ACTIVATE
re
by
A Terminal Project Presented to the Faculty of The College of Architecture at the University of Nebraska In Partial Fulfillment of Requirements For the Degree Master of Architecture Major: Architecture Under the Supervision of Lindsey Ellsworth-Bahe Lincoln, Nebraska May, 2011
[ 1 ] 03
Kelly Hiskey
ACTIVATE
re
[Question]
How can communities be incorporated onto the site of a closed military base?
[Signifcance]
The Government owns billions of square feet of unused property across the United States. In fact, the United States Government owns over 50% of the land in the Western half of the country.1 Military facilities occupy the largest area of federal land, aside form parks and forests.2 Many of these military sites are being left to their own demise. In fact, 27% of the nation’s military installations have been closed by the Department of Defense, via the Base Realignment and Closure (BRAC) initiative, leaving millions of square feet of land and structures to crumble.3 Vacant property, while unoccupied, is still owned by some entity. When the federal government leaves a piece of property vacant, taxpayers continue to pay for its existence. Military facilities consume the largest costs and area of federal land, and are closing at an exponential rate. The closure of military bases can cause a shift in the population and the economy of an area. If a base is left to its own demise it will remain an unnecessary burden on the community. If there is a void in the economy surrounding a military base it can become impossible for the community to develop the site.
[Goals]
Conceptually, designers need to understand the relationship between the closure of military bases and the regional economy so that their designs will reACTIVATE the surrounding community, rather than create a financial hardship. It is the goal of this thesis to show that through a thorough understanding and appropriate selection of program, communities can continue to experience economic growth even after a base has shut down.
[Design]
I chose former Marine Corps Air Station Tustin, located in Tustin, California [40 miles south of Los Angeles] as the canvas for my exploration. Situated on a 1,000 acre site are two massive blimp hangars, each one has a 300,000 square foot base and 17-storey height. I chose this site for its prominent void [physical, economic, and social] within a highly developed and growing community. It is not the intent of this project to produce a zoning plan for this site, but rather, provide a physical connection onto and through the site.
page chapter topic
why [ 1 ] 009 research [ 2 ] 015 analysis [ 3 ] 027 process [ 4 ] 079 phase 01
081
phase 02
089
phase 03
093
[ 1 ] 07
design [ 5 ] 099 further investigation [ 6 ] 127 bibliography [ 7 ] 133
[ 1 ] 09
why [ 1 ] 009
percentage of federally owned property source: General Services Administration
air force area of military land source: GSA
army navy
y m
interior tennessee valley authority
t
a
r
corps of engineers
i
l
i
cost of federal land source: GSA
location of military bases source: department of defense
This project developed from a broad interest in the potential embedded within unused government property. I wanted to explore a sector of government property which was costing us, taxpayers, the largest amount of money. After filtering through various news articles, books, journals, etc. my focus began to narrow. It quickly became apparent that Military land was not only costing the most, it was also taking up some of the largest areas of land. [top] Over the United
75% of the states in the Western half of States is owned by the federal government.
[ 1 ] 011
[bottom] Military land costs the government the most to maintain, and of that military land, the Air Force, Army, and Navy occupy the largest areas.
1988
1991
1995
2005
percentage of military base closures
source: department of defense_BRAC
[ 1 ] 013
1993
[ 1 ] 015
research [ 2 ] 015
My initial readings focused on “the problem�, being why military land becomes unused. Three points: politics, economics, and distinctions, began to emerge from my research. Furthermore, it was the way in which these ideas began to weave together in my mind that sparked my need to make a relationship between these void spaces and the communities that surround, but never experience, them. I found that military base closures are deeply emerged in political and economic debates. Military bases, no matter to what degree they are used, provide federal funding to the communities in which they are located. This funding often goes to the support and development of infrastructure, education, etc. Therefore, communities tend to hold on tightly to the bases within their jurisdiction. Military bases provide communities with more than just federal funding, they also bring people and jobs to the area. Once a base is closed and those jobs are cut, a certain portion of the community is displaced, and that sum of money is no longer going into that particular community. Again, communities fear the potential economic hardship that military base closure may cause, so they keep a tight grasp on their base.
[ 2 ] 017
Distinction refers to the physical and symbolic boundary between military and civilian life surrounding military bases. Physically, military bases can only be accessed by military personnel; and once on base, every aspect of one’s daily life is carried out within the gated property. This boundary goes beyond the chain link fence. In general, military personnel hold themselves to a different moral level. They are trained to conduct themselves with a high degree of integrity, often times thought to be a higher level than civilians. It is these distinctions that reduce the degree to which military and civilian life are able to weave within a community.
[ 2 ] 019
“The
problem
c l a s h n at i o n a l and local
lies
in
the
between interest interest.�
[ 2 ] 021
politics
- David Sorenson [shutting down the cold war; the politics of military base closure]
“Bases become more facilities for military
generated dollars in s p e n d i n g t he c o m m u nities.�
millions of jobs and money f or - David Sorenson [shutting down the cold war; the politics of military base closure]
[ 2 ] 023
supporting They
economics
than just missions.
“military
tradition
the military specialized the military
what does is so that only can do it.� - David Sorenson [shutting down the cold war; the politics of military base closure]
[ 2 ] 025
that
distinctions
holds
[ 1 ] 027
analysis [ 3 ] 027
After reading various books and articles about the politics, economics, and distinctions related to military bases and their closure, it became important for me to address the affects of these issues on the surrounding communities. In order to address the concerns of communities related to military base closure, I set up a series of points that one [designers] should analyze when approaching base reuse. The four points I set up for analysis include: site, people, context, and economics. It is essential that an in-depth understanding of these points is established at the onset of a project such as this.
[ 3 ] 029
s i t e p e o p l e c o n t e x t economics
s i t e
[ 3 ] 031
p e o p l e c o n t e x t economics
orange
santa ana
costa mesa
north tustin
unincorporated area
tustin
irvine
[ 3 ] 033
newport beach
[ 3 ] 035
world war I
spanish-american war
civil war
mexican war
[ 3 ] 037
war on terror
gulf war
vietnam war
korean war
world war II
[ 3 ] 039
I made a trip to Tustin, California during the Fall [2010] semester. It was instantly apparent that the former Marine Corps Air Station Tustin was an icon within the community. No matter where I was in the city, I could see at least a portion of one of the massive blimp hangars. While I always had a visual connection to the base, the site was clearly a void within the community. Major roads, fences, a ditch, and several “no trespassing� signs made it clear that civilian access was not allowed.
s
i
t
e
people
[ 3 ] 041
c o n t e x t economics
25-34
25-34
45-54
45-54
owner occupied owner occupied
renter occupied renter occupied
35-44 35-44
age
age
housing
white
white
asian
asian
hispanic
education educa
housing
hispanic 300,000 -300,000 499,999- 499,999
500,000 500,000 - 999,999 - 999,999 1,000,000 +1,000,000 +
race
race value of ownervalue of owneroccupied housing occupied housing
job industry job ind
englishenglish spanish
spanish
asian + pacific asian islander + pacific islander languages languages
less than less 20% than 20% 20 - 24.9%
20 - 24.9%
more than more 35% than 35%
language spoken language at spoken at home home
born in born in california california born in other born state in other state
foreign born foreign born
place of birth place of birth
percentage percentage of house- of household income hold [ownerincome [owneroccupied] occupied]
income
inco
less than 20% less than 20%
20 - 24.9%20 - 24.9%
more than more 35% than 35%
percentage percentage of house- of household income hold renterincome renteroccupied] occupied]
poverty level poverty
ccupied
high school graduate
some college, no degree
cupied
bachelor’s degree
education
the people of tustin... trade
499,999
professional + buisness services
0 - 999,999
manufacturing leisure + hospitality government
are between the ages of
18
44
and
are ethnically, racially, and linguistically
diverse own their own home [35% of their income goes to mortgage payment]
job industry
20% 35,000 - 49,999
an 35%
50,000 - 74,999 75,000 - 99,999
100,000-149,999
well educated in technology
are
make
between
$999,999
with an interest
$500,000
and
yearly
income percentage of families living in poverty
cars/transportation
are
an
essential part of their daily lives
%
%
an 35%
[ 3 ] 043
poverty level
[ 3 ] 045
The second thing I noticed about the city of Tustin is the community is highly dependent on personal transportation [cars, trucks, vans, motorcycles, etc]. Even some of the seemingly minor streets were at least five lanes wide. The speed limit on nearly every street was at least 45mph. Furthermore, the community seems to not only be dependent on cars, but they seem to have a passion/interest in cars. The city has a large automobile retail district, a car museum, and an abundance of vehicle repair and customization shops.
automobiles
[ 3 ] 047
s i t e p e o p l e
context
[ 3 ] 049
economics
green space / open space private
public
nta Ana
local bus los angeles bus metrolink [train]
d ow n
commercial + residential
e
public transportation
wn irvin to
n tust ow
in
downt
downtown
Sa
[ 3 ] 051
major roadway connections
01
06
11
02
07
12
03
08
13
04
09
14
01 02 05 04
03 07
10 09 08 06 11
15
12
13 14
05
10
15
01
06
11
02
07
12
03
08
13
04
09
14
adaptation potential criteria: historical significance structural integrity architectural merit 00 criteria 01 criteria
[ 3 ] 053
02 criteria 03 criteria 05
10
15
120’
1000’
37’
It was difficult for me to grasp the scale of these structures until I was there, standing next to a 17-storey blimp hangar. Each of the hangars is apporximately three football fields long, and one football field wide. The ground floor has an area of approximately 300,000 square feet. What’s even more spectacular is the fact that the trusses are wood [Oregon Douglas Fir]. These are two of the largest wooden structures, and two of the largest unobstructed spaces in the World. Being able to go inside one of the hangars was a breathtaking experience. They are absolutely amazing structures. Materials:
2,719,000 board feet of lumber 79 tons of bolts and washers 30 tons of ring connectors 33 tons of structural steel [traditional
160’
1,600
poured concrete piles [65-feet deep] 20’
235’
[ 3 ] 055
construction would have used 4,000 tons]
s i t e p e o p l e c o n t e x t
[ 3 ] 057
economics
natural resources, construction and utilities
manufacturing
trade
transportation and warehousing software publishers information
financial activities
scientific research and development computer systems design
professional and business services management, scientific and technical consulting education, health and social services social assistance leisure and hospitatlity
government and advovacy
-50%
-25%
0%
25%
50%
75%
100%
united states projected job growth [ 2010-2018 ]
natural resources, construction and utilities
manufacturing
trade
transportation and warehousing
information
financial activities
professional and business services
education, health and social services
leisure and hospitatlity
government and advovacy
-25%
0%
25%
50%
75%
100%
orange county job growth [ 1990-2010 ]
[ 3 ] 059
-50%
natural resources, construction and utilities
manufacturing auto dealers + grocery stores + wholesale trade + retail trade
trade
transportation and warehousing
information securities, commodoties, and other investments financial activities scientific research and development + computer systems design + management, scientific and technical consulting professional and business services
education, health and social services health care + educational services + social assistance
leisure and hospitatlity
government and advovacy
-50%
-25%
0%
25%
50%
retail trade wholesale trade auto dealers grocery stores
75%
100%
auto
trade
retail wholesale
[ 3 ] 061
grocery
natural resources, construction and utilities
manufacturing auto dealers + grocery stores + wholesale trade + retail trade
trade
transportation and warehousing
information securities, commodoties, and other investments financial activities scientific research and development + computer systems design + management, scientific and technical consulting professional and business services
education, health and social services health care + educational services + social assistance
leisure and hospitatlity
government and advovacy
-50%
-25%
0%
25%
50%
health care educational services social services
75%
100%
[ 3 ] 063
health care
elementary middle
education
high population
[ 3 ] 065
social services
natural resources, construction and utilities
manufacturing auto dealers + grocery stores + wholesale trade + retail trade
trade
transportation and warehousing
information securities, commodoties, and other investments financial activities scientific research and development + computer systems design + management, scientific and technical consulting professional and business services
education, health and social services health care + educational services + social assistance
leisure and hospitatlity
government and advovacy
-50%
-25%
0%
25%
50%
securities, commodoties, and other inveestments insurance banking
75%
100%
banking investments
[ 3 ] 067
financial services
insurance
natural resources, construction and utilities
manufacturing auto dealers + grocery stores + wholesale trade + retail trade
trade
transportation and warehousing
information securities, commodoties, and other investments financial activities scientific research and development + computer systems design + management, scientific and technical consulting professional and business services
education, health and social services health care + educational services + social assistance
leisure and hospitatlity
government and advovacy
-50%
-25%
0%
25%
scientific research and development computer systems design management, scientific and technical consulting
50%
75%
100%
[ 3 ] 069
p r o f e s+s i o n a l business services
laser/electo-optics lab rapid prototyping wi-fi cafe
administration
[ 3 ] 070
classrooms
[ 3 ] 071
Discussions with community members, the Better Business Bureau, and the Mayor while on my site visit revealed that a large portion of the population in the city has an interest in the development of technology. In fact, a technology school, Advanced Technology and Education Park, established itself along the perimeter of former Marine Corps Air Station Tustin just three years ago. In that time, the school’s enrollment has more than tripled in size. Based on these observations, an expansion of the school could be a successful program for a portion of the former base.
After reading various books and articles about the politics, economics, and distinctions related to military bases and their closure, it became important for me to address the affects of these issues on the surrounding communities. In order to address the concerns of communities related to military base closure, I set up a series of points that one [designers] should analyze when approaching base reuse. The four points I set up for analysis include: site, people, context, and economics. It is essential that an in-depth understanding of these points is established at the onset of a project such as this. These four points formulated my program.
s i t e p e o p l e c o n t e x t economics [ 3 ] 073
program
[ 3 ] 075
After thorough analysis of the site, people, context, and economics I chose to expand the nearby technology school onto a portion of the former military base. This expansion will focus on the design and fabrication of future transportation technology. More specifically, I see the school focusing on the development of future flying machines. This would weave together the communities interest in transportation and the history of the site.
[ 3 ] 077
Spaces to include [learning]: typical classrooms, lecture halls, auditorium, studios, gallery, crit space, small scale fabrication, library, computer labs, research labs, and testing facilities [campus]: book store, restaurants, administration offices, faculty offices [community]: recreation fields, gardens, bike trails, commercial space, and retail space.
[ 1 ] 079
process [ 4 ] 079
palimpsest
(ˈpælɪmpˌsɛst)
—n 1. a manuscript on which two or more successive texts have been written, each one being erased to make room for the next.
palimpsest. Dictionary.com. Collins English Dictionary - Complete & Unabridged 10th Edition. HarperCollins Publishers. http://dictionary. reference.com/browse/palimpsest (accessed: December 09, 2010).
While the definition of palimpsest refers specifically to the layering of texts, I have applied the same concept as a way of developing an architectural design.
[why]
I explored this design process for several reasons. Perhaps most literally, the layering of information refers to the layers of history present on my site, former Marine Corps Air Station Tustin, located in Tustin, California. Even more so, I am utilizing this method because with each layer that I add I am forced to make a decision based on the previous layer. What portion of the previous layer is worth keeping and redrawing on the present layer, and which portions should be forgotten? Furthermore, the “permanent” nature of the manual process requires a great deal of thought early on. I was constantly trying to think several steps ahead
[how]
XXL
This initial phase focused on the scale. I looked at bringing the surrounding street grid through the site, as a way to not only break down the scale of the former base, but also as a way to weave the community onto the site.
[ 4 ] 081
[design]
phase 01
I began the semester with 4 2’x4’ MDF boards. Timelines were printed and glued to each board to not only create a graphic base, but a key foundation of information. After that, each board is composed of a layer of drawing, either pen or graphite, and a layer of gesso. A lot of experimentation went into figuring out how to utilize various techniques and mediums. In fact, I used a scrap piece of MDF as a testing board.
[ 4 ] 083
[process]
4
[process]
9
[process] [process]
11 10
[process]
13
war on terror
gulf war
vietnam war
korean war
world war ii
world war i
s pa n i s h - a m e r i c a n wa r
civil war
mexican war
war of 1812
revolutionary war
6
[process]
15
[process]
[ 4 ] 085
14
[process]
Making connections through the use of existing, historic paths on the site. criticism: not enough focus on the hangar
criticism: what about the rest of the site? Are these connections strong enough?
[ 4 ] 087
Making connections based on axis created through the hangar.
L
Phase 02 focused on the arge scale. After looking at the XXL scale, I knew that I needed to start zooming in. However, once I started zooming into this scale it became difficult for me to maintain the connections to the surrounding community. In terms of design, my idea, at this point, was to create a second structural system, separate from that which is already existing on the site. The point of this was to allow the program to adapt for future use. Also, this second structure was set up in such a way as to break down the scale of the existing space both physically and visually. However, the architecture could become pieces that exist in multiple spaces. Pieces could slide, shift, and transform for various uses, taking on the idea of movement in an architectural and tectonic sense. Criticism: Why not make better use of the existing structure? Pieces could be suspended in various ways from what is already available on the site.
[ 4 ] 089
phase o2
Now what happens to the rest of my site? What about the rest of the military base? The connections are focused too much on what is within and directly adjacent to the hangar.
[ 4 ] 091
XL L
Phase 03 focused on the and arge scales. At this point I needed to take a step back and remember that the goal of my project was to make connections to the community through this former military base. I started determing a conceptual site plan based on the CONTEXT of the surrounding community. The design intent for the hangar was to keep any new addition very clean, simple, and linear so as to maintain an appreciation of the historical structure. Criticism: Again, scale was an issue. I did not maintain my XXL scale connections as well as I should have. Some of the historic paths that I was proposing to maintain on the site weren’t making strong enough connections beyond the boundary of my site.
[ 4 ] 093
phase 03
In terms of architecture, the design did not allow enough of an experience. While, it was not distracting from the existing structure, it also did not give inhabitors the opportunity to appreciate the expanse and beauty of this structure.
sch oo l
offfacul ice ty s administration
restaurants retail commercial
faculty meeting + collaboration + research
parking
Site plan with general programming
ing t hous studen
display
+ orage tion st recrea rentals
criticism: stronger connection should be made between the two hangars. Should create a moment when one can see both hangars.
criticism: ignoring the axis of the hangar.
[ 4 ] 095
View across site, looking at hangar.
[ 4 ] 097
[ 1 ] 099
design [ 5 ] 099
connection through grid [streets]
connection through program
[ 5 ] 101
connection through movement
surrounding city [context]
site development
[ 5 ] 103
former military base proposed growth
school
stu den th ous ing
ail ret
administration
ts ran
tau res
p
g n i k ar
faculty offices
display
recreation storage + rentals
commercial
fabrication
commercial cores; proposing a connection through my site
commercial
residential areas; proposing a connection through my site residential
school
[ 5 ] 105
existing school; proposing a connection to my site
[ 5 ] 107
@ 15’ The connection between paths.
[ 5 ] 109
@ 15’ The walls which support the vertical circulation provide framed views which visually break down the expanse of the hangar.
[ 5 ] 111
@ 15’ Looking at the studio spaces. Garage type doors would allow a variation in view, light, and spatial quality.
[ 5 ] 113
@ 45’ Path which goes by, rather than through the trusses. This spatial condition draws attention to the form and expanse of the existing structure.
[ 5 ] 115
floor plan @ 0’
[ 5 ] 117
floor plan @ 15’
[ 5 ] 119
floor plan @ 45’
[ 5 ] 121
floor plan @ 80’
[ 5 ] 123
section
studio space cantilever off of the existing structure.
[ 5 ] 125
Protrusion through hangar
Final Review: Lindsey Ellsworth-Bahe, Sarah Thomas, Janghwan Cheon, David Karle, Tim Hemsath, Peter Olshavsky, Brian Kelly, and guest juror John McMorrough. Criticism: Was the choice of a military base located within a community too easy? Could it have been more challenging to figure out how to reuse a site in which a community is not nearby? While I agree that a less urban choice could have been interesting, I developed a very strong interest in the relationship between these bases and their community from the readings that I did early on. Are you addressing the vastness of the site and the hangar enough? Visually the space within the hangar is beginning to be broken down, but is it enough? I will admit that I struggled with the scale throughout this project. Not because I didn’t grasp the vastness, but because I was trying to find a delicate balance between occupying enough space and not overpowering the space. Futhermore, I was constantly shifting between scales and asking myself if my design was supporting my goal. I appreciate this comment, and given more time would have liked to address the site condition in more detail. Potentially providing a unique landscape opportunity on the site. I would propose a portion of the site be used as a tree farm, something that the city is known for historically. This may be two separate projects...either architecture [the hangar] or urban design [my site].
[ 6 ] 129
The connection between my site and the hangar could have been stronger, but I feel that my project would have been weaker to one extent and stronger to the other if I would have narrowed my focus more. I would have been able to get into the finer details, however, I think that I would have lost focus of the overall goal of my project.
[ 1 ] 0131
Accordino, John, and Gary Johnson. “Addressing the Vacant and Abandoned Property Problem.” Journal of Urban Affairs 22, no. 3 (2000): 301-316. Brice, Martin. Stronghold : a history of military architecture. London: Batsford, 1984.Evinger, William. Directory of U.S. military bases worldwide. 3rd ed. Phoenix AZ: Oryx Press, 1998. Blundell Jones, Peter, and Teresa Hoskyns. “City/democracy: retrieving citizenship.” In Architecture and participation, 117-123. London ;:New York: Spon Press, 2005. Department of Defense, Defense Base Closure and Realignment Commision, United States Government; available from http://www.brac.gov/, Internet, accessed 23 August 2010. Goren, Lilly. The politics of military base closings : not in my district. New York: P. Lang, 2003. Directory of U.S. military bases worldwide. 3rd ed. Phoenix AZ: Oryx Press, 1998 General Services Administration. “FRPP Summary Report Library.” http://www.gsa. gov/portal/content/102880 Hirst, Paul. Space and Power: politics, war, and architecture. Cambridge; Malden MA: Polity, 2005. Huyssen, Andreas. “Nostalgia for Ruins.” Grey Room, no. 23 (Spring 2006): 6-21. Mallory, Keith. Architecture of aggression a history of military architecture in North West Europe, 1900-1945. London: Architectural Press, 1973. Robert, Philippe. Adaptations : new uses for old buildings. New York NY: Princeton Architectural Press, 1991 David Sorensen, Shutting Down the Cold War: The Politics of Military Base Closure, 1st ed. (New York: St. Martin’s Press, 1998). Stephens, Suzanne. “Presenting the Past.” Architectural Record 193, no. 3 (March 2005): 119-121.
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Vagts, Alfred. A History of Militarism. Toronto, Canada: Collier-Macmillan, 1967