The Placemaking Experience in Private Residential Environments

By Michael A. Wang

In recent years, placemaking tenets have been referenced to help define the full spectrum of development contexts and building typologies. Accepted as a critical component of experiential architecture and planning used to shape urban environments and larger-scale mixed-use commercial developments, placemaking is now being associated with office interiors, hotel lobbies, multi-family common areas and even private residential contexts. In these smaller environments, there is often an emphasis on connectivity between interior and exterior spaces and a conscious effort to provide a focal point that shapes the social interactions of the end users, facilitating opportunities for community-building.

Trac 75 multi-family residential in Allston

In single-family residential settings, there is obviously a much more intimate and personal quality to these gathering places. It is well known that the way we use the public spaces in our homes has evolved to address a continuing cultural shift towards the less formal. An early phase of this shift was the recapturing of back of house spaces formerly relegated to the cook and the butler. Today, the kitchen is at the center of social interaction, whether entertaining guests or enjoying a family night at home. These trends have driven the repositioning of traditional rooms as owners reevaluate how they want to use spaces such as the formal dining room. With the advent of family rooms and “great” rooms, even living rooms have been relegated to holiday gathering places that often sit idle throughout the calendar year.

Rethinking opportunities for socialization inside the kitchen

In his residential architecture, Frank Lloyd Wright was masterful at creating spaces that maintained a degree of individual definition while flowing seamlessly from one part of the house to another - overlapping and interconnecting visually. Le Corbusier as well, though utilizing a very different aesthetic, contributed a great deal to the concept of flow by placing emphasis on “architectural promenade” -controlling the experience of people purposefully and sequentially moving through a house.

Open and flowing spaces in Wright's designs

Le Corbusier - visually connecting inside and outside space

Though crafted for very different eras, the experiential qualities of homes designed by the masters can still be applied in creating great spaces that support the way we interact socially today. While contemporary residential environments often focus on connectivity, a simple “open plan” approach alone does not necessarily result in spaces that feel defined, intentional and appropriately-scaled. Instead, architectural features such as soffits, columns, knee walls, etc. can go a long way toward establishing a variety of “places” within a largely open space. Visual connections between public rooms and exterior spaces not only allow for abundant natural light, but also can enhance the experience of both indoor and outdoor activities. The alignment of interior openings [“enfilade”] from room to room can create long views, promote a better understanding of the whole and continually reference the relationship of the home to the surrounding landscape.

Terraces, bays and porches used as exterior "rooms"

The design of transition spaces and exterior rooms – whether porches, terraces or defined lawn areas – serve to integrate the house into its context, further expanding placemaking opportunities for activities such as reading in the garden or al fresco dining. In fact, one’s surrounding context is often the primary driver for the orientation of key rooms, whether extending out horizontally into the landscape to capture views of the mountains or the water or emerging vertically in the evening onto a rooftop deck to survey lively urban surroundings. Placemaking principles that shape thoughtful environments, create a context for unique programming opportunities and connect us to the larger world, and can indeed be applied at many different scales.

Connecting to the larger context

Placemaking in a District Master Plan: Designing Edges to be Defined and Active

"No single topic has greater impact on the life and attractiveness of city space than active, open, and lively edges. Wherever people stay for a while, they seek out places along the edges of the space.”

Jan Gehl – Cities for People

In the world of big mixed-use development, there will always be new master plan proposals that seek to transform moribund urban districts of cities into dynamic and flourishing destinations for visitors, residents, and small and large businesses. From 10,000 feet, it’s easy to spot the new master planned development that dwarfs the scale of the surrounding pattern development of a city that was founded over three centuries earlier. As these districts, necessarily bounded by parcel ownership and neighborhood edges, rub elbows with adjacent properties, the potential exists to learn from their smaller, more people-scaled neighbors and spread the regenerative potential of the district master plan in the process.

Aerial view of MGM Springfield and Main Street corridor

Aerial view of MGM Springfield and Main Street corridor

One of the curious constants about our cities is that while the scale of developments increases, responding to land value escalation and the imperative of good ROI, the importance of an appropriately scaled public realm does not change. When it comes to strolling, shopping and dining in an urban environment, we still exhibit the same tendencies that Jan Gehl observed, with possibly one exception – we consciously crave experiential connectedness. Yes, we tend to gather at the edges, and those edges want to be “active, open and lively”, but today’s user of urban space is also searching for activities that are both authentic in feel and immersive in experience.

"Pocket park" and redeveloped block engaging the pedestrian

In a city like Springfield, which was founded in 1636, this isn’t necessarily as difficult as it sounds. Our older cities are characterized by certain “missing teeth” in the urban fabric; sites that once had a building but are now open lots, alleys or maybe reclaimed park space. Utilizing these existing conditions as assets - like in the case of MGM Springfield - might involve exploiting the view corridor offered by a pocket park, opening the building edge to the park, and employing the original masonry party wall as a mural advertising a critical tenant and reinforcing the district brand.

Retail strorefronts creating "open and lively" edges

The current trend of making storefronts in restaurants and cafes as open as possible has the dual effect of generating activity and interest for the restaurant owner, as well as adding to the overall vibe and dynamic feel of the district street. Sidewalks don’t need to be as wide as you might think to accommodate the activity, and parallel parking is actually a good thing as it buffers people dining at outdoor cafes and window shoppers from the traffic and noise of the street.

The variety of scales exhibited by the buildings of our older cities is one of the great characteristics that make the fabric of these historic neighborhoods so attractive. Some buildings are literally one shop wide while others comprise several shops and run the length of the block. In the case of the latter, the quality of architectural details, signage and lighting in combination with the leasing approach can mean the difference between and oppressive sidewalk experience and one of engaging variety and immersive urban experience. Placemaking at the sidewalk scale is first established by uses that allow for a variety of experiences; maybe a barber shop or a post office trip alongside a café outing or the discovery of a boutique to duck into along the way.

In the end, creating a dynamic environment along a busy Main Street starts with good programming, but relies on the careful consideration of edges to complete the picture. By utilizing the existing fabric of storefronts, sidewalks and urban spaces, and inserting new features to highlight tenants and reinforce the district feel, a well scaled public realm can foster connectedness and complete the placemaking experience.

Leveraging a Mix of Uses, the N-Squared Innovation District Attracts a Burgeoning Ed / Tech Sector

"We knew we needed to rethink work and leisure to promote more meaningful conversations. Lines are blurred in the way we live today; therefore our space should reflect that.” 

Jodie McLean – CEO, EDENS

The value of blurring the lines between work and leisure, summed up succinctly in a press release by retail developer EDENS regarding the recent merging of their office space with a local bookstore and café, reflect the general sentiment of many of today’s companies when it comes to location, design of work environments and the culture they embrace. They want to be in a neighborhood that has options for shopping, living, dining and playing, and they want their own space to reflect the variety of daily experiences their employees seek. The overlap of work and leisure is bemoaned by many, especially at home, but in the work environment, office tenants and developers alike are seeing value in softening the divide between work and play. And let’s face it, who doesn’t like it when a little leisure time makes its way into the work day?

In the N-Squared Innovation District, encompassing 500 acres in Newton and Needham, the trend of colocating education / tech companies like Empow Studios and Examity in retail based mixed-use developments, is beginning to change the face of the district and the face of these companies. Leonid Tunik of EMPOW Studios sees the value of their new location at 180 Needham Street. “The Newton-Needham community has always been very interested in our technology programs. It’s time we established a year-round presence in the Newton area that features our project-based technology curriculum. It’s fair to say that the momentum of development on the Needham Street corridor and the N-Squared Innovation District put it at the top of our list.”

From their perch on the second floor of 180 Needham Street, redeveloped by Crosspoint Associates, Empow Studios new space looks out over Needham Street and the newly opened Newton Nexus retail development. Empow sees the redeveloped Needham Street corridor as a great point of synergy with their popular Weekend Clubs and the STEM Club, a fully licensed after-school care program with a technology twist. Mixing education, technology and after school care is complimented by the ability of parents and Empow employees to run errands and get things done as they go to and from the studio. The retail center also sees the benefit of foot traffic in traditionally off-peak retailing hours.

Below the studio is the new Anthony’s Coal Fired Pizza. Replacing the dangerous eyesore of head-in parking at the relocated Boston Ski and Tennis, with outdoor dining and a graceful, entrance sequence to the studio above has completely transformed the experience of 180 Needham Street at this critical mid-corridor link.

Across Needham Street, Examity, an ed-tech online proctoring solution, has just begun construction on converting 10,000 sf of prime second-floor space into their new headquarters. While the development of Nexus was key to Examity’s decision to choose Needham Street as their new home, CEO Michael London also has a clear vision for creating a work environment where people can interact in a variety of settings that integrate leisure activities, such as a stolen moment at a cafe or an after-work cocktail with colleagues, into the daily experience of his employees.

The well-executed redevelopment of the Needham Street corridor, emphasizing a mix of complimentary uses that overlap work and leisure, is proving to be a desirable home for ed / tech companies and great retail destinations alike. As more and larger projects come on-line, featuring higher residential density and integrated open space systems, these companies will find themselves situated in a dynamic, walkable, 24/7 district that thrives on innovation and quality of experience.

Applying Placemaking Principles to the Design of a Collaborative Workplace

While placemaking principles are commonly referenced when developing complex mixed-use projects or revisioning the public realm, they are also surprisingly relevant for designing today’s office work environments. Underlying tenets that promote social interaction and collaboration can truly define the culture of the workplace and have a dramatic impact on productivity. But beyond productivity, a work environment should be an engaging place to be – both stimulating and educational. This is shaped, not only by the physical surroundings, but by programming, and ultimately, the diversity of its users.

Purposeful Planning – For certain businesses - like architectural firms - the open office environment remains a primary catalyst for meaningful collaboration. An open landscape facilitates communication on many levels and, whether direct or indirect, helps underline a company’s values and desired processes. The purposeful juxtaposition of younger staff and senior leadership establishes a culture of trust and is one of the most important components of mentoring. Whether overhearing in-house discussions regarding design process or listening to a phone conversation between a partner and a client, this exposure to navigating a range of diverse interactions is invaluable for employees of all ages and experience levels.

The new open office landscape at Form + Place, an architectural firm in Newton Highlands

Clearly Defined Gathering Spaces – Beyond open studio space, a well-rounded workplace should offer a variety of gathering spaces that can be programmed for a range of activities, whether work-related or purely for social interaction. A cohesive office environment is one that promotes community-building, and flexible gathering space that can accommodate active and passive uses is ideal. In larger work environments, some of these spaces can migrate to the ground floor lobby of an office building. Today’s office lobbies can offer opportunities for interaction with other tenants or a collection of local vendors and, thus, connectivity to the larger community. Subtle design decisions that shape a company’s immediate work environment can include integrating public “pin-up” space for collaborative project discussions or providing rotating gallery space for employee or client artwork. Again, if these forums are integrated into the open office environment, they speak to a company’s process and culture.

Integrating gallery space into an office landscape

Quality of Space – A thoughtfully designed work environment not only makes a lasting impression on your clients, it fosters a positive outlook, camaraderie and loyalty among employees. While ergonomics often point to the quality of the workstation as a key to efficiency, one could easily argue that very simple desk space has merits if it is placed in an environment filled with light, warm finishes and the buzz of conversation.

Connectivity to Larger Community – Similar to the relationship between buildings and the public spaces on which they front, desirable work environments are even more engaging when they are connected to a vibrant community context. A quality office location in a walkable neighborhood complete with restaurants, public amenities and connectivity to public transportation will attract a more diverse staff, especially a younger demographic that has a less auto-centric lifestyle.

Newton Highlands - a walkable neighborhood

Requires a vision – In order to accurately reflect the culture of a company, placemaking in the work environment must represent the values of the entire “community,” not just one person.

Placemaking is an ongoing process – Perhaps most importantly, the work environment should be an evolving landscape. Like a master plan for a community, it must be reevaluated constantly and there must be a willingness to reconceive it periodically to reflect a company’s desired culture, process and goals.

“When we started looking for new office space, we knew we needed to find three things: a location that simplified how employees got to work every day, a neighborhood that engages us on a daily basis, and an office space that supports the way we work every day.”

John Rufo – Principal, Form + Place

The Placemaking Continuum: Designing Connectivity in Mixed-use Development

The term placemaking has been most commonly used by urban designers, architects and developers to represent the purposeful planning and design of public spaces that have desirable qualities. Great places, particularly in well-defined urban settings, tend to evolve organically over time. When developers and municipalities manage to get on the same page, the accepted principles of good placemaking can find their way into a broad range of contexts. A well-conceived public space can define a development, be the focal point of a neighborhood or become the identity of an entire city.

Copley Square, Boston

Many developers seek to reposition underutilized industrial campuses or failing mall properties by incorporating the fundamentals of quality placemaking. The shift a number of years ago to create open-air environments – branded as lifestyle centers – often rang hollow, however, when the principles of placemaking were applied in a limited way that lacked cohesion. Legacy Place in Dedham has been considered a desirable shopping environment by many for some time now. Anchored by a mix of entertainment venues, restaurants, retail shops and a supermarket, Legacy strove to develop active storefront-lined streetscapes. Critics note that the development lacks an identifiable and usable public open space and, with large surface parking fields at its center, it is still a destination that is largely automobile-centric.

Legacy Place, Dedham

Placemaking seems to be most successful when it is authentic, organic, integrated and representative of a larger community context. In the most successful of these environments, placemaking principles manifest themselves at many different scales. It is easy to identify what makes a village center like Newton Highlands, for example, have a certain vibrancy – highly articulated, pedestrian-scaled streetscapes lined with a mix of shops, restaurants and community-based uses, together with upper level office space and residences. One could argue, however, that it is the fact that Newton Highlands has an MBTA green line stop at it’s core, connecting it to the larger Boston context, that is hugely critical to making it a thriving place.

Newton Highlands Village Center

Though at a completely different scale, the Riverwalk mill property in Lawrence, being redeveloped by Lupoli Companies with input from the planning and design firm Form + Place, has a unique opportunity to reinvent itself by focusing on integrating the key tenets of good placemaking. With over 2 million square feet of programmable mill space and a master plan vision to add new signature buildings, Riverwalk has the potential to be a truly catalyzing project on the downtown Lawrence waterfront. Located directly across the street from a new multi-modal commuter rail station and situated in the urban core, the project’s connectivity to its larger context is already established. Early master plan studies have emphasized the infusion of streetscapes and a variety of usable public open space into the heart of the complex, converting vast fields of parking into a walkable, highly-articulated pedestrian environment, where first floor uses serve to activate the ground plane. The creation of pedestrian-scaled environments is quite a challenge given the scale of the mill buildings which, in some instance, are longer than the Prudential Tower is tall.

Riverwalk Properties, Lawrence

Lupoli Companies has been very forward-thinking in the repositioning of the existing buildings, realizing that placemaking opportunities do not stop with the exterior public realm. While the opportunity for a new river walk, complete with outdoor dining and other amenities, is certainly an important focus, the lobbies of the mill buildings also present extraordinary opportunities for placemaking. With a goal to create a diverse mixed-use experience, including a range of office environments [traditional to open landscape], these transition spaces between a newly-defined public realm and mixed-use interior environments will be critically important.

Centuries ago, the Nolli plan of Rome documented the significance of connections between the interiors of notable buildings and the public realm they front on. This remains a very important aspect of cohesive placemaking today.

Nolli Map of Rome