2017 MAIN @ PIERCE ELEVATED ANDREW GAZDA M I C H A E L O ’ B R I E N | M I G U E L R O L DA N S H E L L E Y H O L L I DAY | B R U C E DV O R A K
P I E R C E E L E VAT E D
an elevated way of life The Pierce Elevated development supports and provides diversification of transportation and presents new ways of living and working through promoting new technologies and improved efficiencies to create dense, sustainable communities fostering an urban ecosystem in the heart of Houston.
Existing Site Image
The following document is a compilation of two projects: a master plan and the first phase of construction within this master plan. The proposed client for the master plan is a private-public partnership and the buildings along it would primarily be funded and developed by private entities.
Graduate Advisory Committee
Chair of Committee: Michael O’Brien Co-Chair of Committee: Miguel Roldan Architecture Committee Member: Shelley Holliday (Outside Architecture) LAUP Committee Member: Bruce Dvorak Studio Professor: Brian Gibbs
Proposed Client of the Master Plan
Public Private Partnership between the 1) The Midtown Redevelopment Authority (MRA)/Tax Increment Reinvestment Zone No. 2 (TIRZ) and 2) Private Developers
Master Plan Professional Advisors
Peter Merwin, AIA Gensler | Mixed Use Practice Area Leader, Principal Bill Neeson, LEEDÂŽ AP Hines | Vice President, Construction Kyle Shelton, PhD Kinder Institute for Urban Research Advisor | Program Manager
Proposed Client of the Building Private Developer
As stated before, the project begins with a master plan: the re-adaptation of an elevated highway structure into a mixed used development.
what is Pierce Elevated?
what’s the plan for Pierce Elevated?
Pierce Elevated is the short elevated section of I-45 which forms the boundary between Downtown and Midtown Houston.
Texas Department of Transportation (TxDOT) plans to reroute I-45 around Downtown, tearing down the Pierce Elevated structure and selling the land for other right-of-way passages in 8-10 years.
This site plan helps to locate the greater context around the project from the scale of the United States down to the Downtown and Midtown neighborhoods of Houston, Texas.
SITE
DOWNTOWN MIDTOWN HOUSTON HARRIS COUNTY GULF OF MEXICO TEXAS UNITED STATES
This site plan continues to define the context surrounding the master plan emphasizing that the limits of consideration do not end at the property lines of the project site. The image locates the proposed first phase building (2017 Main) along the existing elevated structure between Downtown and Midtown. It further provides layers of data considered and utilized during the design phase of the master plan and building.
SITE
2017 MAIN PIERCE ELEVATED DOWNTOWN MIDTOWN HOUSTON
SITE DATA GRID ROTATED 35 ° OFF NORTH BUILDING LOCATED OFF OF METRO LIGHT RAIL MAIN ST & FANNIN ST MOST ACTIVE - BIKING & RUNNING (FLANKING SIDES OF SITE) DEVELOPMENT DOES NOT AFFECT TxDOT’S PROPOSAL LAYERS OF HISTORY
Pierce Elevated is advantageously situated between the Downtown and Midtown neighborhoods of Houston. The symbiotic benefits of a large scale mixed-use development located at this site are innumerable. Residents of the development would be within walking or biking distance of the majority of these two neighborhoods as well as on the METRORail line connecting to the NRG Stadium (home of NFL Houston Texans, Houston Rodeo, and many other events), Hermann Park, Rice University, Houston Convention Center, Minute Maid Park (Home of professional baseball Houston Astros), BBVA Compass Stadium (Home of MLS Houston Dynamo), performing arts centers, University of Houston, and many other amenities as well as in the future connecting to the Galleria shopping center. Simultaneously, all residents in and around these neighborhoods and amenities will be able to access the mixed-use development and park on top of the almost 1.5 mile long, elevated structure.
DOWNTOWN
MIDTOWN
The climate of Houston is hot and humid the majority of the year with rainfall often coming down in torrential amounts leading to devastating floods in and around the Greater Houston area. The solar analysis provides quick angles and lengths of shadows throughout the year to educate the design process.
CLIMATE ANALYSIS SE / N
LOW
AGE
72
°
°
78
°
44°
46
°
60
°
90
ANN UAL
°
54
°
°
9.1
65
66
ANNU AL AVE R
SE
6.6
3
7.
8. 2
6.1
62°
°
SE
S
E /S
59°
6.9
84
S
S
NE SE / E 6.5 /S
7.7
7.6
SE
78°
69°
HIGH
SE / N
SE
°
92
72
9.0
°
H)
M A AP R R
FE B
NOV
.15
| 40
R YR
W/ R
10
10
MON TH
48
3.4
2.3 |110
.9 | 3
.71
.7
|4
|4 6
37
0|
UTH
8
4.09
5. 3
| 59
| AZIM
4.06
|2
16 5.6 9
TIME
7
9
|8
VATIO N
6
:00
| ELE
5.1
3.58
3.82
BUIL D SHAD ING HEIG HT/ OW %
9
4.
8
4
9:00
3.5
12 :0
2
15
10 8
0
3 43
9:0
10
3.7
3.2 3.
0
:0
12
9
.0
39
|1
9
:0
81
1.
|8
2.4
2 0|
.6
54
DEC
2|
.2 69
15
AY
7
.9 34
OCT NOV
9:0
|
.16
14
1 0|
DAYS PE
M
|
173
| 59
N JU L JU G AU SEP
00 12:
.29
MA AP R R
.63
8
15:0
3.8
0.32
4 0|2
8
13
45
9:00 |
MON TH A VG A NNU JAN AL (IN ) - 45 FE .28 B
2
18.4 2.26 |
63°
33 | 36.62
12:00 | 174.
45°
DEC
4.
N N
MON TH JAN
HOUSTON, TEXAS
15:00 | 220.37 | 24.4
52°
OCT
71°
JAN MONT H
D (MP
N JU L JU AUG SEP
61°
SPEE
FEB
81°
MA R
DIREC TION
AY
70°
M
88°
8.1
93°
74°
8.5
°
74
NOV
DEC
OCT SEP G AU L JU N JU
WIND
M A AP Y R
AIN 1
06
Property
values
currently
decrease as they approach the Pierce Elevated structure. The
40
76
75
78
146
80
52
122
91
289
100
79
75
84
60
78
60
97
176
288
505
88
76
84
80
61
171
239
1,240
same situation occurred at the elevated railway through New
830
408
209
704
255
499
4,110
349
398
363
8,763
1,067
1,324
820
York that eventually became the High Line. With the realization of
6,440
the park, property values inversed 6,304
and began pyramiding from the structure. With the development
6,192
of mixed-used structures along
301
effect will occur.
6,755 76
156
201 172
112 182 92
75
“In 2002, when I first took office,
112 47
of New Yorkers, though, realized that the High Line presented an opportunity: the chance to transform an abandoned remnant of our past into a vital part of our future.� - Mayor Bloomberg
96 96
517
82
96
116
326
372
142
251
351
670
463
1,534
1,323
707
1,186
856
1,452
5,076
303
351
384
351
460
385
1,609
685
1,283
3,819
4,305
4,900
3,757
7,633
5,568
8,817
4,144
375
5,494
1,957
5,309
1,187
1,187
2,144
5,707
4,240
348
2,032
379
1,330
608
375
201
1,011
1,398
3,387
1,000
545
1,180
582
213
201
500
1,225
608
826
469
1,863
378
2,463
648
1,485
255
151
251
411
115
89
201 45
62
77
268
95
280
152
182
58 125
254
465
151
340
61
83
94
101
66
192
403
214
284
1,283
930
391
81
80
100
70
63
62
91
389
2,814
314
351
380
118
225
66
67
82
65
784
960
73
205
385
123
207
362
203
152
96
62
109
97
134
211
352
74
57
217
229
123 75
127
445
77
902
82
58
66
81
64
56
101
56
328
353
353
82
104
88
64
172
68
86
71
87
57
55
55
63
71
51
178
353
69
387
75
130
76
71
72
72
92
65
124
66
80
95
231
59
111
184
121
193 97
100
326
386
101 64
326
326
107
142
Unused by freight service for
197 147
174
57
74 76
decision away from demolition.
its practical use. A small group
362
472
3,616 1,910
157
186 169
71
91 92
40
the High Line was one court
of a bygone era that had outlived
212
100
288
77
barrier to development; a vestige
156
100
5,375
154
seen by many as an eyesore and a
151
101
2,295 200
the Pierce Elevated, a similar
more than two decade, it was
679
141
151
53
63
264 196
196
181
95
87
175
175
140
85
77
485
196
196
118
73
111
175
175
80
86
69
485
225
218
79
73
95
175
160
80
93
248
327
201
84
77
86
166
78
140
129
173
99
98
71
193
166
66
72
298
82
196
75
67
62
74
65
70
74
147
64
71
146
100
92
66
77
77
429
76
435
302 205
266
243 207
Property Values of Downtown & Midtown Houston price per sqft 8817 5135 1452 976 500 399
107
209
85
80
163 60
77
89
60
108
76
168
180
68
77
30
172
187
163
106
52
136
171
124
61
91
206
146
182
176
115
75
62
69
165
165
38
205
75
81
67
53
67
160
62
131
176
435
79
110
80
206
102
135
147
435
103
73
245
75
87
45
116
179
143
69
70 220 65
64
76
107
54
212
108
59
128
53
275
108
203
82
53
220
67
41
94
64 21
164
145
197
90 227 215 120
226
121 144
62
40
Looking at the existing elevated highway structure it is primarily a line. When one zooms into a line however, often it is pixelated or jagged. The parti of the master plan for the mixed used development follows this phenomenon trying to break down the existing preconceived notions of the Pierce Elevated as a means of vehicular traffic often despised by Houstonians. By creating a dynamic zig-zag-esque plan, designed with pedestrian and bike movement, views, and sun orientation, the experience on the structure will adjust from disgust to enjoyment. To further improve the experience of users and life of residents, ample vegetation will be used throughout the master plan as well as the buildings along it. The public space will be the synthesis between the building structures and natural elements. Lastly, it will be these natural elements that blur the street, Pierce Elevated structure, and buildings together into one whole.
MASTER PLAN PARTI
1
3
ECOLOGICAL URBANISM: JAGGED LINE = URBAN ECOSYSTEM ORGANIC LINE = NATURAL ECOSYSTEM PUBLIC SPACE IS THE SYNTHESIS IN BETWEEN
LINE: PIERCE ELEVATED I-45 HIGHWAY
4
2
ELONGATED LINE: IMPROVE EXPERIENCE & DICTATE VIEWS REMOVE HIGHWAY CONNOTATIONS, SLOW PATH DOWN
BLUR STREET, PIERCE, BUILDING: NATURE BLURS VERTICAL SEPARATION
The master plan of the Pierce Elevated mixed used development was produced utilizing the previously explained parti steps.
MASTER PLAN PIERCE LEVEL, +20’
As previously mentioned, the design of the master plan greatly considered existing views as well as potential views towards Midtown per its development and growth.
K
R PA
CO-CATHED THE SACRED
PIERCE LEVEL VIEWS, +20’
MAIN ST.
DWTN
TRAVIS ST.
KIR
BY H
PIERCE LEVEL VIEWS, +20’
MILAM ST.
OU
SE
ST. JOSEPH PKWY
DRAL OF D HEART
ST. JOSEPH HOSPITAL
DW TN I-59
The master plan included Target and Macy’s as anchor stores at the ends of the development as both stores are looking for a location within the Downtown area. In addition to this, many parks, playgrounds, public amenities, and overlooks are included on the Pierce level. Stairs are located every other block and elevators would be provided about every other stair location.
Playground
PIERCE LEVEL PUBLIC AMENITIES, +20’
Pocket Park Pocket Park
Main St Glass Floor & Overlook
Downtown Overlook Outdoor Mall Overlook
Botanical Garden
The typical section of the public space between buildings next to or on the elevated structure is 40 feet. This allows for stores, restaurants, and cafĂŠs to expand up to 8 feet from their building, 8 feet of pedestrian traffic, 4 feet of public furniture, lighting and vegetation, 8 feet of bike traffic, 4 more feet of pedestrian traffic and lastly another 8 feet for store expansion. When the structure splits further to the east, the measurements are slightly modified but primarily the same.
PIERCE LEVEL TYPICAL SECTIONS
5’-0” 5’-0” 5’-0” 8’-0”
8’-0” 5’-0” 5’-0” 5’-0”
8’-0”
8’-0” 4’-0” 8’-0” 4’-0” 8’-0”
On the street level of the master plan, development is only allowed on the Midtown side of the structure to allow ample light and comfortable space below the structure. The space below Pierce Elevated is a surprisingly pleasant refuge from summer heat as there is plenty of shade and a breeze keeps the temperature low.
MASTER PLAN STREET LEVEL, +0’
Utilizing the pleasant cooling conditions below the structure, but limited by the 15 foot ceiling height, the street level primarily consists of passive functions such as informal sports courts, parks, temporary market space, water and nature gardens and innovation hubs.
Dog Park Private Courtyard
Informal Sports Co
Bike Kiosk Playground Private Courtyard STREET LEVEL PUBLIC AMENITIES, +0’
Permanent Market Space Water Garden
ourts
Bike Kiosk Innovation Hub Temporary Market Space
Private Courtyard
- creative workshops - makerspace - art/design/fabrication studios
This image shows what the master plan could look like once developed further. The primary focus here though is to emphasize that public amenities are not limited to the street and Pierce level but continue vertically within the development. Most notably, the majority of the roofs within the master plan will be dedicated to urban farming.
Farming
Public Pool
Farming Farming Renovated 2016 Main Apartments Gateway Building Music & Performance Venue
Film Venue
MASTER PLAN ISOMETRIC PUBLIC RESIDENTIAL RETAIL COMMERCIAL EXISTING 2017 Main @ Pierce Elevated
Farming
Farming
Most Roman cities were built with two perpendicular main roads, the Cardo and Decumanus. The Decumanus was the main street and the Cardo was lined with shops and vendors, serving as a hub of economic life. As the intersection of these two roads was the forum. The master plan utilizes this proven method to determine program functions along the plan. The first phase of the project is 2017 Main which will have several “forum”-like functions. The Pierce Elevated will act as the Cardo full of vibrant life uninhibited by vehicular traffic and the Decumanus is Main St. where the METRORail is located and the means by which the majority of visitors and residents will access the development.
PI
2017 MAIN; “FORUM”-LIKE FUNCTION ON CENTRAL AXIS
DECUMANUS
MAIN ST.
CA
IERCE ELEVATED
ARDO
2017 Main @ Pierce Elevated
2 0 1 7 M A I N @ P I E R C E E L E VAT E D an
elevated
way
of
life
Throughout the length of the design of the Pierce Elevated master plan, three key drivers were considered in every decision made. When transitioning from the master plan to the first phase, 2017 Main @ Pierce Elevated, these drivers became even more vital as they would shape the space in which people would inhabit. These three architectural drivers are: 1) Urban_ the site on which 2017 Main is located is located between two principal neighborhoods of Houston. Designing in such a location requires the consideration of how this building will interact with a large radius around it. The building must positively impact the site and the surrounding area. 2) Social_ as Houston continues to expand its unsustainable suburban reach, problems have begun to intensify, such as traffic and flooding. 2017 Main strives to provide an alternative to this suburban expansion by creating a vertical neighborhood filled with communal spaces, public amenities, and commercial and retail space in addition to its prime location within the city of Houston. 3) Environmental_ the word sustainable has begun to simply relate to how a building performs. This narrow way of thinking limits the possibilities to provide for the needs of residents within a large, dense, urban fabric. 2017 Main will exhibit a building that performs sustainably but also provide elements such as communal space, urban farming, green space, and a variety of programmatic functions to satisfy the majority of its patrons’ needs.
ARCHITECTURAL DRIVERS 1 URBAN 2 SOCIAL 3 ENVIRONMENTAL
The ideas behind the design of 2017 Main @ Pierce Elevated begin with the ideas behind the design of the master plan. As the master plan was the initial element of the project the first phase is an expansion upon its ideas and transformation of these ideas from a horizontal plan to the vertical built environment. Thus, the first parti step of 2017 Main is the final step of the mixed use development: nature is what will blur the street, Pierce Elevated and buildings into one whole. Secondly, this building will become the vertical manifestation of the ideas used to generate the master plan. It will answer the question- what is the relationship between a elevated, horizontal public amenity and the buildings adjacent or attached to it? Next, there is an existing 28 story residential tower, 2016 Main, on the adjacent site. 2017 Main will match this height to create a gateway along Main St. (the Decumanus of the master plan), making it an experience to travel from Midtown to Downtown. The fourth parti idea is to create a vertical neighborhood. As mentioned before, 2017 Main will strive to provide an alternative to the gross suburban expansion of Houston. Lastly, similar to the way Native Americans inhabited Mesa Verde as well as the Solar Envelopes of Ralph Knowles, the south and west facades of the structure have been carved out to prevent the extreme solar radiation on these sides. Thus the residential spaces will only be located on the north and east, allowing for more energy efficient spaces and larger expanses of glass exterior facades. This also allows the residents to have the best views to the downtown area to the north.
2
1
BLUR STREET, PIERCE, BUILDING: NATURE BLURS VERTICAL SEPARATION
BLUR STREET, PIERCE, BUILDING; NATURE BLURS VERTICAL SEPARATION
VERTICAL MANIFESTATION OF PIERCE: ELEVATED HORIZONTAL PUBLIC PATH
VERTICAL MANIFESTATION OF PIERCE ELEVATED HORIZONTAL PUBLIC PATH
3
4
2016 MAIN
HORIZONTAL NEIGHBORHOOD
GATEWAY WITH EXISTING 2016 MAIN TOWER
GATEWAY WITH EXISTING 2016 MAIN ST TOWER
VERTICAL NEIGHBORHOOD
VERTICAL NEIGHBORHOOD
VERTICAL NEIGHBORHOOD
5
MESA VERDE
2017 MAIN @ PIERCE ELEVATED
ADAPT TO HOUSTON SUN & CLIMATE
ADAPT TO HOUSTON SUN & CLIMATE
2017 MAIN PARTI DIAGRAMS
This diagram traces ideas and connects projects throughout history. It depicts the research and data that assisted to produce the final designs of the master plan and the architectural project. 1909 Theorem
Hugh Ferriss
Ralp
1916 Zoning Law
Solar
Downtown Athletic Club “Imagining Nothingness” rotate
delirious new york
Vertical City
Office of Metropolitan Architecture
Parc de La Villette
M De Rotterdam
“Third Way” Politics & the “Vinex Program” rotate Urban Acupuncture Markthal
Promenade Plantée
High Line
PIERCE ELEVATED
ph Knowles
Mesa Verde
Envelopes
CerdĂ Plan
Little Denmark
Mountain House
Co-Living
Parkwest Valley
2017 Main @ Pierce Elevated
Stacking Rødovre Skyvillage Ecological Urbanism
Industrial Revolution Moshie Safdie
Habitat 67
Jean Renaudie Ivry-sur-Seine
These diagrams show the process of generating the form utilizing the parti steps in conjunction with the research done throughout this time of the project. The first generated form was cut for sun and views so that residential and commercial terraces got the maximum amount of northern sun but this left the south and west facade completely vulnerable to the harsh summer sun. Volumes were also subtracted from the generated form to allow for public elements such as pools and sports courts. Circulation within this structure would have been difficult and it lacked any type of order. This led to the central circulation core of the second generated form where both vertical and horizontal circulation would take place in the central core of the building. Like the first form though, the south and west facades would be blasted by the sun. Inverting the previous form and placing the circulation and commercial space on the south facade allowed for the residential block to be shaded from the sun, though still leaving the commercial spaces vulnerable to the sun and with a lesser view. The final generation of the form carved out the south and west facades completely with no inhabited space being vulnerable to the sun and with all residents with a view towards downtown.
2017 MAIN FORM GENERATION
1
CUT FOR SUN & VIEWS
2
CUT FOR SUN & VIEWS:
SUBTRACT FOR PUBLIC SPACE
CENTRAL CIRCULATION CORE:
CENTRAL CIRCULATION CORE
VERTICAL CIRCULATION ON EXTERIOR SURFACE
VERTICAL CIRCULATION ON EXTERIOR SRF
SUBTRACT FOR PUBLIC SPACE
3
VERTICAL NEIGHBORHOOD
SOUTH FACADE SHADES NORTH RESIDENTIAL BLOCK
4
VERTICAL NEIGHBORHOOD: SOUTH FACADE SHADES NORTH RESIDENTIAL BLOCK
ADAPT TO SUN & CUT FOR VIEWS CIRCULATION ON SOUTH AND WEST FACADES
ADAPT TO SUN & CUT FOR VIEWS:
CIRCULATION ON SOUTH AND WEST FACADES
CO-LIVING
Co-Living is a way of living focused on a genuine sense of community, using shared spaces and facilities to create a more convenient and fulfilling lifestyle. According to The Collective
The conceptual diagram of Co-Living on the previous page was used to produce six designed iterations. The iterations are color coded and placed onto shelves to create the north and east sides of the 2017 Main tower.
As stated before, the six iterations of the Co-Living concept were placed on structural shelves. These structural shelves also include typical apartments for residents that would like to take advantage of the location but not necessarily the lifestyle. Circulation comes up the two cores in the southwest corner and across catwalks to the individual Co-Living neighborhoods.
This diagram displays the entire 2017 Main tower exploded. The programs existing on each floor are also noted on the side. The podium makes up the first seven floors with functions such as retail, market, grocery store, co-working space, public park, and connection to the Pierce Elevated master plan. From the 8th floor through the 27th floor are the five shelves of residential. The CoLiving portion of these shelves can be seen in greater detail on the following page.
” 3’-6
28 8, +
W
S 2 EL STEM4’-6” LEV ERY, SYT: +30 , N L H
AL EIG GG GH WIN BLD VIE TAL TO
O CR
5,
ELF
SH
L
E LEV
L TIA
N IDE
ES
R ING
-LIV
CO
L&
A PIC
TY
’-6”
241
+ 24,
EL
LEV
,
ING
RK
WO
CO
’-6”
199
+ 04,
IL TA
E T, R
KE
R MA
4, L0
” 7’-6 +15 RETAIL ,
ET E RK LEVNG, MA I
RK
WO
CO
2
ELF
SH
EL
V , LE
L&
A PIC
TY
’-6”
115
+ 12,
ES
R ING
-LIV
CO
-6”
73’
8, +
0 EL
AL
PIC
TY
EL
LEV
LEV
C
R
WO
CO
IAL NT
’-6” +52 NG 06, WORKI L E O
O
&C
-0” 63’ G 7, + KIN
0
DE ESI
EV G R 1, L -LIVIN
LF
E SH
L TIA
N IDE
-0” 42’ K 5, + IC PAR 0 L L
E UB LEV KET, P W
CO
AR
,M
ING
K OR
’-6” +31 AIL 04, T, RET L E KE
LEV CO
AR
G, M
KIN
R WO
3, L0
LE
L TIA EN SID
, RE
IL TA
RE
R
WO E EV T, CO D, L ARKE E VAT GE, M
EE
RC
PIE
’-0” +21 KING
N
U LO
-6” 10’ G 2, + ORKIN 0 L W
E O LEV NGE, C
IAL NT DE ESI
U LO
R
C
BLI
PU
-0”
+0’
Y, ER OC MP E GR RA IL LEV RKETR, KINGY, RETA A , M PA BB BY Y, LO OB VER G L L DELI RKIN A I O , T EN CE OW SID RAN C , RE ENT IRSBIKE A T S
1, L0
This diagram is made up of five Co-Living neighborhoods in addition to a library and playground. The green and orange neighborhoods can also be seen exploded to fully comprehend the vertical circulation and connections within each unit.
IV IN
CO -L G ED
PL OD
EX
1
AM
AG R
EL F
SH
DI
Site Plan Circulation: METRORail
Site Plan Circulation: Public
Site Plan Circulation: Private
Site Plan Circulation: Bicycle
Site Plan Circulation: Vehicular
Site Plan Circulation: Delivery
Wall Section of one Co-Living Neighborhood
Conceptual Structures Diagram
Elevated Podium Diagram Allow combustible material above code allowable
Midtown View of Gateway
Downtown View on Main St.
North-East Isometric
South-East Isometric
South-West Isometric
North-West Isometric
View from Pierce Elevated Master Plan