Highest Common Denominator<br />A New Model for University-Based Mixed-Use<br />
Fraser Centre    Speakers<br />Adam GlaserAIA, LEEDAP<br />Senior Associate - Wallace Roberts & Todd<br />Jack Kay<br />Pr...
Fraser Centre    Two Assertions <br /> College Towns are Vital to American Planning<br />Walkable, Pedestrian-Oriented  Co...
Fraser Centre    Project Overview<br /> A 200,000 GSF Mixed Use Project in State College, PA<br />50 Units Market-Rate Hou...
Fraser Centre    Site Context & Viewsheds<br />A<br />Penn State University<br />College Ave<br />B<br />A<br />B<br />Sit...
Fraser Centre    Site Context<br />Penn State University<br />Downtown<br />Fraser Street Realignment<br />Site<br />
Fraser Center    The Developer’s Perspective<br />Project Development Overview <br />2006, SRE heard the Borough was looki...
Fraser Center    The Developer’s Perspective<br />The “Signature Zoning District”<br />Incentive Zoning to encourage Mixed...
Fraser Center    The Developer’s Perspective<br />The Borough and DID mandated a Cinema<br />Cinemas are Hard to Finance –...
Fraser Center    The Developer’s Perspective<br />“Then a Light Bulb went Off”…<br />PSU: Can We use the Cinemas as Classr...
View    Beaver & Fraser<br />
Fraser Center    Project Challenges<br />Mixed-Use Developments are Highly Desirable…<br />Most “Historic” City Cores are ...
Fraser Center    Project Challenges<br />…but the Numbers rarely work.<br />Higher Construction Costs + Lower Efficiency =...
Fraser Center    The Designer’s Perspective<br />Roof<br />“Highest Common Denominator”<br />Flexible Concrete Structure<b...
Fraser Centre    Site Context & Viewsheds<br />A<br />Penn State University<br />College Ave<br />B<br />A<br />B<br />Sit...
Fraser Centre    Site Context<br />
Fraser Street Site Plan    Fraser-Campus Connections<br />Hammond Walkway<br />Garage<br />Fraser<br />Garage<br />Fraser ...
The Fraser Center    Site Massing<br />
View    Beaver + Fraser<br />
Views    Beaver, Fraser & Miller<br />
The Fraser Center    Ground Floor Plan<br />
The Fraser Center    Cinema Floor Plan<br />
The Fraser Center    Stacked Programs<br />Roof<br />Residential<br />Housing….<br />Cinemas & Commercial<br />Transfer<br...
The Fraser Center    A Bigger Townhouse for a Smaller Town…<br />~<br />
Fraser Center    The Designer’s Perspective<br />PSU Cinema Dual-Use<br />- A Move away from a Purely Commercial Look – No...
Fraser Center    Cinema & Classroom Complex with an Arts Center Feel<br />
The Fraser Center    The Designer’s Perspective<br />PSU Requirements<br />Writing Table<br />A/V & Lighting Systems desig...
Penn State    1855 to 2010<br />
Penn State    Aerial Photo of the UP Campus<br />Beaver Stadium<br />Arboretum<br />Nittany Lion Inn<br />University Drive...
West Halls<br />Penn State    Historic Campus Icons<br />Borland<br />Schwab Auditorium<br />Beaver Stadium<br />Pattee Ma...
Penn State    Value of the Penn State Brand<br />
Penn State    Sending the Right Message<br />
Pedestrian Route    Fraser Centre to Arboretum<br />Arboretum<br />Atherton Street<br />Law<br />School<br />Park Avenue<b...
Carefully Planned Districts    Edges<br />
Carefully Planned Districts    North Edge<br />
Carefully Planned Districts    North Edge<br />
Carefully Planned Districts    North Edge<br />
Carefully Planned Districts    North Edge<br />
Carefully Planned Districts    North Edge<br />
Carefully Planned Districts: West Edge<br />Carefully Planned Districts    West Edge<br />
Carefully Planned Districts    South Edge<br />
Memorable Outdoor Spaces    Shortlidge Rd<br />
Memorable Outdoor Spaces    Shortlidge Mall<br />
Memorable Outdoor Spaces    Willard Plaza<br />
Memorable Outdoor Spaces    Willard Plaza<br />
Memorable Outdoor Spaces    Willard Plaza<br />
Coherent, Efficient, Safe Network of Walkways    Fisher Plaza<br />
Coherent, Efficient, Safe Network of Walkways    Fisher Plaza<br />
Coherent, Efficient, Safe Network of Walkways    Misc Shots<br />
Carefully Planned Districts    Comfortable Streets<br />
Comfortable Streets    Curtin Road Transit Center<br />
Comfortable Streets    Pollock Road<br />Before<br />After<br />
Comfortable Streets    Pollock Road<br />After<br />Before<br />
Comfortable Streets    Pollock Road<br />
Comfortable Streets    Pollock Road<br />
Comfortable Streets    College Avenue<br />
Fraser Centre    Campus Connection<br />College Ave<br />Penn State University<br />Site<br />
Fraser Centre    Campus Connection<br />Hammond Walkway<br />Garage<br />Fraser<br />Garage<br />Fraser Centre<br />PSU<br...
Fraser Centre    Campus Connection<br />Hammond Walkway<br />Garage<br />Fraser<br />Garage<br />Fraser Centre<br />PSU<br...
Fraser Centre    Lessons Learned<br />I Secure Public-Sector Support – P/P Partnerships?<br />IIIdentify Viable Constructi...
Fraser Centre    Two Assertions <br /> College Towns are Vital to American Planning<br />Walkable, Pedestrian-Oriented  Co...
Highest Common Denominator<br />A New Model for University-Based Mixed-Use<br />
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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

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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.
  • Highest Common Denominator

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

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