Razing the Mechanic

[Ty Doggie]

And I, for one, agree with this editorial


http://thedailyrecord.com/2012/05/03...-the-mechanic/

Editorial: Raze the Mechanic

Posted: 5:34 pm Thu, May 3, 2012
By Daily Record Staff

A local developer has come forth with a bold plan to re-energize the heart of the city by building a $150 million residential and retail complex at Baltimore and Charles streets.

The only thing standing in the way — literally — is the 45-year-old Morris A. Mechanic Theatre, which has been closed since 2004.

To that we say: Tear it down.

The Mechanic was a key part of the 33-acre Charles Center project, which opened in 1967 and breathed new life into downtown Baltimore. The theater enjoyed some glorious years, providing a venue for touring Broadway shows.

Built in the architectural style known as Brutalist, with rough, angular concrete finishes, the structure also gained a reputation among many for being a singularly unattractive — some critics simply said ugly — building.

Because of its architectural style, the Commission for Historical & Architectural Preservation placed the Mechanic on its Special List in 2004. But in 2008, the Baltimore Planning Commission denied landmark status to the theater, contradicting a vote by CHAP recommending the designation.

Now CHAP must consider the developer’s request to raze the structure to make room for the new complex. A decision is expected within six months.

We urge CHAP to let the demolition proceed.

Developer Howard Brown, a partner in the development group OneWest LLC and president of David S. Brown Enterprises, has made a good faith effort to retain the theater as part of the new development. But he told The Daily Record’s Melody Simmons that after three years of planning, it became obvious that the theater had to go.

“I think the building is functionally and physically obsolete,” Mr. Brown said. “There’s a lot of decay in the building and we’ve come to the conclusion that we’d rather build two new towers and a new base and new parking.”

His plan calls for two, 30-story towers with 600 market-rate apartments, a 150,000-square-foot retail complex and an underground parking garage. Construction would begin this year if the necessary approvals are obtained in time.

Mr. Brown’s project has enormous appeal for several reasons. First, it would jump start a tired section of the downtown core, plagued with vacant storefronts, that desperately needs a lift. Second, it meshes perfectly with the push for more residential space in the central city being orchestrated by the Downtown Partnership of Baltimore.

Finally, with a downtown residential occupancy rate of 97 percent, conditions should be very favorable for obtaining financing for the project.

Kirby Fowler, president of the Downtown Partnership, says Mr. Brown’s project “is the glue that will hold everything together downtown.”

Well said. Let’s get started.

[shakman]

Originally Posted by Ty Doggie

And I, for one, agree with this editorial


http://thedailyrecord.com/2012/05/03...-the-mechanic/

Editorial: Raze the Mechanic

Posted: 5:34 pm Thu, May 3, 2012
By Daily Record Staff

A local developer has come forth with a bold plan to re-energize the heart of the city by building a $150 million residential and retail complex at Baltimore and Charles streets.

The only thing standing in the way — literally — is the 45-year-old Morris A. Mechanic Theatre, which has been closed since 2004.

To that we say: Tear it down.

The Mechanic was a key part of the 33-acre Charles Center project, which opened in 1967 and breathed new life into downtown Baltimore. The theater enjoyed some glorious years, providing a venue for touring Broadway shows.

Built in the architectural style known as Brutalist, with rough, angular concrete finishes, the structure also gained a reputation among many for being a singularly unattractive — some critics simply said ugly — building.

Because of its architectural style, the Commission for Historical & Architectural Preservation placed the Mechanic on its Special List in 2004. But in 2008, the Baltimore Planning Commission denied landmark status to the theater, contradicting a vote by CHAP recommending the designation.

Now CHAP must consider the developer’s request to raze the structure to make room for the new complex. A decision is expected within six months.

We urge CHAP to let the demolition proceed.

Developer Howard Brown, a partner in the development group OneWest LLC and president of David S. Brown Enterprises, has made a good faith effort to retain the theater as part of the new development. But he told The Daily Record’s Melody Simmons that after three years of planning, it became obvious that the theater had to go.

“I think the building is functionally and physically obsolete,” Mr. Brown said. “There’s a lot of decay in the building and we’ve come to the conclusion that we’d rather build two new towers and a new base and new parking.”

His plan calls for two, 30-story towers with 600 market-rate apartments, a 150,000-square-foot retail complex and an underground parking garage. Construction would begin this year if the necessary approvals are obtained in time.

Mr. Brown’s project has enormous appeal for several reasons. First, it would jump start a tired section of the downtown core, plagued with vacant storefronts, that desperately needs a lift. Second, it meshes perfectly with the push for more residential space in the central city being orchestrated by the Downtown Partnership of Baltimore.

Finally, with a downtown residential occupancy rate of 97 percent, conditions should be very favorable for obtaining financing for the project.

Kirby Fowler, president of the Downtown Partnership, says Mr. Brown’s project “is the glue that will hold everything together downtown.”

Well said. Let’s get started.

My gosh... I have been waiting for such an announcement ever since I first saw the Mechanic Theater. The theater looks like a tumor in a potentially prime area of Downtown. Unfortunately this tumor has spread into its surrounding neighbors.

Based upon the neccessary approvals, I hope these proposed structure have an archtitectural and most importantly an economic impact in Downtown.

[scando]

I'd buy a ticket to a special lottery in which the winner gets to push the button that brings down "The Keep". That monstrosity needs to go.

[jamie_hunt]

Originally Posted by scando

I'd buy a ticket to a special lottery in which the winner gets to push the button that brings down "The Keep". That monstrosity needs to go.

Substitute a swinging ball for an implosion and I'm right there with you.

[Ty Doggie]

Originally Posted by jamie_hunt

Substitute a swinging ball for an implosion and I'm right there with you.

That makes many

[DemolitionDave]

Nah an excavator with a universal processor.

[jamie_hunt]

Originally Posted by DemolitionDave

Nah an excavator with a universal processor.

Beautiful.

[fanofterps]

Tear it down. We have been waiting 10-15 years for something to go up there.

Originally Posted by jamie_hunt

Beautiful.

[rockin'.baltimorean]

yeah, the mechanic's time is done. Time to give this cast-iron hulk of brick the wreckin' ball.....

[BaltimoreBaby1989]

Good Afternoon all. Yesterday, I decided to go see the tightrope act over the harbor, and as I do most times I find myself downtown, few and far between, I decided to just walk around and take in the scenery. Some notes.

The 9/11 memorial has really grown on me. While I still believe that the powers overpaid; to me it is successful in conjuring the emotion of that day and makes you think of those that lost their lives that day. Expect some sort of barrier in the near future though. I spoke with one of the men who's charged with its upkeep, and he said their has been problems with children and homeless disrespecting the site.

Redwood Street is absolutely beautiful, from about Calvert to Light. Only exceptions being 1 Light, and Hotel Indigo. This may now be my favorite downtown street. But who in the hell puts signage on an unfinished building?

There are 2 burdening eyesores along this path though that need immediate attention. The Mechanic and the arena. Both are hideous monstrosities which have seen their prime and now, as such, suck away the vitality of downtown like leeches. As a child, I didn't even know what the Mechanic was. I personally thought it was a jail. It is hard to navigate around, and impedes foot traffic and growth in the heart of downtown. The arena is the same way. On the Eastern side (Liberty I believe) you do not even have a dedicated sidewalk, so you are relegated to walking in a driveway at which any point could have a car barreling down. This coupled with the lack of vibrancy at ground level, makes the whole block feel sort of like a highway, which it not conducive to foot traffic. I also wonder what will become of the arena parking garage if the arena is demo'd. Does it stay or go? It, I believe, is relatively new and taypayer paid. Also, the Baltimore government seems to get hard ons at the thought of parking garages.

Hope I didn't bore you good folks. Just some thoughts I had on my walk.

[scando]

Originally Posted by BaltimoreBaby1989

......There are 2 burdening eyesores along this path though that need immediate attention. The Mechanic and the arena. Both are hideous monstrosities which have seen their prime and now, as such, suck away the vitality of downtown like leeches. As a child, I didn't even know what the Mechanic was. I personally thought it was a jail. It is hard to navigate around, and impedes foot traffic and growth in the heart of downtown. The arena is the same way. On the Eastern side (Liberty I believe) you do not even have a dedicated sidewalk, so you are relegated to walking in a driveway at which any point could have a car barreling down. ....

Hope I didn't bore you good folks. Just some thoughts I had on my walk.

You may be preaching to the choir here, but, IMO, we need a bigger choir, so pile on...

[Eerik]

Originally Posted by BaltimoreBaby1989

...hideous monstrosities which have seen their prime and now, as such, suck away the vitality of downtown like leeches.

But that's what once was said about Redwood Street...Fells Point...and Federal Hill.

[marcszar]

Originally Posted by Eerik

But that's what once was said about Redwood Street...Fells Point...and Federal Hill.

I'm not sure the two scenarios are at all similar. Fells Point and Federal Hill always had strong, bottom-up proponents promoting the preservation of these places; many residents loved them and wanted to save them, even if they were battered and grimy. Isn't this how a certain Mikulski rose to power? The disparagement of these places and the desire to clear them away actually came (mostly) from top-down bureaucrats peddling in silly "big footprint" utopianism. Same happened with Boston's West End: the residents loved it, the bureaucrats and planners said it was an "outmoded" slum that had to be cleared for a utopian vision. Same goes for the struggle for Penn Station, Greenwich Village (Janes Jacobs et al.), Georgetown, and all the other cherished prewar stuff: the elites and bureaucrats repeatedly said all this stuff was outmoded detritus that had to be cleared away, but many of the people actually living in these places didn't want to see them go.

The situation with the Mechanic (and with contemporary attempts to preserve Brutalist buildings and other aging stuff from the 60s-70s) seems to be exactly the opposite: this time the laymen seem to hate it, but a handful of bureaucrats and elite figures (seems like it's mostly artists and architects) want it to be saved. Was Brutalism ever loved by the public even when it was new? There might have been some cache over the novelty of these stark concrete piles when they were new, but it's not like Brutalism ever had broad-based affection outside the architecture/art world. The Mechanic is nothing like Grand Central or Penn Stations!

Interesting take on the perversion/distortion of the preservation movement here:
http://www.unz.org/Pub/AmEnterprise-2001jul-00040

[Eerik]

I think they are fine examples; I find the cycle interesting in which something falls out of favor and then some decades later becomes popular again. I remember when Harborplace opened: I thought it was the most spectacular experience to visit. When a few months ago an old Baltimore friend visited town and saw the old harbor attraction, he asked: "What happened? What a dump!"

For years folks wanted to tear down the Power Plant. Words such as "grimy" and "hulking" were often used. And today, it's popular...or at least somewhat better received.

At least the Mechanic has/had one thing Memorial Stadium didn't have: unobstructed seats. Otherwise the two structures shared nosebleed balcony seats, poor restrooms, shabby exterior, etc.

While I can't say the Mechanic was ever a favorite building, I must say I find it interesting how so many people today dislike the building. After all, it was planned and built by at least some consensus, right? It went out of style, and has ended up with the same fate as the old Ford's theatre...

Originally Posted by marcszar

I'm not sure the two scenarios are at all similar. Fells Point and Federal Hill always had strong, bottom-up proponents promoting the preservation of these places; many residents loved them and wanted to save them, even if they were battered and grimy. Isn't this how a certain Mikulski rose to power? The disparagement of these places and the desire to clear them away actually came (mostly) from top-down bureaucrats peddling in silly "big footprint" utopianism. Same happened with Boston's West End: the residents loved it, the bureaucrats and planners said it was an "outmoded" slum that had to be cleared for a utopian vision. Same goes for the struggle for Penn Station, Greenwich Village (Janes Jacobs et al.), Georgetown, and all the other cherished prewar stuff: the elites and bureaucrats repeatedly said all this stuff was outmoded detritus that had to be cleared away, but many of the people actually using these places didn't want to see them go.

The situation with the Mechanic (and with contemporary attempts to preserve Brutalist buildings and other aging stuff from the 60s-70s) seems to be exactly the opposite: this time the laymen seem to hate it, but a handful of bureaucrats and intellectuals (seems like it's mostly artists and architects) want it to be saved. Was Brutalism ever loved by the public even when it was new? There might have been some cache over the novelty of these stark concrete piles when they were new, but it's not like Brutalism ever had broad-based affection outside the architecture/art racket. The Mechanic is nothing like Grand Central or Penn Stations!

Interesting take on the perversion/distortion of the preservation movement here:
http://www.unz.org/Pub/AmEnterprise-2001jul-00040

[marcszar]

Well sure, people are very fickle. One of the most fascinating examples of changed attitudes is probably the perception of all those lower Manhattan tenements. One hundred years ago immigrants were knocking each other over in the clamor to work their way out of them into the suburbs; today Millennials are knocking each other down in their rush to get in!

Turns out once you lower the allowable population density, scrub the grime off the facades, update the buildings with modern utilities and sanitation, and provide some proper policing, the tenements work great! Sadly, this is not the lesson we took in the 50s and 60s: there was plenty of understandable "light, greenery, and air" rhetoric behind the new tower blocks and megadevelopments we were proposing, but I think the fundamental mistake was that we assumed a radical, experimental, untested new urbanism had to supplant the old urbanism. We almost threw the baby out with the bathwater.

Rather than realizing that most of the problems in old urban areas could be fixed with incremental upgrades, we largely thought we had to erase the old urbanism itself. (There admittedly were a few voices that realized improvement of existing fabric might be preferable.) The fact that so many people protested ferociously when their neighborhoods were threatened with clearance didn't seem to matter: the bureaucrats and the idealists thought they knew better; they thought they were benevolently acting in the best interests of the people they were displacing. I mean, if you look at the astoundingly audacious rhetoric on old posters like this (an "obsolete" neighborhood!)...


http://www.cyburbia.org/forums/showt...-commentary%29

..you can see the grandiose, unrealistic utopian mindset that gripped the top-down officials that genuinely thought they were helping their cities. But ultimately good intentions don't mean much.

My reluctance to see stuff like the Mechanic preserved is that I don't think this is just another cyclical round of fashions and tastes. I think many non-architects/non-cutting edgers want to clear away the anomalous, one-time mistakes of the postwar era and replace them with the old tried-and-true stuff that preceded it; the non-utopian, non-silver-bullet, non-superblock stuff - good, old-fashioned, mixed-use residential/commercial space. You can see this everywhere - from the "critical reconstruction" of Berlin to the reconstruction of the Warsaw and Dresden city centers to NYC's desire to atone for its original sin of demo'ing Penn Station by creating a new Beaux Arts Moynihan Station to all the mixed-use traditional infill in many American cities. So I think breaking up this superblock and clearing out failed, dysfunctional abstract sculptures (the Mechanic) would be a swell idea.

While I can't say the Mechanic was ever a favorite building, I must say I find it interesting how so many people today dislike the building. After all, it was planned and built by at least some consensus, right?

I dunno, was it ever a broad-based public fantasy? Or was it promoted by a small handfull of well-meaning public and business officials with a top-down vision? It admittedly might have seemed like a breath of fresh air to a public that only saw dreary, grimy older buildings around them. Glass prisms and clean, bright concrete are so alluring when they're in a sea of masonry, but this contrasting effect has long since been diluted in most of our downtowns.

For what it's worth, I will admit that Charles Center was hardly the worst silver bullet of its time. Actually, I'd guess that in the grand scheme of things it probably is pretty mundane. It's certainly nowhere near as bad as the fortresslike RenCen in Detroit, the blank-walled megadevelopments in Atlanta, the neighborhood-swallowing, pompous, Brasilia-style Empire State Plaza in Albany, the soul-sucking Government Center complex in Boston, and all the other boondoggles from the mid 20th century.

Unfortunately the "silver bullet" mentality behind these things lives on, sometimes in absurd ways. Murals and street art will not revitalize a city. Convention centers and arts districts will not save a city. These things are fine if they're promoted on their own merits (let's have a mural solely for the sake of having a great mural), but they shouldn't be promoted as potential urban saviors. Otherwise we'll just keep disappointing ourselves.

I suppose one other concern with the demolition of the Mechanic is that people think the replacement buildings (high rises) will block the views of the surrounding area. But if people are concerned about blocked views, they could always call for a "wedding cake" highrise a la NYC. Personally I don't think much of urban "views" rhetoric: I find enclosed vistas and fleeting vignettes way more alluring than big, sweeping, open views:
image hosted on flickr

[jamie_hunt]

Originally Posted by marcszar

... Same happened with Boston's West End: the residents loved it, the bureaucrats and planners said it was an "outmoded" slum that had to be cleared for a utopian vision. ...

Yeah. Tearing that down was pisser. And you know Boston wishes it had that neighborhood back, considering the outrageous success of the North End, South End, Beacon Hill, Back Bay, etc. What replaced it is freakin' horrible.

[marcszar]

Originally Posted by jamie_hunt

Yeah. Tearing that down was pisser. And you know Boston wishes it had that neighborhood back, considering the outrageous success of the North End, South End, Beacon Hill, Back Bay, etc. What replaced it is freakin' horrible.

Yeah, even today the survivors run a newsletter and organize events for their forcibly-dispersed community.

[Ty Doggie]

Looks like the ball is beginning to roll.

http://articles.baltimoresun.com/201...r-retail-space

[MDguy]

Though i still think it may be a mistake to demolish, I don't think the majority of Baltimoreans will care. Furthermore, what will replace it will likely give new life to the immediate area. I just wish there was a way to perhaps encase it within a building so that you couldn't see it from the street, but it would still be there for preservation purposes. One must admit, it is a fine example of Brutalism and embodies many ideals and philosophies of the time period. One also must admit, however, that it is not attractive.

[StevenW]

Will be nice to see some cranes in the downtown area again.