'???? The first permanent span across the Mississippi -- a suspension bridge between the west bank and Nicollet Island -- joined Minneapolis and St. Anthony when it opened on January 23,1855 ?EUR??,,????'???? An act of the legislature in 1872 merged St. Anthony with Minneapolis as two towns bound by common interest, problems and a sense of community that could not be contained or restricted by an artificial boundary ?EUR??,,????'???? The first electric streetcar was introduced in 1889 ?EUR??,,????'???? New city hall was built at Third Avenue and 5th Street in 1905, its clock tower the tallest structure in the city ?EUR??,,????'???? The population reaches its highest total in 1950 with 521,718 ?EUR??,,????'???? The Mississippi Minneapolis Plan for riverfront redevelopment is conceived in 1972 ?EUR??,,????'???? Congress designated the Upper Mississippi River System (Upper Mississippi, Illinois River, and several tributaries) as both a nationally significant navigational system and ecosystem (with 154 species of fish and 50 species of freshwater mussels alone), the only inland river in the U.S. to have such a designation ?EUR??,,????'???? The 1994 census showed Minneapolis' population had dropped 30% drop since 1950: 366,480 ?EUR??,,????'???? In May of 1996, an Ad Hoc Urban Design Group reviewed ideas presented as "The Minneapolis Riverfront Vision and Implementation" ?EUR??,,????'???? Fall 1996 is projected for completion of an updating of the City's Comprehensive Plan Historical descriptions for graphic captions (if needed): "The scenery was picturesque with woodland, prairie, and oak-openings. Cold springs, silvery lakes, and clear streams abounded. The banks of the river above the Falls were skirted with a few pines, some white birch, many hard maples, and several elms, with many native grape-vines climbing over them, which formed fine bowers up to the first creek above the Falls. Thickets of hazel and prickly pear, a dense growth of poplar, that had escaped the annual prairie fires." -- John Stevens, 1850 "Long before coming in sight of this grand spectacle, the ear is greeted by the deep, solemn roar that truly resembles the 'sound of many waters.' The pulse of the traveler naturally quickens as he feels himself approaching the scene where Father Hennepin, of old, was so moved with admiration as to christen the red man's falls after his patron saint. It appears indeed as though some mighty strife were going on amid the elements, as one advances, a strange, indescribable feeling steals over the sense, a feeling that awakens a spirit of admiration for the handiwork of the Almighty. The Falls at length burst upon the enraptured view -- the celebrated falls of St. Anthony. One is not here so completely overwhelmed as when viewing the incomparable Niagara, with its great height of waterfall, its deafening roar, and the lofty character of its scenery. St. Anthony is more within the grasp of human comprehension, and is therefore looked upon with greater pleasure. Niagara appears to wear a kind of threatening frown, while the former greets you with a winning and complacent smile. Yet, on account of the vast body of water continually rushing over the rocky mass in the bed of the river, the scene is one of sublimity as well as one of loveliness and beauty." -- Down the Great River, 1891 "St. Anthony Falls was the economic heart of Minneapolis throughout the city's early history. The falls created many potential power sites on the river itself, and more soon were built by diverting the river into canals that started above the falls and ran parallel to the river a block or two away from it. The water was then dropped from the canals through vertical shafts and over turbines that drove mill wheels, then into tunnels that returned it to the river below the falls. At first, the falls were used for saw milling. By 1860, there were fifteen sawmills at or near the falls that produced more than 100 million board feet of lumber annually. After 1870 the production value of flour milling surpassed that of the sawmills, though other industries continued to grow. During the 1880's, sawmills turned from water power to steam power, and thus they could be moved upriver away from the St. Anthony Falls site, leading a growing population of laborers to permanent settlement upriver as well. Sawmill production increased until 1915, when it declined precipitously, the local and northern timber having been exhausted." -- Minneapolis-St. Paul: People, Place, and Public Life, 1993 T of C blurb: Twin Visions A Minnesota-based architectural firm is driving force behind a visioning process to help the city cull policy issues, insights, values and goals for reclaiming Mississippi riverfront areas for locals and tourists. Masthead: Victor Caliandro, AIA The Cuningham Group R. Brent Gunsbury The Cuningham Group SCRAP City Business (The Business Journal of Minneapolis-St. Paul) reported "the city of St. Paul, by comparison, has been heavily promoting development along its riverfront but has little to show for it, with the exception of plans for a new Science Museum of Minnesota building," though the American Planning Association shows the internal workings of municipal government partnering with the community for redevelopment. In fact, Planning Administrator Ken Ford, AICP, is quoted broadly in Planning (May 1996) on the subject of how leaner planning department staffs are delivering better service on leaner budgets by "focusing on problem solving in partnership with other agencies and organizations." "The idea that an economic development agenda by itself was not enough originated in the task force, and was reinforced by the planning commission and other community voices," and broadened to include The Local Initiatives Support Corporation, The St. Paul Coalition for Community Development, and the philanthropic arms of major corporations, school districts, Ken Ford told Planning (May 1996). In addition, the partnering with the community that such new flexibility allows may rectify apparent past underrepresentation of business in the decsion-making process. One of St. Paul's two large-scale socio-economic development initiatives provides such a framework for development of the Mississippi riverfront and is strongly supported by Mayor Norm Coleman. Indeed, according to another source, these planning initiatives are so popular and productive that the St. Paul Mayor has set his sights on the governor's office, perhaps as soon as 1998, on the strength of riverfront revitalization. "There is a great deal more confidence and hope than reflected in increased investment and building . . . . Riverfront development was a dream two years ago. The Capital City Partnership has raised over a million and a half dollars from the private sector to promote, market and develop St. Paul. If you generate confidence and trust, them people are willing to invest. . . . . it's not about buildings . . . . my good friend [former Mayor] George Latimer built enough buildings to last many lifetimes. [City government's] job is to fill them. In the old way, people measured accomplishment by how many government dollars you spent and how many buildings you built. Today it's about private investment. The Radisson is putting a new ballroom on the Radisson Downtown St. Paul overlooking the river, in partnership with the city. Every space that's open on the river will be filled. Our challenge is not to rush to build the first thing, but to do the right thing." Coleman told a St. Paul Star Tribune reporter last February.