Highest Common Denominator

SCUP Mid-Atlantic 2010 Highest Common Denominator

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


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


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


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


Fraser Centre Site Context & Viewsheds

Site

Penn State University

Colleg

e Ave

A

BA

B


Penn State University Downtown

Fraser Street Realignment

Fraser Centre Site Context

Site


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



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



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



“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


View Beaver & Fraser


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


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


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


Fraser Centre Site Context & Viewsheds

Site


Colleg

e Ave

A

BA

B


Fraser Centre Site Context


Fraser Street Site Plan Fraser-Campus Connections

Garage

Gar

age

Hammond Walkway

Miller

Fraser

Co

lleg

e

Bea

ver

Cal

derPSU Fraser Centre


The Fraser Center Site Massing


View Beaver + Fraser


Views Beaver, Fraser & Miller


The Fraser Center Ground Floor Plan


The Fraser Center Cinema Floor Plan


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


The Fraser Center A Bigger Townhouse for a Smaller Town…

~


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


Fraser Center Cinema & Classroom Complex with an Arts Center Feel


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


Penn State 1855 to 2010


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


Penn State Value of the Penn State Brand


Penn State Sending the Right Message


Park Avenue

West Campus

Arboretum

LawSchool

Downtown

Fraser Centre

College Avenue

University D

rive

Atherton S

treet

Pedestrian Route Fraser Centre to Arboretum


Carefully Planned Districts Edges


Carefully Planned Districts North Edge










Carefully Planned Districts: West EdgeCarefully Planned Districts West Edge


Carefully Planned Districts South Edge


Memorable Outdoor Spaces Shortlidge Rd


Memorable Outdoor Spaces Shortlidge Mall


Memorable Outdoor Spaces Willard Plaza






Coherent, Efficient, Safe Network of Walkways Fisher Plaza


Coherent, Efficient, Safe Network of Walkways Fisher Plaza


Coherent, Efficient, Safe Network of Walkways Misc Shots


Carefully Planned Districts Comfortable Streets


Comfortable Streets Curtin Road Transit Center


Before

Comfortable Streets Pollock Road

After



AfterBefore






Comfortable Streets College Avenue


Fraser Centre Campus Connection

Site


Colleg

e Ave


Garage

Gar

age

Miller

Fraser

Bea

ver

Cal

der

Fraser Centre

Co

lleg

e

Hammond Walkway

PSU



Garage

Gar

age

Miller

Fraser

Bea

ver

Cal

der

Fraser Centre

Major Entrances

Co

lleg

e

Hammond Walkway

PSU



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


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


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

Education

Highest Common Denominator