(UN)DEAD MALLS
Joshua Rubbelke Advisor: Art McDonald
A Proposal for the Densification of Suburbia
ARC 505: Thesis Preparation Committee: Bess Krietemeyer & Roger Hubeli
Table of Contents: History - Decline of Old City - Introduction of New City - Consequences - Cities of Today Theory - Paolo Soleri: Arcology - Rem Koolhaas: Delirious New York - Vishan Chakrabarti: A Country of Cities Site - Syracuse Master Plan - Shoppingtown Mall Precedents - Surrey Central City - Mizner Park - Belmar - Times Squared - Google Campus - Facebook West Campus Program - Diagrams Proposal - Concept Diagrams
Over time, the single-mindedness of the office park, industrial park, regional mall, and strip mall have led to the continuous, and ever-increasing obsolescence of each building type. These large structures are becoming places of delinquency within the suburban landscape and the time to re-imagine what these structures could become is now. Zoning codes, transportation investments, and lending practices have continued to perpetuate out-of-date, disconnected development patterns. These spaces could become new town centers or contributors to the existing community and reshape the way suburbia is created by promoting walkability, density, and sustainability. Studies have shown that “metros with walkable suburbs have greater economic output and higher incomes, higher levels of human capital, higher membership in the creative class, higher housing prices, and higher happiness� (Florida, p.vii). I have chosen the regional mall as the catalyst for this overall plan to densify the suburbs and promote walkability. Higher densities in the suburbs are needed in order to conserve land and reduce energy use. We must design and create neighborhoods that combine work with housing, and where transport connections, schools, parks, and other amenities are all within walking or cycling distance.
History
Decline of the Old City
“American cities are splitting apart. Traditional downtowns still have their ring of old urban neighborhoods, but nearby suburban villages and rural counties have been transformed into a new kind of city, where residential subdivisions extend for miles and shopping malls and office parks are strung out in long corridors of commercial development� (Barnett, p. 1).
The old city is filled with most of the deteriorating housing, abandoned industries, high-crime areas, offices, government, cultural developments of downtown, and the long-lived fashion districts. The new city contains most of the recently built office space, a lot of the best shops, and the cleanest industries that moved out of the old city. The residential areas are full of mostly middle class or upper income. The schools are brand new, updated with the newest technologies.
The paragraph above describes the separation of the downtown area versus the suburban city. Many cities are still in this fractured metropolis, where the old city is fighting for its life while the new city is prosperous and peaceful, except where the sprawling growth has enveloped older communites with problems of their own. There are some cities, however, which have made strives to return to the downtown area and revive it by densifying the old city. This movement back into the old city leaves the new city with big problems, like the abandonment of structures built during the expansion of cities. This leaves an opportunity for an architectural intervention to revive suburbia by utilizing these abandoned structures and densifying suburbia.
Decline of the Old City Expansion of Cleveland, OH
Old City New City
Decline of the Old City Expansion of Phoenix, AZ
Old City New City
Decline of the Old City Expansion of Detroit, MI
Old City New City
Rise of the New City
The 1950s was a decade that experienced economic growth with the increase in manufacturing and home construction. The separation between old and new city began with the spread of post-WWII residential development, supported by federal mortgage insurance and the mobility conferred by car ownership.
The idea of “The American Dream” was on almost every family’s mind. This idea suggested that everyone should own their home, have their own pastoral landscape in the form of a front or back yard, own motor vehicles, and live outside of the city near newly developed regional or strip malls. This idea was implemented nation-wide and was further enforced by the American Highway Act of 1956. This created networks of highways across the United States and allowed people to settle further away from the city center. As people moved further outside of the city to have their own “American Dream,” and as technologies changed, buildings in the city center, such as industrial buildings, became obsolete, were destroyed, and rebuilt as something else.
The introduction of the office park and the regional mall were implemented to promote growth and affordability outside of the city. Factories moved from constricted urban areas to expansive greenfield locations, which was sustained and supported by the new interstate highways, making railside connections optional. These developments moved commerce and work to the suburbs, drawing people from the old urban neighborhoods, generating demand for more houses and new shops.
The new highways developed were built to serve old commuting patterns, but drew development outward instead. The expressways and ring-roads designed to help long-distance travelers bypass cities became a new variety of a main street.
“By the mid-1970s, shopping centers could be found around the entire perimeter of the city, and the majority of office space was built away from the downtowns in office parks or commercial strips along highways. Back in the old city, downtown stores began to close, factories were abandoned, and whole neighborhoods became derelict” (Barnett, p.4).
Rise of the New City Evolution of Syracuse, NY
Syracuse Founded at Trading Crossroads
Syracuse was at the crossing point between trade from Buffalo to Albany, and Ottawa to the southern United States. It became a great site to found a city because of all the trade traffic going through the area.
Syracuse Expands with Population Growth
The construction of the Erie Canal led to a boom in trade in Syracuse and a population growth. The invention of the rail road made the Erie Canal obsolete, but the population rose steadily as transporting materials across the country became easier.
Syracuse Expands with Construction of Highways
The construction of the I-81 and the I-690 allowed for people to leave the old city and migrate into the new city. Developments in the suburbs skyrocketted with the sudden change to move to more affordable housing outside of the city.
Regional Malls/Office Parks Designed with Automobile in Mind
The development of office parks and industrial parks, easily created because of access to new land, led to the rise of more urban sprawl.
Consequences of New City Since there were no precedents for how the new city should be planned, everything started to develop as independent fragments by competing developers. The new city became far more fragmented, ugly, and inefficient than if it had been planned in advance by either government or a single party entrepreneur.
One of the most obvious defects of the new city is the traffic gridlock that developed due to the increasing number of commuters moving to the suburbs. The new city was unable to handle rush hour traffic on small streets and the traffic gridlock became an issue. Older cities grew up around rail transportation systems, which concentrated the developments of the city within walking distance of public transportation. In the newly developed areas, everyone assumed that automobile access on local roads and highways would be sufficient. On top of that, part of the reason businesses were moving out to the new city was because of the freedom from traffic congestion and the commute downtown. This means that fewer people are making the commute along the highways from suburb into downtown, and more are commuting on side roads to get from place to place. The new city is also too fragmented to be served effectively by a public transportation system.
Another reason for escaping the old city was to immerse one’s self in the natural environment. Ironically, the development of the shopping mall and office park have created a need for parking, which surrounds the structure with asphalt, fragmenting and isolating the structures even more from nature and other developments. The need for parking in the new city has called for regrading certain areas within the new city. The regrading of the land and repaving with asphalt have brought about environmental issues, such as flooding, soil erosion, greater temperature extremes, falling water tables, and contaminated aquifers.
Lastly, the expanding city requires more and more natural resources to sustain it. Land is not the only thing needed, though that is a major consequence of the new city. The fuel for all the extra automobile trips, water supplies for newly urbanized areas, and the construction materials needed to duplicate the buildings and infrastructure left behind in the old city.
FRAGMENTED
MERGED
DESTROYING NATURAL ENVIRONMENT WITH SPRAWL
VERSUS
COMMUTE VIA SIDE STREET RATHER THAN HIGHWAY
LOTS OF RESOURCES REQUIRED TO MAINTAIN NEW CITY
Cities of Today
The diagram to the right is a graph that shows how most of the population in a city lives in the suburbs. When one looks at sprawled cities, one could imagine combining all the single family homes into a single structure, which would save space and conserve the natural environment from further destruction.
Cities of Today
Diagram of Population in Suburbs versus Downtown
68% Suburban Population 32% Urban Population
Cities of Today
The diagram to the right represents the radial distances to amenities from a typical house in the suburbs. There is the possibility of a grocery store or restaurant being within one mile of the typical suburban home, but most amenities are located outside of the one mile radius. That means that most people would be taking their cars to travel to different amenities.
The photos on the right side of the page represent the different types of structures that could be used to make new nodes of density within the suburbs. These buildings are becoming increasingly obsolete as people move back into the city and the time to reimagine what they could become is now.
Cities of Today Distances to Amenities in Suburbs five miles +
Office Park
one mile
Industrial Park
Strip Mall
Regional Mall
Cities of Today
The top diagram represents the infinite development of housing in the suburbs. The houses keep getting built further and further away from amenities, making it difficult to visit these amenities without the use of a car. If we were to densify the suburbs into one super-structure, the need for the automobile could be eliminated and commute times would be shorter.
The bottom diagram refers to the way downtowns are successfully attracting people to move back into the city. The dense, urban neighborhoods provide the walking distance to amenities for people without having to use the automobile to travel. Businesses, offices, and grocery stores are now all within walking distance of each other.
Cities of Today Waste of Space - “Throw Away” Culture
Close Proximity to Amenities and Services
Theory
Arcology - Paolo Soleri In response to the United States’ “throw-away culture” that was taking over many of the cities and a result of sprawl, which Paolo Soleri was very strongly against, Soleri developed a concept of how cities should be built called Arcology. The word Arcology came from combining the words architecture and ecology. An ecology, as defined by Mirriam-Webster Dictionary, is “a science that deals with the relationships between groups of living things and their environments” (http://www.merriam-webster.com/dictionary/ecology). If an ecology deals with how living things respond to their environments, Arcology deals with the relationship between humans and the built environment. “The arcology concept proposes a highly integrated and compact three-dimensional urban form that is the opposite of urban sprawl with its inherently wasteful consumption of land, energy resources and time, and tendency to isolate people from each other and the community. Miniaturization creates the Urban Effect, the complex interaction between diverse entities and individuals, which mark healthy systems both in the natural world and in every successful and culturally significant city in history” (http://arcosanti.org/theory/arcology/main.html).
Arcology reduces the city’s dependence on the automobile, which is consuming city land by using more than sixty percent of that land for roads and services. The multi-functional nature of arcological design would house residential, commercial, and public spaces all within easy access to each other. This would make walking the primary form of transportation in the cities. Because of an arcology’s direct proximity to uninhabited wilderness, the city dweller would also have constant immediate access to rural space. Agriculture would be able to be situated near the city, maximizing the efficiency of a local food distribution system. In terms of energy usage, Arcology would use passive solar architectural techniques such as the apse effect – seen in Cosanti –, greenhouse architecture and garment architecture to reduce the energy usage of the city for cooling, heating, and lighting. In response to the sprawl that was happening all over the United States, Soleri’s three dimensional cities would use energy and resources more efficiently than a conventional modern city. “Pollution is a direct function of wastefulness, not efficiency… Suburban sprawl mandates a hyper-production-consumption cycle and creates mountains of waste and pollutants” (http://arcosanti.org/theory/arcology/main.html).
Arcology - Paolo Soleri
Delirious New York - Rem Koolhaas In Delirious New York, Rem Koolhaas writes an investigation of Manhatten and its congested culture. The book documents the relationship between its metropolitan culture and the unique architecture to which it gave rise, though sometimes he points out that the architecture may have generated the culture. One of the major building types that Koolhaas identifies is the skyscraper. He talks about the life of the skyscraper as correspondingly fractured. “On level 82 a donkey shrinks back from the void, on 81 a couple hails an airplane. Incidents on the floors are so brutally disjointed that they cannot conceivably be part of a single scenario” (Koolhaas, p.85). He claims that the emergence of the skyscraper makes architecture less an act of foresight than before because of the inability to plan out the floors and what services go where. It allows for unlimited creation of virgin sites on a single urban location, promising perpetual programmatic instability. “More than the sum of its floors, the Equitable [Building] is promoted as a ‘city in itself, housing 16,000 souls.’ That is a prophetic claim that unleashes one of Manhattanism’s most insistent themes: from now on each new building of the mutant kind strives to be ‘a City within a City.’ This truculent ambition makes the metropolis a collection of architectural city-states, all potentially at war with each other” (Koolhaas, p. 89). Koolhaas has a very different view of the “city within the city” than Paolo Soleri. Soleri attempts to create the city within the city to conserve land and resources and promote social interaction, where Koolhaas sees the “city within the city” as a disjointed relationship that isolates people from one another. One example of a skyscraper that he analyzes is the Downtown Athletic Club, where the 38 floors separate each different program by floor. “In the Downtown Athletic Club each ‘plan’ is an abstract composition of activities that describes, on each of the synthetic platforms, a different ‘performance’ that is only a fragment of the larger spectacle of the Metropolis” (Koolhaas, p.157). In the fantastic juxtaposition of its activites, each of the Club’s floors become infinitely unpredictable and represent the definitive instability of life in the Metropolis.
Downtown Athletic Club - Delirious New York
A Country of Cities - Vishaan Chakrabarti In A Country of Cities, Chakrabarti writes about the importance of hyper-densifying cities to save resources and improve the economy. He argues how the country would benefit economically and environmentally if the suburbs started to move back into the cities. Throughout the book, Chakrabarti offers specific policy suggestions to accomplish his objectives. Some of the issues that Chakrabarti brings up throughout his book are diagrammed in the image on the next page. He wants the cities to become walkable cities of culture and diversity. He proposes that amenities such as parks, cultural institutions, museums, hospitals, and schools all be within walkable distance to mixed income affordable housing. The addition of regional mass transit would utilize the abandoned rail lines to connect cities together without having to use the automobile. In Dan Doctoroff’s review of A Country of Cities, he states that “suburbia is not our new manifest destiny. Rather, our destiny is density.� I disagree partially with that statement, however, because if we were to abandon the suburbs to densify the cities, we would be leaving buildings to decay and become places of delinquency over time. This is already happening when you notice that 19% of all malls in the United States are abandoned malls, and I believe that we could use these spaces - as well as Office Parks, Strip Malls, and Industrial Parks - to densify the suburbs and minimize the waste of resources and space. Old suburbia may not be our manifest destiny, but our destiny is definitely density.
Site
Potential Sites for Densifying Suburbs
The diagram to the right is a map that shows all the locations of potential sites that could be used to create nodes of density within the suburbs. These sites consist of abandoned, and not abandoned, regional malls, strip malls, office parks, and industrial parks. The site I have chosen for my intervention is ShoppingTown Mall, marked in yellow.
Mattydale Plaza TWC Corporate Center
Lyncourt Plaza Magna Powertrain
Destiny USA Mall
Carrier Headquarters
Crucible Steel Co Bristol Myers Squib
Rock-Tenn Co
DeWitt Plaza
Target Plaza
ShoppingTown Mall Gear City
Fayetteville Mall
Wegmans Plaza Onondaga Plaza
Nottingham Plaza
POTENTIAL SITES FOR REDESIGNING SUBURBIA
Site Plan of ShoppingTown Mall
To the right is the redrawn site plan of ShoppingTown Mall. When first looking at the site plan, one will notice the excessive single family housing in the area. One would also notice how disconnected everything is from each other. Erie Blvd, the massive highway in the site plan, is a dangerous road to cross and although the houses may be close in proximity to the mall, it is very difficult to cross the street without playing “frogger.� My hopes are to create an intervention that will connect these houses to the structure, densify the suburban area, and utilize the excess parking to bring nature back in to the suburbs.
Site Photos
Site Photos
Section through Erie Blvd
Top of JC Penney 58’
Mall Entrance 30’
Second Floor of Sears 15’
Ground Level at Sears 0’
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Precedents
Precedents
The following three precedent pages are examples of ways that developers have taken dead malls and reimagined what they could become. In almost every case, the developer decided that demolishing the mall was the best way to go about improving the site. They also split the site up into many smaller buildings to create different urban environments within the suburbs. I believe that demolishing the existing building is the wrong way to go about redesigning the dead mall. Instead, one could operate on the existing structure and try to minimize the waste of materials by using what is there.
Mizner Park: From Dead Mall to Town Center Boca Raton, Florida
- mall replaced with a lifestyle center with shops and restaurants centered on a verdant plaza - included housing and offices above the retail - changed parking lots into parking garages - added cultural institutions
Belmar: From Dead Mall to Green Downtown Lakewood, Colorado - replaced an auto-dependant, private mall with an urban, walkable, and bus-served mix of uses and public spaces - provides range of housing types and a variety of cultural spaces - rooftop photovoltaics and a small wind farm
Surrey Central City: From Dying Mall to High-Rise Hub Surrey, British Columbia, Canada - built upward instead of outward - added a mixed-use aspect to the dying mall - added 5 storey galleria of classrooms, 25 storey office tower - utilized recycled materials from demolition of part of mall
Times Squared 3015 - Evolo Skyscraper Competition
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Times Squared 3015 is a 5,687 ft tall tower set in the middle of Times Square in New York City. The project is meant to think about what architecture could become in the year 3015. The designer decided to create a city within one skyscraper, similar to what Koolhaas was talking about in Delirious New York with the “city in the city.” Each volume of the skyscraper is filled with a lot of different programs such as a redwood forest, a baseball field, south beach miami, and 3 “residence cities.” My plans for densifying the suburbs tie in with this precedent because of the multiple programs all connected within each other. The residences are also always intertwined with the different programs, like the diagram below.
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Large Program Space
Large Program Space
Google Campus - Bjarke Ingels Group
The new Google campus by BIG was designed to envision the future of the corporate campus workplace. Rather than design a campus that is insular, BIG designed a new neighborhood for Silicon Valley that combines multiple functions into the workplace. This neighborhood breaks away from the traditional corporate campus, surrounded by parking, by creating an environment to bring nature back to the suburbs. It also incorporates places for social interaction and the consumption of food. This most closely resembles my intentions for the regional mall, without the residential and school aspects included in this project.
Facebook West Campus - Frank Gehry
The new Facebook West Campus, designed by Frank Gehry, is also a way to envision the future of the corporate office campus. Gehry approaches the project in a different way than BIG by creating one large open room for this corporate “play house.” He creates little “neighborhoods” of workstations to foster a collaborative and productive environment. When the employees get tired of working, they can retreat to the many cafe terraces and the roof garden for fresh air. While this goes along with creating a new type of office park, the lack of amenities within the structure is still a concern of mine. Because of this, the building is still catering to automobile travel.
Program
Program
As per my contention, I am proposing to densify the suburbs by taking abandoned structures, or structures with short life spans, and redesigning them to become adaptable, hybrid buildings. The first step in densifying the suburbs is to bring a live/work aspect to the project. By having work near residences, it eliminates the use for automobile travel and caters to the walkability of the suburbs. With offices and residences in the structure, basic amenities and entertainment venues are needed within walking distance for this new community to thrive. Restaurants, schools, markets, and a town hall have been added to the program to create a neighborhood where community involvement is welcomed. Lastly, the elimination of the seas of parking allows for recreation space within the community. Bike paths, walking paths, and places to sit and relax allow for de-stress locations within the â&#x20AC;&#x153;neighborhood.â&#x20AC;?
751,069 SF
Program Diagram This diagram is created with the current square footage of ShoppingTown Mall. In future designs, the mall may be operated on and program may be condensed because of these operations. The square footages of the different program types come from researching the average square footages of each type of building.
100,000 SF Town Hall
187,767 SF
Work/Office Space 175 SF/Worker
130,000 SF School
1200 SF/Classroom
50,000 SF 35,449 SF Grocery/Market
20 SF/Person 247,853 SF
700-2500 SF/Apartment
Restaurant
Residential
Proposals
Proposal 1
One of my main goals for the project is to keep the infrastructure of the building intact. I figured putting an etfe panel “bubble” over the top of the existing structure would help keep that goal. The bubble creates a manufactured environment that people could use, even in the harsh cold climate. While this is certainly one way to create a “city within the city,” the program distribution of the project is very separate. I would like to have a program that is intertwined with one another, like an actual city has if one was to analyze the city closely. The user diagram is used to identify the normal day in the life of a business man, child, and shopper.
Program Axon
User Diagram Business Man
Child
Shopper
Proposal 2
In proposal two, I was looking for a way I could have the residential touching all the different types of program. I came up with an idea similar to a favela, where the residential is stacked using different modules and spread along the top of the existing structure. The rest of the program is then dispersed in the existing infrastructure underneath the residential modules. What I am learning as I continue to create different proposals is that it is very difficult not to operate on the existing structure. So, in future designs, I will operate on the building and take out parts of the building that I donâ&#x20AC;&#x2122;t think work well because of poor planning or disconnectivity to the rest of the building.
Program Axon
User Diagram Business Man
Child
Shopper
Bibliography
Text Bibliography Barnett, Jonathan. The Fractured Metropolis: Improving the New City, Restoring the Old City, Reshaping the Region. New York: IconEds., HarperCollins, 1995. Chakrabarti, Vishaan. A Country of Cities: A Manifesto for an Urban America. "DeadMalls.com." DeadMalls.com. Accessed February 2, 2015. http://deadmalls.com. Jones, Ellen, and June Williamson. Retrofitting Suburbia: Urban Design Solutions for Redesigning Suburbs. Hoboken, N.J.: John Wiley & Sons, 2009. Koolhaas, Rem. Delirious New York: A Retroactive Manifesto for Manhattan. New ed. New York: Monacelli Press, 1994. Sarda, Michel F.. The mind garden: conversations with Paolo Soleri II. Phoenix, Ariz.: Bridgewood Press, 2007. Soleri, Paolo. Arcology, the city in the image of man. 4th ed. Cambridge, Mass.: The MIT Press, 1969. Soleri, Paolo. Arcosanti: an urban laboratory?. 3rd ed. San Diego, Calif.: Avant Books, 19841983. Soleri, Paolo. What If?: Collected Writings 1986-2000. Berkeley, Calif.: Berkeley Hills Books :, 2002.
Image Bibliography http://www.bingthomarchitects.com/wp-content/uploads/2013/02/centralcity-overview4-768x576.jpg http://sixty7architectureroad.ca/wp-content/uploads/2012/02/dsc00273.jpg http://upload.wikimedia.org/wikipedia/commons/d/d6/Central_city_development_lehoux.jpg http://www.newmanarchitects.net/images/projects/planning/mizner/a.jpg https://s-media-cache-ak0.pinimg.com/736x/cc/d4/f9/ccd4f9b1f4ec04c8e032079e581a9cc5.jpg http://4.bp.blogspot.com/-zpoMQYTeNvs/U2plB5OpmJI/AAAAAAAAmwo/S-29YNwdgwk/s1600/03_Boca+Raton+Mall+plan+1974.jpg http://svcdn.simpleviewinc.com/v3/cache/www_denver_org/57C00CAF17E11121AA3D5EC888A3B37C.jpg http://www.vmwp.com/projects/images/plan_01.jpg https://architectureboston.files.wordpress.com/2010/02/10_spring_afterlife.jpg http://photos1.blogger.com/blogger/5883/1181/1600/Eastbrook-Plaza-aerial.jpg http://2.bp.blogspot.com/-EJyzjEfe1pY/UlrRFM5AOcI/AAAAAAAACB4/4-y3iWMtKSE/s1600/hickoryhollowmallantiochtn03a.jpg http://www.co.westmoreland.pa.us/DocumentCenter/View/769 http://farm3.static.flickr.com/2667/3701633127_5554e78596_o.jpg http://positivedialogues.aaschool.ac.uk/wp-content/uploads/2012/01/14.jpg http://positivedialogues.aaschool.ac.uk/wp-content/uploads/2012/01/23.jpg