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

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