1) The document discusses the Fraser Centre, a proposed mixed-use development project in State College, PA near Penn State University. 2) The project includes 50 units of housing, retail space, classrooms that can also be used as cinema space, and a residents-only parking garage. 3) A key challenge was developing a financial model that worked for the mixed-use concept. Penn State's agreement to sublease the cinema space for classroom use helped address this challenge.

1. Highest Common DenominatorA New Model for University-Based Mixed-Use

2. Fraser Centre SpeakersAdam GlaserAIA, LEEDAPSenior Associate - Wallace Roberts & ToddJack KayPresident + CEO - Susquehanna Real EstateGordon Turow ASLADirector of Campus Planning & Design - The Pennsylvania State University

3. Fraser Centre Two Assertions College Towns are Vital to American PlanningWalkable, Pedestrian-Oriented Communities = + = Smart Growth Alternative to Large Cities, TOD’s…[College Towns + Mixed-Use]> Sum of Their Parts24/7 Activity & Energy = = Diverse, Sophisticated Markets…”Cosmopolis” ParisAnn ArborBerkeleyPhiladelphia

4. Fraser Centre Project Overview A 200,000 GSF Mixed Use Project in State College, PA50 Units Market-Rate Housing - 10 Classroom/Cinemas - 15,000 GSF Retail100-Car, Residents-Only Garage 11 Stories - 145’-0” HighLEED Silver Targeted“Inspiration Loop”-> Drawing [from] a Great CollegeTown

5. Fraser Centre Site Context & ViewshedsAPenn State UniversityCollege AveBABSite

6. Fraser Centre Site ContextPenn State UniversityDowntownFraser Street RealignmentSite

7. Fraser Center The Developer’s PerspectiveProject 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 HousingPenn State Alumni

8. Fraser Center The Developer’s PerspectiveThe “Signature Zoning District”Incentive Zoning to encourage Mixed-Use.FAR & Building-Height Bonuses within Setbacks 60/40 Ratio of Non-Residential to Residential Uses1 Acre Setbacks

9. Fraser Center The Developer’s PerspectiveThe Borough and DID mandated a CinemaCinemas are Hard to Finance – Non-Traditional Models even more So.TIF & State Grants will Help Fund Cinema.SRE & Cinema Centers partnering for Cinema LevelMaking 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 3pTeam worked with PSU Classroom Planners to Establish Criteria SRE/CC will adopt PSU Classroom StandardsPSU will Sub-lease the Cinemas12mNoon8aPSUCinemaUtilization

11. View Beaver & Fraser

12. Fraser Center Project ChallengesMixed-Use Developments are Highly Desirable…Most “Historic” City Cores are Inherently Mixed-UsePedestrian/Transit- Oriented Growth24/7 Utilization – Live/Work/PlayDiversity = “Cosmopolitan” Values

13. Fraser Center Project Challenges…but the Numbers rarely work.Higher Construction Costs + Lower Efficiency = Lower ROIOften perceived as Difficult – Construction & FinanceAmerican Culture of Disintegrated or Single-Use DevelopmentsHistorically, Campuses have also been Single-Use Districts - Silos

14. Fraser Center The Designer’s PerspectiveRoof“Highest Common Denominator”Flexible Concrete Structure40’-0” Common Module for:Residential Cinema Retail-ParkingAcademic & Non-Academic UsesEnhance Campus ConnectionResidentialTransferTheater/ClassroomsRetail

15. Fraser Centre Site Context & ViewshedsAPenn State UniversityCollege AveBABSite

16. Fraser Centre Site Context

17. Fraser Street Site Plan Fraser-Campus ConnectionsHammond WalkwayGarageFraserGarageFraser CentrePSUMillerBeaverCollegeCalder

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 ProgramsRoofResidentialHousing….Cinemas & CommercialTransferParkingCinema/Classrooms40-Foot Bays with a MEP Transfer FloorI unitI Cinema4 Cars12” Concrete Flat Slab System40’-0”Retail

24. The Fraser Center A Bigger Townhouse for a Smaller Town…~

25. Fraser Center The Designer’s PerspectivePSU 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 PerspectivePSU RequirementsWriting TableA/V & Lighting Systems designed to PSU Standards Lectern for Control of A/V & Lighting SystemsFaculty Prep AreaPSU Secure Storage & IT OfficeLounge & Seating AreasPower Outlets & WI-FIClassroom Conversion, Set-up & Maintenance by Cinema Centers

28. Penn State 1855 to 2010

29. Penn State Aerial Photo of the UP CampusBeaver StadiumArboretumNittany Lion InnUniversity DrivePark AvenueAtherton StreetCurtin RoadShortlidge RoadBJCGolf CousesHistoric CoreISTWest CampusPollock RoadBigler RoadPorter RoadCollege AvenueFraser CentreOld MainDowntown State College

30. West HallsPenn State Historic Campus IconsBorlandSchwab AuditoriumBeaver StadiumPattee MallOld MainPattee Mall

31. Penn State Value of the Penn State Brand

32. Penn State Sending the Right Message

33. Pedestrian Route Fraser Centre to ArboretumArboretumAtherton StreetLawSchoolPark AvenueUniversity DriveWest CampusCollege AvenueFraser CentreDowntown

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 EdgeCarefully 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 RoadBeforeAfter

53. Comfortable Streets Pollock RoadAfterBefore

54. Comfortable Streets Pollock Road

55. Comfortable Streets Pollock Road

56. Comfortable Streets College Avenue

57. Fraser Centre Campus ConnectionCollege AvePenn State UniversitySite

58. Fraser Centre Campus ConnectionHammond WalkwayGarageFraserGarageFraser CentrePSUMillerBeaverCollegeCalder

59. Fraser Centre Campus ConnectionHammond WalkwayGarageFraserGarageFraser CentrePSUMillerBeaverCollegeCalderMajor Entrances

60. Fraser Centre Lessons LearnedI Secure Public-Sector Support – P/P Partnerships?IIIdentify Viable Construction Modules + SynergiesIIIEncourage University Participation – Tenancy?IV Design to Connect All Constituencies

61. Fraser Centre Two Assertions College Towns are Vital to American PlanningWalkable, Pedestrian-Oriented Communities = + = Smart Growth Alternative to Large Cities, TOD’s…[College Towns + Mixed-Use]> Sum of Their Parts24/7 Activity & Energy = = Diverse, Sophisticated Markets…”Cosmopolis” Ann ArborMost American live in the Small Dots….Berkeley

62. Highest Common DenominatorA New Model for University-Based Mixed-Use