Unboxing the Mall by Antonio Corral

Unboxing the Mall Redefining an Urban Core By Antonio Corral

Unboxing the Mall Redefining an Urban Core

A Study presented to the Faculty of NewSchool of Architecture & Design In Partial fulfillment of the Requirements for the Degree of Masters of Architecture By Antonio Corral San Diego, 2016

Abstract w the Mall

Redefining an Urban Core By Antonio Corral NewSchool of Architecture & Design Prof. Kurt C. Hunker Director of Graduate Programs; Chair, Graduate Department of Architecture

The problem with strip malls being abandoned is increasing not just in the United States but also across the border in Tijuana, Mexico. This thesis examines abandoned strip malls and how they were revived. The investigation of the Otay Commercial Center, in Tijuana Mexico, creates a process that shows how revitalizing a place transforms the social structure of a community. The strip mall in Tijuana, will be revitalized as a town center, a complete community that blends in with the surrounding neighborhood by incorporating residential, commercial and civic buildings in one place. Research shows that strip malls with big asphalt parking areas often create water pollution and become heat islands instead of bringing a community together. It is our duty as urban planners and architects to refurbish dead spaces and create a sense of place that will link surrounding communities. Case studies with similar conditions to Otay Commercial Center, such as Belmar and Mizner Park, were analyzed to find the most successful solution. As a result, the Tijuana Otay Commercial Center should be renovated and be made into a complete community. It shows in case studies that creating town centers help to create a sense of place in the community and improves not just the site but also peopleâ&#x20AC;&#x2122;s health. These strip malls will be transformed into something that a community would be proud of and use.

Unboxing the Mall Redefining an Urban Core

A Study presented to the Faculty of NewSchool of Architecture & Design In Partial fulfillment of the Requirements for the Degree of Master of Architecture By Antonio Corral San Diego, 2016

Unboxing the Mall Redefining an Urban Core

_______________________________________________ Kurt C. Hunker, Director of Graduate Programs Chair, Graduate Department of Architecture

___________________________________________ Date

_______________________________________________ Michael Stepner, FAIA FAICP Chair, Graduate Department of Architecture

___________________________________________ Date

_______________________________________________ Howard Blackson Graduate Department of Architecture

___________________________________________ Date

This book is dedicated to my wife Gabriela and my son Alexander for all the support and motivation to keep me going. To my parents Rosa Emma and Antonio that have supported me throughout this whole process. To my brothers Alfredo, Roberto and Ernesto that in one way or another were there for me when I most needed. To my classmates that were there with me for three years and became my family. Finally, to all my family and friends that were helpful and understanding of all the sacrifices that were made throughout these three years.

I want to acknowledge Stephen Graham and Mary Jewell for all the help they provided with the creation of this book. Also, my thesis year professors Mike Stepner and Howard Blackson for their guidance and support. Finally, my classmates that were there with me for three years.

Table of Contents

INTRODUCTION

pg. 15

1.1 Introduction 1.2 Statement of the Challenge

DESIGN RESEARCH AND ANALYSIS

pg. 39

3.1 Case Studies 3.2 Legal Issues

1.3 Importance of the Challenge

3.3 Specialized Building Performance Criteria

1.4 Background

3.4 Pre-Design & Field Analysis

1.5 Thesis Statement

3.5 Parking

1.6 Research Methodology

3.6 Programming 3.7 Site Model Photos - Exterior 3.8 Site Model Photos - Interior

RESEARCH STUDIES 2.1 Theoretical Framework 2.2 Review of literature

pg. 29

pg. 85

DESIGN PROCESS 4.1 Schematic Design (phase 1)

BACK MATTER References

4.1.1 Sketches & sketch models

List of Figures

4.1.2 First Masterplan

Appendix A

4.2 Schematic Design (phase 2) 4.2.1 Second Masterplan 4.3 Design Diagrams 4.4 Final Masterplan 4.4.1 New Conditions - Diagrams & Renders

CONCLUSION

pg. 133

pg. 137

Fig. 1

INTRODUCTION

1.1 INTRODUCTION

The project site is located in Tijuana, Baja California, Mexico. The Otay Commercial Center (image 2) is about 5 minutes drive from the United States international border. It is a 23 acres big box strip mall that divides the main university campus (Universidad Autonoma de Baja California) from the Otay community. The Otay Commercial Center was founded in 1988 and was supposed to be the main commercial center of the city. The Otay Commercial Center wanted to include local commerce and to attract tourist especially because of its close proximity to the border. It used to have prestigious shops and only the main brands remain open (Sears, Comercial Mexicana, El Aguila, Sanborns, and banks Santander, Banamex and BBVA Bancomer) From 250 local spaces only 10% approximately remain open and those are the ones facing the outside of the Commercial Center. Similar to big box strip malls in the United States, the Otay Commercial Center failed to adapt to the communityâ&#x20AC;&#x2122;s needs. It did not evolve and now it is facing the same fate as most US malls by becoming an empty strip mall. According to Sobel (2002) "New malls often include entertainment components such as movie screens, a 18

gym, rock climbing walls, water features, or an arena." The Otay Commercial Center is lacking all of these, and this it is the reason why is near closing down. Two main highways were constructed with only two entrances to the site. This change in the transportation system isolated the mall and it made it impossible to get to the site by walking from the University campus or the neighboring community. At the same time, lack of commitment from owners is helping the mall to decline. It has been years since the mall was renovated or expanded. Rather than investing in this old mall, other shipping centers have been build around the Otay Commercial Center. Finally, it fails to attract students, athletes and families from the surrounding community to the site. There are approximately 54,000 student attending UABC (Universidad Autonoma de Baja California) and there is no connection between them and the strip mall whatsoever.

Fig. 1.1 - Aerial view of Otay Commercial Center

1.2 STATEMENT OF THE CHALLENGE

Since 2010, dozen of enclosed shopping malls have shut down and most of them have been left for several years. Christensen (2008) writes, “America is becoming a container landscape of big boxes connected by highways. When a big box store up-sizes to an even bigger box “supercenter” down the road, it leaves behind more than the vacant shell of a retail operation; it leaves behind a changed landscape that can’t be changed back. Acres of land have been paved around it. Highways exists lead to it; local roads end at it. With thousands of empty big box stores spread across America, these sites have become a dominant feature of the American landscape. (pg. 6) Often abandoned strip malls are hard to revitalized since they become part of the United States’s or Mexico’s culture. Demographics and changing shopping habits are just a part of why big box malls are failing. Many of the box strip malls were affected because they were oversaturated with too many of the same stores and they failed to adapt to the changing market. Many small retail stores were bought and made into one main big retail store and these big stores moved away from the mall.

These areas end up having an empty parking lot with an empty box strip mall with no connection to the surrounding community. The challenge is to find the right way to plan and implement the revitalization of these unused boxes and turn them into a place that a community can identify with. Making the right decision can help turn a box strip mall into a regional attraction with economic benefits that will extend beyond the property’s boundaries.

Fig. 1.2 - Large format mall with parking

Fig. 1.3 - An abandoned walmart

Fig. 1.4 - White Flint shopping mall

Fig. 1.5 - Traits of a good mixed-use design

1.3 IMPORTANCE OF THE CHALLENGE

While some architects often do a little remodel on any vacancies left around, there is an opportunity to create a smarter and more strategic design. Retail spaces need to become a mix of uses, not just a place to trade in goods. They need to respond to the community and become more of an urban mixed-use project. Unboxing the mall, reshaping it and making the entire place more walkable and appealing will bring back people and create a connection with the surroundings that was lost. People still want to shop but they want more. A mall strip mall should be a place to dine, to recreate, to socialize, to be entertained and to create unique experiences.

The best mixed-use neighborhoods are natural gathering places. Residents use sidewalks of walkable streets to walk from apartments and town houses to nearby shops, offices, restaurants, and other attractions.

According to Schmitz (2006) "Pedestrian-friendly, mixed-use developments are good for public health, add energy to the community and bring repeat businesses. They are a magnet for today's consumers who want the option to walk to stores, restaurant, schools, work, and home, and for businesses that want the steady stream of pedestrian traffic that a mixed-use development can provide." A mall can enhance community life and public health.

1.4 BACKGROUND

In the mid 90s americans wanted bigger houses with bigger yards, which made people move from urban homes into suburban homes. With the growth of the suburbs, the need to provide easy access to stores grew and the mall was created. The box strip mall was an instant success and developers were placing these boxes everywhere. Then, larger and more lucrative malls were created on cheaper land and away from dense areas. Ultimately, the box strip mall created a disconnection from the community. According to Kliment's (2003) study: From 1950 to 1954, suburbs grew seven times faster than cities, forever altering the physical and social landscape of America. The new, instant communities demanded instant commercial retail centers, and the retail industry responded. Department stores began to develop larger projects that included smaller individual tenants. In 1950, the Northgate Shopping Center opened in Seattle and quickly became the model for other shopping centers. In 1956 one of the first enclosed strip mall was created in Dayton Hudson, Minnesota. It had two levels, was fully enclosed, and offered air conditioning and heating. Thus, 24

providing year-round comfortable shopping in contrast to open malls. The box mall attracted other development, such as office buildings, supermarkets and other retail centers, hospitals and apartments. The economy shift ed from the city to the suburbs. Highway were constructed to get to strip malls. By 1960, the evolution of the box mall was in full swing and almost any kind of retail concept had immediate success. Kliment (2003) found, "According to an ICSC study within six years there were 8,420 shopping centers, and within ten years the total had risen to 11,580" The growth and dominance continue into the 1970, designing strip malls as the community central point.

Fig. 1.6 - Advertising the mall on the 1970s

Fig. 1.8 - The Galleria in Houston, Texas

Fig. 1.7 - Inside a sopping mall

Fig. 1.9 - Inside of Palladium mall

By the 1970s; developers began creating shopping strip mall to make its way back to the city in order bring life back to the abandoned urban heart. This idea started with a mall in New York and was an immediate successful model for a downtown area. It triggered the construction of new office towers in downtown areas, as well as created new forms to fit the urban context. The Water Tower Place, which opened in 1975, was the first vertical center to be built in the United States. It offered eight levels of shopping. The media globalization and the internet brought a change to how we live and how we design retail spaces. Shoppers became more educated and started changing the way they shop. People realized that most shopping centers in the United States had the same four or five department stores and plenty of empty parking spaces. The elements that led to a successful project were shifting and malls had to focus on the new generation of costumers. In those days, people knew that they had choices and thanks to the internet they could choose where to go or whether to get the merchandise shipped to their homes. Shopping strip malls need to show growth and become something more than a place to trade goods.

Great community centers offer people an appealing town center environment. Joel Kotkin, author of “The City: A Global History, said, “A mall is a representation of what the community needs.” A sense of community can be lost when malls become abandoned, otherwise known as dead strip malls or greyfields. According to Green Street Advisors, “About 15% of U.S. malls will fail or be converted into non-retail space within the next 10 years.” The United States is not the only country nursing abandoned malls; just south of the border, in Tijuana, Mexico, is the Otay Commercial Center.

1.5 THESIS STATEMENT The Otay Commercial Center (abandoned-suburban-strip mall) should be made into a complete community that will also create an outdoor city center that links the community and college campus by blending local housing, retail, and multi-use public spaces.

1.6 RESEARCH METHODOLOGY It is important to know the community surrounding the site since it is the most affected by any redesign that is made. Understanding the demographics (age, education, ethnicity, income, family size, home ownership and daytime employment population) is not the only important measure to consider. Psychographics are important to understand consumer preferences and shopping habits. Phases for investigation: ~ Define the issue ~ Identify Challenges ~ Clarify the issue ~ Identify and evaluate potential solutions ~ Develop a concept

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Fig. 2

RESEARCH STUDIES

2.1 THEORETICAL FRAMEWORK

Fig. 2.1 - Venn Diagram

The variables selected for the thesis are Sociology, Economy and Health. These are critical factors in creating a successful mixed-use project. They also relate to the current issues of why strip malls are failing. These variables guided and directed the research process and helped formulate the right research questions that were tested throughout the thesis.

parking and empty stores are not generating money. In order to help the community economically, local and more diverse stores are encouraged in the design. The design will create more jobs for the surrounding community. It is important to research and find out how a place brings money by creating small gestures through architecture and by taking advantage of the full site.

Sociology With time, designers became focused on how people circulated the mall and spent money. This thesis looks at how society behaves and people react with each other at the site. Understanding these factors helps the architect to design a more successful environment. When studying sociology, it is also crucial to see how people connect with each other. It is also important to see what other factors are driving people to be apart from one another. Economy Architects and urban planners need to design a strip mall that will adjust and have a more successful system that will benefit not just developers but also the community. It is obvious that developers that have a strip mall full of empty

Fig. 2.2 - Creating activities in a plaza

Health The Otay Commercial Center will create a walkable place and maximize the physical and social health. Where we are and how we feel has an impact in our health. Site users, not just from the surrounding communities but also visitors, need to be consider when creating a better health environment. By giving users safer pathways and crosswalks, the project will encourage people to walk and contribute to a healthy environment. One of the reasons why strip malls are becoming greyfields it is because they are made for people who drive there in cars. Health is also about creating healthy environments and reducing the amount of cars that enter the site, these will help to create a better environment to be in. In kellert’s (2005) research, “The various indicators used to measure people’s physical and mental well being included neighborhood and household quality, land use, availability of schools, shopping, libraries, museums, road, health, recreational activity, connection to place and community, environmental interest, and other factors.” To evaluate people’s health some of these characteristics need to be addressed. Goals from the City of San Diego Master Plan (2013): 34

• A city where bicycling is a viable travel choice, particularly for trips of less than five miles • A safe and comprehensive local and regional bike way network • Environmental quality, public health, recreation, and mobility benefits through increased bicy cling. These are also important goals to consider when creating a healthy environment.

Fig. 2.3 - Walkable places.

Sociology + Economics Creating interaction by having different activities to help bring people into the place will help increase the economy value. A connection between the community and the site will also help to increase the economy and bring people together. Consumption patterns, material production, community stability, property values, and outdoor recreation are some the socioeconomic benefits that will create a relationship between sociology and economy.

Creating density on a site will help bring more money to developers while creating a more appealing walkable place and encouraging people to walk and bike.

Sociology + Health Social mobility helps not only to create a connection but also creates a more healthy environment. Human ecology helps people to understand how people react to their natural, social and built environments and improve their health. Economics + Health Local commerce will allow people to bring goods and sell them in a farmers market. This not only creates an opportunity for the community to generate money, but it also encourages people to walk, supporting their health. 36

Fig. 2.4 - Sitting outside

Mixed Use Project Combining all these variables will to create a better experience. Mixing different land uses, such as residential, shopping, employment, entertainment, civic and cultural into one area, is a proven method of a successful complete community. First, it is important to design for people and put them first and the car last. Mixed-use projects create better and safer walkways to increase health and takes advantage of the whole site.

Pedestrian circulation and building design are important elements in a mixed-use development. A complete community does not have to be just one thing in order to be successful, it needs to have different uses and create different densities.

Schwanke (2005): Mixed-use developments are characterize by three or more significant revenue-producing uses (such as retail/entertainment, offices, residential, hotel, and/or civic/cultural/recreation) that in well planned projects are mutually supporting; significant physical and functional integration of project components, including uninterrupted pedestrian connections; and development in conformance with the coherent plan (that frequently stipulates the type and scale of uses, permitted densities, and related items).

Fig. 2.5 Render of a Mixed-use building

2.2 REVIEW OF LITERATURE

Looking at Ten Principles for Healthy Design Places, Creating Great Town Centers and Urban Villages and Greyfields into Goldfields set up steps required to make a final decision on programing of the site. The program will include several typologies such as Residential (townhouses, apartments, and singlefamily homes) shopping center, mixed-use buildings, offices, central plaza, and parks. First, to create the program it was important to consider creating a healthy place. According to the Urban Land Institute, most people that live in a neighborhood with parks, trails, and greenways are twice as healthy as people who live in communities without such facilities. (7) Incorporating a central plaza and parks throughout my site will encourage people to walk. Communities make decisions every day that affects public health. (11) By putting people first, the program should provide with wider sidewalks and bicycles lanes. Simple programming, such as street festivals, health fairs, and athletic events, can get people outside and into the community. (17) Because the site involves a mix of public and private amenities, these events will help to bring everyone together. The program will also include a parking lot that 38

can become a farmers market. The design needs to keep the public spaces active and to be inviting at all times and in all seasons. (Sobel, L. S. 2002) Book written by Sobel, â&#x20AC;&#x153;Greyfields into Goldfields: Dead malls become living neighborhoodsâ&#x20AC;? provides with principles that helped to create the program of the design. It was crucial to understand the block grid and establish a street pattern that connects with the streets of the surrounding community. (24) The program also includes parking and to take advantage of the whole site, parking structures are part of the program. By making new stores and housing face a walkable street, designers encourage social interaction and a sense of community. (25) The program will not include superstructures. Designers are integrating the old with the new by creating buildings of similar size or use. (26) The housing provides a stable body of customers and puts life on the streets. (26)

Civic anchors, such as libraries, theaters, and city halls, are being incorporated into town centers and urban villages. (Gupta, 2008) Ideally, the program will also include civic buildings to serve as anchors and bring people into the site. An office market analysis evaluates existing office space in the region, including tenant types, building age, and concentrations and occupancy rates. (31) The Otay Commercial Center lack offices, and it creates an opportunity to bring the workforce to the site by incorporating this typology. In conclusion, the Otay Commercial Center will be an enduring, walkable, and integrated open-air, mixed-use development that is organized around a clearly identifiable and energized public realm. (2) It will be anchored by retail, dining, and vertically and horizontally integrated residential and office uses. It will include a central plaza and parks that will host different activities. Ultimately, the program will create a dense, self-sustaining, walkable community that has a strong residential component and a strong connection to its surroundings. The Otay Commercial Center will be a place where people can live, work, and play.

Fig. 3

DESIGN RESEARCH & ANALYSIS

3.1 CASE STUDIES

Fig. 3.1 - Villa Italia Mall

Fig. 3.2 - New Apartments in Belmar

BELMAR Location: Lakewood, Colorado Year built: 2004 - 2012 Brief Description: Continuum Partners designed a new grid-based street system, with a matrix of 22 streets scaled to the size of city blocks. Belmar is 104 acres big. The city assumed ownership of the streets after completion. Belmar features wide sidewalks and narrow roads, encouraging walking and slowing traffic. Overthe-road cable lighting creates atmosphere and a sense of intimacy. Parking is concentrated in three large public garages with a total of 3,000 spaces, in addition to roughly 2,000 street and surface spaces. Belmar includes 958,909 square feet of retail, 758,150 square feet in offices, 1300 rental units, 200 units for sale, central plazas and parks. (Sobel, 2002). Recognition: EPA Award for Smart Growth Achievement in 2005, ULIâ&#x20AC;&#x2122;s prestigious award 2005 and the Congress for New Urbanism (CNU) Charter Award in 2006. 42

Fig. 3.3 - Elevation of apartments in Belmar

Similar to the site but on a larger scale, Belmar was one of the most successful projects in revitalizing a site. It transformed an abandoned mall with a huge parking lot into a thriving, walkable place. One of the main aspects that will be considered for the Otay Commercial Center, is how they created density by taking advantage of the whole place. Belmar created a place emphasizing people getting around without the need of the car. The way Belmar project incorporated different house typologies it is a good example to follow. The whole site was divided into smaller blocks and was very successful. Belmar not only is an excellent model for rethinking the Urban fabric it is also a great example of green building techniques.

Fig. 3.4 - Belmar site plan

Fig. 3.5 - Diagram, circulation

The first thing to bring into the Otay Commercial Center is the way architects have divided the site into smaller blocks. It was very successful and it made Belmar a place to walk rather than drive. Otay Commercial Center needs something where people can come and be active. Belmar combines housing, retail and parks to connect to the surrounding areas. Tijuana is in a need of housing, and there is an excellent opportunity in Otay Commercial Center to provide that as well as create a place where people want to be when they are not at home.

in an excellent location for plenty of sun throughout the day, and even though solar panels are rarely used across the border, it will give a new way to provide energy to the site. Lighting in Belmar was also a great feature. Having lighting all around the Otay Commercial Center will create a safer environment.

At the same time, Belmar also skillfully integrated different typologies. They have all anchor stores on one side, with housing on the other, and they both work together to create a connection. Since in Otay Commercial Center all that is left are anchor stores, they will be separated and moved into smaller blocks. Finally, it is important to incorporate some of the green building techniques. Recycling and Solar Power are the ones that can be used in Otay Commercial Center. Most of Otay Commercial Center will be demolished and it is important to reuse all the material possible. The site is 45

Fig. 3.6 - Mizner Park site plan

Fig. 3.8 Aerial view of central parl at Mizner Park

Recognition: American Institute of Architects, Washington, DC Chapter, Award for Excellence in Architecture Precast/Prestressed Concrete Institute, National Best Mixed-Use Facility Fig. 3.7 Aerial View of Mizner Park

National Mall Monitor Magazine, Award for Open-Air Center

MIZNER PARK

NAIOP South Florida, Best Mixed-Use Award

Location: Boca Raton, Florida

Mall Monitor’s Best New Open Center

Year built: 2001

Mizner Park provided a variety of uses and incorporated them both horizontally and vertically. Plaza Real is lined with mixed-use buildings containing ground-floor retail and five stories of apartments. Behind those buildings are multi-story garages providing free parking. Some garages are lined with townhouses to blend in with the older single-family homes surrounding the project. Mizner Park immediately became a hub of activity. City residents now head there when they want to “go downtown”. Mizner Park has created a true identity in place of a standard shopping mall. (Sobel, 2002)

Brief Description: Mixed-use, multi-story development anchored by arts museum and central civic plaza by Cooper Carry and Associates. Total square feet is 770,000 and it occupies the site of what was once a failed 36 acre retail mall constructed in the 1970s. Centered around the grand outdoor “Plaza Real” are numerous mixed-use buildings that integrate office and retail space, apartments, townhouses, cinemas, restaurants, museums, and a Center for the Arts complex.

Mizner Park is another big example of how good design starts on the street. Mizner Park provides a pleasant walkway for pedestrian and creates a center plaza for people to come and visit. There is plenty of seating and part of the center walkway can be used as a farmerâ&#x20AC;&#x2122;s market during the weekend. Mizner Park is made for cars, but it does not feel like a place for cars to be driven around. Mizner Park is a perfect example of revitalizing an area. One of the reasons Mizner Park was chosen as a good example of reviving a site, even though is on a smaller scale compared to Otay Commercial Center, is because it created a central walkway that is shared and is for people to gather around. The Otay Commercial Center lacks is a common area to connect the students and the people living around it. Green spaces were necessary to wrap some of the mixed-use buildings. This can be applied across the border. Mizner Park have plenty of parking. Instead of having big empty asphalt parking lots, they provided parking garages and wrapped it with townhouses and mixed-use buildings. This design element can also be applied to the

Otay Commercial Center across the border. Having the parking behind townhouses or apartments makes the site feels as if parking was non-existent.

Fig. 3.9 - Diagram - Circulation

Fig. 3.10 - Aerial view of Eastgate Town Center

EASTGATE TOWN CENTER Location: Brainerd, Tennessee

Fig. 3.11 - Perspective view

Year built: 2001-2005 Brief Description: Dover, Khol & Partners transformed the enclosed multi-anchor mall into mixed-use project. The project has large corporate tenants that employ over 4500 workers on the site. It has 180000 sf of retail and 700000 sf. The plan called for gradually turning the mall inside out, focusing around a network of streets and a new square. The mall is now transformed into a real town center for the Brainerd area.

Fig. 3.12 - Eastgate Town Center

Fig. 3.15 Creating small density

Fig. 3.16 - Creating medium density

Fig. 3.13 - Creating Large density

Fig. 3.14 - Concept sketch

Fig. 3.17 - Sketch of retail stores

Eastgate Town Center is a great example of converting a retail location into a more walkable place. Similar to Belmar, it divided the original site into smaller blocks. It did an excellent example of creating density in the site and incorporating different typologies into one space. Again, dividing the site into smaller blocks is one of the strategies that will be applied in the Otay Commercial Center. It creates a more walkable space. Including a parking structure will give the project the advantage to blend in with the surroundings.

Fig. 3.18 - Diagram, circulation

Fig. 3.19 - View of Peninsula Town Center

Fig. 3.20 - Aerial view

Fig. 3.21 - Shopping Center in Peninsula Town Center

PENINSULA TOWN CENTER Location: Hampton, Virginia Year built: 2004 - 2012 Brief Description: Designed by DDG, the 1.2-millionsquare-foot town center is the premier shopping destination. The center draws customers from across the region with mix of more than 70 specialty stores and restaurants. Today, residents of Hampton can work, shop and dine at a destination that offers a variety of styles and ambience.

Fig. 3.22 - Water fountain jets

Fig. 3.23 - Diagram, Circulation

Peninsula Town Center is a great example of repurposing an indoor mall, it transformed and old strip mall and combined housing and retail in one place. Peninsula Town Center divided the original big box strip mall into smaller blocks. Also, It has a great human scale by keeping buildings in similar size. Peninsula Town Center removed the grocery stores from the center and located them in the edges. Dividing the site into smaller blocks is one of the things that will be applied in the Otay Commercial Center. It creates a more walkable space and encourages people to walk instead of drive.

Fig. 3.24 - Commercial Buildings

MASHPEE COMMONS Location: Mashpee, Cape Cod Massachusetts. Year built: 2000s Brief Description: Designed by Duany Plater-Zyberk & Company. It has 130,000 sf retail, 70,000 sf office, and 40 residences. Size is 140 acres with a wide range of national retailers and local â&#x20AC;&#x153;mom-and-popâ&#x20AC;? merchants. Mashpee Commons is the first retrofit of a strip shopping center into a mixed-use, mixed-income, pedestrian-friendly town center. DPZ was invited in 1988 to create a master plan for the commercial center and to propose designs for the surrounding neighborhoods.

Fig. 3.25 - Aerial View

Fig. 3.26 - Mall before becoming Mashpee Commons

Fig. 3.27 - Mashpee Commons site plan

Mashpee Commons is about the same size as the Otay Commercial Center and its surroundings. Developers effectively created density by having smaller blocks. There is a transition from residential to commercial, with the residential located on the edges of the site. Mashpee Commons also divided the site into smaller blocks. It created a more walkable space and encouraged people to walk instead of drive.

Fig. 3.28 - Diagram, circulation

3.2 LEGAL ISSUES

1. Use or Occupancy Chapter 3 Use and Occupancy Classifications Section 303 Assembly Group A 303.1 Includes, among others, the use of a building or structure, or a portion thereof, for the gathering of persons for purposes such as civic, social or religious functions; recreation, food or drink consumption or awaiting transportation. 303.2 Assembly Group A-1 - Group A-1 occupancy includes assembly uses, usually with fixed seating, intended for the production and viewing of the performance arts or motion pictures including, but not limited to: Theaters. Section 304 Business Group B 304.1 includes, among others, the use of a building or structure, or a portion thereof, for office, professional or service-type transactions, including storage of records and accounts. Section 305 Educational Group E 305.1 Includes, among others, the use of a .building or structure, or a portion thereof, by six or more persons at any one time for educational purposes through the 12th grade.

Section 308 Institutional Group I 308.1 Includes, among others, the use of a building or structure, or a portion thereof, in which care or supervision is provided to persons who are or are not capable of selfpreservation without physical assistance or in which persons are detained for penal or correctional purposes or in which the liberty of the occupants is restricted Section 309 Mercantile Group M 309.1 Includes, among others, the use of a building or structure or a portion thereof for the display and sale of merchandise, and involves stocks of goods, wares or merchandise incidental to such purposes and accessible to the public. Section 310 Residential Group R 310.1 Includes, among others, the use of a building or structure, or a portion thereof, for sleeping purposes when not classified as an Institutional Group I or when not regulated by the International Residential Code. 310.3 Residential Group R-1 occupancies containing sleeping units where the occupants are primarily transient in nature

310.4 Residential Group R-2 occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature. These occupancy groups are considered to be part of the masterplan in the Otay Commercial Center. 2. Construction type Chapter 6 - Types of construction 602.1 General - Building and structures erected or to be erected, altered or extended in height or area shall be classified in one of the five construction types defined in Section 602.2 through 602.5. The building elements shall have a fire-resistance rating not less than that specified in table 602. Where required to have a fire-resistance rating by Table 601, building elements shall comply with the applicable provisions of section 703.2. The protection of openings, ducts and air transfer openings in building elements shall not be required unless required by other provisions of this code. 602.3 Type I and II construction are those types of construction in which the building elements listed in Table 601 are of noncombustible materials, except as permitted in section 603 and elsewhere in the code.

602.4.8.1 Interior walls and partitions - Shall be of solid wood construction formed by not less than two layers of 1-inch matched boards or laminated construction 4 inches thick, or of 1-hour fire-resistance-rated construction. 602.4.8.2 Exterior walls shall be of one of the following: 1. Noncombustible materials 2. Not less than 6 inches in thickness and constructed of one of the following: 2.1 Fire-retardant-treated wood in accordance with Section 2303.2 and complying with Section 602.4.1 and 2.2 Cross-laminated timber complying with section 602.4.2 3. General Building Limitations. 504.1 General - The height, in feet, and the number of stories of a building shall be determined based on the type of construction, occupancy classification and whether there is an automatic sprinkler system. 504.2 Mixed Occupancy - In a building containing mixed occupancies in accordance with Section 508, no individual occupancy shall exceed the height and number of story limits specified in this section for the applicable occupancies.

OCCUPANCY CLASSIFICATION TYPE OF CONSTRUCTION A, B, E, F, M, S, U R

Sprinkles

Type I Type II Type III Type III Type IV Type V 160 65 65 65 65 50 180 85 85 85 85 70

Section 402 Covered mall and Open Mall Buildings 402.1.1 Open Space - An open mall building and anchor buildings garages adjoining the perimeter line shall be surrounded on all sides by a permanent open space of not less than 60 feet. Exception: The permanent open space of 60 feet shall be permitted to be reduced to not less than 40 feet, provided the following requirements are met: 1. The reduced open space shall not be allowed for more than 75 percent of the perimeter of the covered or open mall building and anchor buildings; 2. The exterior wall facing the reduced open space shall have a fire-resistance rating of not less than 3 hours; 3. Openings in the exterior wall facing the reduced open space shall have opening protective with a fire protection rating of not less than 3 hours; and 4. Group E, H, I or R occupancies are not located within the covered or open mall building or anchor buildings. 402.1.2 Open mall building perimeter line - The perimeter line shall encircle all buildings and structures that 64

comprise the open mall building and shall encompass any open-air interior walkways, open-air courtyards or similar open-air spaces. The perimeter line shall define the extent of the open mall building. Anchor buildings and parking structures shall be outside of the perimeter and are not considered as part of the open mall building. 4. Exiting Chapter II, Article 25. Accessibility and Ease for Exiting In order to provide security in relation to the entrances, exits and circulation, they must be regulated in the Regulations and Complementary Technical Norms by the following provisions: I. To ensure that the exits and buildings circulations ensure a quick and safe evacuation, its dimensions will be established according to the type and size of the building, as well as the characteristics of dispersal areas, doors and accesses. II. Emergency exit, is set according to the characteristics of the building, the number and dimensions of doors, horizontal circulations, stairs and ramps. III. The minimum dimensions for corridors and tunnels will be established according to the type of building and circulation.

IV. The buildings that requires it, will always have stairs or pedestrian ramps that communicate all levels, although there are elevators, escalators or lifts . These must meet the design conditions established in the project and the minimum width according to the types of buildings and the characteristics of the areas they serve. V. For installations of seats and bleachers in buildings, it should comply with conditions regarding placement, size and other characteristics of these. VI. Elevators passenger and cargo, escalators and conveyors of the public, will meet the provisions in the matter, considering the conditions and characteristics of the buildings requiring that service. VII. Buildings to the public had the necessary elements to allow access, egress and circulation of handicapped both its indoors and outdoors. 5. Accessibility ADA Requirements: Accessible Approach/Entrance Route of travel Ramps Parking and Drop of Area Entrances

Access to Goods and Services Horizontal Circulation Doors Rooms and Spaces Emergency Egress Signage for goods and services Directional and Informational Signage Controls Seats, tables and counters Vehicular Circulation Stair Elevators Lifts Usability of Rest Rooms Getting to the Rest Room Doorways and Passages Stalls Lavatories Additional Access Drinking Fountains Telephones

Since the site is in Tijuana, Mexico, finding relevant building codes was challenging. Codes form the International Building Codes will be use to create a set of codes that can be applied in the Otay Commercial Center in Tijuana, Mexico. The Lexicon for New Urbanism to create a masterplan for the Otay Commercial Center site will also be applied.

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3.3 SPECIALIZED BUILDING PERFORMANCE CRITERIA

Building's Relation to the site Buildings will provide an appealing environment and enhance the visual aspect of the street. At the same time, the taller buildings will be located in the middle of the project which will minimize the impact of the project on the adjacent neighboring properties. Buildings will be at a human scale and will frame the central plaza. Residential buildings will be facing the adjacent housing, and mixeduse buildings will be close to retail stores and visible to students and the Otay community. Specific Use of Buildings The project will include mixed-use buildings that consist of retail on the first floor and apartments on top. Townhouses to provide with student housing and single family homes will be included. Anchor and retail stores will frame the center plaza. Office building, parks and parking structures will also be provided in the masterplan. Number of Occupants/User groups The primary users of this project will be people living on the site. They require privacy and a safe environment. They will also be able to interact with neighboring communities through activities, fun events, farmer's market. 68

The secondary users are people that do not live on the site. Not just visitors from across the border but also the students who are within walking proximity and the communities living nearby. Activities Housed Activities will include a farmer's market to encourage local vending. The site will have several places for social gatherings focusing on the central plaza that will link the University campus with the Otay Community. Retail stores will provide outside eating spaces. The central plaza and parks will have sufficient space for community events such as concerts or a playground area. Layout The site will be split into smaller blocks, 200 ft. by 400 ft. ideally. The design of the inside spaces will take into account the relationship with the neighboring community. The masterplan will allow for easy pedestrian circulation and encourage biking. Parks will be located in areas that are easy to access. Entry and exit spots will be on main streets that connect to the community and the street that leads to the UABC (Universidad Autonoma de Baja California) campus.

Circulation The layout of the building will help with circulation of users. There will be private and public circulation. Private circulation will occur on the residential areas and public circulation will occur in retail stores and the central plaza. Cars are secondary and will circulate throughout the site. Sustainability Factors To take advantage of the natural light, most of the buildings will be south facing. Passive solar buildings typically have windows (glazing) on the southern facing side of the building to absorb the sun's heat energy to keep the building warm during winter. Buildings will have a type of shading to keep the buildings cool during summer. Green Building Design is a priority; it enhances cost, energy, quality of life and many more. Views are also necessary. Building occupants will have the ability to see landscapes, objects or people outside the buildings. Views will enhance the ambiance on site, as well as contribute to the overall well being of workers and their productivity.

3.4 PRE-DESIGN AND FIELD ANALYSIS

UABC

(Universidad Autonoma de Baja Califonria)

Analysis of the site reveals numerous obstacles preventing students and others from using the site. There are only two main entrances and two main exits. People living facing the back of the mall cannot enter from their houses. There is a lot of noise since the two main highways surround the site. The site is in need of a connection to the students and the neighboring houses. There is a lack of housing in Tijuana and with population increasing, a lot of people are moving to the outskirts of the city. It will be important to create different typologies of housing surrounding the strip mall to keep people from sprawling. At the same time, providing housing for students and amenities is a key to creating a successful masterplan.

Fig, 3.29 - Site Analysis

Image 43

GROUND Diagrams/ Existing FIGURE Conditions DIAGRAMS/EXISTING CONDITIONS Diagram showing all the existing buildings and houses in the Otay Commercial Center and its surroundings. Analysis: The Otay Commercial Center is too big and it is surrounded by a few apartments and the rest is empty land. N

Fig. 3.30 - Site diagram

VOIDS Diagram showing empty land and spaces Analysis: The Otay Commercial Center is full of empty land that is under utilize.

N Fig. 3.31 - Site diagram

EXISTING CONDITIONS Diagram showing existing different typologies. School Factory Retail Otay Mall Soccer/Baseball Fields Housing Apartments Hotels N

Park

Fig. 3.32 - Site Diagram

VEHICLE CIRCULATION Diagram showing vehicular circulation. Main streets, secondary streets and streets in between housing. It also shows the main vehicular entrances and exits. Analysis: There are no main roads passing through Otay Commercial Center.

Parking lots N

Fig. 3.33 - Site Diagram

Vehicular entrance/exit Vehicular circulation 73

PEDESTRIAN CIRCULATION Diagram showing pedestrian circulation through main streets, secondary streets and streets in between housing. Also shows the main pedestrian entrances and exits, and 1/4 walking radius around Otay Commercial Center

Analysis: There are no crosswalks to the Otay Commercial Center. N Fig. 3.34 - Site Diagram

1/4 Walking radius Pedestrian access Pedestrian circulation

PUBLIC vs PRIVATE Diagram showing private access, and semi-private access.

Analysis: Most of the public spaces are not accessible.

Private access

N Fig. 3.35 - Site Diagram

Semi-private access Public access

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WINTER

8 AM

12 PM

4 PM

Fig. 3.36 - Shadows in Otay Commercial Center

SPRING

SUMMER

FALL

SUN/SHADE STUDY

Diagram showing a study of how the sun impacts the site at different time. It is important to understand how the sun travels through the site to help create high performance buildings. Understanding available sun also helps with the application of Passive solar heating, daylighting, and how exterior spaces and courtyards will be arranged.

3.5 PARKING

One of the first issues with the Otay Commercial Center was the vast amount of parking that is built and how empty it looks. To address this problem, the minimum amount of parking will be built depending on typology. At the same time, parking structures will be constructed in certain areas to help with the amount of cars that come to Otay Commercial Center. Structures will be behind mixeduse buildings to blend in with what is around. Parking on the streets will be allowed too. Fig. 3.37 - Typival parking structure ramp

The materials for parking structures would be steel framing and concrete foundations. Parking structures will comply with ADA requirements to accommodate the parking spaces needed.

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3.6 PROGRAMING

Fig. 3.38 - Program diagram

Program goals and objectives The objective is to create a livable complete community for students and neighboring communities. Ideally, students and other residents will work and cycle to the site, enjoying retail, dining, and recreation opportunities. The program will also include a variety of typologies that will create density in the area. LAND USE DATA - MIXED-USE Gross Floor Area: 629501.82 ft2 - 15 ac Built-up Area: 214193.96 ft2 Net Floor Area: 440651.27 ft2 Mean Number of Storeys: 2.94 Total = 12 Buildings LAND USE DATA - SINGLE FAMILY HOUSES Gross Floor Area: 367,947.24 ft2 - 8 ac Built-up Area: 347808.44 ft2 Net Floor Area: 243465.91 ft2 Mean Number of Storeys: 1.0 Total = 237 Houses LAND USE DATA - TOWNHOUSES Gross Floor Area: 607134.54 ft2 - 14 ac Built-up Area: 303567.27 ft2 Net Floor Area: 424994.18 ft2 Mean Number of Storeys: 2.0 Total: 338 Townhouses LAND USE DATA - PARKING STRUCTURES Gross Floor Area: 775194.1 ft2 - 18 ac Built-up Area: 193798.52 ft2 Net Floor Area: 542635.87 ft2 Mean Number of Storeys: 4.0 Total = 8 Parking Structures

Currently in Tijuana, population is growing on the outskirts of the city. Rapid growth has created a need for housing. The new project will provide housing to the center of the Otay community. By incorporating single family housing, townhouses and apartments, the project will create a place for people to stop sprawling.

LAND USE DATA - COMMERCIAL Gross Floor Area: 389851.43 ft2 - 9 ac Built-up Area: 389851.43 ft2 Net Floor Area: 272896.0 ft2 Mean Number of Storeys: 1.0 LAND USE DATA - CIVIC BUILDINGS Gross Floor Area: 1290106.81 ft2 - 30 ac Built-up Area: 252236.86 ft2 Net Floor Area: 903074.77 ft2 Mean Number of Storeys: 5.11 Total = 7 Civic Buildings LAND USE DATA - APARTMENTS Gross Floor Area: 854953.56 ft2 - 20 ac Built-up Area: 233160.62 ft2 Net Floor Area: 598467.49 ft2 Mean Number of Storeys: 3.67 Total = 19 Apartments LAND USE DATA - OFFICES Gross Floor Area: 281909 ft2 - 6.5 ac Built-up Area: 65623.63 ft2 Net Floor Area: 197154.25 ft2 Mean Number of Storeys: 4.29 Total = 10 Offices

LAND USE DATA - GREEN AREAS Gross Floor Area: 1500468 ft2 - 34 ac 81

3.7 SITE PHOTOS - EXTERIOR

Fig. 3.39

Fig. 3.40

Fig. 3.41

Fig. 3.42

Fig. 3.43

Fig. 3.44

Fig. 3.45

Fig. 3.46

1 2 4

3 7 5 6

Analysis:

There is a lot of empty parking lot, and empty land surrounding the Otay Commercial Center. There were people outside the shopping center, and most of the people arrived to the site driving.

Fig. 3.48 - Site showing location of interior photos

SITE PHOTOS - INTERIOR

Fig. 3.49

Fig. 3.50

Fig. 3.51

Fig. 3.52

Fig. 3.53

Fig. 3.54

Fig. 3.55

Fig. 3.56

Fig. 3.57

1 2 3 4 5 Analysis: EMPTY! Most of the inside stores are close down. There are only a few stores that are open. Not a lot of activities to do in the inside, plenty of room but noting to do.

6 7 8

Fig. 3.48 - Site showing location of exterior photos

Fig. 4

04 DESIGN PROCESS

4.1 SCHEMATIC DESIGN (PHASE ONE)

Fig. 4.1 - Grid used for design

The design process started by creating a grid. After a few sketches, the grid was the best option to come up with a solution to refurbish the Otay Commercial Center. Guidelines were created in the same direction as the two main highways that surround the site. At the same time, the neighboring streets were extended to merge the community and retail spaces into the site. All together, the grid created, was ideal to form 200 ft. by 400 ft. blocks. This grid gave the masterplan a purpose. It was better than creating random blocks and streets without thinking of the surroundings. The grid created the connection that is needed to have a sense of place. There are many options to create a town center but with the grid it reduced those options to the more ideal solutions.

4.1.1 SKETCHES AND SKETCH MODELS

Fig. 4.2 - Masterplan idea 1

Fig. 4.3 - Masterplan idea 2

Option 1

Option 2

This sketch shows the first masterplan idea. Existing housing was maintained and the mall was dissected into smaller mixed-use spaces. One of the problems with this idea, was the size of the blocks. Also, it was not completely connecting to the surroundings.

This sketch shows the second masterplan idea. Existing housing was removed and the mall was dissected and moved closer to the existing grocery store. One problem with this idea, was the sharp corners that the streets created. Also, the spaces in between the mixed-use buildings were not well defined.

Fig. 4.4 - Masterplan idea 3

Fig. 4.5 - Masterplan idea 4

Option 3

Option 4

This sketch shows the third masterplan idea. Existing housing was removed and the mall was dissected into smaller mixed-use spaces. Some of the problems with this idea however, were the scale of the blocks and the central plaza. Also, there were some conflicts with existing buildings and proposed buildings.

This sketch shows the fourth masterplan idea. Existing housing was maintained and the mall was dissected and moved closer to the existing grocery shop. This masterplan didnâ&#x20AC;&#x2122;t address the main highways, and the central park would have created traffic congestion.

N Fig. 4.6 - First complete masterplan

4.1.2 FIRST MASTERPLAN

Strategies: Using case studies, site analysis, and the Ten Principles for Building Healthy Places, the proposal creates a new block grid on site to encourage people to walk and bike in a safe environment. Mall was unboxed and made into an open shopping center. The principles used to create the masterplan were the â&#x20AC;&#x153;Ten Principles for Building Healthy Placesâ&#x20AC;? by the Urban Land Institute: 1. Put People First 2. Recognize the Economic Value 3. Empower Champions for Health 4. Energize Shared Spaces 5. Make Healthy Choices Easy 6. Ensure Equitable Access 7. Mix It Up 8. Embrace Unique Character 9. Promote Access to Healthy Food 10. Make it Active While the first attempt was successful, it still had a lot of development to do. There were no parking structures, the Otay Commercial Center was not well designed and major streets are designed only for cars.

Fig. 4.7

Perspective 1 Analysis: These aerial perspectives show how all the buildings interact with each other on the site and with the surrounding community. they show the different heights of buidlings and the green spaces that are being proposed

Fig. 4.8

Fig. 4.9

Perspective 2

Perspective 3

Fig. 4.10

Section A

Fig. 4.11

Section B

4.2 SCHEMATIC DESIGN (PHASE TWO) USA International Border Airport

UABC

Otay Commercial Center

Fig. 4.12 - Existing Conditions

DEFICIENCIES ~ Otay Commercial center is located at major arterials intersection ~ Footprint is excessively large for a single building. ~ A large area of under utilized surface parking ~ A vast area of empty land surrounds the mall ~ Lack of civic space

MALL REPAIR ~ Unbox the mall into smaller and more walkable blocks ~Introduce new building types and mixed use, such as residential, retail, office and civic ~Create walkable urban blocks ~ Eliminate parking lots and create garages ~ Rezone the surroundings ~ Connect with neighboring community

BARRIERS

NODES Fig. 4.13 - Diagrams showing nodes, desired connections, barriers, and void infill

DESIRED CONNECTIONS

VOID INFILL 97

1. Hospital 2. Library 3. Recreational Center 4. Amphitheater

Fig. 4.14 - Second Masterplan Design

4.2.1 SECOND MASTERPLAN COMPACT The new masterplan incorporates: ~ A connected network of streets and pathways ~ Buildings are street oriented to engage pedestrian interest ~ Range of Uses WALKABLE ~ Different residential typologies ~ public buildings & public spaces are dispersed throughout the neighboorhood ~ Parks are within walking distance throughtout the community

COMPLETE ~ Diversity of uses : - Employment - Shopping - Residences - Public Spaces

Fig. 4.15 - Aerial view focusing on proposed shopping center

Fig. 4.16 - Aerial view focusing on proposed master plan

100

Vignettes This vignette shows how townhouses that are near the soccer field should look like. These townhouses will serve as student housing for the college campus that is nearby.

Fig. 4.17 - Vignette 1

Vignette is showing the view from the Library onto the new shopping center. It shows what happens in between the offfice buildings and the axis that it creates for pedestrians only.

Fig. 4.18 - Vignette 2

Vignette showing interaction created in the amphitheater. The openness of the site and the mixed-use buildings in the back that would help to build density around the Otay Commercial Center.

Fig. 4.19 - Vignette 3

c 101

Vignette is showing the proposed center median on the two main boulevards. This median accommodates pedestrian walking and bicycles in the center of the street instead of having them on the edges. This median connects the Otay community all the way to the University campus. The center median will encourage people to walk and bike more.

Fig. 4.20 - Vignette 4

Fig. 4.21 - Vignette 5

Vignette is showing the proposed central plaza near the new Otay Commercial Center. It features fountain water jets for kids to play and for people to gather around.

102

Fig. 4.22 - Sections in different locations of proposed masterplan

103

4.3 DESIGN - DIAGRAM

New Conditions Building Type Diagram showing the new proposed typologies. Which are: - Mixed-use buildings - Commercial - Single family housing - Townhouses - Apartments - Civic Buildings - Offices - Parking Structures

Fig. 4.23 - New conditions, diagram

104

New Conditions Landscape Plan Diagram showing the new proposed green areas around the masterplan. There are three main parks that will serve all people in the area, meeting the 1/4 mile radius.

Fig. 4.24 - New conditions, diagram

105

New Conditions Vehicular Circulation Diagram showing the new proposed vehicular circulation. From small streets to main boulevards.

Fig. 4.25 - New conditions, diagram

106

New Conditions Building Heights Diagram showing the new proposed height structures. Which are: - 1 Floor - 2 Floors - 3 Floors - 4 Floors

Fig. 4.26 - New conditions, diagram

107

New Conditions Pedestrian Circulation Diagram showing the new proposed pedestrian circulation and main entrances for people walking

Fig. 4.27 - New conditions, diagram

108

New Conditions Figure Ground Diagram showing the new proposed figure ground. It shows how the site is now dense with different typologies. It created blocks that are ideal for pedestrian walking.

Fig. 4.28 - New conditions, diagram

109

New Conditions Access Diagram showing the new proposed private and public access. Private access is where more of the residential areas are, and public access is where commercial and civic buildings are.

Fig. 4.29 - New conditions, diagram

110

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111

Fig. 4.30 Section showing relationship between buildings

Fig. 4.31 Section showing relationship between buildings

112

113

Fig. 4.32 - Third masterplan design

114

Fig. 4.33 - Aerial view of masterplan

Fig. 4.34 - The new Otay Commercial Center

Metal Beam Stone Siding

Wood Overhang Cross Ventilation

Fig. 4.35 - Section Perspective showing materials and air circulation

115

4.4 FINAL MASTERPLAN SORIANA

HOSPITAL SEARS

WOMENâ&#x20AC;&#x2122;S CENTER

C RECREATIONAL CENTER

LIBRARY

GYM

Residential/civic buildings Commercial/mixed-use buildings Fig. 4.36 - Final masterplan design

116

The Masterplan: The final masterplan shows how the Otay Commercial Center was unboxed and made into an open shopping center. The Otay Commercial Center was transformed into an enduring, walkable, and integrated open-air, mixed-use development. The primary design focus is on pedestrians.

Ultimately, the program creates a dense, self-sustaining, walkable community that has a strong residential component and a strong connection to its surroundings. The Otay Commercial Center will be a place where people can live, work, and play.

The masterplan adds smaller blocks and many open spaces to encourage walkability and help with peopleâ&#x20AC;&#x2122;s health. It will be anchored by retail, dining, and vertically and horizontally integrated residential and office uses. It will include a central plaza and parks that will host different activities.

The shopping center itself is designed to have commercial in the first floor and residential on the second floor. The building uses local materials such as steel, concrete and wood.

Existing Conditions Commercial: 608968.8 ft2 - 14 ac Residential: 334540.8 ft2 - 7.7 ac Proposed Masterplan Gross Floor Area: 5176199.62 ft2 - 119 ac Built-up Area: 2000240.73 ft2 Required Green Area: 1034635.68 ft2 Net Floor Area: 3623339.73 ft2 Mean Numberof Storeys: 2.59 117

4.4.1 NEW CONDITIONS - DIAGRAMS & RENDERS

Fig. 4.37 - Final masterplan diagrams

118

These final diagrams show how the site drastically changed. Before, the Otay Commercial Center was a box strip mall surrounded by parking and dirt. Now, it blends in with the surroundings by incorporating different typologies, such as single family housing, townhouses, apartments, offices, civic buildings, retail, and mixed-use buildings.

119

AERIAL PERSPECTIVE PROPOSED MASTERPLAN 120

AERIAL PERSPECTIVE EXISTING CONDITION

Fig. 4.38 - Aerial View

121

RENDER - NEW OTAY COMMERCIAL CENTER 122

Fig. 4.39-Render 1

123

RENDER 1- NEW BUILDING 124

Fig. 4.40 - Render 2

125

RENDER 2 - NEW BUILDING 126

Fig. 4.41 - Render 3

127

Fig. 3.42 - Section Perspective

128

PERSPECTIVE SECTION 129

EXPLODED AXONOMETRIC 130

Fig. 3.43

Small Retail

Large Retail

Small Retail

Large Retail

Small Retail

Medium Retail

Small Retail Large Retail

Large Retail

Medium Retail

Small

Small Retail

1ST FLOOR PLAN

BA BA

MBDRM

BDRM 1 BDRM 2

MECHANICAL

BDRM 1

BDRM 3

& ELECTRICAL KITCHEN

LIVING

BDRM 2

KITCHEN

BDRM 1

BDRM 3

BA KITCHEN

LIVING

BDRM 1

BDRM 3 KITCHEN

KITCHEN

LIVING

BDRM 2

LIVING

BDRM 2

BDRM 1

BDRM 3 BDRM 1 LIVING LIVING

KITCHEN KITCHEN

LIVING

BDRM 2

KITCHEN LIVING

BDRM 1

BA KITCHEN

BDRM 1

LIVING MECHANICAL & ELECTRICAL KITCHEN LIVING

BDRM 1

KITCHEN

LIVING

LIVING BA

BDRM 2 MBDRM

Fig. 3.44 - Floor plans

BDRM 1 BDRM 2

2ND FLOOR PLAN 131

05CONCLUSION

This thesis was intended to begin a groundwork of research and preliminary studies in mall repair and creating new spaces across the border. The work was done in an attempt to create an idea that will act as a prototype (or starting point) for different locations and situations. In relation to the subject, this is in no way meant to be a replacement of what has been done in the study within this document. Reiterating that the observations and results at the end of this research will help to develop a tool, from which future reference or future changes may come. As the research shows, box malls with big asphalt parking are often creating problems instead of bringing a community together. The problem with box malls being abandoned is increasing not just in the United States but also across the border in Tijuana, Mexico. This thesis examines abandoned malls and how they were brought back to life. The investigation of the Otay Commercial Center creates a process that shows how revitalizing a place transforms the social structure of a community. In the proposal, the mall was transformed into more than just a place to shop. The mall becomes a town center, a complete community that blends in with the surrounding neighborhood by incorporating different kinds of typologies. 134

The scope of this thesis incorporates both practical and theoretical aspects of the investigation. Theoretical aspect refers to the beginning chapters were the thesis statement and research methodology is formulated. The practical aspect refers to the design process and final results. The scope of this study may be qualified as positive and negative for a few reasons. Firstly, this is a project done across the border in Tijuana, Mexico. One of the problems while working on the design process was to research legal issues in a system that is totally different as to here in the United States. Codes and standards had to be implemented using the California Building code and International Building Codes. At the same time, it was hard to find case studies related to my research in Mexico. Again, case studies from the United States were used. Even though, case studies are from the United States, they all have the same issues that the Otay Commercial Center was facing. Secondly, using the surroundings and dividing the site into smaller blocks (Approximately 200â&#x20AC;&#x2122; by 400â&#x20AC;&#x2122;) was a success. Having smaller blocks will encourage people to walk more. The creation of the two main boulevards with medians for pedestrian and bicycle only will also help

encourage people to walk and to bicycle more. The two main boulevards will connect the Otay community with the main University campus. This was successful since the old commercial center was not attracting people to come to the site. Thirdly, the primary objective of this study is to unboxed the mall and create smaller stores. It does work since the now “shopping center” is more of a town center. It is completely open and is more visible to pedestrian and at the same time more walkable. It creates a space for people to gather and it gives the option for people to have that “third place”. In conclusion, things turn out great. A whole masterplan was created bringing new typologies into the site, such as, single family houses, townhouses, offices, civic buildings, parks, retail and mixed-use buildings. The Otay Commercial Center was transformed into a complete community. For the future, it would be great to work on every single piece that makes the masterplan. Every single house and building can be design and every single block. The design of the library and hospital would be great too.

135

Image 92

136 13 36

BACK MATTER 137

REFERENCES Christensen, J. (2008). Big box reuse. Cambridge, MA: MIT Press. Addressing the problem of container landscapes of big boxes. How a few communities have addressed the problem turning vacated lots into something else.

City of San Diego: Bicycle master plan. (2013). San Diego, CA: Alta Transportation Consulting. Information on how we should implement more bikes in the city of San Diego.

Dunham-Jones, E. (2010, June). Transcript of “Retrofitting suburbia” Retrieved from https:// www.ted.com/talks/ellen_dunham_jones_ retrofitting_suburbia/transcript?language=en Eitler, T. W., McMahon, E., & Thoerig, T. (2013). Ten principles for building healthy places. 2013 Urban Land Institute.

History of how retail spaces started and how to build a successful shopping center.

Mixed-use development handbook. (2003). Washington, DC: Urban Land Institute. Reveals how to develop mixed-use projects that incorporate place-making principles. It lists the key points that can make or break a project and describes best practices and techniques to develop a mixed -use town center.

Schmitz, A., & Scully, J. (2006). Creating walkable plac es: Compact mixed-use solutions. Washington, D.C.: ULI-the Urban Land Institute. A description on developing a walkable, mixed-use project. It gives an explanation on financing and how to reconfigure old places and design new projects to create destinations.

Frank, J., MacCleery, R., Nienaber, S., Hammer schmidt, S., &amp; Claflin, A. (n.d.). Building healthy places toolkit: Strategies for enhancing health in the built envi ronment.

Sobel, L. S., Greenberg, E., & Bodzin, S. (2002). Grey fields into goldfields: Dead malls become living neighbor hoods. San Francisco, CA: Congress for the New Urbanism.

Gupta, P. K., & Terzano, K. (2008). Creating great towncenters and urban villages. Washington, DC: Urban Land Institute.

It shows different case studies of how architects have transformed empty malls into something better, such as, school, hospitals and mixed-use communities.

Kellert, S. R. (2005). Building for life: Designing and understanding the human-nature connection. Washington, DC: Island Press. An analysis of how we as humans need to interact with nature. How there is a disconnect between the young and the natural world.

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Kliment, S. A. (2003). Building type basics for Retail and Mixed-Used Facilities. New York: John Wiley & Sons.

Kotkin, Joel. "101 Uses for a Deserted Mall." Room for Debate 101 Uses for a Deserted Mall Comments. N.p., 04 Apr. 2009. Web. 27 Oct. 2015. Article on deserted malls

Peterson, Hayley. “America’s Shopping Malls Are Dying A Slow, Ugly Death.” Business Insider. Business Insider, Inc, 31 Jan. 2014. Web. 27 Oct. 2015. Article on why shopping center are dying.

Tachieva, G. (2010). Sprawl repair manual. Washington: Island Press. The Lexicon of the new urbanism. (2000). Place of publication not identified: Duany Plater-Zyberk & CO.

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LIST OF FIGURES Fig. 1 - Chapter 1 Title, By Author ..........................................................16 Fig. 2 - Chapter 2 Title, By Author .........................................................30 Fig. 1.1 - Map of site, google maps.........................................................19 Fig. 2.1 - Venn Diagram, By Author ......................................................32 Fig. 1.2 - Abandoned map........................................................................21 Redeveloping Greyfields. (n.d.). Retrieved November 28, 2015, from http://togethernorthjersey.com/ wp-content/uploads/2013/08/

Fig. 2.2 - .....................................................................................................33 Dubin, A. (2013, March 21). 5 Ways Name Badges Can Get People Interacting. Retrieved December 01, 2015, from http://www.bizbash.com/5-ways-name-badges-can-getpeople-interacting/new-york/story/25623/

Fig. 1.3 - ......................................................................................................21 Peterson, J. (2013). Greyfields by Jonathan Peterson. Fig. 2.3 -......................................................................................................35 Retrieved November 28, 2015, Delano, B. S. (2015, November 18). Post navigation. Retrieved from https://www.thinglink.com/scene/525786118625427458 November 30, 2015, from http://www.academyofurbanism.org. uk/journal-designing-healthy-behaviours/ Fig. 1.4 - ......................................................................................................21 O’Connell, J. (2015, January 30). The fall -and overhaul- of the Fig. 2.4 - .....................................................................................................36 American mall. Retrieved November 28, 2015, from: https://www. Enberg, S. (2013, March 10). Assignment 2: Relationship washingtonpost.com/business/capitalbusiness/the-fall--and- between people. Retrieved December 01, 2015, from overhaul--of-the-american-mall/2015/01/30/cf9f05f4-a650-11e4- https://documentaryphotography123.wordpress.com a7c2-03d37af98440_story.html /2013/03/10/assignment-2-relationship-between-people/ Fig. 1.5 -.......................................................................................................22 Nguyen, S. (2014, June 19). The Mall is Dead: Who Killed It, Why It’s Not Coming Back and What’s Next for Retail. Retrieved November 30, 2015, from http://www.slideshare.net/SuongNguyen9/nap-themall-is-dead-v15

Fig. 2.5 - .....................................................................................................37 Carry, C. (2015, May 04). Is the mall really dead? [Digital image]. Retrieved December 12, 2015, from http://www.slideshare.net/ CooperCarry/is-the-mall-really-dead

Fig 3 - Chapter 3 Title, By Author ...........................................................40 Fig.1.6 - .......................................................................................................25 Talton, J. (2011, January 16). Phoenix 101: Malls. Retrieved Fig. 3.1 - .....................................................................................................42 November 30, 2015, from http://roguecolumnist.typepad.com/ Belmar replaced the dying Villa Italia mall. [Digital image]. rogue_columnist/2011/06/phoenix-101-malls.html (2013, February 19). Retrieved January, 2016, from http://uli.org/infrastructure-initiative/belmar-in-lakewoodFig. 1.7 -.......................................................................................................26 colorado-provides-year-round-activities/ Warn, J. (2015, March 06). Shopping at Temples – ‘Cathedrals of Commerce’. Retrieved from https://thepoorprint.com/2015/03/06/ Fig. 3.2 - .....................................................................................................42 shopping-at-temples-cathedrals-of-commerce/ Van Meter William Pollack. (n.d.). Belmar [Brochure]. Lakewood, CA: Author. Fig. 1.8 -.......................................................................................................26 View From Outside In. (2011, June 22). Retrieved from http://view- Fig. 3.3 - .....................................................................................................42 fromoutsidein.blogspot.com/2011_06_01_archive.html Van Meter William Pollack. (n.d.). Belmar [Brochure]. Lakewood, CA: Author. Fig. 1.9 -.......................................................................................................26 Photo ID# 104694 - Palladium, Prague 1. (2008, October 04). Retrieved from http://www.nelso.com/cz/place/6325/photo/104694

140

Fig. 3.4 - ........................................................................................................43 Fig. 3.16 - .................................................................................................51 Belmar Lakewood, CO [Site Plan]. (2010, June 7). Retrieved January, Dover, Kohl &amp; Partners. (n.d.). Retrieved January, 2016, 2016, from http://www.vmwp.com/projects/plan-belmar.php from http://www.doverkohl.com/ Fig. 3.5 - Diagram by Author .....................................................................44 Fig. 3.17 - .................................................................................................51 Dover, Kohl &amp; Partners. (n.d.). Retrieved January, 2016, Fig. 3.6 - ........................................................................................................46 from http://www.doverkohl.com/ Mizner Park Master Plan. (n.d.). Retrieved January, 2016, Fig. 3.18 - Diagram by Author .............................................................53 from http://www.newmanarchitects.com/planning_mizner.html Fig. 3.7 - ........................................................................................................47 Fig. 3.19 - .................................................................................................54 2010 Excellence in Development Design Awards - HRACRE. Mizner Park Master Plan. (n.d.). Retrieved January, 2016, (2011, February 07). Retrieved from http://hracre.org/content/ from http://www.newmanarchitects.com/planning_mizner.html 2010-excellence-in-design-awards Fig. 3.8 - ........................................................................................................47 Fig. 3.20 - .................................................................................................55 Mizner Park Master Plan. (n.d.). Retrieved January, 2016, Market Sectors - Let’s Build Something Better - Hoar from http://www.newmanarchitects.com/planning_mizner.html Construction. (n.d.). Retrieved from http://www.hoar.com/ Fig. 3.9 - Diagram by Author .....................................................................49 market-sectors/retail-mixed-use/peninsula-town-center Fig. 3.10 - ......................................................................................................50 Fig. 3.21 - .................................................................................................55 Executive Suites Virginia Beach. (n.d.). Retrieved February, 2016, Dover, Kohl &amp; Partners. (n.d.). Retrieved January, 2016, from http://www.executive-suites-virginia-beach.com/index.php from http://www.doverkohl.com/ Fig. 3.11 - ......................................................................................................50 Fig. 3.22 -.................................................................................................55 288/365 - Peninsula Town Center. (n.d.). Retrieved February, 2016, Seligman, S. D. (n.d.). Liebman-Loveman Family - Home Page. from https://www.flickr.com/photos/mrbrkly/5083500207 Retrieved January, 2016, from http://www.liebman-loveman.com/ Fig. 3.12 - ......................................................................................................50 Fig. 3.23 - Diagram by Author .............................................................56 Dover, Kohl &amp; Partners. (n.d.). Retrieved January, 2016, Fig. 3.24 - ................................................................................................58 from http://www.doverkohl.com/ Duany Plater-Zyberk &amp; Company. (n.d.). Retrieved February, Fig. 3.13 - ......................................................................................................51 2016, from http://www.dpz.com/Projects/8633 Dover, Kohl &amp; Partners. (n.d.). Retrieved January, 2016, from http://www.doverkohl.com/

Fig. 3.25 - .................................................................................................58 Mashpee Commons Mashpee, MA. (n.d.). Retrieved February, Fig. 3.14 - ......................................................................................................51 2016, from http://buildabetterburb.org/mashpee-commons/ Dover, Kohl &amp; Partners. (n.d.). Retrieved January, 2016, Fig. 3.26 - ................................................................................................58 from http://www.doverkohl.com/ Rick Geller on Law and Local Government: Mayor Jacobs’ Vision: Fig. 3.15 - ......................................................................................................51 “Complete Streets and Place-making” (n.d.). Retrieved February, 2016, from http://rickgellerforcc.blogspot.com/2012/01/ Dover, Kohl &amp; Partners. (n.d.). Retrieved January, 2016, mayor-jacobs-vision-complete-streets.html from http://www.doverkohl.com/

141

Fig. 3.27 - ....................................................................................................59 Fig. 4.2 - Diagram by Author .................................................................90 Mashpee Commons - Prellwitz Chilinski Associates, Inc. Fig. 4.3 - Diagram by Author ................................................................ 90 (n.d.). Retrieved February, 2016, from http://www.prellwitzchilinski.com/projects/mashpee-commonsFig. 4.4 - Diagram by Author ..................................................................91 planning/ Fig. 3.28 - Diagram by Author ............................................................... 72 Fig. 4.5 - Diagram by Author .................................................................91 Fig. 3.29 - Diagram by Author ................................................ .........70-71 Fig. 4.6 - Diagram by Author .................................................................92 Fig. 3.30 - Diagram by Author ............................................................... 72 Fig. 4.7 - Diagram by Author ............................................................... 94 Fig. 3.31 - Diagram by Author .................. .............................................72 Fig. 4.8 - Diagram by Author ............................................................... 94 Fig. 3.32 - Diagram by Author .................................................................73 Fig. 4.9 - Diagram by Author ................................................................ 94 Fig. 3.33 - Diagram by Author .................................................................73 Fig. 4.10 - Diagram by Author ...............................................................94 Fig. 3.34 - Diagram by Author ............................................................... 74 Fig. 4.11 - Diagram by Author ............................................................... 94 Fig. 3.35 - Diagram by Author ............................................................... 74 Fig. 4.12 - Diagram by Author ...............................................................95 Fig. 3.36: Diagram by Author ........................................................... 76-77 Fig. 4.13 - Diagram by Author ...............................................................97 Fig. 3.37 - ................................................................................................... 78 Fig. 4.14 - Diagram by Author ...............................................................98 Parking Garage Design Layout Fine Precast Concrete Parking Fig. 4.15 - Diagram by Author ............................................................ 100 Structures Functionality Gate Precast Best Style. (n.d.). Retrieved from http://jornab.com/parking-garage-design-layout/ parking-garage-design-layout-fine-precast-concrete-parking- Fig. 4.16 - Diagram by Author ............................................................ 100 structures-functionality-gate-precast-best-style Fig. 4.17 - Diagram by Author ............................................................ 101 Fig. 3.38 - Diagram by Author ......................................................... 80-81 Fig. 4.18 - Diagram by Author ............................................................ 101 Fig. 3.39-3.47 - Photos taken by author.................................................82 Fig. 4.19 - Diagram by Author ............................................................ 101 Fig. 3.48 - Diagram by Author ............................................................... 83 Fig. 4.16 - Diagram by Author ............................................................ 100 Fig. 3.49-3.57 - Photos taken by author ...............................................84 Fig. 4.17 - Diagram by Author ............................................................ 101 Fig. 3.58 - Diagram by Author ............................................................... 85 Fig. 4.18 - Diagram by Author ............................................................ 101 Fig. 4 - Chapter 4 Title............. ................................................................ 86 Fig. 4.19 - Diagram by Author ............................................................ 101 Fig. 4.1 - Diagram by Author .................................................................. 88

142

Fig. 4.20 - Diagram by Author ............................................................102

Fig. 4.42 - Diagram by Author ....................................................130-131

Fig. 4.21 - Diagram by Author ............................................................ 102

Fig. 4.43 - Diagram by Author .............................................................132

Fig. 4.22 - Diagram by Author .............................................................103

Fig. 4.44 - Diagram by Author .............................................................133

Fig. 4.23 - Diagram by Author .............................................................104

Fig. 5 - Chapter 5 Title ..........................................................................134

Fig. 4.24 - Diagram by Author ............................................................105

Fig. 6 - Chapter 6 Title ..........................................................................138

Fig. 4.25 - Diagram by Author ............................................................ 106 Fig. 4.26 - Diagram by Author .............................................................107 Fig. 4.27 - Diagram by Author .............................................................108 Fig. 4.28 - Diagram by Author ............................................................109

Images used for renderings Parking Elevation Gallery of UCSF Mission Bay Parking Structure / WRNS Studio - 26. (n.d.). Retrieved June, 2016, from http://www. archdaily.com/296840/ucsf-mission-bay-parking-structure-wrns-studio/50ad4578b3fc4b12780001f5-ucsf-missionbay-parking-structure-wrns-studio-elevation

Fig. 4.29 - Diagram by Author ............................................................ 110 Fig. 4.30 - Diagram by Author ....................................................112-113 Fig. 4.31 - Diagram by Author ....................................................112-113 Fig. 4.32 - Diagram by Author ............................................................ 114 Fig. 4.33 - Diagram by Author .............................................................116

Mixed-use elevation Mtnshore - Residential Property Portfolio. (n.d.). Retrieved June, 2016, from http://www.mountainshoreproperties.com/residentialproperty-portfolio/ Mixed-use elevation (n.d.). Retrieved June, 2016, from http://www.ocfrealty.com/nakedphilly/spring-garden/another-mixed-use-project-underway-onfairmount-avenue

Fig. 4.34 - Diagram by Author .............................................................116 Fig. 4.35 - Diagram by Author ............................................................116 Fig. 4.36 - Diagram by Author ............................................................ 118 Fig. 4.37 - Diagram by Author ....................................................120-121 Fig. 4.38 - Diagram by Author ....................................................122-123 Fig. 4.39 - Diagram by Author ....................................................124-125 Fig. 4.40 - Diagram by Author ....................................................126-127 Fig. 4.41 - Diagram by Author ....................................................128-129

143

APPENDIX A

144

WINTER - MIDTERM PRESENTATION WORK Proposed Masterplan

Perspective 1

Perspective 2

Perspective 3

Scale: 200’ = 1”

Public vs Private

Vehicular Circulation

Section A

Main Streets Secondary Streets Inside Shopping Center

Public N

Private

Section B

COMMERCIAL (32 ac)

200 ROWHOUSES (11 ac)

PROGRAM

23 APARTMENTS (11 ac)

4 OFFICES (3 ac)

213 SINGLE FAMILY HOUSES (25 ac)

4 CIVIC BUILDINGS (16 ac)

PARKS (13 ac)

145

Unboxing the Mall Redefining an Urban Core By Antonio Corral

Thesis Statement

Existing Conditions

The Otay Commercial Center (abandoned-suburban-indoor mall) should be refurbished in order to create an outdoor town center that will link the community by blending local housing, retail, and multi-use public space. My project site is located in Tijuana, Baja California, Mexico. The Otay Commercial Center is about 5 minutes drive away from the United States international border. It is a 23 acres big box empty mall that divides the main university campus (Universidad Autonoma de Baja California) from the Otay community. The Otay Commercial Center was founded in 1988 and it was supposed to be the main commercial center of the city. They wanted to include local commerce and to attract tourist, specially because of its close proximity to the border. It used to have upscale shops and only prestigious brands remain open ( Sear’s, Comercial Mexicana, El Aguila, Sanborns, and banks - Santander, Banamex and BBVA Bancomer-) Out of the 250 local spaces only 10% approximately remain open and those are the ones facing the outside of the Commercial Center. Similar to big box malls in the United States, the Otay Commercial Center failed to adapt to the communit’s needs. It did not evolve and now its facing the same fate as most US malls by becoming dead malls/greyfields. According to Sobel (2002) “New malls often include entertainment components such as movie screens, a gym, rock climbing walls, water features, or an arena.” The Otay Commercial Center is lacking all of these and this is the reason why it is almost near a closedown. Two main highways were constructed and there are only two entrances to the site. This change in the transportation system isolated the mall and it made it impossible to get to the site by walking. Only a street light on the east side separates the community from the mall. At the same time, lack of commitment from owners is helping the mall to decline. It has been years since the mall was renovated or expanded. Rather than investing in this old mall, it seems as if owners decided to built another mall someplace else. Finally, it fails to attract students, athletes and families surrounding the site. There are approximately 54000 student in UABC and there is no connection between them and the mall whatsoever to try and bring them to the site.

USA

International Border Airport

Soccer/Baseball Fields UABC

Otay Commercial Center N

Community

Industrial Buildings

Current Site Proposed Town Center

Vacinity Map

Site Analysis

UABC 6

7 3

Scale: 200’ = 1”

146

Site Analysis / Case Studies FIGURE GROUND

EXISTING CONDITIONS

FIGURE GROUND

Project: Belmar Location: Lakewood, Colorado

CASE STUDY 1 - BELMAR

Year built: 2004 - 2012

VOIDS

Brief Description: Continuum Partners designed a new grid-based street system, with a matrix of 22 streets scaled to the size of city blocks. Size of Belmar is 104 acres. The city assumed ownership of the streets after completion. Belmar features wide sidewalks and narrow roads, encouraging walking and slowing traffic. Over-the-road cable lighting creates atmosphere and a sense of intimacy. Parking is concentrated in three large public garages with a total of 3,000 spaces, in addition to roughly 2,000 street and surface spaces. Belmar includes 958,909 square feet of retail, 758,150 square feet in offices, 1300 units rental, 200 units for sale, central plazas and parks. (Sobel, 2002).

Similar to my site but on a larger scale, I think Belmar was one of the most successful projects. It transformed an abandoned mall with a huge parking lot into a thriving, walkable place. One of the main aspects that I would consider for my site is how they created density to take advantage of the whole place. I also like how it created a place emphasizing on people getting around without the need of using the car. With the lack of housing in my site across the border, they way Belmar project incorporated different house typologies it is a good example to follow. The way the whole site was divided into smaller blocks was very successful. Belmar not only is an excellent model for rethinking the Urban fabric it is also a great example of green building techniques. According to Continuum Partners: Recycling - 85% of material from the site’s demolished buildings was recycled into new construction, at no additional cost.

Recognition: EPA Award for Smart Growth Achievement in 2005, ULI’s prestigious award 2005 and the Congress for New Urbanism (CNU) Charter Award in 2006.

Solar Power - Belmar is one of the region’s largest solar building installations and has more solar panels than any other U.S. retail center. It maintains 8,370 solar panels that produce more than 2.3 million megawatts of electrical energy annually. Wind Energy - Belmar is Colorado’s first wind-generated retail center. Its urban wind farm generates 700-900 kilowatt hours of electric power per month. Silver LEED Certified - Belmar’s Silver LEED certified buildings were amongst the first in the country and house a variety of tenants including Integer, Whole Foods, Target, Best Buy and Nordstrom Rack. 2 FIG. 1 - Villa Italia Mall in Lakewood. FIG. 2 - Belmar Site Plan

FIG. 3 - Aerial View of Belmar. FIG. 4 - Perspective of a Residential building. FIG. 5 - Perspective of another typology of Residential. FIG. 6 - Elevation of Residential Building. FIG. 7 Aerial Perspective showing Residential buildings

It is important to consider sustainable design in Architecture and Belmar gives me a great example to follow.

The first thing that I would like to incorporate or bring into the Otay Commercial Center is the way architects have divided the site into smaller blocks. It was very successful and it made Belmar a place to walk and not drive. Otay Commercial Center needs something to encourage people to exercise; it needs a place where people can come and hang out. Another thing that I will implement in my site is how Belmar combine housing, retail and parks to connect to the surrounding areas. Tijuana is in a need of housing, and there is an excellent opportunity to provide that and at the same time a place where people want to be. At the same time, Belmar also did a good job on having different typologies together. They have all anchor stores on one side, and housing on the other and they both work together to create a connection. Since my site all is left are anchor stores, I can also incorporate what Belmar did and have just a few anchor stores on a smaller block and separate them. Finally, I would like to bring some of the green building techniques. Recycling, Solar Power are, I feel, the ones that can be used in Otay Commercial Center. Most of Otay Commercial Center will be demolished and I feel is important to reuse all the material possible. The site gets plenty of sun throughout the day, and even though solar panels are rarely used across the border, it will give a new way to provide energy to the site. It is not common to have wind farms to generate energy, I feel that wind energy would not be applied in Otay Commercial Center. Lighting in Belmar was also important. I think that by creating a safe environment in Tijuana and having lighting all around the site would give my site a better feeling.

Existing Conditions

9 FIG. 8 - Image showing how density was created throuhout the years in Belmar. FIG. 9 - Diagram showing the grid that was used and at the same time circulation.

Project: Mizner Park Location: Boca Raton, Florida

FIG. 11 - Aerial View of Mizner Park. FIG. 12 - Image showing people on Mizner Park. FIG. 13 - Aerial View of Center park in Mizner Park. FIG. 14 - Image showing people walking on Mizner Park

Year built: 2001

School Factory Retail Otay Mall Soccer/Baseball Fields Housing Apartments 3-4 Floors Apartments Park

CASE STUDY 2 - MIZNER PARK

Vehicular Circulation

Parking lots

Car entrance/exit Car circulation

Brief Description: Mixed-use, multi-story development anchored by arts museum and central civic plaza by Cooper Carry and Associates. Total square foot is 770,000 and it occupies the site of what was once a failed 36 acre retail mall constructed in the 1970s. Centered around the grand outdoor “Plaza Real” are numerous mixed-use buildings that integrate office and retail space, apartments, townhouses, cinemas, restaurants, museums, and a Center for the Arts complex. Recognition: American Institute of Architects, Washington, DC Chapter, Award for Excellence in Architecture Precast/Prestressed Concrete Institute, National Best Mixed-Use Facility

FIG. 10 - Master Plan of Mizner Park

National Mall Monitor Magazine, Award for Open-Air Center NAIOP South Florida, Best Mixed-Use Award Mall Monitor’s Best New Open Center

Mizner Park provides a variety of uses and incorporated them both horizontally and vertically. Plaza Real is lined with mixed-use buildings containing ground-floor retail and five stories of apartments. Behind those buildings are multi-story garages providing free parking. Some garages are lined with townhouses to blend in with the older single-family homes surrounding the project. Mizner Park immediately became a hub of activity. City residents now head there when they want to “go downtown”. Mizner Park has created a true identity in place of a standard shopping mall. (Sobel, 2002) Another big influence of how good design start on the street. Almost similar to my site, Mizner Park provided a pleasant walkway for pedestrian and created a center plaza for people to come and visit. Plenty of seating and part of the center walkway can be used as a farmer’s market during the weekend. Mizner Park is made for cars it does not feel like a place for cars to be driven around. Mizner Park is a perfect example of revitalizing an area.

Pedestrian Circulation

One of the reasons I choose Mizner Park, even though is a smaller scale compared to my site, is because it created a central shared space for people to gather around. One of the things the Otay Commercial Center lacks is a common area to connect the students and the people living around it. Green spaces were necessary, how they wrap some of the mixed-use buildings. I also think this can be applied to the Otay Commercial Center. It also provides with a place for people to sit in. Mizner Park had plenty of parking but instead of having big empty asphalt parking lots, they provided Parking garages and wrapped it with townhouses and mixed-use buildings. I believe this option can also be applied to the mall across the border, you create parking and at the same time housing. It also gives the feelings as if there is no place for parking, and it blends in.

FIG. 15 - Diagram showing circulation, parks and townhouses wrapping the parking structures.

Project: Eastgate Town Center Location: Brainerd, Tennessee

1/4 Walking radius

Pedestrian access

Year built: 2001-2005

Pedestrian Circulation

Brief Description: Dover, Khol & Partners transformed the enclosed multi-anchor mall into mixed-use project. The project has large corporate tenants that employ over 4500 workers on the site. It has 180000 sf of retail and 700000 sf. The plan called for gradually turning the mall inside out, focusing around a network of streets and a new square. The mall is now transformed into a real town center for the Brainerd area.

Private access N

Semi-private access Public access Zoning

Campos Deportivos U.A.B.C.

Parque de la Amistad

La Pechuga

Fovissste

Parque Industrial Internacional Tijuana

Centro Comercial Otay Otay Constituyentes

CASE STUDY 3 - EASTGATE TOWN CENTER

Public/Private

FIG. 16 - Aerial view of Eastgate Mall in 1964. FIG. 17 - Perspective view of Easgate Mall in 1964. FIG. 18Master Plan of Eastgate Town Center. FIG. 19 - 1 phase of Eastgate Town Center transformation. FIG. 20. - @nd Phase of Eastgate Town Center transformation. FIG. 21 - VIgnette of Eastgate Town Center showing a park and mixed-use buildings. FIG. 22 - Vignette showing mixed-use buildings. FIG. 23 - Final phase of Eastgate Town Center transformation. 19

Recognition: EPA Award for Smart Growth Achievement in 2005, ULI’s prestigious award 2005 and the Congress for New Urbanism (CNU) Charter Award in 2006. 17

Eastgate Town Center also is a great example of creating a more walkable place. Similar to Belmar, it also divided the original site into smaller blocks. Even though Eastgate Town Center is a big success, I feel that there are still a lot of parking lots and not a lot of residential has been built. It was an excellent job creating density in the site and incorporating different typologies into one space. Again, dividing the site into smaller blocks is one of the things that I will apply in the Otay Commercial Center. It creates a more walkable space and encourage people to walk instead of driving. Something that I will not apply to the Otay Commercial Center is how it still created a lot of parking. I think that by providing a parking structure, it will give me the advantage of using the whole site.

Conclusion After analysing these case studies, I believe I have an excellent direction to where I want my project to become. It gave me a better perspective of what works and what does not, what I can apply to the Otay Commercial Center and what not. Making smaller blocks, creating density, having different typologies and green building design will all be part of my plan on Otay Commercial Center

CC Otay II

Bosque de las Araucarias

Maestros Universitarios

Rinconada Otay FIG. 24 - Diagram showing circulation and grid used for masterplan.

147

WINTER - FINAL PRESENTATION WORK Unboxing the Mall Redeͤning an Urban Core By Antonio Corral Thesis Statement The Otay Commercial Center (abandoned-suburban-indoor mall) should be refurbished in order to create an outdoor town center that will link the community by blending local housing, retail, and multi-use public space.

Existing Conditions

My project site is located in Tijuana, Baja California, Mexico. The Otay Commercial Center is about 5 minutes drive away from the United States international border. It is a 23 acres big box empty mall that divides the main university campus (Universidad Autonoma de Baja California) from the Otay community. The Otay Commercial Center was founded in 1988 and it was supposed to be the main commercial center of the city. They wanted to include local commerce and to attract tourist, specially because of its close proximity to the border. It used to have upscale shops and only prestigious brands remain open ( Sear’s, Comercial Mexicana, El Aguila, Sanborns, and banks - Santander, Banamex and BBVA Bancomer-) Out of the 250 local spaces only 10% approximately remain open and those are the ones facing the outside of the Commercial Center. Similar to big box malls in the United States, the Otay Commercial Center failed to adapt to the community’s needs. It did not evolve and now its facing the same fate as most US malls by becoming dead malls/greyͤelds. According to Sobel (2002) “New malls often include entertainment components such as movie screens, a gym, rock climbing walls, water features, or an arena.” The Otay Commercial Center is lacking all of these and this is the reason why it is almost near a close down. Two main highways were constructed and there are only two entrances to the site. This change in the transportation system isolated the mall and it made it impossible to get to the site by walking. Only a street light on the east side separates the community from the mall. At the same time, lack of commitment from owners is helping the mall to decline. It has been years since the mall was renovated or expanded. Rather than investing in this old mall, it seems as if owners decided to built another mall someplace else. Finally, it fails to attract students, athletes and families surrounding the site. There are approximately 54000 student in UABC and there is no connection between them and the mall whatsoever to try and bring them to the site.

USA International Border Airport

UABC

Otay Commercial Center N

Current Site Proposed Town Center

Site Analysis

DEFICIENCIES ~ Otay Commercial center is located at major arterials intersection ~ Footprint is excessively large for a single building.

UABC

~ A large area of under utilized surface parking ~ A vast area of empty land surrounds the mall

~ Lack of Civic Space

MALL REPAIR 7

~ Unbox the mall into smaller and more walkable stores

~Introduce new building types and mixed use, such as residential, retail, ofͤce and civic

~Create walkable urban blocks ~ Get rid of parking and create garages

~ Rezone the surroundings ~ Connect with neighboring community

Scale: 200’ = 1”

148

Site Analysis / Drawings FIGURE GROUND FIGURE GROUND

AERIAL PERSPECTIVES

EXISTING CONDITIONS

VOIDS

Existing Conditions

School Factory Retail Otay Mall Soccer/Baseball Fields Housing Apartments 3-4 Floors Apartments Park

VIGNETTES

Vehicular Circulation

b Parking lots

Car entrance/exit Car circulation

Pedestrian Circulation

1/4 Walking radius

Pedestrian access Pedestrian Circulation

SECTIONS

Public/Private

Private access N

Semi-private access Public access Zoning

Campos Deportivos U.A.B.C.

Parque de la Amistad

La Pechuga

Fovissste

Parque Industrial Internacional Tijuana

Centro Comercial Otay Otay Constituyentes

CC Otay II

Bosque de las Araucarias

Maestros Universitarios

Rinconada Otay

149

Proposed Masterplan

BARRIERS

c 1 4

3 e DESIRED CONNECTIONS

b NODES

a 2

Public vs Private

Vehicular Circulation

Section A

VOID INFILL

MASTERPLAN_______________________________________________ SCALE: 150’ = 1”

COMPACT

COMPLETE

WALKABLE

The new masterplan incorporates: ~ A connected network of streets and pathways ~ Buildings are street oriented to engage pedestrian interest ~ Range of Uses

~ Diversity of uses : - Employment - Shopping - Residences - Public Spaces

~ Different residential typologies ~ public buildings & public spaces are dispersed throughout the neighboorhood ~ Parks are within walking distance throughtout the community

1. Hospital 2. Library 3. Recreational Center 4. Amphitheater

COMMERCIAL (35 ac)

228 ROWHOUSES (20 ac)

20 APARTMENTS (6 ac)

PROGRAM

6 OFFICE BUILDINGS (4 ac)

215 SINGLE FAMILY HOUSES (30 ac)

4 CIVIC BUILDINGS (17 ac)

PARKS (16 ac)

PARKING STRUCTURES (16 ac)

150

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151