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Highest Common Denominator

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WRT's Adam Glaser presents on a new model for university-based mixed use

WRT's Adam Glaser presents on a new model for university-based mixed use

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  • I hope you now have a renewed appreciation for Penn State’s physical environment, and how it signifies the quality and character of our institution. This was the architecture tour…now let’s move to the campus landscape…the space between buildings.
  • Transcript

    • 1. Highest Common Denominator
      A New Model for University-Based Mixed-Use
    • 2. Fraser Centre Speakers
      Adam GlaserAIA, LEEDAP
      Senior Associate - Wallace Roberts & Todd
      Jack Kay
      President + CEO - Susquehanna Real Estate
      Gordon Turow ASLA
      Director of Campus Planning & Design - The Pennsylvania State University
    • 3. Fraser Centre Two Assertions
      College Towns are Vital to American Planning
      Walkable, Pedestrian-Oriented Communities = + =
      Smart Growth Alternative to Large Cities, TOD’s…
      [College Towns + Mixed-Use]> Sum of Their Parts
      24/7 Activity & Energy = =
      Diverse, Sophisticated Markets…”Cosmopolis”
      Paris
      Ann Arbor
      Berkeley
      Philadelphia
    • 4. Fraser Centre Project Overview
      A 200,000 GSF Mixed Use Project in State College, PA
      50 Units Market-Rate Housing - 10 Classroom/Cinemas - 15,000 GSF Retail
      100-Car, Residents-Only Garage
      11 Stories - 145’-0” High
      LEED Silver Targeted
      “Inspiration Loop”-> Drawing [from] a Great CollegeTown
    • 5. Fraser Centre Site Context & Viewsheds
      A
      Penn State University
      College Ave
      B
      A
      B
      Site
    • 6. Fraser Centre Site Context
      Penn State University
      Downtown
      Fraser Street Realignment
      Site
    • 7. Fraser Center The Developer’s Perspective
      Project Development Overview
      2006, SRE heard the Borough was looking to animate Downtown.
      Downtown Improvement District [DID] wanted a Major Attraction – Cinema.
      The Borough held a Competition for the Site.
      SRE/WRT made a proposal and prevailed in late 2006.
      State College is a Great Market
      Entertainment
      Non-Student Housing
      Penn State Alumni
    • 8. Fraser Center The Developer’s Perspective
      The “Signature Zoning District”
      Incentive Zoning to encourage Mixed-Use.
      FAR & Building-Height Bonuses within Setbacks
      60/40 Ratio of Non-Residential to Residential Uses
      1 Acre
      Setbacks
    • 9. Fraser Center The Developer’s Perspective
      The Borough and DID mandated a Cinema
      Cinemas are Hard to Finance – Non-Traditional Models even more So.
      TIF & State Grants will Help Fund Cinema.
      SRE & Cinema Centers partnering for Cinema Level
      Making the Cinema Deal work is Critical
      Without Supplemental Revenue, No Cinema…
      Cinema Level
    • 10. Fraser Center The Developer’s Perspective
      “Then a Light Bulb went Off”…
      PSU: Can We use the Cinemas as Classrooms?
      Operators were intrigued—Higher Utilization/Revenue
      1350 seats, Multi-media…Available from 8a to 3p
      Team worked with PSU Classroom Planners to Establish Criteria
      SRE/CC will adopt PSU Classroom Standards
      PSU will Sub-lease the Cinemas
      12m
      Noon
      8a
      PSU
      Cinema
      Utilization
    • 11. View Beaver & Fraser
    • 12. Fraser Center Project Challenges
      Mixed-Use Developments are Highly Desirable…
      Most “Historic” City Cores are Inherently Mixed-Use
      Pedestrian/Transit- Oriented Growth
      24/7 Utilization – Live/Work/Play
      Diversity = “Cosmopolitan” Values
    • 13. Fraser Center Project Challenges
      …but the Numbers rarely work.
      Higher Construction Costs + Lower Efficiency = Lower ROI
      Often perceived as Difficult – Construction & Finance
      American Culture of Disintegrated or Single-Use Developments
      Historically, Campuses have also been Single-Use Districts - Silos
    • 14. Fraser Center The Designer’s Perspective
      Roof
      “Highest Common Denominator”
      Flexible Concrete Structure
      40’-0” Common Module for:
      Residential
      Cinema
      Retail-Parking
      Academic & Non-Academic Uses
      Enhance Campus Connection
      Residential
      Transfer
      Theater/Classrooms
      Retail
    • 15. Fraser Centre Site Context & Viewsheds
      A
      Penn State University
      College Ave
      B
      A
      B
      Site
    • 16. Fraser Centre Site Context
    • 17. Fraser Street Site Plan Fraser-Campus Connections
      Hammond Walkway
      Garage
      Fraser
      Garage
      Fraser Centre
      PSU
      Miller
      Beaver
      College
      Calder
    • 18. The Fraser Center Site Massing
    • 19. View Beaver + Fraser
    • 20. Views Beaver, Fraser & Miller
    • 21. The Fraser Center Ground Floor Plan
    • 22. The Fraser Center Cinema Floor Plan
    • 23. The Fraser Center Stacked Programs
      Roof
      Residential
      Housing….
      Cinemas & Commercial
      Transfer
      Parking
      Cinema/Classrooms
      40-Foot Bays with a MEP Transfer Floor
      I unit
      I Cinema
      4 Cars
      12” Concrete Flat Slab System
      40’-0”
      Retail
    • 24. The Fraser Center A Bigger Townhouse for a Smaller Town…
      ~
    • 25. Fraser Center The Designer’s Perspective
      PSU Cinema Dual-Use
      - A Move away from a Purely Commercial Look – No “Black Box”
      - Perception that FC is “Not On-Campus” – Only 1 Block Away; Streetscape
      - Need to accommodate Separate Technology Systems
      - Operations & Logistics
      - PSU Sub-Lease enhances Financial and Social Aspects of the Project
      - PSU gets access to 1350 Seats of Economical Teaching Space
      - A New Town-Gown Shared-Use Model
    • 26. Fraser Center Cinema & Classroom Complex with an Arts Center Feel
    • 27. The Fraser Center The Designer’s Perspective
      PSU Requirements
      Writing Table
      A/V & Lighting Systems designed to PSU Standards
      Lectern for Control of A/V & Lighting Systems
      Faculty Prep Area
      PSU Secure Storage & IT Office
      Lounge & Seating Areas
      Power Outlets & WI-FI
      Classroom Conversion, Set-up & Maintenance by Cinema Centers
    • 28. Penn State 1855 to 2010
    • 29. Penn State Aerial Photo of the UP Campus
      Beaver Stadium
      Arboretum
      Nittany Lion Inn
      University Drive
      Park Avenue
      Atherton Street
      Curtin Road
      Shortlidge Road
      BJC
      Golf Couses
      Historic Core
      IST
      West Campus
      Pollock Road
      Bigler Road
      Porter Road
      College Avenue
      Fraser Centre
      Old Main
      Downtown State College
    • 30. West Halls
      Penn State Historic Campus Icons
      Borland
      Schwab Auditorium
      Beaver Stadium
      Pattee Mall
      Old Main
      Pattee Mall
    • 31. Penn State Value of the Penn State Brand
    • 32. Penn State Sending the Right Message
    • 33. Pedestrian Route Fraser Centre to Arboretum
      Arboretum
      Atherton Street
      Law
      School
      Park Avenue
      University Drive
      West Campus
      College Avenue
      Fraser Centre
      Downtown
    • 34. Carefully Planned Districts Edges
    • 35. Carefully Planned Districts North Edge
    • 36. Carefully Planned Districts North Edge
    • 37. Carefully Planned Districts North Edge
    • 38. Carefully Planned Districts North Edge
    • 39. Carefully Planned Districts North Edge
    • 40. Carefully Planned Districts: West Edge
      Carefully Planned Districts West Edge
    • 41. Carefully Planned Districts South Edge
    • 42. Memorable Outdoor Spaces Shortlidge Rd
    • 43. Memorable Outdoor Spaces Shortlidge Mall
    • 44. Memorable Outdoor Spaces Willard Plaza
    • 45. Memorable Outdoor Spaces Willard Plaza
    • 46. Memorable Outdoor Spaces Willard Plaza
    • 47. Coherent, Efficient, Safe Network of Walkways Fisher Plaza
    • 48. Coherent, Efficient, Safe Network of Walkways Fisher Plaza
    • 49. Coherent, Efficient, Safe Network of Walkways Misc Shots
    • 50. Carefully Planned Districts Comfortable Streets
    • 51. Comfortable Streets Curtin Road Transit Center
    • 52. Comfortable Streets Pollock Road
      Before
      After
    • 53. Comfortable Streets Pollock Road
      After
      Before
    • 54. Comfortable Streets Pollock Road
    • 55. Comfortable Streets Pollock Road
    • 56. Comfortable Streets College Avenue
    • 57. Fraser Centre Campus Connection
      College Ave
      Penn State University
      Site
    • 58. Fraser Centre Campus Connection
      Hammond Walkway
      Garage
      Fraser
      Garage
      Fraser Centre
      PSU
      Miller
      Beaver
      College
      Calder
    • 59. Fraser Centre Campus Connection
      Hammond Walkway
      Garage
      Fraser
      Garage
      Fraser Centre
      PSU
      Miller
      Beaver
      College
      Calder
      Major Entrances
    • 60. Fraser Centre Lessons Learned
      I Secure Public-Sector Support – P/P Partnerships?
      IIIdentify Viable Construction Modules + Synergies
      IIIEncourage University Participation – Tenancy?
      IV Design to Connect All Constituencies
    • 61. Fraser Centre Two Assertions
      College Towns are Vital to American Planning
      Walkable, Pedestrian-Oriented Communities = + =
      Smart Growth Alternative to Large Cities, TOD’s…
      [College Towns + Mixed-Use]> Sum of Their Parts
      24/7 Activity & Energy = =
      Diverse, Sophisticated Markets…”Cosmopolis”
      Ann Arbor
      Most American live in the Small Dots….
      Berkeley
    • 62. Highest Common Denominator
      A New Model for University-Based Mixed-Use

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