Three new buildings point up 'The Skyscraper Problem'

High-rise architecture is still trying to solve the problem that the tall buildings rarely work when you get close to them and when they meet the street.

Landscaping with a wooden-boat theme In front of 2201 Westlake

Crosscut, Joe Copeland

Landscaping with a wooden-boat theme In front of 2201 Westlake

Elements Too in Bellevue

Photo by Lawrence W. Cheek

Elements Too in Bellevue

Escala in downtown Seattle

Photo courtesy of MulvannyG2 Architecture

Escala in downtown Seattle

2201 Westlake, a LEED Gold status winner

By Benjamin Benschneider, courtesy of Vulcan Real Estate

2201 Westlake, a LEED Gold status winner

On a bright day at Kerry Park on Queen Anne, Seattle’s skyline is among the Northwest’s most stunning sights: The natural spectacle of Puget Sound, forested islands, and Mt. Rainier is juiced by the heaven-storming quiver of skyscrapers flanking Elliott Bay. It isn’t hard, from this aerie, to convince yourself that for once, human ambitions are even-up with nature’s endowments.

But that’s the seductive con game of high-rise architecture. Modern city skylines are invariably more dazzling from a distance than up close. The vitality and grandeur we see at a distance is never fulfilled up close or inside the buildings. The composition is better than the quality of its components.

Most of those components are terrible.

Most skyscrapers fail their cities where they meet the ground, and only a few cut a sculpturally enchanting shape in the sky, in compensation. The tall building, despite 120 years of architects’ furious work on it, remains a problem unsolved.

Three new Seattle and Bellevue high-rises form exhibits A, B, and C in the saga of architects trying to attack the Skyscraper Problem. Three vastly different approaches, and at least two obvious struggles. The essential question: Do any of these buildings do us any good?

By far the most arresting member of the trio is Cutler Anderson’s Elements Too, a residential/office complex at 112th Avenue and 110th Street in Bellevue. Although Jim Cutler can offer a rationale for every weird plane and angle of these buildings, this comes off as exhibitionist architecture. It’s the strangest shape in any Northwest skyline.

There are two towers, a 13-story wedge streaking along 112th Avenue, and a 22-story tower with its floors sucked in by 54 feet on the south side and equally paunched out on the north. It looks like a concrete Slinky, or a building in the bloom of late-term pregnancy.

“It’s not willful,” Cutler insists, and goes on to explain how the tray-like residential floors in both towers will “activate” the plaza between them. Likely it will — although no one’s at home yet, and wouldn’t be sitting out in the rainy trays overlooking the plaza even if they were. But it’s easy to imagine vibrant summer life shuttling between ground and towers. That’s something that rarely if ever happens with tall buildings. Cutler has set a revolutionary stage for it here.

The plaza is also unusual because it’s fully public, not private. It’s off the street, slightly hidden among the Elements and a nondescript office box, and finding it is like stumbling onto Oz in a forest of giant file cabinets. Downtown Bellevue has plenty of pocket parks and plazas, but like its buildings, they tend to be pleasantly bland. Cutler’s is angular and jazzy. The architect says the plaza took form first, then he designed the buildings around it. That’s an unusual process, but our urban environments would be more livable if it happened more often.

Interesting as these buildings are, they’re far from beautiful. At street level the midrise wedge forms an appallingly long, forbidding wall along 112th Street, and the tall tower is defended by 15-foot-long concrete ramparts of deadly bleakness. And there’s that slinky-pregnant shape. There are forms that just instinctively make us feel uneasy because of their imbalance or weird proportions, and this is one. It commands attention, but not affection.

The newest Vulcan South Lake Union development is 2201 Westlake, another two-tower office-residential affair. This one was designed by Seattle’s Callison Architecture, and it’s all business — straight-arrow modernism, crisp and clean, a pristine glass and aluminum skin shrink-wrapped around a form with absolutely no geometric funny stuff.

This is architecture of immaculate composure and self-assurance and respectability. It won LEED Gold, the second-highest green-building rating. And it’s just as hard to love as Elements Too, for a different reason. It’s utterly anonymous. It’s devoid of personality or any sense of place; like most every other post-1950 tower in Seattle it could reside just as comfortably in Dallas, Dubai, or Shanghai.

Peter Krech, Callison’s lead architect on the project, says Vulcan wanted to project a cosmopolitan image with this project “to appeal to perhaps a little older, sophisticated, well-traveled clientele.” Its sense of place, he says, will evolve as it gets occupied and tenants’ activities, inside and out, enliven it. Its transparency will allow us to glimpse its interior life. Maybe; we’ll see. Is that a way of saying that the architecture itself is irrelevant?

The coolest feature isn’t a part of the building; it’s the planter-sculptures in the triangular plaza at Denny, Westlake and 9th Avenue, designed by landscape architects Walker Macy of Portland. Remember those old wooden rowboats you’ve seen all over the rural Northwest, left to biodegrade by the roadside after they’ve served out their useful lives? Walker Macy has reinterpreted them here, albeit in steel, half-submerged in the concrete urban sea. Like so many contemporary office buildings, 2201 has had to nuzzle up against sculpture for its character.

Exhibit C is Escala, a 30-story downtown condo at 4th Avenue and Virginia Street, designed by MulvannyG2 of Bellevue and Thoryk Architecture of San Diego.

From its third through 30th story, it’s a burly, broad-shouldered contemporary tower with rounded corners that relate geometrically to the dull drums of the Westin up the next block. But the two-story base belongs to a different universe. It weaves dreamily in and out along the sidewalk, and tarts itself up with a vaguely classical entablature and pilasters. And a decorative frieze that floats somewhere between Mayan glyphs and Art Deco abstraction. And Florentine cast-iron corbels to hold up the rain screens.

This is as silly as skyscrapers get, and it illustrates the most critical aspect of The Problem. What to do where a tall building meets the street and the pedestrian’s eye? How to keep it from slamming into the sidewalk with a colossal thud, oblivious to human scale and street life? Escala’s architects heaped on the gay decoration, and produced a carnival irrelevant both to our current century and the tower above.

The Art Deco skyscraper resolved this issue with ornament that started at the street and continued into the heavens. For all but a tiny fraction of high-rises, that’s impossible today, because it would be too expensive. So what do we do with the Tower Problem?

In 1896 Louis Sullivan thundered out the standard for the emerging tall building: “every inch a proud and soaring thing, rising in sheer exultation from bottom to top without a single dissenting line.” That perfectly encapsulated the idea of the skyscraper as monument to ego and power. But Sullivan didn’t address the humanity or livability of cities choked with soaring things, and didn’t foresee a time when most towers would rise in sullen indifference rather than exultation.

If we truly wanted a beautiful and livable Seattle, we would just quit building skyscrapers and work on reconnecting the city to nature — especially downtown to the waterfront. Bellevue likewise, with the lakeshore that its downtown resolutely ignores.

Obviously, this isn’t going to happen. We’ve invested too deeply in the notions that towers are power and the dense vertical city is actually a sustainability gesture. (That’s debatable, but a topic for another time.)

The second-best solution would be a new high-rise paradigm: not so proud and soaring, but more approachable, more modest in scale, taking more care with detail, giving back more to the street. In the 20th century skyscrapers came to be the ultimate symbols of civilization. Now it’s time to civilize the skyscraper.


Topics: Seattle

About the Author

Lawrence W. Cheek was the architecture critic of the Seattle Post-Intelligencer. His latest book is 'The Year of the Boat: Beauty, Imperfection, and the Art of Doing It Yourself,' published by Sasquatch Books.

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Comments:

Posted Thu, Jan 14, 8:34 a.m. Inappropriate

This period of highrise building, I call "Jokeitecture." That is, which ones make you laugh the hardest. Unfortunately, they become old jokes that just hang around for too long ultimately adding to the dehumanization of our Cities.

By the way, did you hear the one that.............?

Arthur M. Skolnik FAIA

Posted Thu, Jan 14, 10:03 a.m. Inappropriate

As someone who works in South Lake Union, I hope the plaza in front of 2201 Westlake sees some use. Right now, it's dead, even in good weather. People who buy lunch at Whole Foods across the street will sit in front of the store, where there's some energy, people moving, and good sun when it's shining. Or they'll sit on the steps beside the building. Or they'll stand. But they never cross the street to sit in the plaza. Perhaps this will change when 2201 is occupied. Perhaps this triangle of space on the north side of the building just picks up too much bad traffic juju from Denny. Perhaps it's the silly boats and a lack of places to sit. I don't plan to be the first one to cross the street and stand beside the boats, which is sad, but there you have it.

Sea Wolf

Posted Thu, Jan 14, 1:36 p.m. Inappropriate

KUDOS Lawrence!!!
Applause, roar, applause, roar, applause!!!!, from the many Architects that have been clamoring for a more Human Design at the base of these ARCHGOCENTRIC towers, or for that matter for the whole tower. Take a Bow!

Posted Thu, Jan 14, 3:11 p.m. Inappropriate

"We’ve invested too deeply in the notions that towers are power and the dense vertical city is actually a sustainability gesture. (That’s debatable, but a topic for another time.)"

Don't wait too long please.

afreeman

Posted Thu, Jan 14, 3:14 p.m. Inappropriate

Interesting piece; thanks for contributing. I'd like to see a followup where you identify some ground transitions that actually work well, even if the building above is not highrise office. There have to be some positive lessons out there

Posted Thu, Jan 14, 3:25 p.m. Inappropriate

I don't know much about art or architecture, but I do think that in general, Seattle's skyscrapers are rather sad in comparison to Chicago's, which has so many interesting, classy buildings. After taking the river architecture tour there a few years ago (drink beer and learn about architecture!), it was almost depressing to return to the blandness of our downtown skyline. And we want to be 'world class' ? And yes, anything to make buildings friendlier to the pedestrian world would be a good thing too.

Joe Sperry

jsperry

Posted Thu, Jan 14, 3:41 p.m. Inappropriate

One of Seattle's unusual aspects in this regard is the hilly downtown, which often means that tall buildings meet a sloping base. That gives them opportunities for variety, stairs, more human scale. I still think the best example of a successful tall tower base is 2 Union, with its waterfall, rocky landscaping, and interior courtyard. Another one that works, actually with four buildings, is Harbor Steps. One that tries too hard and naturally has little in the way of retail, is the Federal Office Building at First and Madison. The new Library is also a hillside building with two distinct entrances (but not much on the hillside faces).

It does seem to me that architects a few decades back tried harder to make the bases attractive and active. Perhaps this was the result of zoning incentives? Maybe it was because open spaces in downtown seemed safer then than they do now?

Posted Thu, Jan 14, 6:01 p.m. Inappropriate

"Quit building skyscrapers"? "Reconnect the city to nature"? That kind of 19th century romanticism belongs in the 'burbs and those who fundamentally don't understand or like cities.

Cities should be, well, cities, not nature corridors. The way to make our skyscrapers work is to revise the land-use code and require the street level of skyscrapers to have windows you can see through, and plenty of doors. Take a look, for example, at what is still the best skyscraper ever built---the Empire State Building. Entrances and windows everywhere. Not a plaza in site. Locally, take a look at the Smith Tower. The street level is human. The Seattle Sheraton architects realized this when they built the second tower and blew up the blank concrete wall facing Pike Street, adding two entrances and punching in windows. (The Union Street side, though, is more misery.)

Downtown Seattle needs more density. More people. More stores. More businesses. More light industry. Sure, it would be nice to have cleaner access to the Waterfront and more Vine Street-style corridors, but that's a different issue from skyscrapers and their street-level interfaces.

Connect-to-nature talk might appeal to those who want to turn their city into a park (a la the unlamented Seattle Commons), but it just distracts from the real issue of bad architecture and an inadequate land-use code. — Don Glickstein

Posted Fri, Jan 15, 3:36 p.m. Inappropriate

Skyscrapers do mostly effect cities where they meet the ground, but there are sometimes neighbors too--such as the case of 1918 8th Ave, "The box the Cosmopolitan came in."

2201 is a strange pick for this article. Due to topography, it doesn't really seem very tall and is not altering Seattle's skyline in the way Escala (from Alki) or Aspira (from the east) is.

joshuadf

Posted Tue, Jan 19, 9:08 a.m. Inappropriate

At least the Escala should get some points for trying. At the street level it is interesting, and even somewhat inviting, even if it mixes up history and looks a bit garish... it beats the boredom one feels driving along 4th... Once past the Bon, er Macy's NB on 4th the next interesting building is half way up Bell Town...

Mr. B. makes a valid point. Attempting something on the hillclimbs is tough, and the Jackson Building does a great job, even if there is nothing to really stop for. Interestingly, the Fairmont Olympic has it's two biggest entrances on the hilly side.

Posted Fri, Jan 22, 9:08 a.m. Inappropriate

From the corner of Denny and Aurora (near the Pink Elephant), you used to be able to see the Space Needle. Not any more. One more vantage point of Seattle's trademark irreplaceable and priceless vista has beeen obscured by another huge block of architectural trash. Sad.

Posted Sat, Jan 23, 9:36 p.m. Inappropriate

It's funny you mention views of the Space Needle because that's been in the SLU Urban Design Framework discussions. It became clear that while there are some SEPA protected views (e.g., Kerry Park), it's pretty difficult to figure out other views because of the Space Needle's precise location. Unlike the Pacific Science Center and Key Arena, the Space Needle doesn't line up with the street grid, so you'd have to disallow development on large swaths of very valuable land. The best spot for a possible future park with a view is west down John St, which conveniently dead-ends into a cliff just after Boren Ave N. If you turn your head north from that intersection you also have line of sight across Lake Union to Gas Works Park.

A presentation of the SLU Draft Urban Design Framework is available at:
http://www.seattle.gov/DPD/Planning/South_Lake_Union/UrbanDesignFramework/Charrette7/default.asp
There's a public meeting about it next Tuesday, January 26 (5:30 - 7:30 p.m. at Seattle Unity Church).

joshuadf

Posted Wed, Jan 27, 11 p.m. Inappropriate

I love the optimism and spirit of a rain soaked city that craves more action on the street.

I agree, with a few exceptions the intersection of skyscraper and sidewalk is a disappointment.

Businesses that apply for liquor licenses are required to post their application on their storefront and publish a date and time for public comment. How about requiring developers to do the same before their building permit is approved?

SDSurfer

Posted Fri, Feb 5, 2:02 p.m. Inappropriate

Hey Larry - It's great to have you back! We have missed your thought provoking articles in the PI. BW

SDSurfer writes: Great idea, SDSurfer, we could call it Design Review, and actually have public meetings where the developer, architect, city planners and the general public could review, discuss and debate the merits of a proposed project. You my friend, are a GENIUS! ... http://www.seattle.gov/dpd/Planning/Design_Review_Program/Overview/

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