High-Density, Mixed-Use Developments and the Guiyang Riverside Theatre Project Greg Yager, Senior Vice President, RTKL
HIGH-DENSITY, MIXED-USE DEVELOPMENT AND THE GUIYANG RIVERSIDE THEATER PROJECT CTBUH 2015 International Conference New York Greg Yager, AIA, HKIUD, Senior Vice President, Callison RTKL
INTRODUCTION THE TOWER AS AN URBAN ICON MIXED-USE AS URBAN FABRIC
HIGH-DENSITY, MIXED-USE DEVELOPMENT WE LIVE IN AN ERA WHERE THE FUTURE OF URBAN DEVELOPMENT IS DEPENDENT ON HIGH-DENSITY, MIXED- USE PROJECTS. CTBUH 2015 International Conference New York Greg Yager, AIA, HKIUD, Senior ice President, Callison RTKL
Challenges Optimal Site and Land Area Utilization Finding Balance Between Urban and Rural Development Climate Change TOWER MIXED- USE PODIUM The evolution from mono-use to mixed-use development has unfolded as more people desire a more compact lifestyle: the convenience of living, working and shopping in close proximity.
ICONIC TOWERS ROCKEFELLER CENTER CHRYSLER BUILDING EMPIRE STATE BUILDING
EVOLUTION TOWER CITY The tower functions as the central core of the mixed-use city.
EVOLUTIO MIXED USE The tower functions as the central core of the mixed-use city.
EVOLUTIO SCIENCE MIXED USE 289,500 sqm 380,000 sqm 309,473 sqm
CHAPTER 1 SCIENCE AND ART MIXED-USE VERTICAL DEVELOPMENT
FROM ISOLATED SHOPPING MALLS TO RETAIL AS THE HEART OF MIXED-USE Retail as the heart of mixed-use development is driven by the desire for a more compact lifestyle, which is in turn influenced by exponential population growth. A successful retail environment will be easily navigable and enjoyable for the consumer, while also accommodating residents and office workers who inhabit the development.
The sky line may change, but Main Street is here to stay. RESTON TOWN CENTER VIRGINIA, UNITED STATES,1988
SIAM PARAGON SHOPPING MALL BANGKOK, THAILAND, 2005
ALL IN THE MIX City Crossing: Shenzhen s unparalleled mix of uses makes it a development worthy of this rapidly growing high-tech metropolis. NORTH: 30-story Class-A office tower CORE: Six-level retail and entertainment center SOUTH: 300-key hotel, high-end residential towers and retail street
MIXC SHENZHEN, CHINA, 2004
MIXC SHENZHEN, CHINA, 2004
AS MORE AND MORE USES ARE INTRODUCED IN HORIZONTAL AND VERTICAL MIXED-USE DEVELOPMENT, THE MARKET EVOLVES.
CHAPTER 2 CREATING VALUE THE TOWER AND THE PODIUM
HOW DO WE CREATE MAXIMUM VALUE? SCIENCE VALUE ART TOWER PODIUM
Towers are iconic a value-creating landmark. Makes a bold vertical statement for both city or developer Provides 20,000 on-site customers for mixed-use podium and surrounding area Returns are one times the value Super tall towers 400 KSM 500 KSM
Podiums add experiential and lifestyle value. Provides a seamless transition from the city to the building Syncs up with the urban culture and context Maximizes retail value by creating an easily navigable shopping experience for the consumer Adds experiential not transactional lifestyle value Returns are between one and eight times the value Retail programs 250KSM-400KSM and larger
SCIENCE + ART BALANCING PRIVATE SPACE WITH THE PUBLIC REALM WHILE MAXIMIZING TALL BUILDING EFFICIENCY AND VISION
In general, high performance mixed-use podiums ADD BOTH FINANCIAL AND EXPERIENTIAL VALUE AND CHANGE THE LIVE-WORK-PLAY VALUE PROPOSITION ON AN URBAN SCALE by providing a flexible, dynamic venue for a plethora of on-site activities.
CHAPTER 3 PODIUM LONGEVITY THE FOUNDATION FOR FUTURE SUCCESS
SOCIAL ENVIRONMENTAL EXPERIENTIAL CULTURAL A place where people can gather, socialize and relax. A place where a unique sense of place fosters a memorable experience. A place capable of hosting a diverse array of offerings. A place defined by a design vocabulary rooted in heritage and tradition.
KEY FACTORS CONNECTION ANCHOR TENANTS FUNCTIONAL IDENTITIES VERTICALITY RETAILERS' RELATIONSHIP TO MALL
CONNECTION MULTIPLE LAYERS AND SCALES CITY TRAFFIC AND TRANSIT OUTDOOR PLAZAS INNER COURTYARDS
ANCHOR TENANTS AS KEY ELEMENTS OF RETAIL DESIGN, SPECIAL ATTENTION SHOULD BE PAID TO THE LOCATION AND SIZE NEEDED FOR ANCHOR TENANTS TO ATTRACT THE AMOUNT OF FOOT TRAFFIC REQUIRED FOR A PROFITABLE DEVELOPMENT.
FUNCTIONAL IDENTITIES FORM FOLLOWS FUNCTION: EACH SPACE IS ASSIGNED A CLEAR ARCHITECTURAL IDENTITY BASED ON ITS PURPOSE, HELPING TO SHAPE THE ESSENCE OF A MIXED-USE DEVELOPMENT. ENTRANCE ATRIUM PLAZA STREET
VERTICALITY WELL-DESIGNED, EFFECTIVE VERTICAL TRANSPORTATION GUIDES THE GUEST EXPERIENCE AND CONTRIBUTES POSITIVELY TO THE SUCCESS OF MULTIPLE LEVELS OF RETAIL.
RETAILERS' RELATIONSHIP TO MALL STRATEGIC POSITIONING CONTRIBUTES TO OVERALL SUCCESS SHOPPING MALL SHOPPING STREET THEME PARK
CHAPTER 4 CASE STUDY GUIYANG RIVERSIDE THEATRE
GUIYANG RIVERSIDE THEATRE MIXED-USE DEVELOPMENT
CONTEXT
SITE The Riverside Theatre is being designed at the center of the old city as a new cultural destination and business hub.
ADDING VALUE: EXISTING CONTEXT EXISTING LANDSCAPE RESOURCE WENHUA ROAD CONNECTS TWO LANDSCAPES AND HOSTS MAIN ENTRANCE TO MALL RETAIL STOREFRONTS ALONG WENHUA ROAD
ADDING VALUE: TRAFFIC AND TRANSIT EXISTING ROAD ACCESS DROP-OFF POINTS RETAIL MAIN ENTRANCE SITED ACCORDING TO CIRCULATION PATTERNS
ADDING VALUE: THE URBAN EXPERIENCE PEDESTRIAN AVENUE HIGH-END RETAIL MULTIPLE LEVELS OF HIGH-END RETAIL
ADDING VALUE: RETAIL DIVERSITY Innovation District Fashion District Central Plaza Cultural District RETAIL ZONING DIAGRAM
VERTICAL STRUCTURE WITH HIGH-DENSITY RETAIL PODIUM
IDENTITY AND PRESENCE With every mixed-use development, it is essential to establish a unique presence and identity for each use.
RECREATING A LOCAL COMMUNITY VERTICALLY
CHAPTER 5 RETAIL TRENDS
INFLUENCE OF HOSPITALITY FIVE RULES OF HOSPITALITY DESIGN 1. Professionalism of staff 2. Quality of accommodations 3. Quality and variety of food URBAN HOTEL INFLUENCE 4. Memorable experiences 5. Celebrates and reflects a sense of place RESORT HOTEL INFLUENCE
Retailers stock what people are tweeting about or pinning on Pinterest Retailers offer customizable products and a tailored experience
TENANT DESIGN Tenants contribute to sense of place Chef s kitchens in dining rooms Grab and Go Quality Fast Food Eat In GRAB AND GO QUALITY FAST FOOD EAT IN
The shopping center becomes a lifestyle center Retail environments represent a fusion of different experiences
COMMUNAL DINING
Shifts in retail store layout and format: think small Increase in attractions and service-oriented businesses
THE NEW ANCHORS Target COSTCO Pirch Grocers Gyms / Fitness Dick s Sporting Goods Forever 21 ZARA Topshop Uniqlo Nordstrom Rack Last Call Studios
High-tech shoppers want to engage with the product and its wow factor The preferences of young, diverse, urban consumers are the future of retail