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Owen Harris Capstone Studio Spring 2012
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TABLE OF CONTENTS
Process Documents Precedent Projects pages 1-3 Site Inventory pages 4-14 Site Analysis pages 15-16 Program & Concept pages 17-18 Conceptual Design Concept A pages 19-21 Concept B pages 22-24 Concept C pages 25-27 Master Planning & Final Design Overall Master Plan page 28 Enlarged Master Plan page 29 Section Elevations pages 30-31 Site Perspectives pages 32-36
O F U9e;x Z A H
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PRECEDENT PROJECTS
GHIRARDELLI SQUARE
PRECEDENT
GHIRARDELLI SQUARE San Francisco, CA
Designed by Lawrence Halprin & completed in 1964, Ghirardelli Square has become one of San Francisco’s iconic semi-public attractions. Since before the 1890’s & stretching into the early 1960’s the site had been used as a center for manufacturing by several companies, the most famous of which is the Ghirardelli Chocolate Company, the square’s namesake. In 1960, the site was purchased by William Roth who commissioned Halprin & an architectural firm to develop a plan for re-use. This resulted in the design known today. Halprin preserved almost all buildings & adapted them accommodate shops, restaurants, apartments, & offices. The interior space between the buildings was developed into plazas & courtyards with dynamic changes in elevation, views to the San Francisco bay, & a distinct sense of place. This was accomplished through the preservation of the existing architectural style & the new mixture of uses within the same space. Halprin’s attention to detail & consistent use of materials helps unify the site into one cohesive design. The design also completely separated the human experience from the vehicle. All parking was directed to the perimeter on the adjacent streets & under the site in a below-ground parking garage. Ghirardelli Square served as the inspiration for the initial Overton Square development in 1970. However, much was lost in translation between the two spaces. In order to create a unique experience, like the one found in Ghirardelli Square, architecture needs to be more consistent & distinct. New development of Overton Square should make use of changes in elevation, views overlooking plazas or courtyards, & create comfortable spaces for interaction between residents & visitors.
Overton Square norenkay of flickr.com
www.terragalleria.com
Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 1
Outside of the French Quarter, Magazine Street has become one of New Orleans’ best known destinations for shopping, dining, & all that is social. A sixmile-long stretch of this road running through the Garden District & Uptown is home to hundreds of the best local businesses, art galleries, restaurants, & bars. Magazine Street is composed of & surrounded by many different land uses. Named for a “magazin”, a warehouse built in the 1700s to house products awaiting export, the street is best known for its nodes of retail & dining activity. However, much of the street is made up of residential use. Surrounding communities are composed of single family detached housing with duplexes & multi-family low-rise buildings scattered in between. Many corners are occupied by small, local groceries, eliminating the need for big-box stores. The mixture of uses creates a very walkable community that, although it is centered around a street, isn’t dependent on the vehicle. Culture, along with architecture, are greatly varied along Magazine Street. However, everything blends seamlessly into one cohesive community. Greek Revival & Victoria style architecture manage to work together to create a strong sense of place, just as the bohemian & upper-class residents interact to create a diverse, yet unified neighborhood. Mature live oaks help enclose & define the space along the street, making for a unique pedestrian experience. Overton Square has the potential to have a distinct sense of place like Magazine Street. In order to do this, development must be composed of a variety of land uses & blend various forms of architecture into a cohesive community. Just as Magazine Street is populated by various cultures, Overton Square & the Midtown area are composed of people from all walks of life. To create the desired sense of community, various income levels need to be addressed. Only when architecture, land uses, & cultures have been combined will Overton Square be at it’s full potential.
Ma
gaz
Maga
ine
Str
eet
Audubon Zoo
Uptown
Steve Johnson of flickr.com wikitravel.org
Magazine Street facebook
Overton Square nolarealty.llc.com
vrbo.com
Memphis, TN
Owen Harris
MAGAZINE STREET
Audubon Park
New Orleans, LA
PRECEDENT
MAGAZINE STREET
Mississippi State University Capstone Studio Spring 2012 Page 2
TANNER SPRINGS PARK
PRECEDENT
TANNER SPRINGS PARK Portland, OR
What is known as the Pearl District was once a wetland and lake fed by streams flowing from the hills of southwest Portland. Before any development of the area, water was naturally filtered by vegetation as it traveled downstream toward the Willamette River. When building first began to occur, water was directed into pipes, wetlands & lakes were filled in, & the hydrologic system was interrupted. As the Pearl District was being planned in the 1990s, parcels were set aside to create a network of open spaces. Tanner Springs Park is located on one such plot of land. Designed by Atelier Dreseitl of GreenWorks, an award winning landscape architecture firm, the park is an attempt to revert back to pre-development state. Water is collected from Tanner Spring, now flowing underground, & retained for filtration & infiltration, reducing the impact of pollution & excess runoff on sites downstream. What makes Tanner Springs Park unique is that it creates an attractive storm water facility that is an asset to the community, unlike most storm water management facilities. Residents of the surrounding mixed-use community can enjoy a green space that functions beyond recreation & artfully demonstrates a vital ecological process. Much can be learned from Tanner Springs Park. Storm water management facilities can be aesthetically pleasing destinations for local residents, not just turf-lined depressions with an overflow pipe. A facility like this is what Overton Square needs to help alleviate flooding & pollution of Lick Creek & provide an new green space for Midtown Residents.
archlandscapes.com
vulgare.net
bioarrch.tv
lisastown.com
vulgare.net
Overton Square archlandscapes.com
vulgare.net
Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 3
O F U9e;x Z A H
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SITE INVENTORY
40
Tennessee
Shelby Co.
40
40
40
Downtown
Memphis
Collierville
M i d t ow n
Site Location & Context Poplar Ave.
Madison
1/2
Av e .
U n i o n Av e.
mi le
Overton Square
East Pkwy
Overton Square
Cooper St.
Union Ave.
& Golf Course
East Pkwy
S. Cooper S t.
O ve r to n Pa r k
Po p l a r A ve .
M c Lea n B lv d.
B l vd . N B e l ve d e r e
Madison Av e.
Central Ave.
O ve r t o n S q u a re
Memphis Overton Z oPark o
B ro o k s Museum
Overton Park
Union Ave.
69
Memphis, TN
Poplar Ave.
Germantown
240
Midtown
1/4 mile Scale: 1”=600’
Memphis, TN is located in the southwest corner of the state. Bordered by the Mississippi River & Arkansas to the east & the state of Mississippi to the south, the city has become a central hub in the southeast region of the United States. Overton Square is located in the area of Memphis known as Midtown. Originally the heart of the Memphis suburbs, Midtown is now a community of diversity. Within the Midtown area are elaborate mansions, simple apartments and condos, five star restaurants, greasy dives and diners, the Memphis Zoo, the Memphis College of Art, many theaters, and parks. This mixture of income levels, land uses, cultures, and experiences makes Midtown a vibrant, thriving community. Originally developed in the 1970’s, Overton Square was known as being the premier destination for locals. However, the square & surrounding community have both greatly declined over the past twenty years. Today, few businesses thrive in the area. However, those that do are mainstays for local Memphians. Within a five minute walk (1/4 mile) of the square are premier dining establishments, such as Restaurant Iris, nightlife destinations including The Blue Monkey & Dublin House, & centers for the arts with The Playhouse on the Square & Ballet Memphis. Within a ten minute walk (1/2 mile) are parks, grocery stores, churches, hardware stores, & additional food & nightlife destinations. Overton Square has great potential to be revived as one of Memphis’ most popular destinations. However, In order to do so, connections between the existing fragments of activity must be made.
Overton Square Memphis, TN
Scale: 1”=1000’
N. Pkwy
SITE LOCATION
Bartlett
INVENTORY
Arkansas
Mississippi River Mud Islan d
Shelby Co.
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 4
O N AV ENU
East Pk wy
Cooper
St.
N McLe an
MADIS
E
Overton Square UNION
AV E N U E
The Midtown area is unique in its mix of land uses. Due to the majority of the community being developed before the implementation of Euclidean zoning laws, there are areas of diverse &, sometimes, unusual land uses. For instance, just west of the square is a Turner Dairy processing plant next door to single family detached housing. However, it is this mixed use context that makes Overton Square a destination for a diverse population of locals. As seen in the graphic to the left, most commercial land use is adjacent to Madison & Union Avenue. These are streets of major circulation, making street-front property very valuable. These properties are occupied by retail stores, banks, restaurants, bars, news stations, & business offices. Behind this front line of commercial use, interior spaces between major roads are composed of multi-family & single family housing. Single family housing ranges from small duplexes west of Overton Square to expansive detached housing on East Parkway. Scattered throughout the Midtown region are civic buildings. Among these are the Union Ave. Police station, Union Ave fire station, Idlewild Elementary school, & Memphis Catholic High School. Overton Square, although only used for commercial business at the moment, has the ability to adapt to any type of land use. Due to the mixture of surrounding uses, it can become a site for mixed-use development, having a combination of commercial & residential buildings.
Single Family Housing - attached & detached
Multi Family Low-Rise Housing Commercial Use - restaurants, bars, banks, retail, etc.
Civil Buildings
Overton Square
Scale: 1�=500’
- churches, schools, police & fire stations, etc.
0
250
750
1500
Memphis, TN
Owen Harris
SURROUNDING LAND USES
R AV E N UE
B l vd
POPLA
INVENTORY
LAND USE CONTEXT
Overton Park
Mississippi State University Capstone Studio Spring 2012 Page 5
The city of Memphis relies heavily on the use of personal vehicles for transportation. Due to decades of sprawling development, there is a very limited number of truly walkable areas within the city. According to city-data.com, over 75% of Memphians drive to work alone in their personal vehicle. This makes for busy streets, especially those that run between downtown & East Memphis such as Union & Poplar Avenues. These two streets have constant heavy traffic, especially between the hours of 7 am - 9 am & 5 p.m. - 7 p.m. Madison Avenue has consistent moderate- heavy traffic. Each of these avenues has a public bus route, MATA, which provides transportation to those without vehicles. However, MATA is sparsely used & buses are very rarely at full capacity. Some would even say that buses are unreliable & occasionally dangerous. Those that make use of MATA buses also make up most of the pedestrian circulation around Overton Square. Other roads adjacent to the site with moderate traffic are East Parkway, which connects the interstate 240 loop from north to south. Most of Cooper Street’s traffic occurs in the mornings & evenings during work rush hours. However, it also provides connection to the Cooper-Young intersection, another node for activity in the Midtown area.
R AV E N UE
1 MADIS
East Pk wy
Cooper
St.
N McLe an
B l vd
POPLA
2
O N AV ENU
E
Overton Square UNION
3 AV E N U E
Heavy Vehicular Traffic w/Public Transit (bus)
Moderate Traffic Pedestrian Circulation Bus Stop 1
2
Madison Ave. East of Overton Square
9’
TURNER DAIRY PLANT
LK
A
EW
SID
4’
ING
NE
P
K AR
9’ BIK
A EL
11’ IC
FF
A TR
11’
E AN
L
RN
TU
E AN
L
IC
FF
A TR
Cooper St.
at Overton Square
11’
4’
9’
7’
E AN
NE
ING
LK
L
3
Madison Ave.
BIK
A EL
P
K AR
5’
RETAIL SPACE
7’
A
EW
SID
at Overton Square
A
W
E SID
LK
9’
4’
10’
6’
10’
4’
9’
K IC G FIC NE NE ING FF AL IAN KIN AF ANE LA LA TRA ANE ED W RK R R E E A A E T L L IK M P P SID B BIK
STREET SECTIONS By cutting sections through portions of the surrounding streets, it is clear that there is inconsistency around the square. West of Overton Square, building heights to street width proportion inefficiently defines the space. Street trees in the median at Overton Square begin to help create a pedestrian experience. However, once the corner is turned, the pedestrian finds themselves back to an expansive, vehicle centered streetscape.
9’
K
AL
7’
S
W IDE
R PA
G KIN
10’ FIC AF ANE R T L
250
750
TU
10’
9’
E
FIC AF ANE R T L
G KIN
R PA
5’ K
AL
W IDE
S
Overton Square
Scale: 1”=500’ 0
RN
10’ N LA
1500
Memphis, TN
Owen Harris
CIRCULATION
INVENTORY
CIRCULATION & STREETSCAPE
Mississippi State University Capstone Studio Spring 2012 Page 6
Gr
O N AV ENU
4
E
5 7 UNION
AV E N U E
3
MeB
2
East Pk wy
MADIS
1
Cooper
St.
6
M a t u re Tre e s o n S i t e
8
1 2 3 4 5 6 7 8 9
9
S O I LS Although they will not have a large impact on the redevelopment of Overton Square, it is important to know the types of soil found on the site & their composition. Soils can influence what kind of program elements can be implemented on the site, especially buildings & storm water management facilities. Fortunately, the soils found in the midtown area are suitable for both. The vast majority of soils on & adjacent to the Overton Square property are Memphis silt loam (MeB). This is a well drained
soil with a high capacity to transmit water & rarely floods. Depth to any restrictive features is more than 6’. One parcel of the immediate site is classified as graded land (Gr). This is virtually the same silty loam soil as MeB. However the USDA characterizes it differently because the land has been manipulated at some point in time. Neither soil on site will present any restrictions. Both are suitable for development & will allow proper drainage for water management facilities.
250
750
1 water oak: 18” DBH, good condition 1 red oak: 24” DBH, good condition 5 Bradford pears: 12” DBH (street trees), poor condition 1 souther magnolia: 24” DBH, excellent conditio 3 willow oaks: 18-24” DBH, good condition Mass of 3 willow oaks: 18-24” DBH, good condition 1 red oak: 30” DBH, good condition Mass of loblolly pines: 18-30” DBH, good condition
MeB - Memphis silt loam Gr - graded land Overton Square
Scale: 1”=500’ 0
2 willow oaks: 12-24” DBH, good condition
1500
Memphis, TN
Owen Harris
SOILS &
N McLe an
MeB
The site on which development will occur is very limited on the amount of vegetation currently present. With the exception of a few large trees (keyed below), there is nothing of significance to the site. However, the surrounding neighborhoods make up for what Overton Square is lacking. Within the areas surrounding Overton Square, older neighborhoods are to home to large specimen trees. Species commonly found in these areas are willow oak, red oak, hackberry, loblolly pine, & southern magnolia. North of Poplar Ave., Overton Park is the largest plot of green space. Here, the dominating species are oaks, magnolias, & maples. This is the closest location for wildlife activity. However, Lick Creek, if restored correctly, could serve as a wildlife corridor connecting the park to Overton Square.
VEGETATION
R AV E N UE
B l vd
POPLA
INVENTORY
V EG E TAT I O N
Mississippi State University Capstone Studio Spring 2012 Page 7
Court A ve n u e
P l a ce
270
Lasalle
Madison
265
290
Cooper
HP 290
285
TOPOGRAPHY Overton Square, like much of Memphis, has very little change in elevation & few steep slopes. Most of the site is composed of slopes under 5%. The small areas that are over 5% are only 8-9% in the steepest places. These greater slope percentages are limited to a portion of the existing parking lot & the land adjacent to Lick Creek. All slopes on the Overton Square site are northwestern facing with the exception of a small parcel adjacent to Union Avenue which faces due west & the southwest corner of the current development on the square which faces southwest. Building on the existing topography will require very little manipulation of existing slopes.
S t re e t 275
280
LP HP
- low point at Lick Creek
Slopes 0-5%
- high point at intersection of Union Ave and Cooper Street
Slopes 5-10%
Overton Square
Scale: 1�=100’ 0
50
150
300
Memphis, TN
Owen Harris
TOPOGRAPHY
LP
INVENTORY
265
Av e n u e
Av e n u e M o n ro e
285
Tr i m b l e P l a ce
U n i o n Av enue
S F l o re n ce S t re e t
275
280
270
275
275
Mississippi State University Capstone Studio Spring 2012 Page 8
R AV E N UE
Cooper
Lasalle
HYDROLOGY Lick Creek Watershed
MADIS
UNION
O N AV ENUE
AV E N U
Lenox Bayou Watershed
E
Overton Square is located between two small streams, Lick Creek to the west & Lenox Bayou to the east, that converge north of the site in Overton Park, & flow into the Wolf River which empties into the Mississippi River. Due to the slope conditions, all water that falls on the site eventually enters Lick Creek at the northeast corner of the square. Most water sheet flows to the street & is then directed into curb inlets which empty into the creek. The 16 acre site is composed of 94% impervious area, which holds very little water & speeds up flow toward Lick Creek. This causes greater problems for areas downstream from Overton Square.
Scale: 1”=1000’
50
150
Sheet Flow Concentrated Flow Watershed Divide
Overton Square
Scale: 1”=100’ 0
Lick Creek
300
Memphis, TN
Owen Harris
HYDROLOGY
Court A ve n u e
P l a ce
Av e n u e
S t re e t
INVENTORY
POPLA
Lick Creek
Madison
M o n ro e
Tr i m b l e P l a ce
Av e n u e
U n i o n Av enue
S F l o re n ce S t re e t
Mississippi State University Capstone Studio Spring 2012 Page 9
Lick Creek is a major hydrologic feature that runs parallel to the western border of the site. All run-off from Overton Square is directed to the creek which first sees daylight north of Madison Avenue. Water from the square is currently being directed into inlets, culverts, & gutters without any attempt at retention or speed reduction before entering Lick Creek. A buffer zone between Overton Square & the creek is non-existent. Therefore, there is no infiltration of water back into the soil or even filtration of the water by vegetation. Rather, water flows over asphalt & concrete gathering debris & pollutants. The creek itself is in poor condition. The sides of this concrete lined creek are extremely steep. The bottom is littered with trash & evidence of chemical pollution by motor oil is visible. If the creek was restored to a more natural, vegetated state, it could serve as a wildlife corridor from Overton Park.
OV ERTON PARK Flowing north from Overton Square, Lick Creek enters Overton Park, a large public green space & golf course. Although in a more vegetated environment, the creek is still formed of concrete with turf edges. Thus, there is still very little in the way of energy dissipation or water filtration. However, when the creek enters the wooded areas of the park, trees & heavy understory plants help filter water before entering the concrete creek. This begins to illustrate how the buffer zone for the creek should work. If not for the concrete structure speeding up the flow, Lick Creek could be a healthy ecosystem in this area. Yet, the creek continues to speed downstream, through Overton Park, the Memphis Zoo, & into surrounding neighborhoods.
MIDTOWN NEIGHBORHOOD FLOODING
LICK CREEK
INVENTORY
OV ERTON SQUARE
The poor upstream conditions send water speeding through the park & into neighborhoods to the north. In recent years, the devastating effects of this mismanagement of Lick Creek were seen in Midtown neighborhoods. Flooding has become a major problem within these communities. Photos to the left were taken on July 12, 2011 after 1.2 inches of rain fell over the Memphis area. This is merely one of the many incidents of flooding. If this problem is going to be remedied, it will have to be addressed upstream, on sites like Overton Square. Engineers at Tetra Tech, hired by Shelby County to investigate flooding remedies, have already determined Overton Square to be the first site to help reduce flooding downstream. Through decreasing impervious area, implementing stormwater management practices, providing a buffer zone, & restoring Lick Creek, Overton Square can begin to mitigate the problems that occur downstream.
Overton Square Flooding photos via Lick Creek Storm Water Coalition
Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 10
UTILITIES
INVENTORY
Cooper
Lasalle
Court A ve n u e
P l a ce
Av e n u e Madison
Tr i m b l e P l a ce
Av e n u e M o n ro e
U n i o n Av enue
S F l o re n ce S t re e t
S t re e t
OVERHEAD UTILITIES
Much of the site is covered with a tangle of overhead utilities. These make for many unsightly street fronts cluttered with utility poles & wires. Most of these are located along the main streets within & surrounding the site. Other utilities on site include gas meters & valves located adjacent to the street. Fortunately, these do not draw much attention & will not be an obstacle for development. Overhead utilities, however, should be moved or buried to reduce the visual impact. Overhead Utilities
Overton Square
Scale: 1�=100’ 0
50
150
300
Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 11
Cooper
4
5
6
7
8
9
S t re e t
7
1
2
3
Overton Square
Scale: 1�=200’ 0
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Memphis, TN
Owen Harris
ARCHITECTURE
The gradual development of Overton Square between 1970-1980 did little to foster a common architectural style. In fact, few buildings on the site have a specific style at all. The original square, composed of 1-2 story buildings (1,5,9) with its pastel color stucco, New Orleans style balconies, & terra cotta tile roofing is eclectic to say the least. Across Madison Avenue, white Mediterranean inspired architecture (6) is positioned next to a simplistic red brick building (8). Heading south on Cooper Street, single family residences have been remodeled to accommodate restaurants. Finally, closer to Union Avenue is the original Playhouse on the Square (2) & accompanied by its new modernist counterpart (3). This lack of consistency in architecture makes for a broken experience. There is no real sense of place found at Overton Square. Unity & connectivity between buildings will help create this.
Court A ve n u e
P l a ce Lasalle
9
6 8 4
INVENTORY
3
1
Madison
2
5 Tr i m b l e P l a ce
M o n ro e
Av e n u e
U n i o n Av enue
S F l o re n ce S t re e t
Av e n u e
ARCHITECTURE
Mississippi State University Capstone Studio Spring 2012 Page 12
Restaurant Iris
Cooper
Dabbles Hair Co.
S t re e t
BUILDING USES ON SITE Overton Square is composed almost entirely of various types of commercial buildings, many of which are vacant, & has no areas of mixed use. The only business remaining on Madison Avenue, where Overton Square began, are two struggling restaurants whose architecture leaves much to be desired. Behind them, between Lasalle & Court Avenue, are a deli, five-screen movie theater, hair salon, & two small houses. This is where the square starts to transition into the surrounding neighborhood of single family housing. On the busy Union Avenue, a place that should be prime real estate for local business, is extremely lacking in any activity at all. Across from the Center for the Arts, the corner is taken up by a corporate gas station. Positioned between two performing arts buildings, the gas station completely kills any sense of place that could be accomplished. Continuing west down Union are two franchise restaurants & a title loan office. None of these business come close to addressing the street & provide no positive impact on Union Avenue.
Vacant Property
Commercial: Retail or Service
Restaurant or Bar
Multi-Family Low-Rise
Entertainment
Single Family Detached
Overton Square
Scale: 1”=100’ 0
50
150
300
Memphis, TN
Owen Harris
BUILDING USE
Av e n u e
P l a ce
Malco Movie Theater
INVENTORY
Playhouse Center for the Arts
Bosco’s Restaurant & Brewing
Court A ve n u e
Playhouse on the Square
Bogey’s Deli
Lasalle
Original Overton Square Development
Bayou Bar & Grill
Madison
Applebee’s
Tr i m b l e P l a ce
Title Loan
Av e n u e
Burger King
Gas Station
S F l o re n ce S t re e t
Theatreworks
M o n ro e
U n i o n Av enue
Turner Dairy
Mississippi State University Capstone Studio Spring 2012 Page 13
4
Cooper
1
2
S t re e t 2 View to Trimble/Florence Intersection
3
West down Union Ave
5
3
View toward site at Union/Cooper intersection
6
4
4
West down Madison from Cooper
View West down Madison
The most important views are from the main intersections of Cooper Street with Union Avenue & Madison Avenue. Currently, those at the intersection at Union & Cooper have a view only of the Playhouse theater and the void space of the large parking lot. This view must be improved to create a visual connection to the existing square. The view down Madison Avenue at Cooper Street is better, but still lacks interest & rhythm.
Overton Square
Scale: 1�=200’ View East down Madison
North down Florence
West down Lasalle Place
VIEWSHEDS
Court A ve n u e
P l a ce Lasalle
Av e n u e
Due to the relatively flat, urban environment, views are limited to a short distance & there are no grand vistas across the site. However, there are still important views that need to be improved. As it stands now, there is no visual connection between Union Avenue & the existing square on Madison Avenue. This is mainly due to the lack of structure or rhythm on Cooper Street between the two. At the corner of Cooper St. & Monroe Ave. There is a view to the existing courtyard area & clock tower at the intersection of Florence & Trimble. Views down Madison Avenue are broken & have no real rhythm or pattern. They are also interrupted by the web of power lines on the north side of the street. This is the same for the view down Lasalle Place. Very little development on the street leaves much to be desired.
5
Madison
Tr i m b l e P l a ce
Av e n u e
1
S F l o re n ce S t re e t
INVENTORY
3
6
M o n ro e
U n i o n Av enue
VIEWSHEDS
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300
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Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 14
O F U9e;x Z A H
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^
SITE ANALYSIS
Streets to be removed
Buildings to be remodeled
Streets to be improved
Buildings to be removed
Sheet flow hydrology
Cooper
COMPOSITE ANALYSIS SUMMARY Although it was developed with good intentions, Overton Square has lost it’s charm. The most obvious problem is lack of a unified street front & harmonious architecture. Cooper St., especially, is lacking structure that defines the street & encloses space. The stretch from Union Ave. to Madison Ave. should be enclosed with two to three story buildings to help connect Union Ave. to the existing Overton Square development. Existing architecture on Madison Ave. needs to be renovated into a cohesive style to create a better sense of place. Parcels addressing Union Avenue need to be redeveloped to address the street & begin to transition into the mixed-use development that will occur on the large center parking lot. Land use also needs to be a main focus of the new design. The site should serve as a transition between commercial use on Union Ave. into the residential neighborhoods surrounding the square. Mixed use will be ideal for this. The new development on the center parking lot should begin to introduce residential use while maintaining the urban commercial atmosphere. Overton Square has the opportunity to become completely mixed use, a fairly new concept for the Memphis area. In order to create a development that is not dominated by the vehicle, several under-used streets
Reduce impervious area & transition into residential use
S t re e t
S U M M A RY
Court A ve n u e
ct Union Av e. & Madiso n Ave. with that addre buildings ss the str eet
Buildings to be kept w/minor modification
P l a ce
Connect street front with unified architecture & infill
ANALYSIS
Av e n u e Madison
Unify architecture and remodel to fit with new development
Create buffer for Lick Creek
Lasalle
Opportunit y to conne
Opportunity to introduce mixed use, reduce impervious area, & retain water run-off
Lick Creek
S t re e t
Tr i m b l e P l a ce
Av e n u e
Re-develop to address Union Ave. & transition into mixed use
M o n ro e
U n i o n Av enue
S F l o re n ce
should be closed to vehicles or removed completely. Monroe, Trimble, & Lasalle divide the site into several disconnected areas. In order to unify the entire design & promote the pedestrian experience, they should be considered for removal. Cooper Street needs to be made into a complete street with bike lanes & on-street parking. Currently, Florence St. has very little character & needs to be addressed with new development on the vast parking lot. Fortunately, all roads have sidewalks & pedestrian circulation between all locations currently exists,. However, the pedestrian experience should be improved & removed from interaction with vehicles. Finally, the amount of impervious area is unacceptable. New development on the 3.5 acre parking lot should include a water management facility to reduce the amount of water entering Lick Creek & mitigate flooding downstream. Other parking on site should be reduced & replaced with vegetation, an element that Overton Square is currently lacking. Street trees, green street planters, & new plantings across the site should be implemented to introduce more vegetation & help reduce stormwater runoff.
Overton Square
Scale: 1”=100’ 0
50
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Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 15
Corner of Trimble & Florence
Original Overton Square Architecture
North Side of Madison Ave
IMPERVIOUS AREA
Central Parking Lot
Parking Lot on Madison Ave
Overton Square is, currently, dominated by parking lots. Of the 16 acre site, 8.5 acres are dedicated to asphalt parking lots that are barely used. Once streets & buildings are factored in, Over 94% of the site is covered with impervious material. This number needs to be greatly reduced in the new development. The removal of a large amount of parking will help drive the amount of impervious area down. However, the new design needs to be conscientious to replace parking with pervious materials. Buildings should have green roofs or, at a minimum, strategies to hold water for infiltration. Hardscape should also be replaced with green space, including a large stormwater facility that serves as a site feature. This will also provide an opportunity to introduce new, native vegetation to the site to accompany the existing mature trees.
CIRCULATION As discussed on the previous page, circulation in & around the site will need to be addressed. This includes the removal of several streets, including Monroe, Trimble, & Lasalle. Madison Ave needs minor adjustments to introduce green street planters to help manage storm water. Cooper Street will require more attention. The implementation of bike lanes, street trees, & median will greatly improve the connection between Union & Madison Ave.
Madison Ave
Cooper St. Facing Madison Ave
HYDROLOGY
Parking Adjacent to Lick Creek
Lasalle Terminates in Lick Creek
Trimble Place
I M AG E RY
Architecture on site needs to be consistent rather than eclectic, as currently existing. Each building will be addressed individually based on the analysis on the previous sheet. Some buildings will be removed, remodeled, or structurally preserved. However, all buildings will require attention to create a unified sense of place. Filling parking lots & voids between buildings will help create a better pedestrian experience.
ANALYSIS
ARCHITECTURE
Due to the large amount of impervious area on the site, the amount of water flowing off site & into Lick Creek has become a major issue downstream with flooding. In order to reduce the amount of water directed into the creek, water should be captured or slowed in several ways. Through the use of green roofs, cisterns, flow-through & infiltration planters, green street planters, & retention facilities, runoff from Overton Square can be reduced greatly. These elements should be attractive, even artful, features on the site & serve to set a precedent for Mississippi State University stormwater management in the city of Memphis. As a Overton Square Capstone Studio last line of defense, a buffer zone for Lick Creek should Memphis, TN Spring 2012 be Implemented. Page 16 Owen Harris
O F U9e;x Z A H
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PROGRAM & CONCEPT
Note
Centralized Transportation Hub Water Management Facilities
2-4 story TBD 800-1200 SF/unit 15-20 units/acre TBD TBD
Green Space
.25 - .75 acre
Community Garden Parking
.25 acre 1.5 stalls/residential unit 1 stall/1000 SF commercial
retail, dining, office, & residential use units will vary in size to accomodate diversity of income levels for bike, bus, personal vehicle, etc infiltration planters, retention basin, green street planters, etc. intended for recreation, wildlife, & water management for use by apartment residents should be limited to perimeter of the square
PROGRAM FOR DE V ELOPMENT
The program for the site includes a variety of land uses. However, the main goal of the design will be to create a mixed-use community within Overton Square. Mixed use buildings will include restaurants, coffee shops, retail space, office space, & residential uses. Mixed use will, most likely, be limited to parcels adjacent to streets to utilize high traffic exposure. Multi family buildings are able to be set back from the street & behind other buildings in order preserve a peaceful private atmosphere. Transportation to & from the site should be centralized wherever possible. To reduce influence of vehicles over the square. This transportation hub will accommodate all forms of ground transportation common for the Midtown area. An effort to increase the use of bus routes should be made by limiting the amount of parking
on site. Ratios of parking to the number of units or square feet have been implemented as guidelines. However, there is room for flexibility in either direction. Finally, open space will create areas for recreation & storm water management. Facilities to manage runoff will be implemented over the whole site, from street level to the roof. A larger stormwater retention facility should be implemented to capture water not retained by smaller facilities. This will be sized according to the capacity of other management practices to control runoff. A community garden will also be located within the open space. This garden will be available to residents for communal use. Through the implementation of various land uses, Overton Square will become a thriving node of activity at all hours of the day.
Overton Square Memphis, TN
Owen Harris
BASIC ELEMENTS
Buildings Mixed Use Multi-Family Low Rise
Size
PROGRAM
Program Element
Mississippi State University Capstone Studio Spring 2012 Page 17
www.cooltownstudios.com
Mixture of metals & woods ckcps.com
CONCEPT STATEMENT Once on the cutting edge of urban design, Overton Square needs to be brought back to life through the use of contemporary architecture & materials in a creative manner inspired by Overton Square’s surrounding artistic context. On site are several performing arts centers that include theater, dance, & film. To the north is the Memphis College of Art as well as the Brooks Museum of art. Overton Square will become one expansive public art gallery. The site will become a mixed-use transition between the commercial Union Avenue & surrounding residential neighborhoods with simple, clean lines without overly ornate details. Composed of metals, woods, & native plant materials, Overton Square’s pedestrian-centered atmosphere will be remembered for it’s well defined interior spaces, innovative use of stormwater management facilities as aesthetic features, & displays of public works of art. Keeping in line with the city’s grid layout, exterior spaces will have an overall rectilinear structure while interior spaces between buildings will take on dynamic curvilinear forms. This contrast between spaces creates a more stimulating experience for those moving through the square. Unified contemporary architecture, flexible public green space, native plant materials, & a thriving pedestrian experience will bring back Overton Square as Midtown’s social & artistic epicenter. oregonsustainabilitycenter.wordpress.com
Combination of materials & color blogs.ajc.com
Multi-family low-rise drosera-x.com
Vegetation buffers multi-family encorepearl.com
Simple architectural form www.surroundinc.com
Green street planters to reduce runoff Kevin Robert Perry
Interior spaces www.surroundinc.com
Opportunities for interaction create diversity
Dynamic, flexible street front
landperspectives.wordpress.com
New coexists with old
Native plants used in stormwater facilities
Overton Square Memphis, TN
Owen Harris
STATEMENT & IMAGES
Buildings address street & have rhythm
nashvillerestaurants.blogspot.com
CONCEPT
www.nwprogressive.org
Mississippi State University Capstone Studio Spring 2012 Page 18
O F U9e;x Z A H
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CONCEPTUAL PLANS
Commercial 2 story 34 stalls
3 story
Commercial
Playhouse on the Square
Restaurant 2 story
2 story Restaurant
Restaurant
3 story Plaza
1 story
Playhouse Center for the Arts
2 story
45 stalls
2 story
COOPER ST REET
CONCEPTUAL PLAN A
METRICS
The first concept looks at removing Trimble Place, an under-utilized street. Parking is kept on the ground level with several medium-sized lots & on-street parking along most roads. With vehicular access to the center of the site, activity is focused on the perimeter & existing streets. The green space & stormwater facility are located on the interior but are limited in size. The entire site is restricted in the amount of open space due to requirements for surface parking. Site density is also not at it’s full potential for the same reason. All buildings identified in the site analysis to be desirable remain in place. New buildings have been added closer to the streets to help enclose the space.
Surface Parking: 200 stalls On-Street Parking: 115 stalls Garage Parking: 0 stalls New Commercial: 101,000 ft2 Residential Units: 264 Aprox. Density: 18 units/acre Open Space: 2.8 acres
2 story (existing)
Plaza
Multi-Family Low-Rise
Retail Infill
Mixed-Use
Single Family Attached
Movie Theater
Existing Buildings
Overton Square
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Owen Harris
CONCEPTUAL PLAN A
Green Space
3 story
45 stalls
COURT A VENUE
34 stalls
1 story
LASALL E PLACE
Stormwater Facility
MADISO N AVEN UE
3 story
AVENUE
3 story
24 stalls
MONROE
UNION A VENUE
2 story 18 stalls
Lick Creek Buffer Zone
2 story Commercia l
Theatreworks
CONCEPT
FLOREN CE STRE ET
2-3 story
Mississippi State University Capstone Studio Spring 2012 Page 19
AERIAL PERSPECTIVE
CONCEPT
CO N C E PT A
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 20
SECTION ELEVATION LASALL E PLACE
MONROE
AVENUE
CONCEPTUAL PLAN A Concept A does a good job in mixing building uses throughout the site. Single family attached buildings along Monroe Avenue help define & direct activity toward the street. However, the parking required for these buildings takes up a large amount of interior space that could be used to create smaller, more intimate spaces for pedestrians. The green space at the center of the site is much smaller than in the following concepts. This, in large part, is due to the amount of surface parking. North of Madison Avenue, the movie theater has been kept in the existing location & a plaza has been created as an entry. However, this is pushed back from Madison Avenue, causing a disconnect between the street & the theater.
Multi-Family Low-Rise Mixed-Use Movie Theater
Retail Infill Single Family Attached Existing Buildings
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 21
3 story
Parking Garage 90 stalls/level
Commercial
Commercial
Playhouse on the Square
Commercia l
Restaurant Mixed-Use
Restaurant
Restaurant
3 story Plaza
2 story
44 stalls
44 stalls
2 story
Playhouse Center for the Arts
COOPER ST REET
CONCEPTUAL PLAN B
METRICS
The second conceptual plan explores the idea of keeping all streets, creating 4 distinct blocks. By implementing a new parking garage, more space is open for development or green space. This allows more activity to be brought into the interior of the site. However, existing roads still dissect the site & create unwanted interaction between pedestrians & vehicles. Unlike concept A, this plan begins to create a series of smaller interior spaces as described in the concept statement. The larger green space at the center of the site will provide more room for the stormwater management facility but is disconnected with activity adjacent to Madison Ave.
Surface Parking: 155 stalls On-Street Parking: 100 stalls Garage Parking: 270 stalls New Commercial: 110,500 ft2 Residential Units: 249 Aprox. Density: 15 units/acre Open Space: 4.1 acres
20 stalls
LASALL E PLACE
3 story
Green Space & Stormwater Facility
MADISO N AVEN UE
7 stalls
Plaza
2 story
TRIMBLE PLACE
3 story
AVENUE
2 story
40 stalls
MONROE
UNION A VENUE
2 story
Multi-Family Low-Rise
Retail Infill
Mixed-Use
Single Family Attached
Movie Theater
Existing Buildings
Overton Square
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Owen Harris
CONCEPTUAL PLAN B
Lick Creek Buffer Zone
2 story
CONCEPT
Theatreworks
FLOREN CE STRE ET
COURT A VENUE
2-3 story
Mississippi State University Capstone Studio Spring 2012 Page 22
AERIAL PERSPECTIVE
CONCEPT
CO N C E PT B
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 23
SECTION ELEVATION CONCEPTUAL PLAN B The second concept introduces a parking garage which helps reduce the amount of space needed for surface parking. This frees up area for more buildings & smaller interior spaces. However, all streets have been kept as existing, creating distinct blocks but further dissecting the site. The central green space for Concept B is much larger than Concept A but could still stand to be expanded. On the North side of Madison Avenue, the movie theater has been moved closer to the street & just behind the commercial infill. However, Lasalle Place interrupts the connection between the two. Finally, the large parking lot behind the theater does a poor job of defining Court Avenue.
Multi-Family Low-Rise Mixed-Use Movie Theater
Retail Infill Single Family Attached Existing Buildings
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 24
3 Story Linear Green Space & Stormwate r Facility
Commercial
3 Story
3 Story
Parking Garage 130 stalls/level
Commercial
Playhouse on the Square
Restaurant
2 Story Plaza
2 Story
Restaurant
Restaurant
3 Story
2 Story
34 stalls
22 stalls 14 stalls
Plaza 2 Story
Playhouse Center for the Arts
COOPER ST REET
CONCEPTUAL PLAN C
METRICS
The third concept removes all of the roads identified as being under-utilized in the site analysis. This creates a “super block” between Union Avenue & Madison Avenue. A larger parking garage helps alleviate the need for surface parking throughout the site & serves a larger number of commercial space & residential units. However, the central green space is reduced to a linear form in order to accommodate this increased density. Concept C brings even more activity to the center of the site & creates a pedestrian corridor running north/south from Union Avenue, through the green space, & terminating on the new movie theater. It also reinforces the concept of having a sequence of small courtyard spaces & creating an exclusively pedestrian experience.
Surface Parking: 162 stalls On-Street Parking: 85 stalls Garage Parking: 390 stalls New Commercial: 100,700 ft2 Residential Units: 313 Aprox. Density: 21 units/acre Open Space: 3.9 acres
Multi-Family Low-Rise
Retail Infill
Mixed-Use
Single Family Attached
Movie Theater
Existing Buildings
Overton Square
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300
Memphis, TN
Owen Harris
CONCEPTUAL PLAN C
2 Story
2 Story
Commercia l
UNION A VENUE
2 Story
54 stalls
MADISO N AVEN UE
21 stalls
2-3 Story
2 Story
Lick Creek Buffer Zone
3 Story
CONCEPT
Theatreworks
COURT A VENUE
17 stalls
FLOREN CE STRE ET
Mississippi State University Capstone Studio Spring 2012 Page 25
AERIAL PERSPECTIVE
CONCEPT
CO N C E PT C
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 26
SECTION ELEVATION CONCEPTUAL PLAN C
The “super block� concept removes vehicular traffic from the interior of the site even more. With a larger parking garage, more of the site can be used to create the series of courtyard spaces described in the concept statement. Concept C creates a central, linear green space that connects Union Avenue to the existing buildings on Madison Avenue. As it appears now, there is some monotony within this space. However, by adding relief to the buildings, creating smaller spaces within in, & playing with changes in elevation, this space could become a unique pedestrian experience. In Concept C, the movie theater has been moved even closer to Madison Ave through the removal of Lasalle Place. Now, the entry plaza seen in Concept A connects directly to Madison Avenue & the existing Overton Square structures.
Multi-Family Low-Rise Mixed-Use Movie Theater
Retail Infill Single Family Attached Existing Buildings
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 27
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MASTER PLAN
CE ST R EET
LICK CREEK
MIXED-USE
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BUFFER ZONE
MIXED-USE (2-3 STORIES)
PLAYHOUSE ON THE SQUARE
(2-3 STORIES)
GREEN SPACE & WATER MANAGEMENT FACILITY COMMERCIAL (2-3 STORIES)
MULTI-FAMILY (2-3 STORIES)
PARKING GARAGE
COMMERCIAL (1-2 STORIES)
MIXED-USE (2-3 STORIES)
COMMERCIAL (1-2 STORIES) MIXED-USE INFILL
MOVIE THEATER
ENTRY PLAZA
SINGLE FAMILY ATTACHED
(3 STORIES)
(2-3 STORIES)
DINING (1-2 STORIES)
CO U R T
UNION
(2-3 STORIES)
COMMERCIAL
O N AV ENUE
MIXED-USE
MIXED-USE INFILL
MADIS
(2-3 STORIES)
AV E N U E
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MAIN PLAZA
MULTI-USE LOT
SINGLE FAMILY ATTACHED
M O N RO E
AV E N U E
(2 STORIES)
DINING (1 STORY)
EXPANDED PLAZA
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MIXED-USE INFILL
SINGLE FAMILY ATTACHED (2-3 STORIES)
COOPER STREET 290
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MASTER SITE PLAN After combining ideas from each concept, the master plan for Overton Square balances use on the street, as well as within the interior of the central block. Removing Trimble Place and Lasalle Place created two more distinct blocks rather than the unusual existing plots. All edges will be mixed-use or commercial in order to utilize all street frontage to its full potential. Residential use is paced on the interior of the blocks south of Madison Avenue in order to create defined semi-public spaces as well as provide more privacy for residents. North of Madison Avenue, the movie theater has been placed directly behind infill & is anchored to the street by an entry plaza. Finally, single-family attached housing finalizes the transition between land uses.
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METRICS Surface Parking: 134 stalls On-Street Parking: 125 stalls Garage Parking: 165 stalls New Commercial: 152,000 ft2 Residential Units: Aprox. 270 units Aprox. Density: 17 units/acre Open Space: 4.5 acres
EXISTING BUILDINGS
PROPOSED BUILDINGS
*SHADOWS ON PLAN SHOWN AT 1:30 PM ON SPRING EQUINOX
Overton Square
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Notes: - All new street plantings, including medians, will be green street planters - Roofs will be a combination of conventional & greenroofs - Garage entries/exits are located on Monroe Ave & former Trimble Place
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OVERALL SITE PLAN
THEATER WORKS
(2-3 STORIES)
MASTER PLAN
F LO R E N
AV E N U E
MIXED-USE
Mississippi State University Capstone Studio Spring 2012 Page 28
MIXED-USE (1-2 STORIES)
2
1
SMALL PLAZA DECK
RATIO BASIN N
TURF
FLOW-THROUGH PLANTER
MULTI-FAMILY
ST LL WA
STEPS TO MADISON AVE
ELEVATED PATIO
TURF
4 COMMERCIAL 3 (3 STORIES)
FLOW
-THRO PLANT UGH ER
(2-3 STORIES)
CENTRAL GREEN SPACE ENLARGED PLAN
Inspiration for the forms of the interior green space was taken from theater lights, further reinforcing the concept of being centered around the arts. This idea evolved into rays that intersect & overlap, creating bold forms & spaces. The plaza to the north will become a public space that is constantly buzzing with activity at restaurants, shops, small performing arts productions, & nightlife. Turning the corner & heading south is the water management facility that serves as an aesthetic & functional feature. Scattered throughout this space are seating walls as well as taller display walls for works of art. These walls also help screen views to the multi-use plaza, a versatile pedestrian priority plaza that can be used for parking as well as for events such as art festivals or farmers markets. The
L (3 STORIES)
AG
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LTR A BAS TION IN
INFILT
CLOCK TOWER
COMMERCIA
INFI
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SE
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WA
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EEN
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SCR
(2-3 STORIES)
RA
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D
MULTI-FAMILY
AN
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MULTI-USE PLAZA
N WA
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SCREE
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PLAZA
ENLARGED PLAN
ST.
MASTER PLAN
FLORENCE
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entire plaza is covered by a mixture of green roof structures & steel cable overhead planes. These help screen parking from residents in the adjacent buildings & also provide shade when the plaza is being used as a market area. Green roofs also provide the much needed reduction in stormwater runoff. With a new, dynamic space that takes bold moves with form & showcases arts of the Memphis region, Overton Square is destined to become a topic of conversation & a node of activity.
Overton Square
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Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 29
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MIX
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FACING SOUTH
INF
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F
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Cutting through the center of the green space & facing North, this section elevation shows the majority of existing buildings within Overton Square. In the foreground, the section cuts through the new mixed-use buildings (left) & multifamily residences (right). In the center is the green space & water management facilities. The covered multi-use plaza can be used for either parking or for larger events such as markets or festivals. The large overhead panels are positioned at different heights & angles making for a dynamic, whimsical feature that also serves to provide shade as well as water management with green roofs.
ILY
H D AY OUG ER ATE IO KW HR NT EV AT AL W-T PLA EL P W LO
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Turning 180 from the section above & facing South, this section-elevation shows much of the new development on the large parking lot. To the East (left) is multi-family residences that serve as the facade for the new parking garage. On the western (right) side are new mixed-use buildings on Florence Street. Shown here are the northern elevations of buildings that enclose the green space as well as single family attached residences shown in the background. The green space is used mainly as a water management facility & pedestrian corridor between the Union Ave. & Madison Ave. developments. Spaces are separated by changes in elevation. The elevated patio is intended to be a semi-private space for residents of the multi-family building & is defined by the rise in elevation, overhead panels, & plant material in the flow-through planter. O
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IN D H AY AY AS UG ER TE IO B O W W A N K K HR NT EV AT TIO AL AL -T PLA A EL P R W W W T O IL
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INF
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U D-
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MIX
Overton Square
Scale: 1�=20’ 10
AY
KW
SECTION ELEVATIONS
E
S -U
(1)
MASTER PLAN
FACING NORTH
Mississippi State University Capstone Studio Spring 2012 Page 30
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KW
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RF AL
N IO IN T RA AS ILT B
AY
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KW
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FACING EAST
RF
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TU
KW
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(3)
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C ut t ing N/ S, the s e ction ve r y clearl y s h o w s th e w es t el ev ati o n o f th e n ew mu l ti - f a m i ly bui ld i n g t h a t s cr e e n s t h e p a r k i n g ga r a ge be h i n d it . Th e infil t ra t i on bas in is the ke y fe atu re to w ater man ag emen t. I t, al on g w i th g reen ro o f s , h e lp s m i t i ga t e f lo o d i n g o f L i ck C r e e k d o w n s t r e a m .
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INF
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Th e final e le vation highlights th e c on c ep t o f art b ei n g at th e c en ter of th e des i gn . Wa lls se pa ra t ing t h e pe de s tr ian s pace fr om th e mu l ti - u s e p l az a ac t as an ou tdoo r g al l ery w al l, p r o v i d i n g spa c e for piec es of 2D ar t as we ll as a b ac k dro p f or s c u l p tu res w i th i n th e i n f i l trati on ba s i n s . Th i s e n ric h es t h e pe de s tr ian e x pe r ie nce b e tw een U n i on A v en u e & Madi s on A v en u e.
RF
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AY
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SECTION ELEVATIONS
AY
MASTER PLAN
G
IN IST
Mississippi State University Capstone Studio Spring 2012 Page 31
AERIAL PERSPECTIVE
MASTER PLAN
OVERALL PERSPECTIVE Within the heart of the Midtown area of Memphis, Overton Square would become a node of activity. Surrounded, almost exclusively, by impervious area, the new development is to be an oasis of vegetation. The central green space helps soften edges of existing structures & is integrated with new architecture, helping blend the old & new. Within this space, water management is a main
priority. Buildings with green roofs as well as overhead green roof panels help manage water before it even hits the ground. Then, flowthrough planters, infiltration basins, & pervious pavement help reduce the impact downstream. Finally, to tie it all together, spaces for art displays are scattered throughout the space, creating beautiful focal points nestled into lush vegetation.
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 32
EYE-LEVEL PERSPECTIVE
MASTER PLAN
SOUTH ENTRY EXPERIENCE The central green space acts as a pedestrian corridor, connecting the new Union Avenue development to the revitalized attractions at Madison Avenue. Entering the space from the southern end, visitors are immediately greeted by soft plantings, dynamic overhead planes, & creative modern art. Moving through the space,
more & more art is revealed. Some is hanging on screen walls, while other pieces are placed within the infiltration basin, creating strong focal points from all angles. It is the continual introduction of new works of art that pulls the pedestrian through the space to Madison Avenue & more commercial use.
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 33
EYE-LEVEL PERSPECTIVE
MASTER PLAN
GREEN SPACE CORRIDOR This linear space has two main features. First, water management facilities help remedy the current issues with Lick Creek. This is done with several techniques, including green roofs, flow-through planters, infiltration basins, and pervious paving. The second major feature within the space is public art. Pieces scattered
throughout the corridor help move people through the space and into the new plaza behind the existing Overton Square buildings. Those who live in the adjacent multi-family building are provided with an elevated patio that overlooks the whole space & the artwork within in. It will be this mixture of art, ecology, & culture that make the space successful.
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 34
EYE-LEVEL PERSPECTIVE
MASTER PLAN
REVITALIZED OVERTON SQUARE After moving through the green space full of art, pedestrians arrive in the new plaza behind the existing Overton Square buildings & clock tower. Here, more commercial activity such as restaurants, bars, & retail create a thriving node of social interaction. Art is still at the center of the design in this space as well. Murals on the existing
buildings, pieces hanging on walls, & small sculptures keep the concept of the arts alive. A small stage in the center of the plaza also provides space for small theatrical or musical performances to entertain those within the square. This space, which was once a parking lot, has now become the heart of Midtown culture & redefined Overton Square.
Overton Square Memphis, TN
Owen Harris
Mississippi State University Capstone Studio Spring 2012 Page 35
Overton Square Memphis, TN
Owen Harris
NIGHT PERSPECTIVE
When the sun goes down, Overton Square continues to bustle with activity. Combining offices, retail, apartments, restaurants, & entertainment makes for a space that can be utilized more hours of the day than if it were developed as a single-use design. Nightlife in Overton Square will be composed of restaurants, bars, theaters, & numerous other entertainment attractions. To set the stage for all of this activity, the square will be lit in various ways, maintaining the aesthetic, function, safety of the space. Grazing lights on & and columns highlight the architecture & texture of various materials. Accent lights under the edges of seat walls help illuminate walkways & reinforce the strong, dynamic lines formed by the walls. Finally, spotlights on artwork help create focal points throughout the space, illuminating the creativity around which the square is formed. An important part of the lighting design will be to minimize any light pollution. Both plant & wildlife species need a period of darkness in order to maintain their health. Thus, light is limited to areas in which it is used to illuminate a path or provide for outdoor activity. This strategy also helps reduce the amount of energy needed to maintain activity within the space. Rather than flooding the square with unnecessary, bright lights, fixtures should highlight features & provide functional, ecological, & economical lighting.
MASTER PLAN
OVERTON SQUARE NIGHTLIFE
Mississippi State University Capstone Studio Spring 2012 Page 36