NJFuture Redevelopment Forum 2016 Bristol

NJ Future Redevelopment Forum 2016!The New Suburbanism: Putting the “There” There!

Garden State Studios & Designing Redevelopment

The Lawn at The University of Virginia, Thomas Jefferson 1817

Susan P Bristol AIA, NJ P.P., LEED AP SPB Architecture LLC, Rocky Hill, NJ [email protected] 2016

‘Super (fund) Site’: Mix Use Redevelopment, Rustic Mall, Manville, NJ 2010

‘Fuel to Food’: Agriculture Innovation Center! Delaware River, Petty Island, Camden, NJ 2012

‘Un-building’ the Jersey Shore: Barrier Island Boro Hall! Squan Island, Bay Head, NJ 2013

‘Upstream’: Capsizing the Strip Mall! Upper Passaic River Basin, Pequannock, NJ 2014


GARDEN STATE STUDIOS at NJIT – Designing ReDevelopment CASE STUDY Upstream: Capsizing the Strip Mall Plaza 23, Pequannock, NJ

Garden State Studio Challenge for ‘Upstream’: How do we ReDevelop Dead Malls & Aging Architectural Infrastructure?!

Wayne Hills Mall built approximately 40 years ago Patch File photo/02/23/16, story by Daniel Hubbard

Redevelopment: To change the architecture, layout, decor, or other component of a shopping center to a6ract more renters and draw more profits. Some;mes redevelopment can involve a switch from retail usage to office or educa;onal usage of a building. deadmalls.com

Photo by Demitrius Balevski of NorthJersey.com

‘Labelscar’ at Plaza 23 (as defined by deadmalls.com)

Redevelopment: To design a more sustainable, economically viable, multi-use and integrated project that enhances adjacent built and natural environments.

SPB, Garden State Studio


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AVAILABLE1,600 SF

ANCHOR SPACEAVAILABLE65,031 SF

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876543A32 1C1B1A1.11

12-12A

NEW YORK

CONNECTICUT

MASSACHUSETTS

PENNSYLVANIA

MARYLAND

DELEWARE

ATLANTIC OCEANhttp://www.hekemian.com/property/plains-plaza/ Deborah Smith – Farms View


CASE STUDY Upstream: Capsizing the Strip Mall Plaza 23, Pequannock, NJ


Upstream: Capsizing the Strip Mall site photos

Upstream: Capsizing the Strip Mall the flood(s)

Jerry McCrea/Star Ledger 10-26-12


Upstream: Capsizing the Strip Mall the river


Upstream: Capsizing the Strip Mall infrastructure history

Illustration by Herbert M. Wilson, CE


Pompton Plains Rail Station, 1872/National Register Historic Places, 2008

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‘Upstream’: Capsizing the Strip Mall NJIT 5th year Comprehensive studio

EXISTING •  Automobile Oriented •  Single Use •  Continuous Slab •  No ‘There’ there •  Impervious Paving

Vs.

PROPOSED •  Pedestrian Oriented •  Mixed Use •  Ground Connections •  Place making •  Landscape

‘UPSIDE DOWN PLANNING’

Upstream: Capsizing the Strip Mall mixed-use precedents!

Copenhagen Mix Use/U. Va., Pavillion VII, T. Jefferson/8 House, BIG/The Mountain, BIG


Upstream: Capsizing the Strip Mall ground connection precedents!


Bieneke Rare Books Library, SOM, Yale

Morris Arboretum, Overland Arch., PA

Nordic Institute, Alvar Aalto, Reyjjkavik, Iceland

Kresge Auditorium, Saarinen, MIT

Upstream: Capsizing the Strip Mall place-making precedents !

Bathing Pavilion, White Arch, Denmark

Bench, Institute for Advanced Study, Princeton

Pedestrian Bridge, Reyjkiavik, Iceland

Genomics Labs, R. Vinoly, Princeton University

Copenhagen Plaza with children’s fountain


Upstream: Capsizing the Strip Mall landscape precedents!

Morris Arboretum, PA Netherlands Landscape Pattern Fontana Spa, Iceland High Line, Diller Scofidio Renfro, NYC Morris Arboretum, PA Contemporary Art Museum,

Renzo Piano, Oslo, Norway Rain Garden, Princeton Seminary, NJ


SMELL: DECATING ORGANIC MATTER

SOUND: RUSHING WATER TO “BABLLING BROOK” FURTHER DOWNSTREAM

SMELL: GASOLINE AND ROAD SALT

SOUND: HIGHWAY TRAFFICAdam Morgan & Alex Guimaraes

Upstream: Capsizing the Strip Mall site reading

STUDIO ASSIGNMENTS:

1 Capsized: From Hull to Hall 2 Site Reading 3 Pile,Platform, Pier & Plinth 4 Tectonic Exploration 5 Wall Sections & Green Systems


Andrea Camargo 01


Upstream: Capsizing the Strip Mall research

Andrea Camargo 02


Upstream: Capsizing the Strip Mall research

B L D G C O N C E P T


Upstream: Capsizing the Strip Mall analysis

Andrea Camargo 03


Upstream: Capsizing the Strip Mall site strategy

Andrea Camargo 04

Andrea Camargo 05


Upstream: Capsizing the Strip Mall rendering

Studio Introduction : CapsizedErosion of Riverbank creates a natural debris filter

Site Inspiration

While on the site visit I came across a small channel that had been carved into the ground from the water draining from the paved surfaces of the site. This eroded section generated the idea of creating a building that would not only channel movement through it, but become a system for filtering different levels of activity and usage.

In this sense the roots and tendrils of the various plants all joined together to break down the space while at the same time being the very fabric that holds it together, creating a natural order which created a unique site experience.

Flood zones in the surrounding area

Local Flooding Zones

Being in the low-lying areas below the mountains to the west, the area in close proximity to the site is all part of the flood plain which has caused large spread damages in past heavy rainfall events. Across the river, for the most part, is raised above to a higher plane which creates a semi-flood basin on the Pequannock side of the Pompton River.

Most of the commercial infrastructure in place along Route 23 is subject to the lowest levels of flooding which has prompted the design challenge for th studio to find a solution to mitigate the losses from building in a flood plane.

Typically a wood or metal gate that is raised to allow water to pass under

Landscape Inspiration : Sluice Gates

Sluice gates are typically used to control the amount of water that is able to flow through a certain system which is typically something along the lines of a channel or linear water passageway. After the initial design problem and the site visit I found that the natural feature formed by the runoff created natural sluice box, a device typically used in mining or in panning for gold. When used at small scale the sluice box works as a small filtering system wherein the heavy materials are trapped along the ribs, while the dirt and water flow through the box effectively separating the two.

The gates signify a point of interaction and movement, wherein lifting them creates the point of entry into the next area which would be translated into the entryway and circulation systems of the building.

Erosion of Riverbank creates a natural debris filterThe first assignment for the studio project this semester was to represent a portion of a typical strip mall in terms of a physical model. The challenge was to then re-imagine the model in a new form, to capsize the standard thoughts and redesign what the structure and components could be in order to create a design that could be more resilient.

By capsizing the model the structure of the building became a series of ribs that could serve as terracing methods or ways to break down the landscape and building.

50 yr. Flood Zone

100 yr. Flood Zone

500 yr. Flood Zone

Building ZoneBuilding Zone ngdinildBuiBuB neoneZoZg

Site Flooding : The Issue 1. Commercial Front :Separation of Route 23 from the Plaza to create a wetlands area.

Setback so that the new facade is aligned with the typical back facade of a other Route 23 shops.

2. Site Entrances :

Existing

New

Re-use of the existing site entrance from Route 23, as well as the creation of two new site entrances along the

3. Access Edges :Residential and support service entry along the outer edges of the site alongside new wooded boundaries.

Boat drop off / portage areas are at the end of each residential drive.

Residential parking garages on the perimeters of the site raised above flood levels.

4. Building Division :The building is separated into two business types; anchor stores and office building along the Route 23 facade, and small retail / residential moving towards the river.

The two zones are linked in the center with the Arts Gallery as well as the main enterance to the building.

5. Structure as Sluice Gates :Separation of Route 23 from the Plaza to create a wetlands area.

Setback so that the new facade is aligned with the typical back facade of a other Route 23 shops.

6. Site Path Division :The main link between the two buildings is a path connecting the two Arts Gallery spaces at the main entrances of each building.

Smaller footpaths run over the landscape within the parking lot to create access points to the various parking areas.

At the end of the parking lot is a boardwalk path that adjoins a small park, creating a space for small pop-up vendors to sell their goods.

Boat drop

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The site flooding in Hurricanes Irene and Sandy

Credit : Justin Zaremba

Credit : D’Angelo - Dolzman

Credit : C. Mc.Mahon

Aaron Krassowski 01


Upstream: Capsizing the Strip Mall site analysis & strategy

Aaron Krasswowski 02


Upstream: Capsizing the Strip Mall research & work

RE-Structuring Parking and Buildings: Integration

Blue LandIntervention

For my intervention I am interested in looking at how parking and transporta-tion can be integrated into th infrastructure of the building environment. After the precedent set in the early 20th century, the American commercial scape has become a pairing of the building infrstructure and transportation infrastructure. In most cases such as the existing condition on the site, the two are paired together as large components with little to no integration.

The site creates a unique opportunity to explore the condition as it sits on the corner site of a major link between the townships of Wayne and Peaquannock right at the edge of the river. The other boundary of the site is a six lan roadway that serves as a major artery for the surrounding areas to pass through on a regualar basis.As it stands the site currently uses the corner real estate as a parking lot by tucking the building as close to the river as possible which creates a dead land between the road and the building.

My intervention will follow along a path set by Austrian born architect Victor Gruen who is better known as the father of the american mall. The site reminds me of a work that I studied for a thesis paper which was on a corner street in downtown LA where there was a dire need to keep a set ratio of parking to building while at the same time a desire to keep the building low to fit into the surrounding context. Whilethe site in Peaquannock doesn’t share all of the same properties, it does present a unique corner condition that can be untegrated better with the parking infrastructure to create a nevel level above the flood plane as well as to create more availble land for park space along the edge of the river.

Selected idea of study: Milliron Store by Victor Gruen.

The Milliron Store worked by creating a central core that would transport customers down into the store from the parking on the roof while also providing space for amenities that would otherwise not exist in that space. The roof had a resteraunt, childcare center, and a massage area which were meant to integrate businesses together with the infrstracture of parking and building as one. At the same time this move allowed the street edge of the building to remain a pedestrian pathway which meant larger side walks and public gathering areas.

While the Milliron store was certainly located in a different type of setting, the idea of integrating businesses together with the infrastructure needed on the site is critical for gaining symbiotic relationships. While the parking does not necessarily have to be on the roof of the building, the ingegration of the parking in a manner beyond that of a parking lot would yield an alternative approach to responding to the flood waters.

For the intervention what I would like to pursue is an idea that follows the form of the commerical building which is one of adaptable building structure that can be used for whatever requirement is needed. As an example having the building be be raised structurally to create bays that can be used for local vendors and small businesses on a week by week basis while at the same time making an infrastructure that is usable during a flood time. While the location is not one of a downtown setting, a density of homes could create a living collective where the residents would want to integrate with local business rather than pushing it to the borders of the town.

Business Infrastructure

Response Infrastructure

Consumer Infrastructure

Natural Infratructure

Upstream: Capsizing the Strip Mall presentation board

Lara Saleh 01


Upstream: Capsizing the Strip Mall site strategy


Lara Saleh 02

Lara Saleh 03


Upstream: Capsizing the Strip Mall work

Lara Saleh 04


Sandra Galvan 01


Upstream: Capsizing the Strip Mall presentation board



Sandra Galvan 02

AGRICULTURAL FABRIC EXISTING RETAIL SF FOOTPRINT INTERVENTION SITE SHEAR SITE STITCH

THE SITE IS CONNECTED THROUGH A MAJOR WATERWAY, THE POMPTON RIVER WHICH FEEDS DOWNSTREAM INTO THE PASSAIC RIVER, AND TWO MAJOR ROADWAYS, STATE ROUTE 23 + JACKSON AVE.

SEPARATED BY COUNTY BORDERS, TOWN BORDERS, AND A MAJOR HWY, THESE RESIDENTIAL NEIGHBORHOODS HAVE NO PEDESTRIAN CONNECTIONWITH EACH OTHER, THE LOCAL FARM, OR A COMMUNAL PARK SPACE

EVEN THOUGH THE CONNECTION BETWEEN THESE REGIONS IS WALKABLE,THIS IS NOT POSSIBLE WITHOUT A SAFE MEANS OF CIRCULATION ANDPROPER MOVEMENT BETWEEN THESE REGIONS

RIVER + HWY MAJOR ZONES WALKING RADIUSTHE PLAZA 23 SITE SITS AT THE THRESHOLD BETWEEN ALL OF THESE MAJORREGIONS WITH HOLDS THE OPPORTUNITY TO BLUR THE COUNTY AND TOWNLINES AND STITCH ALL OF THESE REGIONS TOGETHER.

CONNECTIONS

STATE ROUTE 23

POMPTON RIVER

RAMAPO RIVER

JACKSON AVE

1/4 MI. RADIUS

1 MI. RADIUS

RESIDENTIAL

RESIDENTIAL

1/2 MI. RADIUS

FARMS VIEW ROADSTAND

RESIDENTIAL


Alex & Adam 01

Upstream: Capsizing the Strip Mall site analysis & strategy

Adam Morgan EXISTING SITE806,580 SF

PROPOSED SITE295,380 SF OF CONSTRUCTED WETLANDS

PROPOSED SITETHE CONSTRUCTED WETLANDS ARE DESIGNED TO RETAIN A 100 YEARS STORM ON SITE AND RELEASE THE WATER BACK INTO THE WATER-TABLE

100 YEARS STORM 8” OF RAIN = 540,400 CF

CONSTRUCTED WETLANDS AREA580,000 CF


Alex & Adam 02

Upstream: Capsizing the Strip Mall site model

AREA OF DEVELOPMENT

SCALE 1/64” = 1’-0”MASTER PLAN

Alex Guimaraes &

Adam Morgan Master Plan 02

Upstream: Capsizing the Strip Mall site plan


second floor plan

0 4 8 16 32 64’

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13 mechanical room18 offices19 community gardens20 mountain overlook

first floor plan

0 4 8 16 32 64’

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8 restaurant9 pedestrian bridge10 art studio11 v & j pizza12 retail store13 mechanical room14 coat room15 community gallery16 outdoor deck17 new shopping level

ground floor plan

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1 farmers market2 bicycle storage3 loadining area4 residential parking5 main lobby6 mail room7 ramp to new shopping level

pedestrian plaza el. +193’

pedestrian wayel. +200’-6”

existing grade el. +180’

crest of river el. +170’

fema flood el. el. +186’

0 8 16 32 64 128’

site planscale: 1/64” = 1’

a-a

b-b

c-cd-d

d-d

PAVING 536,000 SF

PAVING 275,000 SF

BUILDING FOOTPRINT 162,000 SF

BUILDING FOOTPRINT 128,000 SF

PARKING 889 SPACES

PARKING 420 SPACES

GREEN SPACE 120,OOO SF

BUILDING BREAKDOWN PERVIOUS VS. IMPERVIOUS

BUILDING BREAKDOWN PERVIOUS VS. IMPERVIOUS

GREEN SPACE 415,OOO SF

EXIS

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61.7%

38.3%

14.7%

85.3%

50.7%

15.6%

33.7%

(11%)

65.5%

(20%)

19.8%14.7%

sidwell friends school|kieran timberlake plantide|dordrecht, netherlands|stijlgroep

NEW YORK

CONNECTICUT

MASSACHUSETTS

PENNSYLVANIA

MARYLAND

DELEWARE

ATLANTIC OCEAN

RESIDENTIAL20,000 SF

COMMUNITY10,000 SF

RETAIL20,000 SF

ANCHOR STORES1000 SFBIG BOX RETAIL

100,000 SF

SMELL: DECATING ORGANIC MATTER

SOUND: RUSHING WATER TO “BABLLING BROOK” FURTHER DOWNSTREAM

SMELL: GASOLINE AND ROAD SALT

SOUND: HIGHWAY TRAFFIC

‘UPSTREAM’

GARDENSTATESTUDIO

HIGHLANDS

PIEDMONT

INNER COASTAL PLAIN

OUTERCOASTALPLAIN

PINELANDS

VALL

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GE

north elevation h-hscale: 1/8” = 1’0 1 2 4 8 16’











8’

site section a-apedestrian greenwayscale: nts

site section b-bparking bioswalescale: nts

site section c-cpedestrian linkscale: nts

site section b-bparking bioswalescale: nts

site section d-dscale: 1/16” = 1’

building section f-fscale: 1/8” = 1’

site section a-apedestrian greenwayscale: nts

0 2 4 8 16 32’

residential unit plansscale: 1/8”=1’

2 bed rm1165 sf (x4)

studio 440 sf (x6)

1 bed rm675 sf (x6)

retail unit planscale: 1/8”=1’

v & j pizza2450 sf

0 1 2 4 8 16’

elevated to allow vehicular circulation underneath

elevated to comply with fema flood elevation


typ. city block

residential plan

building section e-e scale: 1/8”=1’

0 1 2 4 8 16’





wall sectionscale: 1/2” = 1’

0 3” 6” 1’ 2‘ 4’





EXISTING SITE806,580 SF

PROPOSED SITE295,380 SF OF CONSTRUCTED WETLANDS

PROPOSED SITETHE CONSTRUCTED WETLANDS ARE DESIGNED TO RETAIN A 100 YEARS STORM ON SITE AND RELEASE THE WATER BACK INTO THE WATER-TABLE

100 YEARS STORM 8” OF RAIN = 540,400 CF

CONSTRUCTED WETLANDS AREA580,000 CF

RIVER NEIGHBORHOODS & FARM LINKING OF NEIGHBORHOODS & RIVER-WALK WITH SITE

bridging access and resilience

Responding to the new fema base flood elevation, the building bridges the pedestrian link and this new datum; providing a threshold into the site for both pedestrians and vehicles. the building’s gradual tilt to achieve this gentle transition requires the traditional floor of a building to me rethought as a series of stepped levels. the building’s tilt is the embod-iment of the tension between the site’s dichotomy at multiple scales: the highlands and piedmont, pequannock and wayne, mountains and river.


Upstream: Capsizing the Strip Mall design presentation board

Adam Morgan

first floor plan

0 4 8 16 32 64’

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8 restaurant9 pedestrian bridge10 art studio11 v & j pizza12 retail store13 mechanical room14 coat room15 community gallery16 outdoor deck17 new shopping level

ground floor plan

0 4 8 16 32 64’

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1 farmers market2 bicycle storage3 loadining area4 residential parking5 main lobby6 mail room7 ramp to new shopping level

Adam Morgan


Upstream: Capsizing the Strip Mall design plans

site section d-dscale: 1/16” = 1’0 2 4 8 16 32’











north elevation|section h-h

0 4 8 16 32 64’






north elevation|section h-h

0 4 8 16 32 64’

[ORTHOGRAPHIC DRAWINGS|BUILDING SECTIONS & ELEVATIONS]

GARDENSTATESTUDIO‘UPSTREAM’

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Alex Guimaraes

Upstream: Capsizing the Strip Mall design sections

Adam Morgan


Upstream: Capsizing the Strip Mall aerial view

Alex Guimaraes


Alex Guimaraes


If the Architectural Imagination is actively employed in the recovery of our cities, why not in the suburbs? If private projects are the de facto public spaces of the suburbs, why not put design investment there? The suburbs are a potent place for ReDevelopment. Design must be a part of the conversation in creating a THERE there.

THANK YOU!NJ Future Redevelopment Forum 2016!

SPBArchitecture.com

WE DESIGN ReDEVELOPMENT


NJFuture Redevelopment Forum 2016 Bristol

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