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Transcript of Highest Common Denominator
SCUP Mid-Atlantic 2010 Highest Common Denominator
Highest Common DenominatorA New Model for University-Based Mixed-Use
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Centre Speakers
Adam Glaser AIA, LEED AP
Senior Associate - Wallace Roberts & Todd
Jack Kay
President + CEO - Susquehanna Real Estate
Gordon Turow ASLA
Director of Campus Planning & Design - The Pennsylvania State
University
SCUP Mid-Atlantic 2010 Highest Common Denominator
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”
Fraser Centre Two Assertions
Paris Ann Arbor BerkeleyPhiladelphia
SCUP Mid-Atlantic 2010 Highest Common Denominator
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 College Town
Fraser Centre Project Overview
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Centre Site Context & Viewsheds
Site
Penn State University
Colleg
e Ave
A
BA
B
SCUP Mid-Atlantic 2010 Highest Common Denominator
Penn State University Downtown
Fraser Street Realignment
Fraser Centre Site Context
Site
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
8a 12mNoon
PSU
CinemaUtilization
SCUP Mid-Atlantic 2010 Highest Common Denominator
View Beaver & Fraser
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Center The Designer’s Perspective
“Highest Common Denominator”
Flexible Concrete Structure
40’-0” Common Module for:
Residential
Cinema
Retail-Parking
Academic & Non-Academic Uses
Enhance Campus Connection
Roof
Residential
Transfer
Theater/Classrooms
Retail
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Centre Site Context & Viewsheds
Site
Penn State University
Colleg
e Ave
A
BA
B
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Centre Site Context
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Street Site Plan Fraser-Campus Connections
Garage
Gar
age
Hammond Walkway
Miller
Fraser
Co
lleg
e
Bea
ver
Cal
derPSU Fraser Centre
SCUP Mid-Atlantic 2010 Highest Common Denominator
The Fraser Center Site Massing
SCUP Mid-Atlantic 2010 Highest Common Denominator
View Beaver + Fraser
SCUP Mid-Atlantic 2010 Highest Common Denominator
Views Beaver, Fraser & Miller
SCUP Mid-Atlantic 2010 Highest Common Denominator
The Fraser Center Ground Floor Plan
SCUP Mid-Atlantic 2010 Highest Common Denominator
The Fraser Center Cinema Floor Plan
SCUP Mid-Atlantic 2010 Highest Common Denominator
The Fraser Center Stacked Programs
Housing….
Cinemas & Commercial
Parking
40-Foot Bays with a MEP Transfer Floor
I unitI Cinema
4 Cars
12” Concrete Flat Slab System
40’-0”
Roof
Residential
Transfer
Cinema/Classrooms
Retail
SCUP Mid-Atlantic 2010 Highest Common Denominator
The Fraser Center A Bigger Townhouse for a Smaller Town…
~
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Center Cinema & Classroom Complex with an Arts Center Feel
SCUP Mid-Atlantic 2010 Highest Common Denominator
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
SCUP Mid-Atlantic 2010 Highest Common Denominator
Penn State 1855 to 2010
SCUP Mid-Atlantic 2010 Highest Common Denominator
College Avenue
Park Avenue
Porter R
oad
University D
rive
Bigler Road
Pollock Road
Curtin Road
Atherton S
treet
Shortlidge R
oad
Beaver Stadium
Old Main
BJC
Nittany Lion Inn
IST
Arboretum
Downtown State College
Golf Couses
Historic Core
West Campus
Penn State Aerial Photo of the UP Campus
Fraser Centre
SCUP Mid-Atlantic 2010 Highest Common DenominatorPattee Mall
West HallsOld MainPattee Mall
Borland
Schwab Auditorium Beaver Stadium
Penn State Historic Campus Icons
SCUP Mid-Atlantic 2010 Highest Common Denominator
Penn State Value of the Penn State Brand
SCUP Mid-Atlantic 2010 Highest Common Denominator
Penn State Sending the Right Message
SCUP Mid-Atlantic 2010 Highest Common Denominator
Park Avenue
West Campus
Arboretum
LawSchool
Downtown
Fraser Centre
College Avenue
University D
rive
Atherton S
treet
Pedestrian Route Fraser Centre to Arboretum
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts Edges
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts North Edge
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts North Edge
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts North Edge
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts North Edge
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts North Edge
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts: West EdgeCarefully Planned Districts West Edge
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts South Edge
SCUP Mid-Atlantic 2010 Highest Common Denominator
Memorable Outdoor Spaces Shortlidge Rd
SCUP Mid-Atlantic 2010 Highest Common Denominator
Memorable Outdoor Spaces Shortlidge Mall
SCUP Mid-Atlantic 2010 Highest Common Denominator
Memorable Outdoor Spaces Willard Plaza
SCUP Mid-Atlantic 2010 Highest Common Denominator
Memorable Outdoor Spaces Willard Plaza
SCUP Mid-Atlantic 2010 Highest Common Denominator
Memorable Outdoor Spaces Willard Plaza
SCUP Mid-Atlantic 2010 Highest Common Denominator
Coherent, Efficient, Safe Network of Walkways Fisher Plaza
SCUP Mid-Atlantic 2010 Highest Common Denominator
Coherent, Efficient, Safe Network of Walkways Fisher Plaza
SCUP Mid-Atlantic 2010 Highest Common Denominator
Coherent, Efficient, Safe Network of Walkways Misc Shots
SCUP Mid-Atlantic 2010 Highest Common Denominator
Carefully Planned Districts Comfortable Streets
SCUP Mid-Atlantic 2010 Highest Common Denominator
Comfortable Streets Curtin Road Transit Center
SCUP Mid-Atlantic 2010 Highest Common Denominator
Before
Comfortable Streets Pollock Road
After
SCUP Mid-Atlantic 2010 Highest Common Denominator
Comfortable Streets Pollock Road
AfterBefore
SCUP Mid-Atlantic 2010 Highest Common Denominator
Comfortable Streets Pollock Road
SCUP Mid-Atlantic 2010 Highest Common Denominator
Comfortable Streets Pollock Road
SCUP Mid-Atlantic 2010 Highest Common Denominator
Comfortable Streets College Avenue
SCUP Mid-Atlantic 2010 Highest Common Denominator
Fraser Centre Campus Connection
Site
Penn State University
Colleg
e Ave
SCUP Mid-Atlantic 2010 Highest Common Denominator
Garage
Gar
age
Miller
Fraser
Bea
ver
Cal
der
Fraser Centre
Co
lleg
e
Hammond Walkway
PSU
Fraser Centre Campus Connection
SCUP Mid-Atlantic 2010 Highest Common Denominator
Garage
Gar
age
Miller
Fraser
Bea
ver
Cal
der
Fraser Centre
Major Entrances
Co
lleg
e
Hammond Walkway
PSU
Fraser Centre Campus Connection
SCUP Mid-Atlantic 2010 Highest Common Denominator
I Secure Public-Sector Support – P/P Partnerships?
II Identify Viable Construction Modules + Synergies
III Encourage University Participation – Tenancy?
IV Design to Connect All Constituencies
Fraser Centre Lessons Learned
SCUP Mid-Atlantic 2010 Highest Common Denominator
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”
Fraser Centre Two Assertions
Ann ArborMost American live in the Small Dots…. Berkeley
SCUP Mid-Atlantic 2010 Highest Common Denominator
Highest Common DenominatorA New Model for University-Based Mixed-Use