Making Place: Finding the 'Right' Development for Overton Square

For a community to effectively voice their concern over the potential demise of a piece of history and nostalgic memories, they must be open-minded, willing and knowledgeable about what it is needed to “make place” in the community

In an earlier blog, “A Community’s Fight for Overton Square,” informs the readers of the significance of Overton Square and the Community’s cry for something different. What the meeting did not offer the community was a clear path to helping save Overton Square with viable alternative for a better suited development.

The Basics to Urban Design

There are two basic elements that are essential to getting the urban design to be a place where experience happens. The first is making public and private conversations mandatory and the second is paying attention to the details. Without places for people to “bump” into each other; without controlling vehicular flow and parking; and without the local community’s personality infused in the development; the essence of place is lost in the bricks and mortar. In the case of Overton Square, the community’s approach to public/private conversation was met with silent treatment from the developer. At this moment it could be determined that this is not the developer for Overton Square.

The Current Design and Its Shortcomings

The Overton Square meeting held November 11th was mostly a call for support and an updated response to the current Sooner Investment Corporation’s (an Oklahoma based company) push to ‘revitalize’ Overton Square. The meeting was open to the public and was led by June West of Memphis Heritage Memphis Heritage. Chooch Pickard, of Memphis Regional Design MRDC, fielded questions from the group as the ‘neutral’ party to the development company and the best interest of Overton Square. This plan, along with highlighted improvements needed, shows the preliminary thinking by Sooner Investments and their idea of “New Urbanism.”

If we look closely at this proposed development, we will see that it neglects the three important rules to urban development according to David Sucher, author of “City Comforts: How to Build an Urban Village.” The highlighted areas of the plan demonstrate the breakdown in these three rules. 1. Build to the sidewalk (highlighted orange) 2. Make the building front permeable, no blank walls (highlighted blue) 3. Prohibit parking in front of the building (highlighted yellow)

It is also important to understand that even with government aid in protecting community landmarks, the zoning laws are skewed in the favor of development; therefore, it is up to the community to argue for the “value” inherent in the development. In the case of Overton Square it is the existing buildings along Madison and Cooper. The proposed Sooner development will demolish the existing historical buildings (highlighted green) and replace them with new infill construction.

As June West clearly stated in the meeting, there is no question of the value of the existing buildings and their rich history and nostalgic quality. However, the role of Memphis Heritage is to save historic buildings, not to design urban blocks. Memphis Heritage would like to see a different plan that incorporates the existing buildings with added density and complimentary to the infill of the rest of the square. They are willing to hire outside consultants to investigate the structural integrity of the buildings to ensure the feasibility of their reuse.

On the other hand, Sooner Investments is adamant about not saving the existing buildings in order to create new retail development from scratch. They are in the business of new development, not saving buildings. They are also not going to adhere to the three rules outlined above. This should call into question if Sooner is the right developer.

What Next: give alternatives

What are good alternatives? They are usually products of professionally guided charrettes that involve architects, developers, neighbors of the community and planners. These design meetings will take into consideration the unique qualities of the community and couple them with examples of what is successful in other communities. Rather than talk esoterically about the big idea of what an urban village is, show a visual example of what works and fits and then implement that into the design. The following, taken from City Comforts, is a list of things that can, in harmony, make place:

• Re-introduce public transportation: why not bring back the trolley?
• Create spaces that promote “bumping into neighbors and strangers”
• Follow the three rules: Build to the Sidewalk, No Parking in Front, and Permeable Buildings.
• Calm Traffic
• Make way finding spots
• Create a feeling of safeness
• A place for Children
• Provide necessity elements: telephone shelters, water fountains, public toilets, places of shelter, etc.
• Fit new construction into the existing fabric
• Provide pleasant buffers
• Preservation of Historic Buildings
• Personalize with local art
  

The original Overton Square embodied many of these principles. It was a place that magnetized the street so that a passerby would feel inclined to stop and stroll and at the same time gave the community a place to gather.

Memphis Regional Design held a design charrette open to community to develop designs as a reaction to what was being proposed or in this case, not disclosed. Follow this link to view these alternatives Overton Square Charrette. The question is whether or not these designs provide an alternative that works and if so, who is right developer to implement the plan?

There is an important rule in architecture; if the client or project does not fit, don’t pursue the relationship. Although new life in Overton Square is needed, Sooner Investments is not providing the right proposal for the community.