M. Arch I Thesis

Think Rationally Leveraging Constraints for Innovation

Sloan Springer Master of Architecture Thesis Syracuse University Spring/Summer 2011 Advisors: A. McDonald, B. Coleman, T. Brown, R. Rosa

Think Rationally Leveraging Constraints for Innovation

CONTENTION Terminology Case Studies Public-Private Toolkit References

CONSTRAINTS

PROPOSAL

Urban Analysis Events & Activities Contextual Analysis Green Water Redevelopment Site Analysis Programming Detail Studies Process Diagrams Axonometrics Plans Elevations Sections Details Renders Documentation Bibliography

Sloan Springer Master of Architecture Thesis Syracuse University Spring/Summer 2011 Advisors: A. Mcdonald, B. Coleman, T. Brown, R. Rosa

Contention Throughout history, public space has been seen as the connective tissue of urban fabric. From Pope Sixtus V’s plan for connecting key spaces in Rome, Haussman’s vision for creating grand avenues through Paris, or John Nash and his development of a bustling route between two prominent parks in London, public space has driven economic development through connections for centuries. But these examples only came to pass through the will of a monarchy.

In an ever-urbanizing democratic society, opportunities for the actual interface between public and private space are often left wanting. Despite the fact that development is now driven exclusively by market value and economics, the full potential of an interface between market strategies and architectural design is rarely capitalized upon.

The contention of this thesis is that by leveraging public space for private development, critical opportunities can be capitalized upon to not only decentralize capital costs but to set up new potentials for design innovation through the constraints of the project. Through the use of such strategies as public private partnerships, a process for interfacing the design of public space with that of private architecture can be established, where both begin to inform that of the other, increasing value and maximizing the utilization potentials of the spaces for both public and private sectors.

The city of Austin, Texas, considered the “Live Music Capitol of the World”, is known for it’s unique urban outdoor lifestyle, blending the amenities of a rich urban context with the laid-back atmosphere of more rural settings. Few other cities allow for the ability to visit art galleries and music venues then, within walking distance, go kayaking and hiking. In an effort to further bolster this atmosphere, the city is pursuing several large developments aimed at increasing density while also increasing the public value of private developments.

One such endeavour is the Green Water Treatment Plant Redevelopment, consisting of 2 million square feet of retail, office, housing, hotel and public space. Situated in between the proposed hotel and recently completed Austin Music Hall, the developments proposed main public plaza holds significant potential for leveraging the interests of the hotel and music hall, as well as setting up a key urban public space for the entire development and it’s connection to the city, capitalizing on the uniqueness of Austin.

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This thesis seeks to demonstrate the potentials of rethinking the interface between public and private space, and the relationship between architect and developer; designing through critical analysis and rigor to capitalize on the constraints of the project and thus maximizing both market value and architectural innovation.

Terminology Agency ability of architecture to perform an action [see performance] Constraint limitation or restriction to a project that cannot be waived or removed ConTENTION key point or assertion of an argument Interface physical or immaterial connection Leverage ability to exert significant influence for a greater gain Performance moment where architecture itself becomes an active participant Private entity whose finances are unaffiliated with the government Public entity that seeks to promote general welfare Reciprocal relationship where entities provide benefit to each other Tourism activity that generates income in multiple sectors simultaneously

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Case Studies Plan for Rome | Pope Sixtus V

Regent Street, London | John Nash

As the Roman Catholic Church gained more power during the early days of the Renaissance, it became necessary to position Rome once again as a center for culture and religion. One major detriment to the city was the fact that it lacked a wholistic means for navigation. Prior to accepting the title of Pope Sixtus V, Cardinal Montalto began developing his plans for reinvigorating Rome as suitable for the center of the Christian world. He created an organisational structure connecting key monumental spaces and architecture, allowing for pilgrims to easily find their way around the city. Visual connection and sense of space were key factors in driving the plan, and so several obelisks were relocated to the intersections of main trajectories between spaces to aid in creating such connection.

This was one of the earliest precedents in urban design where development of public space created new opportunities for private development, and furthermore reestablished the prominence of the city of Rome. By envisioning public space as a connective fabric, the plan creates a sort of main artery to which the private aspects of the city are inextricably linked, thus allowing for the public prominence of the city to activate a whole new level of private development.

One of the first planned developments in London, Regent Street represents an attempt to break free from the medieval street pattern of the city. The plan connects Prince Regent’s residence at Carlton House up to Regents Park, passing though several key spaces. Due to the financial state of the country following the Napoleonic Wars, a large portion of the development was funded by private developers, including Nash. Planning guidelines were setup that dictated everything from architectural style to material details in order to preserve a cohesive feel. Regent Street is still considered a crucial part of the urban fabric of London, and its shops and cafes are enjoyed by tourists and Londoners alike.

Public Artery Private Sub-Arteries

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Regent Street serves as an excellent precedent for public-private redevelopment within an existing urban fabric.

By establishing a cohesive set of codes and guidelines for development, the plan is able to create a strong public artery between two prominent public spaces without direct visual connection. Because of this, the promenade acts as a dual catalyst for increased public traffic and private financial gain.

Compressed Public Traffic Public-Private Street Front

Schouwburgplein | West 8

The High Line | James Corner Field Operations & Diller Scofidio + Renfro

Before

Running over a mile-and-a-half stretch of abandoned railway tracks in lower Manhattan, the High Line has become an arterial life-line for the redevelopment of the Meatpacking District and Hudson Rail Yards. The park, in effect, provides significantly increased pedestrian traffic for the many shops, restaurants, and other businesses in the district, both new and old. This creates a reciprocal relationship where the park capitalizes on its connection to diverse program, and developments leverage the park for increased exposure. New projects created show this relationship by blurring their boundaries with the park and allowing for spaces that simultaneously exist as the park and the development.

The High Line acts as a power strip in which surrounding businesses can plug in to, further activating the area and establishing a dual-level public-private infrastructure.

After

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Designed to fill a void in a mixed-use area, the Schouwburgplein acts as a public social interface for the surrounding buildings. The plaza functions as a flexible, adaptable space that allows users to create their own configurations, essentially bleeding the private into the public.

It is considered to be a “city stage�, where the interplay between public and private venues and activities generates a uniquely-Rotterdam feel.

By creating a space that offers users the ability to project their own wishes for an environment, the plaza becomes itself an indeterminite zone catering to the changing of the seasons and of the urban landscape.

Typical

Flexible

The W Hotel Dallas | HKS

Standard Hotel | Polshek Partnership

The W Hotel in Dallas, Texas is situated in the heart of Victory Park, one of the most vibrant areas in all of downtown, host to the American Airlines Center and Dallas Arts District, as well as high-end shopping, restaurants, and several connected green spaces. Rather than establishing an exclusive enclave for hotel guests, the hotel operates as a key centerpiece connecting the entire plaza. The grand living room and lounge are as integrated into the urban fabric as they are the hotel, providing an open space for pedestrians and hotel guests alike to interact, all-the-while putting the busy plaza on display.

Blending in to the surrounding high traffic street fronts, the Standard Hotel capitalizes on this by pluging in to the key public spaces through and adjacent to it. By placing its lobby, restaurant, and “living room� lounge along the public plaza, the hotel gives over its ground level program to the urban public realm, and cantelievers its private features out over it.

Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

Rome v Austin

High Line in Austin Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

Regent St v Austin

Schouwburgplein in Austin

W Hotel Dallas in Austin

Standard Hotel in Austin

Public-Private Toolkit

A reciprocal relationship exists between public space and private development, but maximum potential is rarely achieved. This toolkit of strategies pose to leverage public space for private development and vice versa.

Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

In order to maximize user experience through visual and physical connectivity, public amenities of private developments could be transferred to the public sector.

Various incentives could be given to the private development in return, creating a reciprocal partnership for the betterment of the public and consequently for the financial betterment of the development.

Low2No

Typical space planning only accounts for planar qualities, not utilizing the additional opportunities of the third dimension. As a way to capitalize on the essence of space, its sectional properties must be developed. By multiplying the ground plane and manipulating the section as well as the plane itself, a more complex and multi-use space can be created, with additional program and possibility embedded within it.

The traditional notion of generic flexibility of space is seldom capitalized upon. Typical “flexible” spaces ultimately end up serving a minimum number of options due to the indecisiveness of human nature. Strategic insertions of calculated flexibility can maximize viable opportunity for users. By analysing desired uses within the space and creating a predefined range of options, usability and value are increased along with the number of options actually capitalized upon.

Multiple opportunities lie in the diversity of programming within a project. Through “architectural alchemy”, these opportunities are leveraged by blending diverse program to create unique and innovative results that not only perform the same tasks as the original program but simultaneously allow for additional and often unexpected possibilities.

The High Line

TKTS Times Square

“What do you get when you cross a parrot with a centipede?

A walkie-talkie”Francisco Sanin

+ Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

Schouwburgplein

=

Adjacent program offers unique opportunities for partnerships that can leverage constraints and capital resources for both public and private development. By identifying and analysing such critical adjacencies, such partnerships can provide further influence for design innovation and financing. Additionally, other outside resources may be possible through further analysis of specific program connections in the city.

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Establishing a connection between critial points in the city and tapping in to the public avenues between them allows for a reciprocal relationship where development blosters public use, and in turn public use further supports the development of the avenue. Through analysis of these connections and avenues, they can begin to inform the design of the developments both public and private programs to maximize potential interactivity and interconnectivity.

PRECEDENT References STUDIES STRUCTURES

PRECEDENT STUDIES STRUCTURES

Hilton Hotel | OMA

Floating Box + Landscape

Marsupial Bridge | LA Dallman

Striated Theater

ZKM Media Center | OMA

Folded Plaza to Facade

TKTS Times Square | Perkins Eastman

Urban Theater

Educatorium | OMA

Folded Ground Overlapping

Pompidou Center | Piano + Rogers

Continuous Plaza

ICA Boston | Diller + Scofidio

2 Theaters

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PRECEDENT STUDIES PLAZAS

PRECEDENT STUDIES STRUCTURES

Plaza de Armas | Cuzco, Peru

Fragmented Amphitheater

Imam Square | Isfahan, Iran

Programmed Edge + Landscaped Plaza

Rockefeller Center | New York, NY

Programmed Edge + Sunken Spectacle

The W Hotel | Austin

Le Palais des Congres | Strasbourg

Pioneer Courthouse Square | Portland, OR

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Programmed Amphitheater

Constraints

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“Agency”, Joshua Prince-Ramus

Downtown Austin, Texas Austin’s unique atmosphere has had a profound impact on tourism to the city. Few other cities boast such a diverse range of activities and events. From its art, music, and film venues, such as the well-known Austin City Limits and South by Southwest music festivals, to the beautiful and serene Barton Springs natural swimming hole and Lady Bird Lake Trail, Austin offers something for both the cultural urbanite and the outdoor enthusiast.

The influx of people and economy, due to such events as Austin City Limits, South by Southwest Music Festival and the University of Texas football games, has bolstered the city of Austin and is fuelling the steady increase in development within the city. This economic engine should be capitalized upon in all city projects, using architecture to leverage the benefits of tourism for better design and value while simultaneously providing for and supplementing the tourism itself.

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Urban History

1873 Grid University of Texas South Congress Extension West Expansion East Expansion

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1873 | Downtown Grid

1882 | University of Texas

1980 | Barton Spring Preservation Lady Bird Lake Development

2007 | MetroRail Service

Urban Analysis: Movement

Darrell K. Royal Memorial Stadium

Pedestrian Vehicular

MLK

, Jr.

Blvd

.

lvd

.

Frank Erwin Center

r St Rive

Sixt

.

Con g

ress

Ave

.

Lam

ar B

State Capitol

h St

I-35

Red

.

Fou

rth S

Thir

t.

d St

Sec

ond

City Hall Lake

Ces

ar C

Trail St.

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Bird

St.

have

Metr

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Firs t

Lady

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Austin Convention Center

l

Urban Analysis: Walkability

Darrell K. Royal Memorial Stadium

5 minute increment

Frank Erwin Center

State Capitol

City Hall

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Austin Convention Center

Urban Analysis: Block Heights

Congress Ave Bats

Congress Avenue Section Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

The Austonian Condos

Frost Bank Tower

ARTHouse

Texas State Capitol

Events & Activities

Longhorn Football

Events Pay Texas State Arts Festival

Free

SOUTH BY SOUTHWEST MUSIC FESTIVAL

Activities Pay Free

Longhorn Basketball

Texas State Capitol

l&E

nter

tain

2nd

Barton Springs

men

t Di

stric t Republic Square Farmers Market 4th St E nter tain men t

Kayaking

Trail of Lights

s Av

etai

gres

Hiking/ Biking

St R

St R

etai

Con

6th

e Re

tail D

istri

ct

Blues on the Green

Dist

rict

l Dis

trict

Austin Convention Center

ACL Festival Congress Bridge Bats

South Congress Retail District

Event Attendance | Average per day of event (thousands) 90

UT Football 85,000

Austin City Limits 75,000

75

60

45

30

South by Southwest 17,000

UT Basketball 12,000

15

UT Baseball 6,000

Austin Film Festival 7,000

Blues on the Green 2,000

0

JAN

FEB

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MAR

APR

MAY

JUN

JUL

AUG

SEP

OCT

NOV

DEC

Contextual Analysis

Rio Grande Lofts Republic Square

Monarch

Federal Courthouse Gables 4th Street Entertainment District

West Avenue Lofts

Austin Museum of Art

Shoal Creek Trail

360 Condos

Austin Music Hall

AMLI

Austin Ballet AMLI

W Hotel & Condos/ Austin City Limits

Mixed-Use Residential 2nd Street Retail District

Austin Central Library

City Hall

Mixed-Use Residential Lance Armstrong Bikeway

Lady Bird Lake Trail Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

2nd Street Retail District

Mixed-Use Residential

Austin Central Library Mixed-Use Residential

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Green Water Redevelopment By far the largest single development undertaking in the history of downtown Austin, the $750 million Green Water Redevelopment is slated to bring over 2 million square feet of retail, office, and residential space to perhaps the most booming area of the city. Located along the shore of Lady Bird Lake and Shoal Creek, the development joins additional ventures to redevelop the Seaholm Power Plant for adaptive reuse, and the new Austin Central Library. This new complex stands to create a significant impact on the urban fabric of the city, and offers potential for unique solutions for urban space.

Gables

Republic Square

W Hotel & Condos

Austin Museum of Art

360 Condos

4th

ent

m tain

er

nt St E

t

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Dis

AMLI

Proposed Mixed-Use Residential

Rio Grande Lofts

AMLI

Austin Ballet

City Hall

Austin Music Hall West Avenue Lofts

Sh

oa

lC

re

ek

Proposed Central Library

rm

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tail

Proposed Plaza Tr a

il

Proposed Mixed-Use Hotel

Austin City Limits

e St R

2nd Proposed Mixed-Use Residential

t

tric

Dis

Proposed Site

Site Section

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Site Axon

Site Plan

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Access Interface

Critical Connections

ure

Fut

tai

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tE th S

4

nt nme

t

Ligh

ion

tens

l Ex Rai

SOUTH BY SOUTHWEST MUSIC FESTIVAL

t

tric

Dis

Proposed Mixed-Use Residential

Proposed Mixed-Use Residential

2nd

Sh

oa

lC

Proposed Plaza

re

ek

Proposed Mixed-Use Hotel

Tr a

il

Proposed Central Library

ce Lan

Austin Music Hall Proposed Plaza

Proposed Mixed-Use Residential y Lad

Bird

Proposed Mixed-Use Hotel

rail ke T

La

Proposed Central Library ay

kew

Bi rong

st

Arm

St R

Austin Ballet

ict

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Lady Bird Lake Trail

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ion

tens

2nd

l Ex etai

St RProposed

Mixed-Use Residential

Edge Conditions

SW - NE Section | Between Rio Grande & Nueces Streets

Southwest Edge | Cesar Chavez Street Front & Lady Bird Lake Trail

NW - SE Section | Between Second and Third Streets

Northwest Edge | Shoal Creek Bank Stabilization & Proposed Central Library Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

Southeast Edge | Nueces Street Extension & Proposed Street Front

Northeast Edge | Austin Music Hall

Weather Analysis Austin’s climate is characterized by long, hot and humid summers with mild, dry winters. Most of the yearly rainfall occurs in spring and fall, with relatively few overcast days during the summer.

Within immediate proximity to the city are several bodies of water, including Lady Bird Lake downtown, Lake Austin, Lake Travis, and the Colorado River. These create a lush vegetative environment, paired with the primarily limestone hill country. This mix of natural landscape and urban density gives Austin its unique feel and provides residents with immediate access to both city and rural amenities.

Shadow Range Sun Path Primary Wind Direction Date | 1.1-12.31 Time | 00:00-24:00

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AH

Psychrometric Chart | Austin, TX

30

Date | 1.1-12.31 Time | 00:00-24:00

Selected Design Techniques 1.

2.

3.

4.

passive solar heating thermal mass effects natural ventilation indirect evaporative cooling

25

20

15

10

5

Comfort

DBT (°C)

5

10

15

20

25

Optimum Orientation | Austin, TX

330°

35

40

45

50

Wind Frequency | Austin, TX Date | 1.1-12.31 Time | 00:00-24:00

Annual Average Underheated Period Overheated Period

345°

30

N kW h/ m²

15° NOR T H

Best

345°

30°

2.70

50 km/ h

hrs

15°

484+

W orst

330°

30°

435

2.40 315°

2.10

387

40 km/ h

45° 315°

338

45°

290

1.80 300°

60°

1.50

242

30 km/ h

193 300°

60°

145

1.20

96

20 km/ h

0.90

285°

<48

75°

0.60

285°

75°

10 km/ h

0.30 270°

90° 90.0°

255°

105°

240°

120°

225°

135°

210°

Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

150° 195°

Compromise: 180.0° 180°

165°

W EST

E AS T

255°

105°

240°

120°

225°

135°

210°

150° 195°

165° S OUT H

Programming Front of House

FRONT OF HOUSE

Back of House

Sqft

Units Total

Sqft

Units

Total

Rooms Bays

350

400

142,000

140,000

Service Room

100 1/Floor

140,000

2,000 2,000

Reception Front Desk

400

1

400

Living Room 2,000

1

2,000

Concierge

150

1

150

Restrooms

500

2

1,000

4,750

Front Office

450

1

450

Break Room

600

1

600

Security

150

1

150

Valet

250

1

250

Storage

150

1

150

3,150

1,600

Food/Drink Restaurant

6,000

1

6,000

Kitchen

3,500

1

3,500

Bar

2,500

1

5,000

Storage

500

1

500

500

4

2,000

Restrooms 17,000

13,000

4,000

Function Main Hall

4,000

1

4,000

Breakout

1,000

4

4,000

Pre-function

2,000

1

2,000

500

2

1,000

Restrooms 13,000

Storage

2,000

1

11,000

2,000

2,000

Recreation Spa

3,000

1

3,000

Office

500

1

500

Fitness

3,000

1

3,000

Storage

500

1

500

500

1

500

Restrooms 7,500

6,500

1,000

Support Staff Loading Dock 14,000

198,250 Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

11,000

1

11,000

3,000

1

3,000 14,000

173,650

24,600

BACK OF HOUSE

Program Siting Single Level

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Multi-Level

Program Analysis Reception

FRONT OF HOUSE Restrooms

Front Desk

BACK OF HOUSE

Security

Front Office

Food & Drink

Restrooms

BACK OF HOUSE

Storage

Bars

Valet

Concierge

FRONT OF HOUSE

Storage

Living Room

Couch & Chairs 9’10”x12’8”

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Reception Desk 7’x2’8”

Restaurants

Break Room

4-Top Table 4’10”x4’10”

Small Bar 13’x11’

Kitchens

Recreation

FRONT OF HOUSE

BACK OF HOUSE

Office

Function

FRONT OF HOUSE

Restrooms

BACK OF HOUSE

Breakout

Fitness Restrooms

Main Hall Spa Pre-function

Storage

Treadmill 7’4”x3’

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Massage Table 6’8”x3’

Booth 10’x5’

Conference Table 13’6”x7’

Storage

Public Space Potentials

Tree Plaza

Market

Amphitheater

Sports

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MATERIAL Detail Studies STUDY Materials

Texas Limestone

Copper

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Pecan Wood

Aluminum

Cedar Wood

Concrete

Crushed Granite

Bermuda Grass

MATERIAL STUDY de Young Museum

Herzog & de Meuron De Young Museum

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MATERIAL STUDY New Museum SANAA

New Museum

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PLANT PLANT STUDY STUDY Vegetation Trees Trees

SouthernSouthern Live OakLive Oak

Texas Palmetto Texas Palmetto

MontereyMonterey Oak Oak

Ash

Ash

Shrubs Shrubs

Yucca

Yucca

Sumac

Sumac

Groundcover Groundcover

Bermuda Grass

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Crushed Granite Crushed Granite

Mexican Feathergrass Mexican Feathergrass

Agave

Agave

Acuba

Acuba

Proposal

plaza

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amphitheater

hotel

Process

Typical

Architecture is a constant negotiation between the socially conscious public realm and the fiscally bound private sector.

By investigating this inherent conflict through the lens of urban development, this thesis contends that a reciprocal relationship between public space and private development exists, and when capitalized upon, can bring both a higher level of experience for the public and increased financial value to the private sector.

The site, a portion of Austin’s Green Water Redevelopment, situated along Lady Bird Lake amidst the most up-andcoming area of downtown, holds significant potential to demonstrate the amelioration of real estate development and public space. Assuming public amenity to be a basic economic stimulus, the project seeks to appropriate the quasi-public levels of the proposed hotel and leverage their value with the public plaza, creating a multi-level public landscape into which private development is inserted and invigorated.

Extend Plaza

This “thick” surface allows for a multi-form, multi-function environment where the boundary between plaza and building is blurred, and the socioeconomic value of public space augments the economic value of private development.

Thicken Surface

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Axonometrics

Third Floor

Second Floor

First Floor

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Exploded Axonometric

Program

Hotel Rooms Fitness/Rec

Upper Lobby Bar

Function

Lobby Restaurant & Bar Service

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Series of Plazas

Tower Composition

South Rooms

North Rooms & Pockets

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Ground Plan

Ground Plan

D

1/32” = 1’

A

A

B

B

C

C

D

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Plan Diagram

Upper Floors

D

Second Floor

1/64” = 1’ Second Floor A

A

B

B

C

C

Ground Plan Diragram COVERED PORCH

COVERED PORCH

COMMUNAL SPACE

COMMUNAL SPACE

SERVICE CORE

Third Floor

1/64” = 1’

Third Floor A

A

B

B

C

C

SERVICE CORE

PLAN DIAGRAM

TYPICAL TEXAS FARMHOUSE

Typical Texas Farmhouse COVERED PORCH

COMMUNAL SPACE

Fourth

Floor Typical Floor 1/64” =Tower 1’

SERVICE CORE

A

A

B

B

C

C

TYPICAL TEXAS FARMHOUSE

D

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Site Plan

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Elevations

West

East

South

North

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Section A

Section A 1/16” = 1’

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Section C

Section C 1/16” = 1’

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Section D

Section D 1/16” = 1’

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Section Axonometrics

Section B Section B 1/8” = 1’

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Details

North Balcony

South Balcony

Main Facade Screen Stair Platform

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Documantation SCHEME 1

SCHEME 2

SCHEME 3

SCHEME 4

Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University

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Think Rationally | M. Arch Thesis Sloan Springer | Syracuse University