by
CAYL S. MOLLIS
A THESIS IN ARCHITECTURE
SUBMITTED TO THE ARCHITECTURE FACULTY
OF THE COLLEGE OF ARCHITECTURE
OF TEXAS TECH UNIVERSITY
IN PARTIAL FULLFILLMENT FOR THE DEGREE OF
BACHELOR OFARCHITECTURE
ACCEPTED
DEAN, A C L L E G E C^ ARCHITECTURE
MAY, 1988
PLAINV
1XED=U
TABLE OF CONTENTS
PAGE
NUMBER
TITLE
2
3
4
5
6
7
11-23
24
24
25
25
26
26
27
29
31
32
33
36
37
38
39
41
42
42
43
45
47
48
50
52
55
56
58
64
66
67
69
72
74
78
80
82
THESIS STATEMENT
PATTERNS
REGDNAL SHOPPING CENTER
PLAINVIEW SHOPPING CENTERS
MULTIFUNCTIONAL CENTER
CITY CENTER
FIGURES 9-21
RETAILING
OFFICES
BANKS
HOTELS
GOVERNMENT BUILDINGS
OTHER BUILDINGS
SITE
HISTORICAL CONTEXT
RELATIONSHIP TO DOWNTOWN
ACCESS TO THE COMPLEX
PARKING
EXISTING STRUCTURES
ACTIVITIES
RETAIL STORES
RESTAURANTS
OFFICES
APARTMENTS AND HOTEL ROOMS
COMMUNITY MEETING FACILITIES
INDOOR PUBLIC SPACES
OUTDOOR PUBLIC SPACES
MANAGEMENT OFFICES
SERVICE
NOTES
SPACE ALLOCATION
FIG.-38 PROPOSED CIVIC CENTER FACILITY
ADJACENCY MATRIX
ECONOMIC ANALYSIS
RETAIL SHOPS STUDY
CASE STUDIES
THE GALLERY AT MARKET EAST
THE GRAND AVENUE
KALAMAZOO CENTER
COURTHOUSE CENTER
MIDTOWN PLAZA
MALL OF THE BLUFFS
SOURCES OF INFORMATION
PATTERN
NUMBERS
1-2
3
4-5
6-7
8-12
13-16
17-18
19-35
36-38
39-45
46-53
54-55
56-59
60-61
62-69
70-79
80-91
92-95
THESIS STATEMENT
PATTER
HNUfmWMl
Hfftfltfg
FIG. 1-TYPICAL REGIONAL CENTER
(FROM GRUEN)
PLAINVIEW SHOPPING
CENTERS
MULTIFUNCTIONAL
CENTER
for
direct
human
4
DEVELOP
A MULTI-USE
COMPLEX
FOR
PLAINVIEW THAT PROVIDES FACILITIES FOR
SHOPPING, AMUSEMENT, OFFICE AND CIVIC
ACTIVITIES
(1,2,7,39,54,57).
5
DESIGN THE MULTI-USE COMPLEX IN A
CONCENTRATED MANNER SO AS TO PROMOTE THE
CHARACTERISTICS OF URBANITY.
CITY
CENTER
X
San
RBSi3unir.1
1 X$ixcafi
6pm
,tcivn-, ^4
y " ^
"X IP <^'/^
""C ~V^ c^
iL^C^^^OJ
FIG. 6-THE 24 HR. DESIGN CYCLE
(FROM BASILE)
6
DEVELOP
A
MIXED-USE
COMPLEX
IN
DOWNTOWN PLAINVIEW WHICH ACTS AS THE
FOCUS OF COMMUNITY LIFE (47,57).
7
DEVELOP
A
MULTIPLICITY
OF
USES,
INCLUDING RETAIL, OFFICE, HOTEL, CONVENTION,
EVENT AND SPECTACLE, WHICH PROVIDE 24 HOUR
ACTIVITY AND INCOME (1,2,4,39,46,57,60).
DOWNTOWN
PLAINVIEW
Characteristics
The original town of Plainview consists of 49
blocks, with streets laid out in a grid pattern
consisting of seven blocks north and south and seven
blocks east and west. In the center of the original town
is located, on Block 25, the Courthouse Square. The
Courthouse Square is located between Broadway, Ash,
5th and 6th Streets (see Fig. 9).
On the south edge of the townsite is Running Water
Draw, which flows eastward, becoming the White and,
10
portion of the city grew north, south or east (see Fig.
14 & 15).
Wayland Baptist University, founded in 1909, lies
17 blocks (just over one mile) west of Broadway,
centering on 7th Street (see Fig. 12).2'^
11
FIG. 9 - TOPOGRAPHY
(Map from Robinson, Plainview Main Street Project)
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16
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RETAIL COWERCIAL
OTHER COM^RClAL
SINGLE FAMILY RES.
I I S MULTIPLE FAMlLY\REa
SCHOOL
OTHER PUBLIC
ja
J VACANT or PARKINi
13
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14
FIG. 12 - THOROUGHFARE PLAN
(Map from Robinson, Plainview Main Street Proj^nt^
LEGEND:
I existing freeway
S
existing major t h o r o u g h f a r e
* p r o p o s e d m a j o r
mmmmm s e c o n d a r y t h o r o u g h f a r e
7^ t r a f f i c g e n e r a t o r s
1. wayland baptist college
e. central business district
SHappilMC3 C E N T E R S
15
16
17
18
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20
FIG. 1 8 - S T R E E T PAVING
(Map from Robinson, Plainview Main Street Project)
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21
FIG. 19 - ON-STREET PARKING
(Map from Robinson, Plainview Main Street Project)
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31
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 ^
O T Y HISTOniCAl. DWTOICT
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HILTON HOTEL
l^^l^-^
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24
Retailing
The primary retail shops in downtown Plainview
are located on the north and west sides of the
Courthouse Square and along either side of Broadway
from 6th Street to 9th Street. The main shopping block
is between 6th and 7th Streets on Broadway (see Fig.
22).
Other retail shops occur along Ash Street from 5th
to 9th Streets, along the south side of the Courthouse
Square, and along Broadway between 2nd and 5th
Streets.
All retail buildings are one or two stories high,
with taller buildings occurring sporadically (see Fig.
22, 23, 24 & 27).
Because of the recent move of several department
stores away from downtown, large amounts of vacant
space have occurred (see Fig, 16). The old Marse and Son
store and Anthonys store, located next to each other on
the west side of Broadway, lay between 6th and 7th
streets. The old Perry's variety store is located on the
northwest corner of 6th and Broadway in the old First
National Bank Building, while the old J.C. Penney store
is located on the southwest corner of 5th and
Broadway. Various smaller stores have been vacated
throughout the downtown area.
Sears still operates a small full-line department
store on the southwest corner of 3rd and Broadway,
while several furniture stores make up the remaining
larger stores located downtown.
Offices
The Skaggs Building, built in 1925, is the primary
office building in the downtown area.^^ This four story
building houses various offices, ranging from insurance
and financial services to medical services. It is located
25
Banks
Two banks are located downtown. The First
National Bank is located on the south side of 5th Street
between Austin and Baltimore Streets, while Hale
County State Bank has its offices on the north side of
5th Street between Austin and Baltimore Streets. The
First National Bank Building opened in 1963, while
Hale County State Bank is in a recent structure.
The two story office of Summit Savings
Association is located on the northwest corner of 6th
and Baltimore.
Hotels
The historic Ware Hotel, located on the southwest
corner of 6th and Broadway, was originally a three
story hotel. A fourth story was added later. This
building is now the County Courthouse Annex.^''
The eight story Hilton Hotel was built in 1929. It
26
Government
Buildings
Other Buildings
The Schick Opera House, located on the southwest
corner of 7th and Ash Streets, was built in 1909. This
900 seat balconied opera house was used for the
27
Site
The site chosen for the mixed-use complex in
downtown Plainview consists of an "H"-shaped tract
consisting of approximately 17.5 acres on the west
side of downtown. The tract lies between 5th, 8th,
Broadway and Columbia Streets, consisting of the west
half of Blocks 30,31,32 and all of Blocks 40,44,45 and
46, Original Town, Plainview, Texas. A portion of the
east half of Block 3 1 , consisting of the vacated Marse
and Sons store and Anthonys store on Broadway Street,
is also a part of the site (see Fig. 9 & 22). The site
wraps around the First Baptist Church, to the north on
Block 4 1 , and the Hale County State Bank, to the south
on Block 39.
28
(FROM ROBINSON)
29
Historical
Context
30
MULTI-USE
COMMUNITY
COMPLEX
THAT
INTERESTS AND
9
DESIGN A MIXED-USE COMPLEX THAT IS
SENSITIVE
TO THE SCALE, HISTORY
AND
TRADITION OF PLAINVIEW 13,15,16,18,38,70).
10 DESIGN A MIXED-USE COMPLEX THAT HAS A
HUMAN SCALE (35,78,79).
11 DESIGN
A MIXED-USE
COMPLEX
THAT
RESPECTS THE MAIN STREET PROJECT AND
HISTORICAL
DESIGNATION
OF
DOWNTOWN
PLAINVIEW (37,38).
12 DESIGN
A MIXED-USE
COMPLEX
THAT
RESPECTS THE HISTORIC HILTON HOTEL AND
OTHER HISTORIC STRUCTURES IN DOWNTOWN
PLAINVIEW (36,37,56).
31
Relationship
to Downtown
32
33
Parking
The proposed site for the mixed-use complex is
within the "CB" Central Business District zone of the
Painview zoning ordinance. Within this district there
are no parking restrictions or requirements.
However, a successful shopping or mixed-use
center depends upon adequate parking. Therefore, the
following parking requirements will be used for the
mixed-use complex. All requirements are based upon
the Off-Street Parking and Loading Requirements,
Section 27, of the Plainview Zoning Ordinance. 1982,
unless otherwise noted:
Office Space:
(1 parking space for each
200 square feet of space)
1:200
Community-use Space
1:300
1:100
34
1:250
1:100"^^
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 contained therein.
35
22 PROVIDE
(59).
22 APARTMENT
23 PROVIDE 73 HOTEL
PARKING SPACES (59).
AND
FOOT
PARKING
SPACES
HOTEL
BY 18 FEET
WIDE
RETAIL
LONG
HANDICAPPED
36
27 PROVIDE 60-DEGREE
ANGLED PARKING.
PARKING STALLS
FOR
Existing
Structures
37
ACTIVITIES
The purpose of a mixed-use development is to
bring together in one location a series of activities
that represent the life of a city; the development is to
act as the center of community life.
By combining various uses, a beneficial support
structure occurs whereby retailing can supply the
vitality and diversity that supports the residential,
office and institutional uses of the complex."^ This
support structure also works beneficially with the rest
of downtown; existing offices, government services,
banks and financial services work as a major draw for
retailing and restaurants.^
The realization of the benefits of this structure
has created a trend in downtown retail and mixed-use
centers.^^ Many of these centers are being developed as
microcosms of the historical downtown, with retail.
38
Stores
39
Restaurants
Eating is the most frequent human
can add to the traffic and success of
project.^
The drawing power and established
papulation of the downtown area can
activity, and
a downtown
employment
provide an
40
41
Offices
Office buildings bring people to a mixed use
complex, generating additional business for shops and
restaurants. Office tenants, eating and shopping during
the lunch hour, also generate business for the
complex.^
54 DESIGN AN OFFICE BUILDING AS PART OF THE
MIXED-USE COMPLEX (4,7).
55 SEPERATE LONG TERM OFFICE PARKING FROM
SHORT TERM RETAIL PARKING (19,30).
42
Community
Meeting
Facilities
facilities
can
also
project
an
important
43
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.
60 DESIGN 20,000 SQUARE FEET OF COMMUNITY
MEETING FACILITIES IN PLACE OF THE PROPOSED
CIVIC CENTER IN THE OLD CITY NATIONAL BANK
BUILDING (SEE FIG. 38) (7,57).
61 SEPERATE LONG TERM COMMUNITY MEETING
PARKING FROM SHORT TERM RETAIL PARKING
(30,20).
44
THAT
AVOIDS
45
46
47
MANAGEMENT OFFICES
Offices for management of the complex should
include offices for the manager, accountant, merchants
association, and security personel of the mixed-use
complex. A break room for employees of these
management/service personel should also be provided.
80 DESIGN A RECEPTION/SECRETARY OFFICE
LOCATED ADJACENT TO A CIRCULATION AREA
THAT LEADS TO THE MALL/PUBLIC SPACE WITHIN
THE MIXED-USE COMPLEX.
81 DESIGN A RECEPTION/SECRETARY OFFICE
THAT HAS ROOM TO SEAT FOUR GUESTS AND
INCLUDES A RECEPTION/SECRETARY DESK WITH
WORK/COMPUTER STATION AND FILING CABINETS.
82 DESIGN IMMEDIATELY ADJACENT TO THE
RECEPTION OFFICE AN OFFICE FOR THE MANAGER
OF THE MIXED-USE COMPLEX.
83 DESIGN A MANAGER'S OFFICE THAT INCLUDES
ROOM FOR THE SEATING OF TWO GUESTS PLUS A
DESK WITH WORK/COMPUTER STATION, A WORK
TABLE SEATING FOUR, FILING CABINETS AND A
BUREAU.
84 DESIGN ADJACENT TO THE MANAGER'S OFFICE
AN OFFICE FOR THE ACCOUNTANT OF THE
MIXED-USE COMPLEX.
85 DESIGN AN ACCOUNTANT'S OFFICE THAT
INCLUDES SEATING FOR TWO GUESTS, A DESK
WITH
WORK/COMPUTER
STATION,
FILING
CABINETS AND SHELVES FOR LEDGER STORAGE.
48
SERVICE
Service (deliveries) to retail stores typically^
occurs to the rear of the stores. In shopping centers
this service usually opens onto screened service courts
designed for truck deliveries. Service corridors often
lead from groups of stores to the service courts (see
Courthouse Center Case Study).
When stores can not be serviced from the rear,
services can usually be handeled through the front
49
FOR
TRUCK
50
NOTES
(SEE "SOURCES OF INFORMATION" FOR BOOK TITLES.)
1.H1NES
2. CASAZZA, P. 14
3. HINES
6. HINES
32. CASAZZA. P. 59
14. GRUEN, P. 85
37. HELLER, P. 6
39. HELLER, P. 7
17. GLADSTONE, P 62
40. CASAZZA, P. 79
41.HELLER, P. 7
19. HELLER, P. 6
42. CASAZZA, P. 65
20. ISREAL, P. 11
43. CASAZZA, P. 69
21.ISREAL, P. 12
22. ISREAL, P. 12
47. CASAZZA. P. 69
51
48. ZEIGLER, P 63
49. BOORN, P. 62
74. HELLER, P. 7
50. ALEXANDER. LAURENCE A.,
ICSC GUIDE... PP 55-56
51.HASEROT, P. 25
52. HASEROT, P. 25
53. CASAZZA, P. 227
54. HASEROT, P. 25
55. GEUPEL & WICKERSHAM, PP.73-76
56. KORSHENIUK, P. 80
57. CASAZZA, P. 120
58. CASAZZA, P. 60
59. LION, P. 45
60. CASAZZA, PP. 92-93
61. CASAZZA, PP 92-93
62. GEUPEL & WICKERSHAM, PP. 73-76
63. CASAZZA, P. 121
64. CASAZZA, P. 91-92
65. CASAZZA, PP. 168-169
66. LION, P. 65
67. GEUPEL & WICKERSHAM, PP. 73-76
68. CASAZZA, PP. 63,85-86,88
69. CASAZZA, PP. 86,88
70. CASAZZA, P. 86
71.CASAZZA, P. 86
72. LION. P. 41
52
FA(
ALLOCATiO
53
PUBLIC SPACES
DESIGNATION
RETAIL MALL
FOOD COURT (SEATING AREA)
SERVICE AREA
RESTROOMS
COURTYARD (INDOOR)
PERFORMANCE AREA
PLAYGROUND
EXHIBIT/CIRCULATION
FOUNTAIN / SEATING
PLAZA (OUTDOOR)
SQ.FT/
TASK
100 EA.
TOTAL
SQ.FT.
PEOPLE/
SPACE
TIME OF
USE
REMARKS/(PATTERN #)
27,350
4,045
5,000
200
18,700
VARIES
140
9-9
9-9
15% OF GBA(62)
(50)
ASSUMED (51,53)
SEE NOTE 1 (52)
SEE NOTE 2
BASED ON COURTHOUSE
CENTER CASE STUDY
9-9
3 EA.
60-1 25-- 9-9
II
2000
5600
7500
3600
10,50024,500
1,960
2,800
EATING AREA
PLAYGROUND
35-163
24 HRS.
80' X 80'
SEE NOTES 2 & 3
ADJACENT TO FOOD CT.
50% OF INDOOR PLAYGD,
70
VARIES
55,300
TOTAL
RETAIL SPACES
TOTAL
SQ.FT.
PEOPLE/
SPACE
TIME OF
USE
REMARKS
RETAIL STORES
80.000
VARIES
9-9
SERVICE AREAS/CORRIDORS
DEPARTMENT STORE #1
DEPARTMENT STORE #2
5,280
50,000
25,000
DESIGNATION
SQ.FT/
TASK
8-10
9-9
9-9
160,280
TOTAL
MANAGEMENT OFFICES
DESIGNATION
GENERAL MANAGER
ACCOUNTING
SECRETARY
MERCHANTS ASSOC.
SECURITY OFFICE
BREAK ROOM
TOTAL
SQ.FT/
TASK
TOTAL
SQ.FT.
180
144
180
252
130
300
1186
PEOPLE/
SPACE
TIME OF
USE
REMARKS
3
3
5
8
2
12
9-9
9-9
9-9
9-9
9-9
9-9
(82,83)
(84,85)
(80,81)
(86,87)
(90,91)
(88,89)
54
OFFICE
DESIGNATION
SQ.FT/
TASK
OFFICE LEASE
OFFICE CORE AND CIRCUL
GBA
37,500
TOTAL
SQ.FT.
PEOPLE/
SPACE
TIME OF
USE
30,000
7,500
REMARKS
80% OF GBA
20% OF GBA
MEETING FACILITIES
DESIGNATION
SQ.FT/
TASK
TOTAL
SQ.FT.
20.000
TOTAL
20,000
PEOPLE/
SPACE
TIME OF
USE
REMARKS
8-12
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
^^^%:'pP
cFoms^Mmmni
remsEMEMT
V^C
50.
56
ADJACENCY
lATRiX
57
RETAIL STORES
RESTAURANTS
PUB. RESTROOMS
MGT. OFFICES
INDOOR PUB. SPACE
OUTDOOR PUB. SPACE
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.
Construction
Demolition:
Paving; 41,140 S.Y. x $1.45
Curb & Gutter; 6,600 L.F. X $2.36
Sidewalks; 8,000 S.Y. x $5.10
Buildings; 1,856,304 C.F. x $0.20
$3,826,750
=
=
=
=
$59,650
$15,575
$40,800
$371,250
Subtotal
$487,275
53
1103
$298,740
60
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:
Total Construction
Local Adjustment:
$20,868,000
Cost
$21,666,575
x .91
$21,654,015
$19,705,155
61
$19,705,155 X .10
Site Work
(assume 13% of Construction Cost)
$19,705,155 X .13
Fees and Permits
(assume 10% of Construction Cost)
$19,705,155 X .10
Carrying Costs
(assume 10% of Construction Cost)
$19,705,155 X .10
Start-up and Contingency
(assume 3% of Construction Cost)
$19,705,155 X .03
Total
Other
Development
Total Development
Cost
Costs
$1,970,515
$2,561,670
$1,970,515
$1,970,515
$591,155
$9,064,370
$32,596,275
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
FEASIBILITY
ANALYSIS
Retail
$9.75
210,300
.74
155,000
$1,511,250
11.63
$17,575,837
1.43
$12,290,795
210,300
$58.44
63
FEASIBILITY
ANALYSIS
Office
30,000
$360,000
9.21
$3,315,600
1.61
$2,059,379
37,500
$54.91
$60
37,500
$2,250,000
1.61
$3,600,000
9.21
$390,879
30,000
$13.03
$12
37,500
.80
64
DELICATESSEN
CANDY AND NUTS
HEALTH FOOD
RESTAURANT
FAST FOOD
ICE CREAM PARLOR
LADIES READY-TO-WEAR
MENSWEAR
FAMILY WEAR
JEAN SHOP/UNISEX
FAMILY SHOE
LADIES SHOE
ATHLETIC FOOTWEAR
RADIO A/IDEO /STEREO
RECORDS AND TAPES
COMPUTER /CALCULATOR
SPORTING GOODS
ART GALLERY
TOYS
ARTS AND CRAFTS
IMPORTS
CARDS AND GIFTS
BOOKS AND STATIONARY
JEWELRY
COSMETICS
DRUG
PET SHOP
EYEGLASS/OPTICAL
TRAVEL AGENT
SIZE IN
SQ.FT.
RENT PER
SQ.FT. / YR.
1,700
700
1,500
2,700
900
745
3,750
3,250
4,850
2,600
3,300
1,840
1,730
2,300
2,500
1,700
4,000
1,250
3,400
1,800
1,410
2,485
3,160
1,440
675
7,000
2,100
1,170
735
$11.00
18.90
12.50
8.50
23.80
16.25
7.70
8.00
6.60
10.00
13.00
13.00
15.00
10.00
12.00
11.35
8.00
15.00
8.35
8.00
12.10
9.00
10.00
17.55
15.00
5.35
8.60
13.25
11.85
ASSUMED #
IN S.C.
TOTAL SQ.FT
1,700
700
1,500
2,700
900
745
11,250
3,250
4,850
2,600
3,300
1,840
1,730
2,300
2,500
1,700
4,000
1,250
3,400
1.800
1,410
2,485
3,160
2,880
675
7,000
2,100
1,170
735
65
KEY SHOP
UNISEX HAIR
ARCADE
OTHER RETAIL
SUBTOTAL
150
1,250
1,810
1,160
48.05
14.00
15.00
10.00
AVERAGERS^
9.75
DEPARTMENT STORE #1
DEPARTMENT STORE #2
SUBTOTAL
9.75
9.75
TOTAL
1
1
1
1
36
150
1,250
1,810
1,160
80,000
1
1
2
50,000
25,000
75,000
39
155,000
66
;T
67
68
6-15 The public plaza at Ninth and Market Streets Is also the main oitrance to The Gallery.
69
70
THE GRAND AVENUE
DOWNTOWN
DEVELOPMENT
SECOND LEVEL
MILWAUKEE
THE
6-10
WISCOHSM
ELS
DESIGN
GROUP
44
71
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
-.^ :-,^ ^ -. ^
72
KALAMAZOO CENTER
KALAMAZOO, MICHIGAN
73
KALAMAZOO CENTER
6-8 Ground level plan of Kalamazoo Center showing public/private common circulation areas.
m^^^^
ir^:
74
COURTHOUSE CENTER
COLUMBUS, INDIANA
75
ramp connect the two levels of the center.
Service to the suburban-styled mall is provided by
service corridors that run the length of the exterior
walls. A landscaped berm is used to screen the building
along Third and Brown Streets while a colonnade is
used along Fourth Street to relate to the main
downtown area. Parking for the complex consists of
surface parking over a three and one-half block area to
the rear and sides of the center.
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
idiana, functions as a civic space for the whole community. A great variety of public
6 - 2 The Commons at Courthouse Center, Columbus, Indi
events, including dances, exhibits, and concerts, are staged
WASHINGTON STREET
76
COURTHOUSE CENTER
VEZZANWE FIOOR
77
COURTHOUSE CENTER
78
MIDTOWN PLAZA
SASKATOON, SASKATCHEWAN
79
MIDTOWN PLAZA
80
81
MALL OF THE BLUFFS
82
SOURCES OF INFORMATION
Buildings.
1984.
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.
Gladstone, Robert M. 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 Center.', the Smart W a v ideas frnm Industrv Experts. New York:
International Council of Shopping Centers, 1985.
Gruen, Victor, FAIA. r ^ n t p r s for t h ^ Urban Environment. New York: Van
Nostrand Reinhold Co., 1973.
83
Development
aM
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:
"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.
Myrick, Richard, FASLA, "The Failings of Contemporary Urban Plazas,"
Texas Architect. March-April 1985.
"The Roving Eye: Superblockbusting in Columbus, Ind.,"
Architecture. July 1974.
OTHER SOURCES:
The City of Plainview, Texas.
Plainview Chamber of Commerce. Plainview, Tx.
Plainview Industrial Foundation. Plainview, Tx.
Plainview Downtown Business Association. Plainview, Tx.
Landscape
TATiO
BLOCK INFILL
This concept was developed as a contrast to the enclosed mall. The
existing grid of blocks was kept intact, with new buildings constructed to
fill in vacant areas and to help define the urban street. The immediate
benefits of this scheme included more intimately scaled buildings with
potentially greater street life, lower construction costs and the ability to
phase construction.
Problems with the Block Infill scheme included fitting large scale
buildings such as department stores into existing small blocks and
providing the appropriate amount of parking needed for the uses required
by the program. Other problems included the lack of a clearly defined heart
within the development and the possibility of creating more of what was
already downtown, thereby causing greater failure than what is currently
underway.
NEW ORDER
In response to the
attempted to create a new
Plainview that would have
street life while allowing for
parking.
VARIATIONS
With the three previously discussed concepts as a design base,
variations were developed and refined to the point of the final scheme.
Block infill became the most appropriate concept to work with.
Block infill would allow the easiest and most successful development of
street life, would allow for more intimately scaled buildings, would allow
for easier development phasing, and would be most adaptable to the
historical context of Plainview.
To further the urban qualities that were sought after, the program
was drastically cut. Large department stores and high numbers of parking
were seen as detrimental to and inappropriate for downtown. Office and
retail square footages became determined by the mass needed to fullfill
urban design needs, while the community meeting spaces became
influenced mostly by an appropriate urban mass.
PLAINVIEW DOWNTOWN
REDEVELOPMENT