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Chairman Opthe Committee: Acllegec
Chairman Opthe Committee: Acllegec
by
CAYL S. MOLLIS
A THESIS IN ARCHITECTURE
BACHELOR OFARCHITECTURE
ACCEPTED
DEAN, A C L L E G E C^ ARCHITECTURE
MAY, 1988
PLAINV
1XED=U
TABLE OF CONTENTS
2 THESIS STATEMENT
3 PATTERNS
4 REGDNAL SHOPPING CENTER 1-2
5 PLAINVIEW SHOPPING CENTERS 3
6 MULTIFUNCTIONAL CENTER 4-5
7 CITY CENTER 6-7
11-23 FIGURES 9-21
24 RETAILING
24 OFFICES
25 BANKS
25 HOTELS
26 GOVERNMENT BUILDINGS
26 OTHER BUILDINGS
27 SITE
29 HISTORICAL CONTEXT 8-12
31 RELATIONSHIP TO DOWNTOWN 13-16
32 ACCESS TO THE COMPLEX 17-18
33 PARKING 19-35
36 EXISTING STRUCTURES 36-38
37 ACTIVITIES
38 RETAIL STORES 39-45
39 RESTAURANTS 46-53
41 OFFICES 54-55
42 APARTMENTS AND HOTEL ROOMS 56-59
42 COMMUNITY MEETING FACILITIES 60-61
43 INDOOR PUBLIC SPACES 62-69
45 OUTDOOR PUBLIC SPACES 70-79
47 MANAGEMENT OFFICES 80-91
48 SERVICE 92-95
50 NOTES
52 SPACE ALLOCATION
55 FIG.-38 PROPOSED CIVIC CENTER FACILITY
56 ADJACENCY MATRIX
58 ECONOMIC ANALYSIS
64 RETAIL SHOPS STUDY
66 CASE STUDIES
67 THE GALLERY AT MARKET EAST
69 THE GRAND AVENUE
72 KALAMAZOO CENTER
74 COURTHOUSE CENTER
78 MIDTOWN PLAZA
80 MALL OF THE BLUFFS
82 SOURCES OF INFORMATION
THESIS STATEMENT
L
downtown area. These shopping centers range in size
from 100,000 to 200,000 square feet of GLA with 8 to
FIG. 2-STRIP CENTERS
30 stores.''2 No public activity space has been provided (FROM GRUEN)
within any of these centers. Because of this design,
none of these centers act as the focus of community
life.
DOWNTOWN PLAINVIEW
Characteristics
FIG. 9 - TOPOGRAPHY
(Map from Robinson, Plainview Main Street Project)
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RETAIL COWERCIAL
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I N O I C A T V a N A T I O N A L . RKCaSTmCI
I I M O I C A T S a BOUNCaARV o ^
STREiT O T Y HISTOniCAl. DWTOICT
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HILTON HOTEL
Retailing
Offices
Banks
Hotels
Government Buildings
Other Buildings
Site
Historical Context
Relationship to Downtown
Parking
Office Space:
(1 parking space for each
200 square feet of space) 1:200
Multi-Family Dwellings:
1 space per dwelling plus
1/2 space for each individual
bedroom in all dwelling units.
Hotel:
1 space for each 2 sleeping
rooms or suites plus 1 space for
each 200 square feet of
commercial floor area con-
tained therein.
Existing Structures
ACTIVITIES
Retail Stores
Restaurants
important base for eating establishments, especially Lee Street Parkng Garage
E n " , IMC 1 •
A food court, consisting of a cluster of 5-17 T i i e food c o u r l al Charlcslon Tovvn Center a ^ 3 0 UDO-
quick-service food stands grouped around a common square-fool center i n dovvnlown Charlesion. West X i n i i n i a
seating area, can be a major component in the FIG. 34-A FOOD COURT
mixed-use center. This style of food service has (FROM BASILE)
occured in regional malls and specialty centers since
the 1970's.
The food court can act as an anchor to a center,
becoming a major pedestrian draw. The food court
should provide a theme or festival atmosphere to
further its drawing power.
The most successful food courts tend to have
seating which encourages the pleasures of seeing and
being seen. Such seating areas often border major
circulation paths. One square foot of seating for each
one square foot of food court tenant GLA
(approximately 35 seats per food court tenant) is
typically provided.
Central systems for trash and garbage removal, as
well as central restrooms and telephones for food court
FIG. 35-FOOD SERVICE CREATING
employees and customers, are necessary. A common ACTIVITY IN AN OUTDOOR
tray washing area should be provided if food service PLAZA
trays are to be provided by the developer.^"^ (FROMWHYTE)
Offices
image for the center. This image can take the center
beyond the stigma of a purely commercial enterprise to
an image of a community oriented complex.^®
These community facilities can also fill a gap that
now exists in Plainview. The City of Plainview has
recognized this gap and is looking into the possibilities
of locating a "civic center" facility within the old City
National Bank Building.
Because this building is located on the site for the
proposed musti-use complex, the integration of such
community facilities into the complex would allow
such facilities to be built without the city having to
look for additional sites.
These facilities could also be used by or
integrated with the proposed hotel facility.
MANAGEMENT OFFICES
SERVICE
NOTES
(SEE "SOURCES OF INFORMATION" FOR BOOK TITLES.)
52. HASEROT, P. 25
54. HASEROT, P. 25
56. KORSHENIUK, P. 80
58. CASAZZA, P. 60
59. LION, P. 45
66. LION, P. 65
70. CASAZZA, P. 86
71.CASAZZA, P. 86
72. LION. P. 41
52
FA(
ALLOCATiO
53
PUBLIC SPACES
TOTAL 55,300
RETAIL SPACES
DESIGNATION SQ.FT/ TOTAL PEOPLE/ TIME OF REMARKS
TASK SQ.FT. SPACE USE
TOTAL 160,280
MANAGEMENT OFFICES
OFFICE
MEETING FACILITIES
NOTES:
1. RESTROOMS INCLUDE TWO URINALS AND ONE STALL FOR MEN AND 3 STALLS FOR WOMEN.(52)
2. THE NUMBER OF PEOPLE IS BASED UPON 150 TO 300 SQUARE FEET PER PERSON. FROM "PATTERN
123, PEDESTRIAN DENSITY". FROM ALEXANDER, CHRISTOPHER, P. 598.
3. COURTYARD SIZES ARE BASED UPON THE REMOVAL OF THE OLD ANTHONYS STORE (75 FT. X140
FT. = 10,500 SQ.FT) OR BOTH THE ANTHONYS AND THE OLD MARSE AND SONS STORE (175 FT. X
140 FT. = 24,500 SQ.FT.).
4. ASSUMING 80,000 SQ.FT. GLA FOR RETAIL SHOPS, SERVICE AREAS ARE CALCULATED BY
ASSUMING A UNIFORM STORE DEPTH OF 100 FEET WITH SERVICE CORRIDORS OF 6 FEET WIDTH
ALONG THE REAR OF THE SHOPS. THEREFORE:
80,000 / 100 = 800 FEET LENGTH
800 X 6 = 4,800 SQ.FT.
ADDING 10% FOR STORAGE:
4,800 + 480 = 5,280 SQ.FT.
5. DEPARTMENT STORES ARE ASSUMED TO PROVIDE THEIR OWN SERVICE AREAS WITHIN THEIR
BUILDINGS.
55
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^
56
ADJACENCY
lATRiX
57
RETAIL STORES
RESTAURANTS
PUB. RESTROOMS
MGT. OFFICES
HOTEL R(X)MS
APARTMENTS
SERVICE CORRIDORS
JANITOR/STORAGE
58
ANALY^
59
Construction Costs
Site
17.57 Acres; 765,350 sq. ft. x $5/sq.ft. = $3,826,750
Construction
Demolition:
Paving; 41,140 S.Y. x $1.45 = $59,650
Curb & Gutter; 6,600 L.F. X $2.36 = $15,575
Sidewalks; 8,000 S.Y. x $5.10 = $40,800
Buildings; 1,856,304 C.F. x $0.20 = $371,250
Subtotal $487,275
Buildings
Retail:
155,000 GLA + 55,300 sq.ft. mall/service
= 210,300 GBA
210,300 X $60/ sq.ft. = $12,618,000
Office:
37,500 GBA x $60/ sq.ft. = $2,250,000
Community Meeting:
20,000 GBA X $50/ sq.ft. = $1,000,000
Hotel Remodel:
(including purchase cost) Assume $5,000,000
Subtotal: $20,868,000
Landscaping
(assume 10% of Construction Cost)
$19,705,155 X .10 = $1,970,515
Site Work
(assume 13% of Construction Cost)
$19,705,155 X .13 = $2,561,670
Fees and Permits
(assume 10% of Construction Cost)
$19,705,155 X .10 = $1,970,515
Carrying Costs
(assume 10% of Construction Cost)
$19,705,155 X .10 = $1,970,515
Start-up and Contingency
(assume 3% of Construction Cost)
$19,705,155 X .03 = $591,155
NOTES:
1. Parking is assumed to be surface parking for this analysis.
Structured parking, which has a much higher construction cost,
may have to be provided by other financial means, such as
city-owned parking structures.
62
The following is a list of retail stores, their median size, and their
median yearly rent per square foot. The information is based upon the 1984
edition of Dollars and Cents of Shopping Centers.
The list of stores is narrowed to those stores typically found in
shopping centers located in market regions the size of Plainview, Texas.
This process involved researching information obtained in the 1986
Directory of Shoppinc Centers in the United States of the National
Research Bureau.
AVERAGERS^ 9.75
TOTAL 39 155,000
66
;T
67
SOURCES:
Basile, pp. 142-147.
Casazza, p. 78.
PEDESTRIAN AREAS ^ ^ ^
5-14 East-west section of the Galleiy at Market East. Philadelphia. This diagiajD shows the four levels of the mall with the subway connec-
tion on the lowest level. Galleiy n, a continuation of the Market East project, is underway to the west on the other side of lOth Street 6-16 The skylighted mallfromthe top level—The Gallety.
68
6-15 The public plaza at Ninth and Market Streets Is also the main oitrance to The Gallery.
SOURCES:
Basile, pp. 76-77, 136.
Casazza, pp. 226-233.
"Downtown Reknit by New Connectors," Architectural Record.
November 1983, pp. 75 - 77.
Doyle, Deborah, "Perspectives: Milwaukee's Grand Avenue,"
Progressive Architecture, 12:83, pp, 38,40.
70
mTTTnTTmu Bj (a.
WMICHIQANSI
Nt
A^fc>^-
l*5ll>^\'!>^^Jf
7 - 3 1 The ift-tenant ftiod court occupies 27,000 square feet on
the third level of the new
-.^ :-,^ • ^ -. ^
KALAMAZOO CENTER
KALAMAZOO, MICHIGAN
SOURCES:
Basile, p. 134.
Redstone, pp. 6-11.
73
KALAMAZOO CENTER
m^^^^
Center; (3) city parking ramp; (4) mall extension;
m ir^:
(5) new bank construction; (6) private parking
ramp expansion; (7) Upjohn Pharmaceutical
Research building; (8) Eleanor Street extension.
74
COURTHOUSE CENTER
COLUMBUS, INDIANA
SOURCES:
Basile, p. 129.
Burden, pp. 82-83.
Redstone, pp. 212-214.
"The Roving Eye: Superblockbusting in Columbus, Ind.,"
Landscape Architecture. July 1974.
BROWN STREET
6 - 2 The Commons at Courthouse Center, Columbus, Indi idiana, functions as a civic space for the whole community. A great variety of public WASHINGTON STREET
events, including dances, exhibits, and concerts, are staged
76
COURTHOUSE CENTER
VEZZANWE FIOOR ©«
77
COURTHOUSE CENTER
78
MIDTOWN PLAZA
SASKATOON, SASKATCHEWAN
SOURCES:
Redstone, pp. 228-230,
79
MIDTOWN PLAZA
SOURCE:
Redstone, pp. 178-179.
81
SOURCES OF INFORMATION
Basile, Ralph J., et. al. Downtown Development Handbook. Washington, D.C:
Urban Land Institute, 1980.
Boom, John. From a speech at the June 1983 Downtown Retail Development
Conference, International Council of Shopping Centers and U.S. Department of
Housing and Urban Development. In The ICSC Guide to Operating Shopping
Centers the Smart Wav: Ideas from Industrv Experts. New York:
International Council of Shopping Centers, 1985.
Geupel, Carl and James H. Wickersham III. "New Design Ideas for
Downtowns." In The ICSC Guide to Operating Shopping Centers the Smart
Wav: Ideas from Industrv Experts. New York: International Council of
Shopping Centers, 1985.
Gilchrist, John M., Jr. "Horton Plaza: A Different and Daring Project." In I M
ICSC Guide to Operating Shopping Centers thfi Smart Wav: Ideas from
Industrv Experts. New York: International Council of Shopping Centers. 1985.
Heller, John L., AlP. "How to Fit a Shopping Center into Downtown." In The
Downtown Shopping Center: A New Cnnrftpt Ed. Laurence A. Alexander. New
York: Downtown Reasearch and Development Center, 1975.
Hines, Mary Alice. Shopping Center Development and Investment. New York:
John Wiley and Sons, 1983.
Isreal, Lawrence J., AIA. "Design Concepts for Downtown Centers." In The
Downtown Shopping Center: A New Concept. Ed. Laurence A. Alexander. New
York: Downtown Reasearch and Development Center, 1975.
1986 Directory of Shopping Centers in the United States. 26th ed., National
Research Bureau.
Redstone, Louis G., FAIA. The New Downtowns. New York: McGraw-Hill, Inc.,
1976.
Robinson, Willard B., Professor, et. al. Plainview Main Street Project.
Lubbock, Tx., Texas Tech University, Division of Architecture, 1981.
Whyte, William H. The Social Life of Small Urban Spaces. Washington, D.C:
The Conservation Foundation, 1980.
Ziegler, Arthur P., Jr. From a speech at the June 1983 Downtown Retail
Development Conference, International Council of Shopping Centers and U.S.
Department of Housing and Urban Development. In The ICSC Guide to Operating
Shopping Centfirs the Smart Wav: Id^^as from Industrv Experts. New York:
International Council of Shopping Centers, 1985.
84
MAGAZINES:
OTHER SOURCES:
BLOCK INFILL
VARIATIONS