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YHYBRID ARCHITECTURE: THE INTEGRATION OF A COMMUNITY CENTER ON EXISTING RETAIL

Joyce K. Nip UniversityofHawai‘iatMānoa School of Architecture May 2011

DoctorateProjectCommittee:Pu Miao (Chairperson)

Hyoung-June ParkCathi Schar

Submitted towards the fulfillment of the requirements for the Doctor of Architecture degree.

HYBRID ARCHITECTURE: THE INTEGRATION OF A COMMUNITY CENTER ON EXISTING RETAIL

Joyce K. Nip University of Hawai‘i at Mānoa School of Architecture May 2011

“We certify that we have read this Doctorate Project and that, in our opinion, it is satisfactoryinscopeandqualityinpartialfulfillmentforthedegreeofDoctorof ArchitectureintheSchoolofArchitecture,UniversityofHawai‘iatMānoa.”

Doctorate Project Committee

______________________________________________Pu Miao (Chairperson)

______________________________________________Hyoung-June Park

______________________________________________Cathi Schar

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Iwouldliketoexpressmygratitudetomydoctoratecommittee,PuMiao,Hyoung-JunePark,andCathiHoSchar,fortheirguidancethroughthedoctoralsemesters.Thisthesiswouldnothavebeenpossiblewithoutyourvaluableadvicesandrecommendationsforcontinualimprovements.Specialthanks to Pu for your teaching through the design studios and the DArch project.

Aspecialthankyoualsotomyarchitectureprofessor,LeightonLiu,forbeingmyfirststudioprofessorwhohastaughtmemanyskillsessentialinthefieldofarchitecture.Thankyouforalwayspushingmetodobetter,forbeingmymentorandasourceofsupportinschool.TheEuropeanArchitectTourwithyouandtheotherswasoneofthemostworthwhileexperiencesthatIwillalwaysremember.

Iamforevergratefultomyfamilyfortheirunconditionallovethroughtheyears.Thankyoumomanddadforspendingnumeroussleeplessnightswithme,foralwaysstandingbehindmeandforbeingmymentalsupports.Iwouldnothavebeenabletowithstandsevenlongyearswithoutyourlove.ThankyousisterforconstantlyremindingmeofwhatIamcapableofdoing,andforbeingthekind-loving,attimesblunt,siblingthatIcouldnotaskmoreof.Thankyouunclesandauntiesforyour constant support and encouragements. Iwouldalsoliketothankmyarchitecturefriendsforsharingsevenunforgettableyearswithme.ThankyouJenny,Shao,Richard,andQueenieforworkingbesidemethroughourstudioprojects.IamsogratefulfortheopportunitiestotraveltoEuropeandChinawithyouguys.Iwillalwayscherishthememoriesthatwehaveshared.Eventhoughourcareersmayleadustodifferentplacesinthefuture,Ihopethatourfriendshipwillnevergrowcold.

Asincerethankyoutomychurchfriendsfortheirconstantprayers.ThankyouAYFforbeingsomindfulofmeandforshiningGod’sloveonmethroughyourcare.ThankyouforbeingtheretolistentomewhenIamstressed,andforbelievinginmealways. Finally,IowemydeepestthankyoutomyFatherGod,whostoodbymethroughitall.Thankyouforhavingthefaithinme,fornotgivingmemorethanIcanhandle,forallowingmetodrawclosertoYouthroughallcircumstances,andforbeingthestrengthinmyweakness.IamhumbledbyYourmercy,Yourgrace,andYourunfailinglove.

Thankyouallforbeingtrueblessingsinmylife.

“IcandoallthingsthroughChristwhostrengthensme.”~Philippians4:13

ACKNOWLEDGMENTS

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Preface...............................................................................................................................................Abstract.............................................................................................................................................ResearchMethods.............................................................................................................................Chapter1:Introduction.....................................................................................................................Chapter2:TheSocialSpace 2.1 Main Street Concept..................................................................................................... 2.2ImportanceofPublicSpace............................................................................................. 2.3DesignElementsOfPublicSpaces.................................................................................. 2.4PublicSpacesinHawai‘i.................................................................................................. 2.5 Chapter Summary............................................................................................................Chapter3:CommunityCenterOverview 3.1TheConceptofaCommunityCenter.............................................................................. 3.2ProblemsofExistingCommunityCenters....................................................................... 3.3TheDesiredCommunityCenter...................................................................................... 3.4 Chapter Summary............................................................................................................Chapter4:CommunityCenterCaseStudies 4.1PlummerParkCommunityCenter,LosAngeles,California............................................ 4.2HopeCenter,Gulfport,Mississippi.................................................................................. 4.3MaryvaleCommunityCenter,Phoenix,Arizona............................................................. 4.4WaikikiCommunityCenter,Waikiki,Hawai‘i.................................................................. 4.5MomilaniCommunityCenter,PearlCity,Hawai‘i........................................................... 4.6Mo‘ili‘iliCommunityCenter,Honolulu,Hawai‘i.............................................................. 4.6.01DevelopmentOfMo‘ili‘ili............................................................................... 4.6.02Mo‘ili‘iliCommunityCenterOverview........................................................... 4.6.03ReportsontheMo‘ili‘iliCommunityCenter................................................... 4.6.04 Interviews with the Mo‘ili‘ili Community Center Program Directors............. 4.6.05Mo‘ili‘iliCommunityCenterSurveyResults................................................... 4.6.06ProgramsandSpacesofExistingMo‘ili‘iliCommunityCenter....................... 4.7 Chapter Summary............................................................................................................Chapter5:SolutiontoProblemsofCommunityCenters 5.1AHybridApproach.......................................................................................................... 5.2WhyRetail?...................................................................................................................... 5.3DesignGuidelinesForRetailRedevelopment/Expansion............................................... 5.4 Chapter Summary............................................................................................................

TABLE OF CONTENTSv

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Chapter6:RedevelopmentApproaches 6.1RedevelopmentIdeals.................................................................................................... 6.2BenefitsofaMixed-Use.................................................................................................. 6.3WheretoBegin?............................................................................................................. 6.4CaseStudy:AyalaCenter,MakatiCity,Philippines......................................................... 6.5CaseStudy:CanalCityHakata,Fukuoka,Japan.............................................................. 6.6AchievingTrueHybridization.......................................................................................... 6.7 Chapter Summary...........................................................................................................Chapter7:PrototypeDesign 7.1SiteSelection................................................................................................................... 7.2SiteInformation.............................................................................................................. 7.3LandUseOrdinance........................................................................................................ 7.4 Site Analysis.................................................................................................................... 7.5 Program of New Development....................................................................................... 7.6 Design Concepts.............................................................................................................. 7.7 Design Process................................................................................................................ 7.8FinalPrototypeDesign.................................................................................................... 7.8.01RevisedProgrammedSpaces......................................................................... 7.8.02PublicSpacesandCentralPlaza..................................................................... 7.8.03FunctionalandVisualTransition.................................................................... 7.8.04FunctionalandVisualIntegrationbetweenUses.......................................... 7.8.05TransparencybetweenAdjacentUses.......................................................... 7.8.06ConnectionwiththeStreets.......................................................................... 7.9StrategiesforFutureReplicationofPrototype............................................................... 7.10 Chapter Summary.........................................................................................................Chapter8:Conclusion........................................................................................................................ 8.1FutureExplorations.........................................................................................................Appendix...........................................................................................................................................AnnotatedBibliography.....................................................................................................................

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Ihavealwaysbeeninterestedinthedesignofpublicfacilities.Publicdesignhasthepotentialofmakingapositiveimpactinthesocietyandwithineachcommunity.Ratherthanstudyingaconventionalsingle-usefacility,thisdoctoralprojectgavemetheopportunitytoinnovateandexplorewiththeintegrationofmorethanonepublicbuildingtype.

Ibeganmyresearchbystudyingcommunitycenters.Inoticedthatnumerouscommunitycentershavebeenbuiltworldwide,butresearchesandstudiescompletedoncommunitycentersareratherlimited.Printeddocumentsondesignsofcommunitycentersareveryinadequate.Onlyscatteredinformationcanbefoundinarchitecturalmagazines.Oneofthereasonsthisbuildingtypehasnotbeenanareaoffocusfordesignersandpublishersisitsmundaneappearanceandprogram.Thereisnoapparentbreakthroughsorinnovationsinthisbuildingtypologyinyears.Manycontinuedtobeestablished,buthavegoneunnoticed.

Inmyresearch,Iredefinedthepurposefortheexistenceofcommunitycenters.Iconsolidatedtheexistingbodyofknowledgeoncommunitycentersandexpandedonthesubjectmatterthroughpersonalinterviews,surveys,anddatacollection.Sinceresourcesoncommunitycenterdesignsareinsufficient,Ialsolookedintourbanpublicspacesasacomplement.Publicspacesaresignificantandessentialtothedesignofcommunitycenters.

Asidefromthecompilationofexistinginformation,myresearchunderlinedproblemsassociatedwithisolatedpublicfacilities,suchascommunitycentersandretaildevelopments,andproposedafeasiblesolutiontointegrateacommunitycenteraboveanexistingretailcenter.Asyoureadforthinmyresearch,youwillcomprehendmyreasoningsbehindthisproposedsolution.Practicalinformationandvaliddesignguidelinespertinenttothisdesignsolutionareincludedinthisdocumentaswell.Ihopethattheinformationcollectedandpresentedcouldserveasavaluablereference for future designers.

PREFACE

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A community center serves people in close proximity. It draws residents of the immediate neighborhoodandthosecommutingtothatneighborhoodforworkandotherpurposes.Ithasthepowertoformasenseofcommunitythatmanycommunitieslack.Itconsolidatesdifferentwantsandneedsinonelocation.However,existingcommunitycenters,especiallytheonesinHawai‘i,oftenlackthesequalities.Simplyput,theyarebasicallyseniorandchildcarecenters.Buildingslabeled“communitycenters”arenotdesignedwiththeprogramsandspatialqualitiesthatwouldattractawiderangeofagegroups.Theunnoticeablelocationsofmostcommunitycentersdonotadvocatetheimportanceofcommunitycenterseither.Byincorporatingacommunitycenterontopofanexistingretailcenter,theresultinghybridcancreateexcitingchangesthatcanaccommodatefortheprogrammaticandsocialneedsofindividuals.

Aretaildevelopmentisidealforadditionofacommunitycenterforseveralreasons.Retailhastheabilitytounitepeopleinawaythatfewotherplacescan.Everyonehasshoppedinonewayoranother.Aretailcenter’scentralandvisiblelocationcanhelpcreateanidentityforandmagnifythesignificanceoftheintegratedcommunitycenter.However,thesingle-functionalityoftypicalretailcentershascausedmanytorunoutofbusiness.Thereisagrowingdesireforgreaterlivingintoday’surbandevelopments;itisaboutcreatingenjoyableenvironmentsforbuyinggoodsandspendingtime.Peoplevisitretailenvironmentswantingtoshop,dine,socialize,andbeentertained.Retailcannotfunctionasasingleentity.Rather,itisasubunitthatsupportsotheruses,suchasacommunitycenter.Moreimportantly,secondfloorretailhasbeenprovenunworkablethroughtheyearsbecauseAmericansareaccustomedtoshoppingonthestreetlevel.Thus,theadditionofacommunitycenteraboveanexistingretaildevelopmentisafeasiblesolutionthatwouldpromotepositivechangestobothbuildingtypes.Successfulcivicfacilitiesaddresspedestriancirculationsandactivityspaces,whichcanserveascatalystsforbuyinggoods.

Theresultinghybriddevelopmentmergestwodisparatefunctionstosupportandbenefitfromeachother.Areaswherethefunctionsofthetwooverlaycanposeopportunitiesforexcitinginterventions.Thisnewcombinationofmixed-usecanincreaseefficiencybyconcentratingmoreusesintoacentrallocation.Thearchitectureofaretailandcommunitycentercanbringaboutnumerousspatialandprogramchangestocorrespondtotheneedsandlifestylesoftheresidentsthat it serves.

ABSTRACT

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Forthisdoctoralresearch,Ifirstidentifiedthecurrentissuesofcommunitycentersthroughcasestudies.IvisitedanumberofcommunitycentersinHawai‘itoobtainfirsthandinformationandtotakenotesoftheirdesigns,environments,locations,functionsandprograms.ThecommunitycentersinthemainlandUnitedStateswereprimarilyanalyzedthroughsecondarysources.Withadeeperunderstandingofthebuildingtype,Iassessedthegeneraltraitsofexistingcommunitycentersandaddressedcommonproblematicareas.IalsoevaluatedthedesiredqualitiesofcommunitycentersthatarefoundinvariouspublicspacesinHawai‘i.

Seekingforaplausibleandinventivesolutiontotheproblemsofexistingcommunitycenters,Icompletedanumberofqualitativeresearchonpublic/commercialdesigns.Whilereadingaboutretailcenters,Idiscoveredsomeconsiderableprosandconsofsuchdevelopmenttype.ThroughreadingsonretaildevelopmentsanddiscussionswithprincipalofAltoon+PorterArchitects,RonaldAltoon,whosefirmspecializesinthedesignofretailcenters,Ialsolearnedthevaluesandchallengesofretailcenters.Thiscollectionofinformationledmetorecognizetheviabilityofjoiningacommunitycenteraboveanexistingretailcenter.I,then,furtheredmyqualitativeresearchondifferenttypesofretaildesignsanddesigntechniquesthatwouldbeusefulindevelopingthisnewhybridbuildingtypology.

Asurveyservedasvaluabledatacollectionmethodforthisparticularproject.SincethisisasitespecificprojectintheMo‘ili‘ilicommunity,approximately100participantsandstaffsoftheexistingMo‘ili‘iliCommunityCenter(MCC)wereaskedtocompleteasurvey.Thesurveyincludedquestionsabouttheageoftheparticipants,theday(s)oftheweekandtime(s)ofdaytheyvisittheMCC,andthefacilitiestheyprioritize.Fromthesedata,Icreatedbargraphstoillustratetheresults.Writtenanalysesofthegraphswerecompletedforadditionalclarity.Asidefromthesurvey,IalsoconductedinterviewswiththefourprogramdirectorsoftheMCC.Theyprovidednewinsightsregardingproblemsofthecurrentfacilityandneedsforthefuture.Thisassessmenthelpedshapetheprogrammaticandspatialreadjustmentsofthenewdevelopment.

Last,Icompletedthenecessaryfieldworkandobtainedablueprintofthedesignsite.ThestructuresoftheexistingsupermarketonsiteandtheparkinglayoutweretracedinAutoCADalongwiththeoverallsiteplan.ThehistoryofMo‘ili‘iliandthedevelopmentoftheMCCwereresearchedtobetterunderstandthecommunity.

RESEARCH METHODS

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Forcenturies,theconceptofacommunitycenterhasbeenvaguelydefined.Doexistingcommunitycentersreallyliveuptothetermascentersandnodesofcommunities?Buildingslabeledas“communitycenters”inHawai‘icertainlydonot.Theyconsistprimarilyofprogramssuchaschildcareandelderlyservicesthatattractonlyaconfinedgroupofindividuals.Thecenters’hoursofoperationsarecontrolledbytheneedsoftheseprogramsonly,withaseniorprogramthattypicallyrunsinthemorningsandanafter-schoolchildcareintheafternoon.Althoughthereareoccasionalnightclasses,mostcommunitycenterspacesbecomeuninhabitedbynight.

Amoderndaycommunitycenterneedstobemulti-faceted.Itshouldbeavibrantcorewithinthecommunitythatitserves.Itshouldlaythefoundationforcommunityexchangestotakeplace.Itshouldprovidethedesirableenvironmentthatencouragessuchexchanges.Itshouldbeanaccessiblespaceforassemblythroughouttheday.Itshouldbeaplacetoaccommodatefortheentirecommunityratherthancertainagegroupsonly.

Toreinventtheidentityoftoday’scommunitycenters,changesareimminent.Anewconcept.Afreshdesign.Animprovedprogram.Theintegrationofacommunitycenterwithanotherpublicfacilityisaplausibleideabecauseittransformstwoisolatedfunctionsintoamulti-facetedmixed-use.Theplacementofacommunitycenterabovearetailcenterisanevenmoreintriguingconceptbecauseretailhaslotstoofferspatially,socially,andprogrammatically.Althoughretailandcommunityspacesareverydifferent,studyingtheiroverlaysandintegratingtheircommonalitiesintothedesignofanewspaceisfascinating.Retailarchitecturehasthepotentialtobecomethegenesisforfuturecommunitycenters.Notonlywillthemakingofaretailandcommunitycenterbemulti-functional,ithasthepotentialtobecometheheartofacommunityaswell.

Todistinguishtheformerdefinitionofacommunitycenterfromthecurrentdaycommunitycenterinstitutions,itwasimportanttorevisittheMainStreetconceptandtheideaofpublicspaces.Thus,chaptertwobeginsahistoryandanoverviewofthecommunitycenterasthesocialspace.Chapterthreeexaminestheconceptoftheestablishedcommunitycenterstodayandrevealsproblemsconcerningthisbuildingtype.ChapterfourcontinueswithacloserlookatexistingcommunitycentersinHawai‘iandnationwidethroughcasestudies.Anin-depthstudyoftheMo‘ili‘iliCommunityCenterandMo‘ili‘iliasacommunityiscompletedbecausethisneighborhoodisthelocationofmysite-specificdesignproject.

01 INTRODUCTION

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Withtheproblemsofcommunitycenterstatedinchapterstwothroughfour,chapterfivepresentsafeasiblesolutiontosuchproblems,whichisahybridapproachthatintegratesacommunitycenteraboveanexistingretail(supermarket).Reasonsbehindmyproposalofacommunityandretailintegrationareprovidedaswell.Thesixthchapterofmyresearchrevealsthebenefitsofsuchintegrationandsuggestsdesignapproachestoinitiatethistypeofredevelopment.Thefinalchapterillustratestheviabilityandpracticalityofsuchahybridapproachthroughasite-specificdesignthatservesasadesignprototype.Elementsofthedesignareformalizedintodesignstrategiesasreferenceforfuturereplicationofsuchhybrid.

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2.1 MAINSTREETCONCEPT

TheMainStreetwasanessentialcomponentoftheAmericandream.Itwasoncearealizedconceptinwhichallcommunityactivitieswereconcentratedalongthestreets.TheMainStreetidealsucceededbecauseofitseaseofaccess,senseofplace,andcreationofthedesiredcommunitylife.Itwasthetruecommunitycenter.Throughoutthe19thandmid-20thcentury,theMainStreetconceptflourished.Evenpolitical,cultural,andreligiouseventswereintegratedintotheMainStreetalongwithcivic,socialandcommercialactivities.Shops,offices,coffeeshops,restaurants,movietheaters,andevenresidenceswerelinedonbothsidesoftheprimarypaths,withsecondarypathsthatledtotownsquaresandpiazzas.1Essentially,theMainStreetbecameadowntownhubthatmaintainedasteadyflowofpeoplethroughouttheday.2

Soon,italsobecametheoriginoftheAmericanstyleofshoppingandanessentialcomponentofthedailylife.RayOldenburg,authorofThe Great Good Place, describedtheMainStreetasaharmonioussceneinwhich“theold,young,andeveryoneinbetweenclaimedMainStreetastheirown;itaccommodatedandunifiedthemall.Outdoorsandin,thirdplaceassociationwasfrequentalongitsshortreach.Thedesireforabreakinroutine,tocatchuponthegossip,ormerelyhavesomethingtodowasaneasilysatisfiedasastrolluptown.”3 TheforumandpiazzaweretheearliestrealizationsoftheMainStreetconcept.ThewordforumoriginatedfromRome,meaningopenspaceandmarketplace.Oftenservedasabackdropforfestivities,forumsbecamepopularsocialdestinationsfortheexchangeofideasandgoods.Centralvenueswereheldandpublicbuildingsandstoreswerelocatedwithinthesemarketplaces.Similartotheforum,piazzashaveformedcountlesssocialspacesandtownplazas.OriginatedfromItaly,piazzaisdefinedasacitysquare,commonlysemi-enclosedbyarcades.Theelegantcharacteristicsofpiazzashaveinspiredtheopeningofcafesandshopsalongtheenclosures,andtheliningofseatsforshowsandevents.Theinfusionofdiverseelementsintoapiazzahascreatedanurbanfabricborderedwithpedestrianactivities.4

TheendofWorldWarIIledtosomedrasticchangesintheAmericanwayofthinking.ManyfoundthesuburbsasalternativelocationsforrealizingtheAmericandream.Withlowerlandcostsrelativetothecentraldowntowndistricts,affordablehousingbegantogrowinthesuburbs.Asaresult,

--------------------1,3,4Altoon,RonaldA.DesigningtheWorld’sBestRetailCenters.Australia:TheImagesPublishingGroupPtyLtd,2004.2 NationalTrustforHistoricPreservation.MainStreet.2011.http://www.preservationnation.org/main-street/about-main-street/(accessedJanuary4,2011).

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02 THE SOCIAL SPACE

publicdevelopmentswererelocatedandscatteredaswell.5Thedevelopmentofahighwaysystemandtheimprovementofpublictransitallowedpeopletotravelfardistancesforgoodsandactivitiesandsupportedcontinuoussuburbanexpansions.BusinessesalongtheMainStreetdowntownhalted,manyasaresultofthemerchants’ownapathies,andsomeeventuallymovedtomalls.Soon,vacantbuildings,boarded-upstorefronts,andtrashedstreetsbecametheremainsofaonceflourishedMainStreet.6

Thelivelymixed-useoftheMainStreetgavewaytoisolatedbuildingswithdisparatefunctions,sittingonseparateparcelsofland.Therichnessofmulti-faceted,open-airstreetswaslostfordecades.Duringthistime,largerregionalmallsbegantoappearandreplacedtheMainStreetasprimaryspacesofgathering.Startingfromthe1960’s,mallswerepredominatelysingle-storyinheightandlinearinform.Inthe1970’s,thismundanemalldesignwasquicklyreplacedbynewerdevelopmentswithmeanderingpathsandcommonspacesinrecognitionofpeople’syearningsforasenseofcommunity.Althoughthesepathsandspacesaddedintereststoretaildevelopments,theywerenotabletocompensateforthevibrancyoftheMainStreet.7

Today,itiseasytolocatewherethemainstreetsare,buttheirpresencearenotnearlyassignificantasthehistoricMainStreets.ManyhaveforgottenorneverwitnessedtheimpactthatMainStreetsoncehadincommunities.Yet,theyarethefoundationsinwhichanetworkoflinkedcommunitiesarecreatedandrenewed.Residentsshouldnotneedtogotothesuburbstodiscovertheirculturesandidentities.Inrecentyears,theMainStreetisenjoyingarenaissance.ManycommunitiesareseekingforrevitalizationthoughapproachesreminiscentoftheMainStreetconceptinefforttosavethelivelinessoftheneighborhoods,topromoteandstrengthenbusinesses,tocontrolsprawl,andto revive a sense of community life. 8

2.2IMPORTANCEOFPUBLICSPACE

Publicspacesaresupportingelementsofpubliclifethatbindtogetheracommunity.Theyareareaswherepeoplecongregateandenjoyoneanother’scompanyinapublicsetting.Theroleofapublicspaceistocultivatecivility,whichisdefinedbyAristotleastheartoflivingtogetherwell.9

IntheAmericanurbantradition,especiallyduringthedevelopmentofMainStreet,publicspaces

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--------------------5,7Altoon,RonaldA.DesigningtheWorld’sBestRetailCenters.Australia:TheImagesPublishingGroupPtyLtd,2004.6,8NationalTrustforHistoricPreservation.MainStreet.2011.http://www.preservationnation.org/main-street/about-main-street/(accessedJanuary4,2011).9 Dunham-Jones,Ellen,andJuneWilliamson.RetrofittingSuburbia:UrbanDesignSolutionsforRedesigningSuburbs.Hoboken:JohnWileyandSons,Inc.,2009.

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werethoughtofasafundamentalbuildingblock,acomponentofalargercomposition.Buildings,publicspaces,andstreetswereinterdependent.ColinRowewasanarchitecturaltheoreticianwhosefamousfigure-groundgraphicsofcitiestaughturbaniststorecognizepublicspacesasanintegralpartofanycity.Hisdiagramsoftenrevealabalanceofopenspacesandbuildingblocksthroughthelayeringofblackandwhite.Thoughthisdistinctiveseparationismoreblurredaspublicandprivatespacesbecamemoreintertwinedovertheyears,theemphasisonthebalanceandintegrationofprivateandpublicspacesremain unchanged. 10

Inlateryears,thisvirtuelessened.Buildingswithpublicdomainsarehandledwithlittleregardfortheonestheyserveandthequalityoflifetheyproduce.Increasingly,architecturebecameanobjectofself-expression.11Thissubconsciouslyledtothegradualprivatizationoflife,whichalsosignificantlydiminishedthefunctionofcentralpublicspaces.Theremainsarescattered,unconnectedplazasforprivateeventsratherthanspacesofrecurringinteresttothegeneralpublic.Forthisreason,manydoyearnformorepubliclife.Theprovisionofpublicspacesinwhichpeoplecancongregatefreelyandexperiencedirectconnectivityareessentialinneighborhoods.AninterviewwithaLosAngelescouncilman,MichaelFever,revealedthat“there’sahungerforpedestrian life. People are looking for ways to get out of their cars and live on a human level in an urbancenter.”

Thesearchforalternativeplacestosatisfypeople’sneedforpubliclifeneverstopped.Fromplazasandpiazzas,publicspaceshaveshiftedtoincludestadiums,conferencecenters,andshoppingmalls.PsychotherapistJoannaPoppinkstatedthat“spendingtimeinanoutdoorcaféorbustlingshoppingstreetismorethanjustapleasantdiversion;itisanecessaryelementtohealthyurbanlife.”Shealsomentionedthatthelackofpublicspacehascreatedfearanddistrustbecausepeoplearenotexposedtohumanencountersthatareneededtobuildasenseoftoleranceandcommunallife.12

AccordingtoMargaretKohn,authorofBraveNewNeighborhoods,thelegaldefinitionofpubliclyaccessiblespacescontinuedtoevolveandremainedunclear.Thus,thephysicalformsofpublicspacesarebestexpressionsofsuchterm.Practicalformsmustbegiventopublicspacesfora

--------------------10,11Dunham-Jones,Ellen,andJuneWilliamson.RetrofittingSuburbia:UrbanDesignSolutionsforRedesigningSuburbs.Hoboken:JohnWileyandSons,Inc.,2009.12 Marcus,Clare,andCarolynFrancis.PeoplePlaces:DesignGuidelinesforUrbanOpenSpace.NewYork:VanNostrandReinhold,1998.

Figure2.1:ColinRowe’sFigureGround

--------------------13 Dunham-Jones,Ellen,andJuneWilliamson.RetrofittingSuburbia:UrbanDesignSolutionsforRedesigningSuburbs.Hoboken:JohnWileyandSons,Inc.,2009.14 Whyte,William.TheSocialLifeofSmallUrbanSpaces.WashingtonD.C.:TheConservationFoundation,1980.15 Marcus,Clare,andCarolynFrancis.PeoplePlaces:DesignGuidelinesforUrbanOpenSpace.NewYork:VanNostrandReinhold,1998.

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communitytoberealized.Aneffectivepublicspacecanpositivelyandsignificantlyimpactthelivelihood of the community. 13

2.3DESIGNELEMENTSOFPUBLICSPACES Asmentionedearlier,atraditionalexampleofpublicspaceistheopenplaza.Sincehistorictimes,plazaswelcomelargecrowdsonaregularbasis.Theyusuallyprovideampleseatingspaceinavarietyofconfigurationsforgroupconversations.Thediagramontherightillustratesthetypologyofpublicspacesformedthroughdifferentassembliesofthesurroundingmasses.Thesemassesorwallssurroundingtheplazaprovideasenseofintimacyandsecuritythatarehighlydesirableinpublicspaces.Sunkenplazasofferthesameideaofenclosureandprivacyandisanalternativeapproachindesigningapublicopening.Buildingmassesandpublicspacesareinterrelatedbecausethesize,orientation,andformofonedeterminethesuccessoftheotheraswell.Thescaleoftheopenspaceitselfalsocorrespondstothepotentialusageandactivitywithinit.14 Some arelargeandflexibleenoughtohostoccasionalconcerts,artexhibits,andoutdoorcafes.Thoughthereisnosizeregulation,previousestablishmentsprovedthat40-80feetisanintimatescalewhile450feetisthemaximumlengthforsuccessfulenclosedsquares.Variedfloorlevelsandlightingeffectscancreateadditionaloptionsanddifferentatmospheresforusersrespectively.Byvaryingthewalkingsurfacesinlevelandfinish,theplazaalsobecomessegmentsofcomfortablespacestodwellinratherthanonelargeopenarea.Studiesshowedthatsparsenessinplazasoftenresultedinalesspleasingsensoryenvironmentthanthose with density and variety. 15

Likeanyothercommunitydomains,thedesignofpublicspaceshouldcorrespondtothecirculationpatternofthepeopleenteringandleavingthesite.Thewidthsofentrancesandpathwaysareresultsofsuchevaluation.Therearethreemainformsofcirculationthatmostpublicspacesneedtoaccommodate:apleasantwalk-through,accesstothecafé,bank,orretails,andcontactwithseatingorviewingareasforlunch,events,andentertainments.Ifthereisanintentionforaguided

Figure2.2:TypologyofPublicPlazas

--------------------16 Marcus,Clare,andCarolynFrancis.PeoplePlaces:DesignGuidelinesforUrbanOpenSpace.NewYork:VanNostrandReinhold,1998.17 Whyte,William.TheSocialLifeofSmallUrbanSpaces.WashingtonD.C.:TheConservationFoundation,1980.

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pedestrianflow,thatintentionmustbeconveyedclearlythroughphysicalbarrierssuchaswalls,planters,orchangeoflevel.Subtlechangesinthecolorsandpatternsofthewalkwayareoftenignored.

Seatingisanotherimportantdeterminantinthesuccessofanyurbanspaces.Seatsshouldbephysicallyandsociallycomfortable.Choiceshouldbeperceivedintothedesigntoadjusttotheusers’varieddefinitionofcomfort.Benches,moundsofgrass,stepswithaview,andlowretainingwallsaresomeoftheseatingalternatives.Simplefeaturessuchasstepsandledgescansometimesbethebestplacestosit.Stepsthatarewideenoughandareaccessiblearepreferredbymany.Theycanserveastransitionalspacesthatextendfromoneareaofthesitetothenextandareoftencrucialinlinkingthedesignasawhole.Seatingonraisedplazasispsychologicallyandphysiologicallypleasingaslongasitisnottoomanystepsup.Eventsandcafesatthetopoftheplazacanbeincentivestodrawpeopleabovethestreetlevel.16

Naturalfactorssuchasthesun,trees,andwaterareintegralpartsofpublicspaces.Thequalityofexperienceisstrengthenedbychoicesprovidedbythesenaturalelements.Somemaylieintheopentoaccessthesunwhileothersgroupbeneathatreeforshading.Treescangivesatisfyingandprotectiveenclosures.Groupsoftreescancreateapassingscenethatisbestlikedbyusers.Outdoorshadingwithtrellisisanalternativemethodtoachieveadesirableoutdoorenvironment.Waterisanotherfineingredientinpublicspacedesign.Waterfalls,waterwalls,tranquilpools,watertunnels,andfountainsareallformsofwaterexpressions.Accesstothesefeatures,ifavailable,isimportant.Thebestqualitiesofwaterarethelook,sound,andfeelofit.Forthisreason,reflectivepoolsandsplashparksareengagingbecausepeoplecantouchthem.

Foodandretailarehugecontributorsofcommunityspaces.Fortheidealconditionofanopen-space,atleastfiftypercentoftheground-floorfrontageshouldbereservedforretailandfooddevelopments.Cornerconditionsaregreatforsuchdevelopmentstotakeplace.Well-designedcornerstoreswithwindowdisplayscandrawthemanypeopleandprovokeactivespaces.Activitiesoccurredwithinthesespacescanlingerontothepublicspace,promotingawell-usedfacility.17

Inthedesignofapublicspaceforthecollegegroup,itisalwaysgoodtohaveoverhangswithcomfortableseatingoutsideofbuildings.Thisprovidesshadeandresemblesthefrontporchofahome,givingthecomfortofbeingathomeawayfromhome.Picnictablesalongdefinededgesand

--------------------18 Marcus,Clare,andCarolynFrancis.PeoplePlaces:DesignGuidelinesforUrbanOpenSpace.NewYork:VanNostrandReinhold,1998.

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anchorspotssuchastrees,columns,andplanters,aregreatforstudyingandgathering.Seatingalongcafésandkiosksarealsoplausiblebecauseitgivesstudentsthereasontobeinapublicspace.Partiallyenclosedspacesarealsoencouragedforsmallgrouporindividualstudies.However,visuallyisolatedspacesanddeadendsaretobeavoidedinthedesign.

Accessibilityisthemainissuewhencreatingapublicspacefortheelderly.Buildingsshouldwrapandembracetheopenspacetoensurethesafetyandsecurityoftheelders.Forthesamereasons,outdoorareasandwalkwaysaccessibletoeldersshouldbevisiblefromwithinthebuilding.Patiosandterracesaregreatforgroupactivitiesingeneral.Ifdesignedwitharchitecturaldetailingsuchasoverheadelementsandlandscapetreatments,thesespacescanincreasesensorystimulation,whichis proven to decrease sensory losses associated with older people.

Unlikedesignsforotheragegroups,decksandseatingareasarenotofimportancetothedesignofoutdoorspacesforchildren.Acommonmistakedesignersmakeiscreatingtheplaygroundenvironmentfromthebird’seyeviewratherthanfromthechildren’seyelevel.Ofcourse,thebasicdesignofaplayenvironmentcommonlyconsistsofsandboxes,swings,andslides.Nevertheless,thejump-off-and-walk-aroundspacesaroundtheplaygroundequipmentsareequallyimportant.Infact,theratioofthesewanderingspacestochildrenis2to1.Thisgiveseachchildroomtomovefromoneactivitytothenext.Forbetterlearningenvironments,everyindoorspaceshouldlinktoanoutdooractivitypocketforalternativelearningandplaysettings.

Ifdonewell,publicspaceshavemanypositivetraitsthatcanbenefitthedesignofpublicspaces.Thesepositivetraitsaresummarizedas: •Abundantseatingwithdiverseorientations •Stepsencouraginginformalseating •Spaceforvendorsandentertainers •Areasformorepublicandprivateengagements •Articulatededgestocirculatespace •Senseofsecurityandintimacy •Correlationwithadjacentmasses •Accesstonaturalsurrounding18

2.4PUBLICSPACESINHAWAI‘I

InHawai‘i,fewplaceshavethequalitiesofurbanpublicspaces.Pocketsofpublicspacesareseeninscatteredlocations.AlaMoanaShoppingCenter’scenterstageisapopularentertainmentandpublicvenuethatgeneratesnumerousvisitors.Unliketypicalcenterspaces,thisonesitsnicelyinanoutdoorenvironment that responds to Hawai‘i’s tropical weather. Thesuccessofthespaceliesnotinthestageitself,buttheviewingquartersandseatingareasthatsurrounditonallthreefloors.

SimilartoAlaMoana’scenterstage,KahalaMall’scenterstageservesthesamepurpose.However,insteadofhavingfixedandalignedseatingaroundthestage,KahalaMallscatteredgroupsoftablesandchairsnearthe stage to promote a causal environment. Since food and retail are common denominators of successful social spaces,Starbucks,JambaJuice,andothereateriesalsoflankthestage.Thesestorefrontscompletelyopenuptotheperformancearea,mergingthetwospacestogether.Thisfuseofdiningwithsocialactivitiesandperformancescontributetoaneffectivesocialspace.

Ala Moana Beach Park’s MaCoy Pavilion is a simple yet effectivesocialgatheringspace.Thepavilionconsistsofa trellised courtyard centered with a small water feature. Itslow-keyandoutdooratmosphereisveryapproachabletothepublic.Thepavilionispartneredwitheventroomsforbanquets,birthdays,weddingreceptions,etc.Adjacenttothepavilionareaseriesoftenniscourts,creatingaconvenientlocationformultiplerecreationalactivities.Furtherdownthebeach,alongthemainpedestrianpathway,areanumberoffixedpicnictables.

Figure2.6:AlaMoanaBeachParkPicnicArea

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Figure2.3:AlaMoanaShoppingCenterPerformanceStage

Figure2.4:KahalaMallCenterStage

Figure2.5:MaCoyPavilion

Unlikeothertablesscatteredacrossthepark,thesepicnictablesareborderedwithrepetitivecolumnsonbothsides.Thoughthecolumnsdonotserveanystructuralpurpose,theydefinedthespacebysettingitapartfromthelarge-scaleparkarea.Thetreesalongsidethespaceprovideshadeandmaintainanaturalatmosphere.Familiesoftenoccupythisspaceforpartiesandsocialevents. Otherplacessuchasthe Chinatown Cultural PlazaandtheKaka‘akoWaterfrontParkoffersimilar elements to promoteactivepublicspaces. Many people liketogatherbeneathdefinedspacesbecausethesespacesgivethemasenseofenclosure,similartotheideaofasemi-enclosedplaza.TheraisedpavilioncenteredinsideChinatownCulturalPlazaandthetrellisedseatingareaoutsidetendtobethepopulatedareasthroughouttheday.Peopleplayboardgames,exercise,andinteractwithinsuchspaces.However,thisgatheringspacesufferedafterthetrellisfortheoutdoorpavilionwasremoved.ThetrellisedcourtyardsnearthewaterfrontatKaka‘akoarealsotheresidents’favorite.Theyoffersereneandsemi-shelteredenvironmentsforassembly.Theparkalsomadeuseofitshillyconditionbycarvingwideterracedstepsintothehill.Thesestepsembraceacircularplatformthatresemblesaminiperformancestage.

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Figure2.10:Kaka‘akoWaterfrontParkCircularPlatformsFigure2.9:Kaka‘akoWaterfrontParkTrellisedCourtyard

Figure2.8:ChinatownCulturalPlazaSeatingAreaFigure2.7:ChinatownCulturalPlazaPavilion

2.5CHAPTERSUMMARY

TheMainStreetconcept,whichsoughttocombinevariousfunctionsandactivitiesalongthestreetandtopromotethedesiredsocialscenes,wasoncerealizedintheAmericanhistory.ThisvibrancyoftheMainStreetsoondisappearedasdevelopmentsexpandedandscatteredtosuburbanregionsforeconomicreasons.ShopsalongtheMainStreetbecamevacantasmerchantsshutteddowntheirbusinessesorrelocatedtothesuburbs.Buildingsbegantoariseinthesuburbsonisolatedgrounds,eachwithadisparatefunction.However,theseisolatedentitiescannotreinstatethesenseofplaceandcommunitythatMainStreetoncebrought.

AlongwiththedisappearanceoftheMainStreet,publicspaceswerecompromiseddespitetheirimportancetofulfillthesociallifestylesofthecommunities.Thelackofpublicspaces,inturn,createdincreasingyearningsforcommunityliving.Plazasandopenspacesareessentialcomponentsofcommunallifethatshouldbeincorporatedintourbanandbuildingdesigns.Theyprovidethedesiredenvironmentsforinteractionstotakeplace.Theyaretheintermediatespacesthat link the indoor and outdoor elements cohesively.

InHawai‘i,thereareafewplacesthatpossessthecharacteristicsofanurbanpublicspace.AlaMoanaShoppingCenter’sandKahalaMall’scenterstagesareexamplesofsuccessfulpublicspacesthroughproperintegrationofseatingandsurroundingtenantmix.OtherpublicplacessuchastheChineseCulturalPlazaPavilion,theMaCoyPavilion,andtheKaka‘akoWaterfrontPark’strellisedcourtyardareequallydesirablebecausetheycreateindoor-outdoorenvironmentswithsemi-definedboundaries,whichprovideasenseofenclosureinlargepublicsettings.Ifproperlyincorporatedintothedesignsofpublicbuildings,urbanpublicspacesandplazashavethepotentialofputtingnewlifeandenergybackintothecommunities.

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3.1THECONCEPTOFACOMMUNITYCENTER

Acommunityisnotarandomaccumulationofpartsandusesdefinedbygeographicregions.Itisnotanensembleofshoppingcenters,offices,housings,andopenspacesfoundinnearbyareas.Itcannotbethoughtofasanallianceofspecial-interestorracegroupsseekingforattention.Rather,itisinterpretedas“asenseofbelonging,awayoflife,anddiversitywithacommonpurpose.”Thetermcommunitysuggeststheinterdependenceofpeopleincreatingasharedlivelihoodwithcommerce,recreation,andsocialorder.Acommunityisaneed,notawant.Peopleneedtobeinacommunitytoexperiencethatsenseofbelonging.Communitiesthrivebecausetheyhaveareasonto. 19

TheMerriam-Webster’sCollegiateDictionaryfurtherdefinesacommunityas“aninteractingpopulationofvariouskindsofindividualsinacommonlocation.”20 A community center can certainlybethecoreofthatcommonlocation.Itisacomponentofpublicspacethatservespeopleincloseproximity.Itdrawsresidentsoftheimmediateneighborhoodandthosecommutingtothatneighborhoodforworkandotherpurposes.Today,technologicaladvancesareallowingforfast-pacechangestoourneighborhoods.Commutingismuchfasterandconvenient.Unfortunately,increasedmobilityandmediaconnectionseventuallyledtonewdevelopmentsbeingspreadacresapart.Asdiscussedinthepreviouschapter,expansionsintothesuburbscontinuetoheightentheisolationbetweenplaces.Thishugetimeanddistancegapbetweenhousing,shopping,andrecreationhassignificantlylessenedthesenseofaclose-knitcommunity.21

Acommunitycenterhasthepotentialtobringbackthesenseofcommunitythatdisappearedwithsuburbansprawlandbridgethegapbetweendistantdevelopments.Itisanintermediatepublicspacethatconsolidatesdifferentwantsandneedsinonelocation,andafocalpointwhereoverlappingcommunitiesarejoined.Itisnotdrawnprimarilyonautomobile-dependencybutratheronthepedestrianexperienceaswell.Itbecomestheidentityofitsusers.Agoodcommunitycenteradequatelyprovidesmeansfortransportinggoods,people,andinformationwhilepermittingthemaximumfreedomofchoiceforinteraction.

Accordingtothebook,The Community Center,acommunitycenterfunctionsasameetingplaceforallordinaryoccasionsincluding“entertainments,publicdiscussions,literaryprograms,and‘socialables.’”Thismeetingplaceisessentialforindividualstocometogetheratanyconvenient

--------------------19,21Hall,Kenneth,andGeraldPorterfield.CommunitybyDesign:NewUrbanismforSuburbsandSmallCommunities.NewYork:McGraw-Hill,2001.20 “Community.”Merriam-WebsterOnline.2009.http://www.merriam-webster.com/dictionary/community(accessedOctober2,2009).

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03 COMMUNITY CENTER OVERVIEW

timeandfeellikehome.22SociologistRayOldenburgusedtheterm“thirdplaces”todescribeinformalneighborhoodgatheringlocationswherelocalsroutinelyhangoutandsocialize.Itisamongtheseinformalpublicplaceswheresocialbondsandnetworksarereinforced.Intheseneutralterritories,allclassdistinctionsandhierarchicalrolesassociatedwithpeopleathomeorworkaredropped,creatingadialogbetweentheoldandtheyoung.23

3.2PROBLEMSOFEXISTINGCOMMUNITYCENTERS

Thereisonecentralproblemwiththeexistingcommunitycenters,particularlytheonesinHawai‘i:theyarenotidealpublicandsocialspacesfortheircommunities.

InHawai‘i,theideaofacommunitycenterissimplyaseniorandchildcarecenter.Established“communitycenters”inHawai‘ishowacommonality:theabsenceofmiddleageinvolvement.Mostfellshortinembracingan“interactivepopulationofvariouskindsofindividuals”thatpromotesthewelfareoftheentirecommunity.AlthoughtheyoungadultsandthemiddleageresidentsinHawai‘iaccountedfornearlysixtypercentoftheentirepopulationinthe2000Census,thislargebodyofindividualshasbeenneglected.24

Communitycenterspromotethemselvesasthe“heartofthecommunity,”revealingtheirintentionstobeimportantassetsinthecommunitiestheyserve.However,itiseasiersaidthandone.Sincemostcommunitycentersarelistedasnon-profitsandareprimarilyfundedthroughthestate,privatedonors,membershipfees,andfundraisers,theyarenotwellestablishedassocialentitiesinHawai‘i.Otherthanafewbeingfullyoperated,therestaresmallbuildingsforoccasionalneighborhoodmeetings.Duetotheshortcomingofprograms,theyarenotdeemedasimportantin the community.

Thespatialqualitiesofexistingcommunitycentersalsolackthepresenceasnodesofthecommunities.Theyareoftentuckedawayatunnoticeableandinaccessiblelocations.UnliketheMainStreetconceptwherevariousfunctionsintermingledalongthestreetsandplazas,communitycenters in Hawai‘i formed isolated masses that do not connect with their surroundings and the pedestrianmovements.Thesemassesarenotdesignedwiththeidealenvironmentsforsocial

--------------------22 Hanifan,Lyda.TheCommunityCenter.Boston:Silver,BurdettandCompany,1920.23 Dunham-Jones,Ellen,andJuneWilliamson.RetrofittingSuburbia:UrbanDesignSolutionsforRedesigningSuburbs.Hoboken:JohnWileyandSons,Inc.,2009.24 U.S.CensusBureau.UnitedStatesCensus2000.Census,U.S.DepartmentofCommerce,2002.

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scenes.Rather,theyarewarehouse-likedesignswithenclosedclassroomsandlongcorridorsthatdotopromoteasenseofcommunityandarenottranslatedaspublicdomainswherefreedomisgiventoindividuals.Theyaresimplyviewedasdaycarefacilitieswherechildrenandseniorsgetdroppedoffandpickedupatdesignatedtimes,indesignatedrooms.

3.3THEDESIREDCOMMUNITYCENTER

Alargecomponentofcommunitycentercanandshouldconstituteaspublicspace.25 Good communitydesignutilizesopenpublicspacestoevokeasenseofbeingseparatedfromlocality,fromthebusynessofthedailylife.Thedesignofoutdoorandprogrammedspacesshouldcomplementeachother.Theprogramsshouldaccommodateforvariousneedsandlifestyles.Thelocationofthecommunitycentersshouldencouragespontaneousvisitors.Theyshouldbeconvenientforlunch,eveningactivities,andweekendhangouts.Ifpriorarrangementisneededforavisittotheplace,thenagreatdealofenjoymentislost.26

AlthoughtheconceptofcommunitycenterswasnotembracedinHawai‘iuntilthemidtolatenineties,andthoseexistingtodayarenotperformingtotheiroptimumstandards,theyarebeingmoresought-afterasresidentsseektohaveaplaceofbelongingandasenseofcommunity.ThechartbelowsummarizedthegeneralcharacteristicsofcommunitycentersinHawai‘iandcomparedthesecharacteristicswiththequalitiesofthedesiredcommunityspace.

Community Center in Hawai‘i Desired Community Spaces Lackofsufficientopenspace EmbraceopenspacesClassroomoriented CausalseatingareasthroughoutEnclosedbuildingwithcorridors Strongindoor-outdoorrelationshipNotverypedestrianfriendly Semi-coveredareas(oftenshadedwithtrellis)Notdesignedforsocializations DefinededgesandplatformsforsocializationsNotvisiblefrompublicdomains EasilyvisibleandaccessiblebyfootortransitLimitedusageandprograms RangeofprogramsthatattractallagegroupsRestrictedhours Approachablethroughouttheday

--------------------25 Dunham-Jones,Ellen,andJuneWilliamson.RetrofittingSuburbia:UrbanDesignSolutionsforRedesigningSuburbs.Hoboken:JohnWileyandSons,Inc.,2009.26 Hall,Kenneth,andGeraldPorterfield.CommunitybyDesign:NewUrbanismforSuburbsandSmallCommunities.NewYork:McGraw-Hill,2001.

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3.4CHAPTERSUMMARY

Acommunityiscommonlydefinedasacommonlocationwithauniquewayoflifeandasenseofbelonging.Itsuggeststheinterdependenceofdiverseindividualsincreatingasharedlivelihoodinaninformalsetting.Acommunityisaneed,notawant.Thepursueofacommunitycentercancertainlyrevivethesenseofbelongingthathasbeenlostinmanycommunitiesandrenewtheidentityofthecommunitythatitserves.

CurrentcommunitycentersinHawai‘iareseenasplacesprimarilyforelderlyservices,andchildcare,withoccasionalrecreationalclasses.Theseare,nevertheless,importantprogramstohaveinanycommunity.However,thesefunctionsalonedonotcontributetoasuccessfulmoderndaycommunitycenter.Existingcommunitycentersdonotperformwellbecausetheylacktheenvironmentandthesocialspacestoengagevisitors.Atthesametime,theylackthefacilitiesandamenitiestoattractvariousagegroupstoassemble.Althoughthesecentershavetheintentofbeingcoreswithinthecommunitiestheyserve,theirlocations,spatialconfigurations,andprogramminglimitedtheirabilitiestodoso.Thereinventionofanewcommunitycenterneedstoaccommodateformoreusesandmorepublicspacesthattraditionalstand-alonecentershavenotbeenabletoprovide.

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4.1CASESTUDY:PLUMMERPARKCOMMUNITYCENTER,LOSANGELES,CALIFORNIA

ThePlummerParkCommunityCenterinLosAngelesreceivedanAIAawardforitscosteffectiveremodelingofanexistingwarehousestructure.Itisaonestory,twenty-thousandsquarefeetfacility.Theprogramsofthecenterarepositionedinanorderlymanner.Facilitiesforyouthandelderlyaresplitintotwooppositewingslinkedbyadouble-loadedcorridor.Thiscirculationcorridorandtheprimaryroomsofthebuildingaredesignedtoembracemultiplecourtyards,establishingastrongindoor-outdoorrelationship.However,thesecourtyardsaretoosmallinscaletobecomeefficientoutdoorcommunityspaces.Althoughtheyarevisuallyintriguingandsoothing,theyarenotusableorevenaccessible.

Besidesthemainroomsforthetwodistinctprograms,thereisanabsenceofalargefusiblespaceforcommunityeventsandgatherings.‘JulieEizenberg,principalofKoningEizenbergArchitectureresponsiblefortheredesignandexpansion,explained,“Theideawastomakeabig,ramblingbuilding.”However,eventhoughthebuildingissubstantialenoughinsizetomakeastatement,itsexteriorwarehouseappearancedoesnotappearveryapproachabletotheresidentsofthecommunity.Theinteriorlayoutfailed to address social issues as well.

Theprogramofthiscommunitycenter,similartotheproblemdiscussedinthepreviouschapterregardingHawai‘i’scommunitycenters,doesnotaccommodateforawideagerange.Asitsdesignimplies,thecenterhastwooppositewingsfortheeldersandtheyouth.Agroupofdancersoccupythecenterlobbyspaceatnightoccasionally.Thiscommunitycentercreatesaneducationalsettingidealforlearning,butnotforcommunitysocializations.Itslocationonalessnoticeablestreetlacksmeritasthecentralnodewithinthecommunity.Thosenotpurposelysearchingforthecommunitycenter are less likely to discover it. 27

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Figure4.3:PlummerParkCommunityCenterInteriorCorridor

Figure4.2:PlummerParkCommunityCenterExterior

Figure4.1:PlummerParkCommunityCenterEntrance

--------------------27 “PlummerParkCommunityCenter.”InLA2000+NewArchitectureinLosAngeles,byJohnChase,176-183.NewYork:TheMonacelliPress,2006.

04 COMMUNITY CENTER CASE STUDIES

4.2CASESTUDY:HOPECENTER,GULFPORT,MISSISSIPPI

DanielLibeskind’sHOPE(HometoOpportunity,PossibilityandEmpowerment)CenterinMississippiisanexampleofacommunitycenterdesignthatseekstheintegrationoforderandbeauty.Thistwo-story,28,000-square-footcenterwillbebuilttoreplacetheoriginal4,000squarefeetbuildingthatwasdamagedbyHurricaneKatrina.28

Thecenterconsistsofonelargemasswiththreemainspacesdefinedbytheroofforms.Thethreevaultedroofswillhousetheeducationalvolume,therecreationalvolume,andthecentralatrium.Thecentralatriumwillcontainthegameroom.Theeducationalvolumewillbecomealearningspace,atechnologycenter,amusic/danceroom,aswellasanartstudio.Therecreationalvolumewillhostalargegymnasiumforvariousactivitiessuchasbasketballandplays.29 While the programs and activitiesseemplentiful,theyareprimarilytargetedtowardkidsandadolescents.Thus,otheragegroupsmaybeneglected.

Fromtheproposeddesign,thecenterwillbesurroundedbygrassfieldswithsufficientspaceforchildren to play and families to picnic. 30Whiletheoutdoorenvironmentmayseemideal,thedesignoftheindoorspacesandbuildingmassdonotcomplimentit.Littleconsiderationhasbegiventotheindoor-outdoorrelationshipbetweenthebuildingandthesite.Thebuildingisasingleindoormasswithsmallslitsofopenings,whichisacharacteristicofLibeskind’sworks,butneglectstheneedtoestablishastrongvisualconnectionwiththeneighborhood.Itissimplyabuildingbeingdesigned,thenplacedontoavacantsite.ItdefinitelyservesasaniconicmemorialfortheliveslostduringHurricaneKatrina,withitsroofstructuresthatcreateadifferentskylineinthecity,butitisnot ideal as a community center.

Althoughthebasicdesigniscompleted,constructionoftheHOPEcenterhasyettobegin.

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Figure4.6:HopecenterExteriorLawnRendering

Figure4.4:HopeCenterDesignSketch

--------------------28,30GulfCoastRebuild:ForestHeights.ProducedbyIntersection.PerformedbyDanielLibeskind.2006.29 “Rejuvenation.”StudioDanielLibeskind.2009.http://www.daniel-libeskind.com/projects/show-all/rejuvenation(accessedMarch20,2009).

Figure4.5:HopeCenterExteriorRendering

4.3CASESTUDY:MARYVALECOMMUNITYCENTER,PHOENIX,ARIZONA

ThedesignforthePaloVerdeBranchLibraryandMaryvaleCommunityCenterinPhoenixisonethatcelebratesurbanandsocialconnections.Thesetwocomponentsarepartsofamasterredevelopmentplanwhichfeaturesapark,hospital,shoppingcenter,pool,library,andcommunitycenter.Inattempttoretainmuchoftheexistingparkland,architectsGouldEvansandWendellBurnettedecidedtoalignthelibraryandcommunitycenteralongtheEastaxisoftheswimmingpoolfacingthestreet.Theyalsopersuaded the city to provide a variance to reduce the amount of required parking stalls from 700 to 240. An intergovernmentalagreementwasestablishedtoallowvehiclestoparkatthenearbyschoolduringnightsandweekendsaswell.“ThiswasthegreenheartofMaryvaleandwewantedtokeepitthatway,”explainedBurnette.

Unlikethepreviousexamples,thisdesignintegrateslearningandextracurricularactivitiesinonelocation.Thesiteisnowthehomeofanewcommunityhubthatwelcomespeopleofvariousages.Thelibraryandthecommunitycenterarethefirsttobeaddedtotheexistingcommunityswimmingpool.Thesetwospacesaredividedintotwocubesofequalvolume.Thelowerportionsofthecubesaretreatedwithbandsofexternallyshadedglasstoretainavisualconnectionandasenseoftransparencybetweenthebuildingsandthecommunity.“Wewantedtopulltheparkthroughthebuildings,”saidSilverberg.“Theoldlibraryandcommunitycenterweresolidmasonrybuildingsthatfeltlikecellblocks.Wewantedourbuildingstofeelopen,transparent,”addedBurnette.31

However,althoughtheglassbandshascreatedasenseoftransparencybetweenfunctionsandlightenedtheweightoftheblocks,thesizeoftheblocksisoutofproportionwithitssurroundings.Duringtheday,whenmostinteriorlightsarenotlit,thebuildingsdonotretainthelightandtransparentexpressions.Rather,theareheavymassesthatarenotverypedestrian friendly.

--------------------31 Pearson,CliffordA.“GouldEvansandWendellBurnetteMakeUrbanandSocialConnectionsatthePaloVerdeLibraryandMaryvaleCommunityCenterinPhoenix.”ArchitecturalRecord,2006:194.

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Figure4.8:MaryvaleCommunityCenterCentralPromenade

Figure4.7:MaryvaleCommunityCenterExterior

 

Figure4.9:PathwayLeadingtoMaryvaleCommunityCenter

Functionally,theglassbandsalsoallowforsufficientsunlighttoenterthespaceswithin.Thisnotonlydecreasedtheamountofpowerconsumption,butreducedglareforthosereadinginthelibraryandplayinginthebasketballcourts.Asecondskin,madeoforientedstrandboardforthelibraryandperforatedmetalpanelsforthegymnasium,createsagapfromthebuilding’sexteriorenvelope,whichletsheatfromwithintoriseandescapethroughthevents.HorizontallouversarealsoinstalledalongtheEastfaceofthebuildingstoprotectagainstexcessheat.32

Althoughmorecostly,bothcubesare constructed with clear spans to provideunobstructedviewsandtoallowforeasyadaptationfordifferentuses. A twenty-yard long pedestrian promenadeiscreatedbetweenthesetwoboldyetsimplevolumes,forming

anembracingplazaforcommunitycitizens.Thereisalsoaneight-footcorridoronthesecondfloorthatconnectsthetwoblocksinternally.Thesimplicityofthedesignandconstantsizesofthesecubeshaveresultedinastrongvisualorderandcoherencefortheentireplace.33

Thefacilitieswithinthis27,000-square-feetcommunitycenterincludeagymnasium,computerstations,125-seatauditorium,abasketballcourt,dancestudios,seniorlounge,amusiccenter,andakitchen.Asidefromindoorfacilities,outdooramenitiessuchasplaygroundsandpicnicareasareavailable.Byestablishingadiversespacesuitablefordifferentagegroups,thiscenteriswidelyusedbycommunitymembersforsocializationsandevents.Studentsfrequentlyvisitthecentertostudy,exercise,andhangoutwithfriends.Fortheconvenienceoftheusers,hoursofoperationarelongduringtheweekdays.However,itisclosedonSundays.34

Inatypicalexample,theestablishmentofacommunitycenterisnotofcentralimportancetothecityandisoftenoverlooked.However,inthisparticularcase,Maryvalehasbeenatroubledcommunity with an increasing crime rate as most middle-class families gradually migrated elsewhere.Thus,itwasimportantforthecitytoreinvestintheneighborhoodandtorevitalizetheplacewithnewfacilitiesthatcanpromotehealthyliving.Underthereinforcementofdeveloper,JohnF.Long,thecityagreedtopayforthenewlibraryandcommunitycenter.35

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--------------------32,35Pearson,CliffordA.“GouldEvansandWendellBurnetteMakeUrbanandSocialConnectionsatthePaloVerdeLibraryandMaryvaleCommunityCenterinPhoenix.”ArchitecturalRecord,2006:194.33 Pearson,CliffordA.“PaloVerdeBranchLibraryandMaryvaleCommunityCenter.”ArchitecturalRecord,2006:125-129.34 MaryvaleCommunityCenter.2009.http://www.phoenix.gov/PARKS/maryvale.html(accessedOctober5,2009).

Figure4.10:ComputerRoomandLounge Figure4.11:Gymnasium

4.4CASESTUDY:WAIKIKICOMMUNITYCENTER,WAIKIKI,HAWAI‘I

TheWaikikiCommunityCenterwasfoundin1978toprovidequalityprogramsandsocialservicestotheresidentsandemployeesofWaikiki.Likeothercommunitycenters,theWaikikiCommunityCenterhasbeendevotedtoitsseniorandchildcareprogramssinceitsestablishment.Itthrivestoprovideservicestochildrenandseniorswhiletheothermembersofthefamilyareatworkinthe Waikiki district. Its childcare program is designed for toddlers 6 weeks old to kids 5 years old. Meanwhile,theseniorprogramisestablishedforelders55andolder.Weeklycoursessuchasyoga,aerobics,andhulaarepopularamongtheseniors.Theseseniorcoursesarespreadfrommorningstolateafternoonsontheweekdays.Atnight,thecenterisseldomusedforneighborhoodboardmeetings.

TheWaikikiCommunityCentertargetsarestrictivepopulationonly.Ithasaplausiblegoaloftakingcareoftheneedywhiletheactiveonesareatwork.However,thegreaterbodyofresidentsincludingtheteens,theyoungadults,andthemiddle-agepopulationarenotbeingconsideredatthesametime.Whenthislargepopulationgroupisnotatworkorinschool,theWaikikiCommunityCenterisnotarecreationalplacewheretheywouldspendtheirfreetimeat.Sincethebeginning,theprogramsofthecenterwerenotdesigned with all residents’ enjoyment in mind.36

Thedesignofthecommunitycenterisclassroom-oriented,withcorridorsleadingtorowsofenclosedclassroomsontwofloors.Thismundanedesign,withlittleconnectiontoitssurroundingneighborhoodorevenamongthedifferentcomponentswithinthecenter,doesnotconveyanidealsocialspaceforthecommunity.Theopenareasinbetweenthebuildingsaredrivewaysinsteadofthedesirablepedestrianspaces.Thelocationofthecommunitycenter,being

nestedalongasidestreet,doesnotstandasanodeoftheWaikikicommunityaswell.

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Figure4.14:ExterioroftheWaikikiCommunityCenter withEnclosedSpaces

Figure4.13:EntrancetotheWaikikiCommunityCenter

Figure4.12:DrivewayLeadingtotheWaikikiCommunityCenter

--------------------36 WaikikiCommunityCenter.2009.http://www.waikikicommunitycenter.org(accessedMay10,2009).

4.5CASESTUDY:MOMILANICOMMUNITYCENTER,PEARLCITY,HAWAI‘I

ThecurrentMomilaniCommunityCenterinPearlCityconsistsonlyoffourstaffsandisnotanactivecommunityspace.Thecenteroccupiesalargepieceoflandwithlittlebuiltspace.Amajorityofthelandremainsanopenfield,offeringaparkatmosphere.Theprimarybuiltspaceis a pavilion with no enclosures. While the pavilion and openfieldareidealforoccasionalpartiesandlargegroupgatherings,itisnotaprogrammedspaceforthecommunity.Thereareseveralrecreationalclasses,suchasliondancing,hulaclass,karate,andboxing,thatareheldatthepaviliononaweeklybasis.Thereisalsoafarmers’marketeveryFridayafternoon.Thisweeklyeventisbeneficialinheightening the residents’ awareness of the community center.

PartoftheopenfieldattheMomilaniCommunityCenterisconvertedintoaswimmingpool.Thisswimmingpooladdsanextrafacilitythatisadvantageoustotheoperationofthecenter.However,itisoccupiedbytheLeahiSwimSchoolthroughoutmostoftheweekandisnotopenforpublicuse.

Conflictingwiththeconceptofacommunitycenter,whichisdesignedforcommunityenjoymentthroughouttheday,theMomilaniCommunityCenterisagatedspaceavailableonlyforpublicuseuponpriorrentalarrangements.Itdoesnotpromotetheideaofaninvitingpublicspacefortheresidentstosocializethroughouttheday.

Thechosenlocationofthecommunitycenterdoesnotsignifyitsimportanceintheneighborhoodaswell.Itiswellnestedintheresidentialneighborhoodwithallsingle-familyhomes.Thedesignofthewoodenpavilioniscamouflagedamongstallotherhousesanddoesnotactasavitalnode,afocalpoint,andaplaceofimportancewithin the community.

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Address 720 Hoomoana StreetAddress is approximate

© 2010 Google

Page 1 of 1720 Hoomoana Street - Google Maps

1/21/2011http://maps.google.com/maps?f=q&source=s_q&hl=en&geocode=&q=715+Hoomoana+St...

Figure4.15:EntrancetotheMomilaniCommunityCenter

Figure4.17:SwimmingPoolattheMomilaniCommunityCenter

Figure4.18:DrivewayLeadingtotheMomilaniCommunityCenter

Figure4.16:CentralPavilionoftheMomilaniCommunityCenter

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4.6CASESTUDY:MO‘ILI‘ILICOMMUNITYCENTER,HONOLULU,HAWAI‘I

4.6.01 Development Of Mo‘ili‘iliMo‘ili‘iliwasfirstnamedKamoku‘ili‘ili,meaningadistrictofpebbles.Notedforitswater,Mo‘ili‘ilihadanabundanceofspringsandpondsresultedfromthecollapseoflimestonekarsts.Afterthedewateringofthekarstin1934,theQuarryPondistheonlyexistingpondinMo‘ili‘ilitoday.Mo‘ili‘iliisnowasmallsectionofthelargerKamoili’ili,whichispartofanevenlargerareaofWaikikiWaena that extends from downtown Honolulu to Koko Head.

TheKamoili’iliChurchservedasthefirstcommunitycenterinWaikikiWaena.Fourbranchesofthechurchwereestablishedtopromotereligiousteachingstosmallercommunities.By1862,churchactivitiesflourishedwithSaturdaymeetings,mid-weekeveninglearning,andSundayservices.In1942,theMo‘ili‘iliJapaneseSchoolbecamethenextunofficialcommunitycenterstartedafteritsclosure.Theschool’sfacilitieswereusedforcommunityactivitiesincludingcivildefensetraining,war-preparednessdemonstrationsandlectures,churchactivities,andRedCrossmeetings.Thatsameyear,theMo‘ili‘ilicommunityformedtheofficialnon-profitMo‘ili‘iliCommunityAssociation,whichlaterchangeditsnametotheofficialMo‘ili‘iliCommunityCenterin1965.

TheTrianglePark,withtheMo‘ili‘iliField,onceserved as an important place for community activities.Originallysurroundedwithwoodenfencesandbleachers,theparkwasthecenterforallsportscompetitionsinHonolulu.TwobanyantreeswerelaterplantedintheTriangleParkincommemorationoftheKashiwabaraforbeingthefirstsettlersofJapaneseancestryinMo‘ili‘ili(mapofKashiwabaracampsshownonleft)andHarryYoshimuraforhissupportof

thecommunitycenter.ThetreesalsosuggestTriangleParkasaplacetostayandprovideshade.37

However,thelivelyspiritthatwasoncepresentisnowgone.Overtheyears,Mo‘ili‘ilihasdevelopedintoalargermixed-useneighborhoodwithsmallbusinesses,whicheventuallyresultedinascatteredneighborhoodwithnoconsolidatedestablishments.Thistypeofcookiecutter

Figure4.19:DiagramofTriangleParkandMo‘ili‘iliFieldinthePlantationEra withtheJapaneseLivingCampsandOtherFacilities

-------------------- 37 Ruby,Laura.Mo‘ili‘ili-TheLifeofaCommunity.Honolulu:Mo‘ili‘iliCommunityCenter,2005.

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architecturereflectneitherasenseofplacenorasenseofpridewithinthecommunity.ThefutureofMo‘ili‘iliisinneedofsomeconsolidateddevelopmentsinsteadofsmall-scatteredbusinesses.Unfortunately,manyelderlyindividualsandtheirchildrencurrentlyownparcelsoflandsinMo‘ili‘ili.Withoutthewilltoselltheirsmallpiecesoflandstodevelopers,majordevelopmentsarelesslikelytobeseeninMo‘ili‘ili’sfuture.Thisisespeciallytruesincemostofthevacantlandshavealreadybeendeveloped.38

4.6.02 Mo‘ili‘ili Community Center OverviewSincetheestablishmentoftheMo‘ili‘iliCommunityCenterin1965,thecenterhasplacedmostemphasisonitsseniorcitizenandchildcareprograms.Therearetwoseniorprogramscurrentlybeingoffered.Oneprovidesservicestofrailseniorswhiletheothersuppliesplannedactivitiesfortheactiveonestoparticipate.Theseactivitiesincludeseminars,exerciseclasses,andluncheons.Theygenerallyruninthemorningfrom8AMto1PMintheafternoon.While the seniors predominately occupy the center during themorning,thechildrenusethespaceintheafternoonfrom2-5PM.Thechildcareprogramconsistsofafter-school,summer,andholidaychildcare.Thisprogramoffersclassroomlearningandrecreationalexercisesforchildrenfromelementarytomiddleschool.Inadditiontothemainstreamprograms,theMo‘ili‘iliCommunityCenteralsohasseveralinformaleducationcoursesonoccasionalevenings and weekends. 39

Allofthecenter’sprogramsareheldwithinathree-storybuildingthatcomprisesofclassrooms,dance/exercisestudios,andamulti-purposeroom.Thebuildingwrapsaroundagrassyfield,butistoosmallandunfertilizedtobeutilizedasanactiveactivityspace.Itsadjacencytotheparkinglotmadeforanunpleasantgatheringaswell.Eventhoughthisisathree-storybuilding,spaceisstillinsufficient.Storageistakingupalargeportionoftheclassroomandofficespaces.Theonlymulti-purposeroomisbeingusedasastoragespace,acafeteria,aperformanceroom,andthechildren’s

-------------------- 38 Ruby,Laura.Mo‘ili‘ili-TheLifeofaCommunity.Honolulu:Mo‘ili‘iliCommunityCenter,2005.39 Mo‘ili‘iliCommunityCenter.2009.http://www.moiliilicc.org(accessedMay10,2009).

Figure4.20:EntrancetotheMo‘ili‘iliCommunityCenter

Figure4.21:EnclosedSpacesandHallwaysoftheMo‘ili‘ili Community Center

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playhouse.Aportionoftheparkinglotismarkedoffastheactivityareaforchildren.Notonlyisthisaproblemwithspace,butalsoasafetyissuethatneedstobeaddressed.

ThemissionoftheMo‘ili‘iliCommunityCenteristo“providetheresidentsofMo‘ili‘iliandsurroundingcommunitieswiththesupport,services,andprogramstoenhanceindividual,family,andcommunitylife.”Certainly,thiscenterhasbeenprovidinggreatsupportandservicesfortheneighborhoodwithitsseniorandchildcareprogramsthroughtheyears.However,theseservicescateronlytothosefromages5-12and51yearsandolder.Itdisregardedthebulkpartofthecommunityrangingfromages13-50.Italsofailedtoaddresstheideaofacommunitylife.Thereisnoactiveinvolvementbeyondclasstime.Rather,participantsarriveforclassandleaverightafter.40

4.6.03 Reports On The Mo‘ili‘ili Community CenterTheBoardofDirectorscompletedareportontheMo‘ili‘iliCommunityCenter(MCC)in1967.Thisreportwaspublishedtobringanawarenesstotheareas/programsthatrequiredadditionalplanningand/orredevelopment.ItfocusedonthemajorproblemsconfrontingMCCatthattime.Whenthisreportwascompiled,Mo‘ili‘iliwasundergoingatransitionalstageinneedofanewprogrammingdirection.Withnewresidentialdevelopmentsthatattractednewcomers,andchangesthatcausedtheolderresidentstomoveoutofthecommunity,thegoalofMCCwastomeetthenewsocialandculturalneedsofthecommunity.Regardingthisissue,anumberofquestionswerebeingraised.Someofthequestionsinclude:•ShouldtheMCCconcentratechieflyontheresidentsofMo‘ili‘iliorthelargercommunity?•SincemanyofthenewresidentsarenotJapanese,shouldtheprogramsemphasizeonbeingmulti-racial?•Aretheregroupsnotbeingreached,suchasteenagers?41

Fromthesequestions,thenewdirectionofthecommunitycenterwasinitiated.MCC’snewsocial strategies were aimed toward residents of Mo‘ili‘ili and those at the University of Hawai‘i to includeteenagersandadultsinalargercontext.Thenewprogramwouldmeetthesocialneedsofthenewresidentsinparticular,withactivitiesarrangedintheeveningsforworkingparentsand

-------------------- 40 Mo‘ili‘iliCommunityCenter.2009.http://www.moiliilicc.org(accessedMay10,2009).41 Cox,Samuel.AReportontheMo‘ili‘iliCommunityCenter.ProgramAssessment,Honolulu:UniversityofHawai‘iatMānoa,1967.

Figure4.22:ParkingLotUsedastheChildren’sPlayground

collegestudents.MCCalsoaimedtopromotecross-culturalactivitiesthatwouldinvolvenotonlytheJapaneseethnicgroup.Thefacilitieswouldincorporateclassrooms,largehallsforexhibitsandperformances.However,thoughnewtargetsforthecommunitycenterwerediscussed,mostofthem were never implemented. 42

FromthelatestdocumentedreportcompletedinMarch1986,thecenterclaimedtohaveundergoneitstransitionfromaJapanese-orientedschooltoamulti-dimensionalcommunity.However,theJapanesecultureremainedanemphasisatthecenter.Theafter-schoollearningprogramandotheradulteducationalactivitieswerecenteredaroundJapanese,eventhoughfiguresfromthe1980censusalreadyindicatedasignificantdeclineintheJapanesepopulationoverfiftypercent.Therewereseveralstreamlineprogramspromotedatthecenteratthistime,includingthechildcare,educationalactivities,Japaneselanguageschool,andtheseniorprogram.Withoutmajorchangessince1986,thecurrentMo‘ili‘iliCommunityCentercontinuestofacilitatesuchprograms.TheJapaneselangaugeisprimarilytaughttothechildreninthechildcareprogram.

Whiletheseprogramsbroughtasetofnewproblems,someissuesdiscussedinthe1967reporthaveyettoberesolved.Thesuggestionfornewclassrooms,exhibitionhalls,andperformancestagementionedinthe1967reporthasnotbeenimplemented.Duetothelimitedfacility,after-schoolprogramsbegantoberelocatedtovariouselementaryschool’scafeteriasinsteadofbeingatthecenter.Staffshadtotransportallsuppliesandrefreshmentstovariouslocationsdaily.Thisproblempersiststoday.Accordingtothe1986report,staffsforchildcarewereoftenuniversitystudentshiredforpart-timeemployment.Lateron,theTeensinActionprogramwasaddedtorecruityouthsfromagethirteentoseventeenasvolunteerstoworkwiththechildren.Part-timecollegestaffsdecreasedasyouthvolunteersslowlyreplacedthem.Thishasbeentheonlyparticipationseenfrom this age group at the center.

Withinadequaciescamedownfaults.TheMo‘ili‘iliCommunityCenterrecognizeditscompetitorsincludingtheYMCAandthepubliclibraries.However,withthelimitedfacilitiesandprograms,manypeople,especiallyteens,preferredtoparticipateelsewhere.MCCattemptedtoremaininthecompetitionbyloweringthefeesforclassesandmembership.43Today,thecentertriestonegotiateshoppingdiscountswithnearbyvendorsasanaddedbenefitofbeingamember.Yet,thismethodofattainingparticipantsisnotefficient.Thecentershouldfocusonimprovingandexpandingitsmainstreamprogramstoattractmoreparticipants.

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-------------------- 42 Cox,Samuel.AReportontheMo‘ili‘iliCommunityCenter.ProgramAssessment,Honolulu:UniversityofHawai‘iatMānoa,1967.43 Wilcox,Claudia.Mo‘ili‘iliCommunityCenterProgramAssessment:APreliminaryReport.ProgramAssessment,Honolulu:UniversityofHawai‘iatMānoa,1986.

4.6.04 Interviews With The Mo‘ili‘ili Community Center Program DirectorsToattainabetterunderstandingoftheoperationandconditionofthecurrentMo‘ili‘iliCommunityCenter,fourinterviewswereconductedwiththecenter’sfourprogramdirectors.JillKitamuraisthedirectoroftheSeniorCitizensProgram;LisaIkedaisthedirectoroftheSeniorSupportCenter;BrendaNakamuraisthedirectoroftheChildrenProgramandtheJapaneseLanguageProgram;SandraMaeshiroisthedirectoroftheInformalEducationProgram.Thefollowingreportisacompilationofallinterviewresponsesandisanonymousastowhoprovidedeachspecificanswertoprotect the privacy of the interviewees.

1.Whatisthepurposeofacommunitycenter?DoyoufeelthatMCChasachievedthatpurpose?Theanswertothisquestionisfairlysynonymous.Allthedirectorsexpressedthatacommunitycenterisanorganizationthatprovidesservicetothecommunity,aplacewheredifferentagegroupscancomeforactivities.Acommunitycenterisonethatchangesasthecommunitychangestoreflectthechangingneedsovertime.Itshouldhaveapositiveimpactinthesociety.

However,whenaskedifthecurrentMo‘ili‘iliCommunityCenterhasachievedthatpurpose,mostsaidno.Thisislargelyduetotworeasons.Forone,thereisahugeagegap.Thedirectorsadmittedthatservicesareofferedtoseniorsandchildren,butthereisnothingforteensandcollegestudents.Onedirectormentionedthat“theonlytimethey[UHstudents]comeinisforvolunteersandthriftstoreshoppingfordormitories.”Thecenterhastheintentionoftargetingthe20-60yearoldagegroup,butnoactionhasbeendone.ThesecondreasonisthatthecenterhasbeenretainingtheimageofbeingaJapanesefocusedplace.TheneighborhoodsurroundingthecommunitycenterhaschangeddrasticallyfromaJapanesepopulatedareatoasocietywithadiverseethnicgroup.Yet,amajorityofthemembersthecenterattractsis Japanese. With programs focused primarily on the Japanese language and culture and not on otherethnicgroups,itsreputationasaJapanesecenterperpetuatedtilltoday.Thisunintentionallyputsalimitastowhocanandwillusethespace.

2.Outofthecitizensbeingservedatthecenter,whatisthelargestagegroup?Smallestagegroup?Thisquestionreinforcestheanswergiveninthepreviousquestion.Alldirectorsstatedthatthelargestagegroupsinthecenteraretheseniorsandthechildren.Theonesleastinvolvedarethecollegestudentstothoseage50becausetheyarenotbeingtargetedasmuch.Thereisnotenoughtomeettheirneeds.Onedirectorclaimedthatthis“workingpopulation”isnotbeingtargetedbecausetheyarehardtoaimfor.Weeklyclassesaretimeconsuminganddonotattractalotofthemtocomeonaregularbasis.

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3.Howoftenisthecenterusedforsocialevents/gatherings?Arethecurrentfacilitiessufficient?Thecenterisnotusedformanylargeeventsduetothelimitofspaceandparking.Luncheonsonlyhappenfortheseniors.Thereareafewdepartmentandstaffeventsonholidays.Christmaspartiesforchildrentakeplaceatdesignatedschoolcampusesbecausethereisnofacilitytohostsuchfunctions.DiscoverMo‘ili‘ili,thelargesteventsponsoredbythecenter,isheldatthestadiumparkannually.Sometimes,roomsofthecenterarerentedoutforsomesmallfamilyget-together.However,thecentralopenfieldisnotusedoften.Theenvironmentofthespaceadjacenttotheparkinglotisnotidealtobeginwith.Thedirtintheareacannotgrowaswell,leavingthefielddampandmushytowalkon.

4.Whatfacilitiesand/orprogramswouldyouliketoaddtotheMCCifbudgetisallowed?Concerningprograms,onedirectorwantstoconsolidatetheexistingprogramstominimizethestaffneeded.Forexample,thetwoseniorprogramscanbecombinedintoone.Thiscanmakeavailablenewprogramsthatthecenterisnotofferingatthemoment.Asforfacilities,anauditoriumwhereeveryonecangatherformoviesandsocialeventsisgreat.Currently,asocialspaceismissing.Thereisalackofplaceforartandexhibitionsaswell.Technologyisalwaysanotherwayofimprovingthecenter.Computerstationsandclassesaregreattoeducatetheyoungandtoprovideaconvenientplaceforthepublictouse.Spaceallocatedforchildrenwouldbeanotherplus.Currently,thechildrentakeuppartoftheparkinglotintheafternoonforactivities.Thisisduetothelackofadequatespace.

Thedirectorsseetheirexistingthriftstoreasaretailwithgreatpotentialtogenerateextrarevenue.Thethriftstore,whichsellsusedandnewmerchandisedonatedbymembers,attractsmanyvisitors.Thestorerecentlychangeditsnameto“HiddenTreasure”toraisecuriosityand allure more customers.

5.Doyoufeelthatthelocationoftheexistingcommunitycenterisideal?AmajorityoftheprogramdirectorsfeelthattheexistinglocationfortheMo‘ili‘iliCommunityCenterisnotideal.Thoughitisrelativelyconvenienttogetto,thebuildingisnotvisiblefromthestreetandisdifficultforfirst-timecomerstofind.Onedirectorstated,“ThelocationforMCC,honestly,isnotideal.Wehaveexpandedinservices[servingpeoplefromWardtoHawai‘iKai],butbeingtuckedintheback,thereisaproblemwithvisibility.IfpeopleaskedwhereMCCis,wehavetomentionDownToEarth,whichisinthefront[alongthestreet].”Currently,facultieshavebeenthinkingofwaystopromotethecenter’sname.Theonlywaytomakethecentermoreknownisthroughbannersandfliers.

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6.Doyouseechanges/improvementsdiscussedhappeninginthefutureifbudgetisnotaconcern? All directors are willing to make necessary changes to make the center a more pleasant place that canattractmorenewandconsistentcomers.

4.6.05 Mo‘ili‘ili Community Center Survey ResultsThefollowingaretheresultscompiledfrom100surveyscompletedbythestaffsandmembersoftheMo‘ili‘iliCommunityCenter.Throughthissurvey,generalinformationdisplayingtheagerangeoftheparticipants,timesanddaysthecenterisbeingusedmost,andfacilitiesandamenitiesdesiredforfutureexpansions/renovationsareshown.Whileamajorityofthedatacollectedareclearandcaneasilybeshowningraphs,severalopen-endedsurveyquestionsresultedinamixofresponses.Asampleofthesurveyisshownbelow.

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VISIONING FOR THE FUTURE MOILI’ILI COMMUNITY CENTER

The purpose of this survey is to gather information from members of the Moili’ili community in effort to understand the needs and visions of a new Moili’ili Community Center. Information gathered from this survey will be anonymous and may be used as supporting materials in future publications. Please answer them to the best of you ability. Thank you for your time!

1. Age: (Please Check One) [ ] 14-20 yrs. old [ ] 21-30 yrs. old [ ] 31-40 yrs. old [ ] 41-50 yrs. old [ ] 51-60 yrs. old [ ] 61-70 yrs. old [ ] 71-80 yrs. old [ ] 80+ yrs. old

2. Gender: (Please Check One) [ ] Male [ ] Female

3. Are you a staff, volunteer, or member of the Moili’ili Community Center? (Please Check One) [ ] Staff [ ] Volunteer [ ] Participant [ ] Family/Relative/Friend of Participant

4. What started your use of the center? (Please check one) [ ] Classes/Programs [ ] Socialize/Make Friends [ ] Other, Specify:_______________________

5. What times and days of the week do you usually spend at the Moili’ili Community Center? (Check All Applicable) [ ] Mon [ ] Tue [ ] Wed [ ] Thur [ ] Fri [ ] Sat [ ] Sun [ ] 6-8am [ ] 8-10am [ ] 10-12noon [ ] 12-2pm [ ] 2-4pm [ ] 4-6pm [ ] 6-8pm [ ] After 8pm 6. What 3 aspects of the current Moili’ili Community Center do you like most? Why? (1)

(2)

(3)

7. What 3 aspects of the current Moili’ili Community Center do you feel need the most improvement? Why? (1)

(2)

(3)

8. What additional programs would you like to have at the Moili’ili Community Center?

9. What facilities/spaces would you like to add or keep in the Moili’ili Community Center? (Plese rank their order of importance, with 1=Most Important)

____ Performance Center/Auditorium ____ Classrooms, Amount Wanted:_______ ____ Gymnasium ____ Meeting Rooms, Amount Wanted:_______ ____ Dining/Cafe ____ Dance/Exercise Studios, Amount Wanted:______ ____ Reading Room/Book Store ____ Computer Stations ____ Children’s Playground ____ Outdoor Lawn (For picnic, events, etc) ____ Lounge/Relaxation Area ____ Other: ________________________ ____ Retail Stores, Specify:________________________ ____ Other: ________________________

10. Additional comments, concerns, suggestions for future changes:

MAHALO!

Figure4.23:SampleofSurveyConductedattheMo‘ili‘iliCommunityCenter

GRAPH 1Age Groups of Participants at the Mo‘ili‘ili Community Center

Thisgraphclearlyshowsthatalargenumberofpeoplesurveyedareage51andolder.Whiletherearesomeparticipantsrangingbetweenage21to50,mostnotedthattheyonlytraveltoMCCforthethriftstore.Thisisespeciallycommonamongcollegestudentsinneedofoldfurnitureandhouseholdaccessories.Halfofthesurveyscompletedbytheyoungeragegroupareemployeesandvolunteersatthecenter.Membersinthe14-20agegroupareentirelyabsentfromthesurvey.Thisindicatesthelackofattendanceandparticipationfromtheyoungergeneration.Italsoshowsalackofincentiveforthethemtovisitthecenterbesidesthethriftstore,whichisbasicallyaretaillocationforconsumptionofusedgoods.

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Figure4.24:GraphShowingtheAgeGroupsofParticipantsattheMo‘ili‘iliCommunityCenter

EMPLOYEES/VOLUNTEERS PARTICIPANTS

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GRAPH 2Days of the Week Spent at the Mo‘ili‘ili Community Center

Thisgraphgivesageneralviewofwhenpeopleusethecenter.Asshownbelow,mostpeoplespendtheweekdaysatthecenter.ItalsoindicatesthatmostclassesareheldonTuesdaysandThursdays,whilesomeotherareconductedonMondays,Wednesdays,andFridays.Theweekendisnearlyvacantatthecommunitycenter.ThereareseveralSaturdayclassesthatsustainthesmallparticipation,asindicatedbelow.SincethecenterisclosedonSundays,thereisnoactivityatall.

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Figure4.25:GraphShowingtheDaysoftheWeekSpentattheMo‘ili‘iliCommunityCenter

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GRAPH 3Hours of the Day Spent at the Mo‘ili‘ili Community Center

Insteadofmaintainingaconsistentlevelofactivitythroughouttheday,thisgraphshowsadecreaseofparticipationatthecommunitycenterasnighttimeapproaches.Sincetheelderlyprogramsareheldinthemornings,andtheeldersretainthelargestparticipatinggroupinthecommunitycenter,theresultalsoindicatesthehighestnumberofattendancefrom8amto12noon.Attendancefrom12noonto4pmislower.However,thismusttakeintoconsiderationthatchildrenintheafternoonchildcarearenotcapableoffillingoutthesurvey.Then,thereisasignificantdecreaseinparticipationfrom4pmonward.Aftertheelderlyandthechildrenprogramsareover,thecenterisrarelyusedforotheractivitiesduringthenight.

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Figure4.26:GraphShowingHoursoftheDaySpentattheMo‘ili‘iliCommunityCenter

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GRAPH 4Facilities/Spaces Deemed as “Most Important” at the Mo‘ili‘ili Community Center

Forthisportionofthesurvey,twelvefacilitiesrelevanttocommunitycenterarelisted.Thosebeingsurveyedwereaskedtorankthesefacilitiesaccordingtotheirorderofimportance.Thetopfiveranksfromeachsurveyweretalliedtocreatethegraphshownbelow.Thisgraphillustratesthatacafeorrestaurantisdesiredbymostpeople.Eventhoughtherearemanyrestaurantsinthesurroundingneighborhood,diningareaspromotegreatsocialspacesthatcanlivenupthecommunitycenter.Acomputerroomisanotherfacilityinhighdemand.Thisresultcorrespondstoandreinforcestheresponsesgivenbytheprogramdirectorsduringtheinterviews.Computerstationsandclassescanattractkids,adults,andtheelderly.ItcanalsohelptheMCCinkeepingupwithtoday’stechnology.OtherfacilitiesthatareimportanttoMCCmembersincludeaplazaspaceandagymnasium.Thesearespacesthatcanenticemoreaudienceandparticipants,especiallyyoungadults.Theyarefeasiblespacestoentertainorbeentertainedin.Classrooms,dancestudios,andretailstoresareothersecondaryneedsatthecenter.Thepeoplewhovotedforthesethreecomponentsaretypicallystaffsbecausetheyunderstandthecurrentfunctionsandconditionsofthecenter.Duetothelackofspaceattheexistingcenter,theywantadditionalinstructionalrooms.Fromthesuccessofthethriftstore,thestaffsandmembersalsovotedinfavorofretailexpansions.

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Plaza/A

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Figure4.27:GraphShowingFacilities/SpacesDeemedas“MostImportant”attheMo‘ili‘iliCommunityCenter

4.6.06 Programs And Spaces Of the Existing Mo‘ili‘ili Community Center

Ground Floor Plan•FrontOffice•Seniors’Lounge•Children’sClassroom-Withmovablepartitions

-Currentlyusedasthemulti-purpose

room where performances and events

are held

•Kitchen - Not an open friendly space

- Currently not in used

•Bathroom

Second Floor Plan•Classrooms(4)-Oneconvertedtostorageroom

•CounselingRooms/Offices(2)-Forchildren’sandsenior’s

departmentstaff

•Bathroom

Third Floor Plan•Classrooms(5)-Onebeingconvertedtosmalllounge

-Onebeingconvertedtoseniorsupport

department’soffice

•DanceStudios(2)•Bathroom

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Figure4.28:BlueprintsfortheConstructionoftheMo‘ili‘iliCommunityCenter

4.7CHAPTERSUMMARY

Publishedexamplesofcommunitycentersareverylimited.Fromthesecasestudiesofcommunitycenters,itisclearthatchildcareandelderlyserviceshavebeenthemainstreamprogramsofthesecenters,particularlytheonesinHawai‘i.Theseprogramsareimportanttothewellbeingofacommunity,buttheyarenotattractivetothecollegestudentsortheworkingpopulation.AdetailedstudyoftheMo‘ili‘iliCommunityCenterfurthershowedthedesireofstaffsandparticipantstoincludeawiderrangeofactivitiesandfacilitiessuchasacafe,computerroom,andagymnasium.

Although some of these examples might not possess the most thought-out designs and inclusive programs,theirspatialordersareworthanalyzing.AcommonalityfoundfromthespatialstudiesofthecommunitycentersinthemainlandUnitedStatesisthatdifferentfunctionswithinthecenteraregenerallyseparatedfromoneanother.Inotherwords,eachprogramand/oruseisrelativelyenclosedinarespectivespacetoensurethecenter’ssenseoforder.Althoughnotaprimaryfocus,somesortofvisualconnectionisachievedamongthefunctionssothattheyarenotentirelyisolated.InHawai‘i,thissenseoforderislackinginallcommunitycentersbeingexamined.Duetothelackofspace,multipleuseswithinthecommunitycentersareoftenforcedtooccupythesamespace.Allspacesaregenerallydesignedasclassrooms,withlittleconsiderationastotheactualusewithin the space.

ThesecasestudiesalsorevealedthatcommunitycentersinHawai‘itendnottobeasdefinedandrefinedastheonesinthemainlandU.S.LittlethoughtseemedtobegivenontheformsandenvironmentsofexistingcentersinHawai‘i.Thus,theresultingspacesaremorerigidandlessincorporatedwiththesurroundings.Themundaneclassroomsettingsofthesecentersoftenfailedtocreatethedesiredenvironmentsforsocializationsandeventsaswell.ThecasestudiesofthecommunitycentersinthemainlandU.S.oftenrevealedahigherlevelofconcernforthebuildinganditssurroundings.WhilethecommunitycentersinthemainlandU.S.arenotperfect,someoftheirspatialattributescanbereferencedforfuturedesignsofcommunitycentersinHawai‘i.

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05 SOLUTION TO PROBLEMS OF COMMUNITY CENTERS

5.1AHYBRIDAPPROACH

Theintegrationofacommunitycenterwithanothermainstreamcommercialdevelopmentwouldlikelytopromotewellfaretobothfunctions.SimilartotheMainStreetideal,avarietyofadjacentfunctionswouldfeedoffeachotherinattractingmorepeopleandformsocialspots.Placingacommunitycenteratoparetaildevelopment,inparticular,wouldbeanidealsolutiontotheproblemsthatnotonlycommunitycenters,butretaildevelopmentsareencountering.

Amoderate-scalegeneralmerchandiseretaildevelopment,suchasacommunityshoppingcenteroraneighborhoodshoppingcenter,wouldformanidealmixwiththecommunitycenter.Aneighborhoodshoppingcentergenerallycontainsadrugstore,homeimprovementstores,and/orcafes/restaurants,withasupermarketbeingtheprincipaltenant.Acommunityshoppingcenteroffersawiderrangeofhardware,speciality,andhomeimprovementsstores.Manycommunityshopping centers are focused around a discount department store or a supermarket as well. Thesetwotypesofretailcenteraretypicallysingle-storiedandarepositionedinavisiblelocationwithinadistrictneighborhood.Theyareeasilyaccessiblebyfootormobiletransportation,andthus,generateongoingpedestriantrafficonadailybasisforthepurchaseofconveniencegoods.Integratingacommunitycenterabovethistypeofdevelopmentwouldenhancethevisibilityofthecenter and promote social wellness that current community centers lack. 44

Figure5.1:TableoftheBasicShoppingCenterConfigurationsandTypes

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--------------------44 Kramer,Anita.DollarsandCentsofShoppingCenters:TheScore2006.WashingtonD.C.:TheUrbanLandInstituteandTheInternationalCouncilofShoppingCenters,2006.

Figure5.3:TableListingHighSalesVolumeTenantsinU.S. Figure5.4:TableListingLowSalesVolumeTenantsinU.S.

Figure5.2:TableListingtheTenantsMostFrequentlyFoundinU.S.NeighborhoodShoppingCentersasPotentialTenantMixforSupermarket&CommunityCenter

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5.2WHYRETAIL?

Retailactivitybeganinresponsetothehumanneedfortradeandthedesirefortheexchangeofinformationandideas.Fewplacesunitehumansthewayretailcentersdo.Asidefromlivingandworkinglocations,noothermatchesinquantity.IntheUnitedStatesalone,retailstoresoutnumberedreligiousfacilitiesby3.6times,librariesby25.2times,museumsby242.1times,andschoolsanduniversitiesby252.9times.Aretailcentercanbethemagnetthatdrawsallsortsofpeople.Everyonehasshoppedinonewayoranother;whetheritisatamall,amarket,orinaconveniencestore.MallsintheUnitedStatesexceededthoseinmanyothercountriesbymorethandouble.Atthesametime,sinceshoppinghasbeensuchalargecomponentofdailylife,itmustbereinventedandreshapedcontinuallytokeepupwithallsubtlechangesinsocieties.45

Fordecades,retailforms,locations,andusescontinuetoevolve,reflectingthediverseanddistinctivenatureofthebuildingtype.Aretailcenterwasonceaboutbuyingandsellinggoods.Today,itisalsoaboutgeneratingenjoyablespacestospendtimein.Peoplevisitretailenvironmentstoshop,dine,socialize,andbeentertained.VictorGruen,architectresponsiblefortheproliferation

--------------------45 Koolhaas,Rem.ed.TheHarvardDesignSchoolGuidetoShopping.Cambridge:TASCHEN,2001.

Figure5.5:GraphShowingtheTotalAreaConsumedbyRetailThroughouttheWorld

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ofshoppingcentersinthe1950s,oncestatedthatshoppingcentersshouldbe“designedtoservicecivic,culturalandsocialcommunityneeds.”46Theyshouldcreateconsumer-desiredexperiencesandreflectthelifestyleofvisitors.Thiswouldinturn,increasethemarketvalueoftheproducts.Retailhasalottooffer.47

Manyretaildevelopments,especiallylargemallsfailedbecausetheywereimplicitlyplacesofcommerce.Designersanddevelopersfailedtorealizethatwithsocialenvironmentcomesprofitability.Today,therearenumerousvacantmallsbufferedbyemptyparkinglots.DavidSmiley,one of the authors of Sprawl and Public Space,claimedthat“failedshoppingcentersarenotjustamatterofdeterioratingbuildingsandcrackedparkinglots.Thecommunitiesinwhichtheysithavealsochanged.”Ifseensolelyasmalls,thesebuildingswouldneverbecometruecitycenters.Ifproperlydesigned,retailcanbeintegratedwithotherusestoknittogetheracommunity.48

Althoughretaildevelopmenthasundergonesignificanttransformations,notallchangeshaveledtoflourishingshoppingexperiences.Designersanddevelopershavebeenconcernedaboutthesurvivabilityofupperlevelretailspaces.InAmerica,peopleareaccustomedtoshoppingonthestreetlevel.Itiscommonlyknownthatsecondfloorretailshopshaveamuchslimmerchangeofsuccesscomparedtotheshopsonthegroundfloor.Secondfloorretailtendstoreceiveover15percentlesstrafficthanthefirstfloor.Unlessincentivesareprovidedtomoveupward,customerswillnotmaketheefforttodoso.Gravity,whichinfluencescustomerstoshoponthegroundfloor,contributestonumerousclosuresonthesecondfloorortheupperfloorsofmulti-storymallsacrossthe United States today. 49

However,therisingvalueoflandhassignificantlyaffectedthescaleanddesignofmanyretaildevelopments.Developersseektoattainthemostreturnonthepurchasedparcelofland.Thesolutiontosuchadilemma:buildup.Bybuildingup,thenumberoftenantspacescandouble,possiblyresultinginhigheroverallreturns.Atthesametime,thebiggertherisk,theharderthefall.Ifsecondfloororupperleveltenantsfailedtothrive,theownercouldrealizeanegativefinancialimpact.Ifenoughsecondlevelshopsfailedwithinthesamedevelopment,thismayleadtoamallclosureorbankruptcy.50

--------------------46,48NationalEndowmentfortheArt.SprawlandPublicSpace:RedressingtheMall.NewYork:PrincetonArchitecturalPress,2002.47 Kliment,Stephen.BuildingTypeBasicsforRaetailandMixed-UseFacilities.Hoboken:JohnWileyandSons,Inc.,2004.49 Altoon,RonaldA.,interviewbyJoyceNip.SecondFloorRetail(January25,2010).50 Beyard,Michael,interviewbyJoyceNip.SecondFloorRetail(March11,2010).

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Thesecondfloorofashoppingcenterisoftenenhancedbyaccommodatingforfunctionsbeyondimpulseretailing.Oftentimes,entertainmentanddiningcomponentsaresituatedonthesecondfloortodrawcustomersup.However,thesefunctionsonlyworktoacertainextent,inducingahigherlevelofactivityintheeveningsandweekends,butnotthroughouttheday.Upperfloorretailcontinuetobedifficulttosustainbecausecustomersarelessinclinedtomoveupward.Yet,manydevelopersarepersistentinpursuingsecondfloordevelopments,callingforcontinuousinnovationsin the architectural profession. 51

Duetotheinfeasibilityofsecondfloorretail,theadditionofacommunitycenterabovegroundlevelshopswouldbeanalternativesolutionthatcouldbringaboutpositivechangestobothvenues.Aspreviouslystated,thecentrallocationandconstantpedestrianmovementofaretailcentercouldpromotetheneededtraffictothecommunitycenterabove.Theaddedvenuesofaretailcenterwouldalsoattractvariousagegroupsandpossiblyincreasetheuseofthecommunitycenterabove.Inturn,thecommunitycenterwouldprovidetheresidentswithanaccessibleandfeasiblespaceforsocialization,whichcouldbringmorebusinessestotheretaildevelopments.Retailcanonlyreachitsfullpotentialwhenintegratedwithotheruses.Theintegrationofacommunitycenteraboveacommunity/neighborhoodretailcenterwouldliventheretailcomponent,transformthehybriddevelopmentintoalivablespacethatencouragescustomerstolinger,andsalvagetheissuesfrontingretailandcommunitycenterstoday.

Withouttheproperreinventionofshoppingspaces,thenumberofvacantmallswillcontinuetoincrease.Thestatisticslistedbelowclearlyshowthatthereisacrisisfacingshoppingcenterstoday. 1990:“Theaveragetimeshoppersspentinmallsdroppedbyhalffrom1980to1990.” 1994:“AggressivebuilderslikeWal-MartchiefexecutiveofficerDavidGlass,alongwithold retailprossuchasStanleyMarcus,arepredictingthat50to75percentofpresent retailwillbeextinctwithinadecade.” 1996:“Onlyaveryfewgiantretailers-insomemarkets,perhapsonlyoneortwo-willsurvive andprosperineachsegmentofretailingandineachgeographicmarket.” 1997:“Ifretailisbadnowwhentheeconomyisrolling,whathappenswhenarecession hits?Itisthesameoldstory:toomanystores,outdatedretailingconcepts, obsolescentmalls,changingconsumeranddemographicpatterns,falteringsuburban districts,andencroachmentbynewelectronicformats.Thereislotsoftrashout

--------------------51 Beyard,Michael,interviewbyJoyceNip.SecondFloorRetail(March11,2010).52 Koolhaas,Rem.ed.TheHarvardDesignSchoolGuidetoShopping.Cambridge:TASCHEN,2001.

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there. Many cavernous old malls are dinosaurs that can’t compete with the convenienceofdrive-upvalueretailersinpowercentersorstrips.” 1999:“Theaveragedurationofmallvisitdroppedfrom1.5hourstolessthan40minutes.”52

TheInternationalCouncilofShoppingCenters(ICSC)recognizedthedeclineofvisitstothemallsinrecentyearsandacknowledgedtheintroductionofpubliclibraries,communitycenters,andotherinstitutionsinretailcentersasafeasiblesolution.TheinitialideaofaddingCityHallsinsidemallsmanyyearsagoshowedsignsofcivicsuccesswhennumberedinmorevotingparticipantsthanvotingstationselsewhere.Thissuggeststhefeasibilityofamoreprofoundcivicandcommunityinvolvement in future retail centers. 53

5.3DESIGNGUIDELINESFORRETAILREDEVELOPMENT/EXPANSION

Asarule,thebuildingtositearearatioisapproximately1:4.Inotherwords,thebuildingfootprintconsumes 25 percent of the lot area. Walkways and landscaping take up approximately 50 percent. 54Surfaceparkingonasinglestoryretailprojectoccupiesthelast25percent.ThisisanestimatefromthezoningordinancesoftheUnitedStates,whichisapproximatelyfiveparkingspacesper1,000square feet of retail space. Asaresult,parkingspaceareexpansivebutunderutilized.Parkingbeyond300feetoftheretailperimeterisrarelyusedunlessspecialeventstakeplace.Throughstrategicplanning,thisspacecanbeminimizedtodetractitsdestructioninthecommunity.Theuseoftwo-way,right-angledparkingstallscanaccommodateforthegreatestnumberofcarsonsiteandcausetheleastfrustrationforusers. 55Tolessentheparkingrequirement,theconceptofsharedparkingcanbeutilized,assumingthatnoteverycomponentofthecenterisinuseatthesametime.56 By reassessing the current developmentalpatterns,amorecommunity-oriented,pedestrian-friendly,andlessautomobile-dependentsolutioncanbedevised.57

Figure5.7:TablewithTypicalParkingSpaceSizesFigure5.6:TablewithTypicalParkingRequirements

--------------------53,56InternationalCouncilofShoppingCenters.Mixed-UseDevelopment:TheImpactofRetailonaChangingLandscape.NewYork:InternationalCouncilofShoppingCenters,2007.54,57Hall,Kenneth,andGeraldPorterfield.CommunitybyDesign:NewUrbanismforSuburbsandSmallCommunities.NewYork:McGraw-Hill,2001.55 Kliment,Stephen.BuildingTypeBasicsforRetailandMixed-UseFacilities.Hoboken:JohnWileyandSons,Inc.,2004.

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Havingtheappropriatestoresizesfordifferentinternalfunctionisimportantincreatingtherightatmosphereandthesufficientspaceforbuyingandstoringgoods.Thetablebelowliststhesizerange for many general retail types and is a good reference to have when redeveloping a retail center. 58Detailedelementssuchasstairs,lighting,andceilingcanmakeconsiderableimpactsaswell.Stairscanbeseenasagrandentranceascendingtotheupperfloors.Wideandinvitingstairs

canmaketheclimbseemeffortless.Lightingisavitalcomponentinanyarchitecturaldesign,notjustretail.Lightintensityshouldreflectthehierarchyofspaces,withthebrightestidentifyingthefocalpointssuchasentrances,circulationareas,waterfeatures,andmajorarchitecturalfeatures.Groundlightingissecondaryindefiningtheboundariesofthespace.Ceilingheightandfinishesareotheressentialconsiderationsthatcontributetotheatmosphereofindoorspaces.Theceilingheightofpedestriandomainsshouldbeatleast20feet.Ifthecenterisenclosed,atleast20percentoftheceilingshouldbeinstalledwithglazedglasstoensuresunlightpenetrations.Roofsthatextendbeyond100feetshouldalsobevariedindesigntoensureindividualityandpersonality of space. 59

5.4CHAPTERSUMMARY

Afeasiblesolutiontotheproblemsofcommunitycentersistosituateitaboveanexistingretaildevelopment.Onemayask,whyretail?Retailisanidealmixbecauseitistypicallyfoundinaprimelocationwithgoodaccessibilityandvisibility,whichareaspectsthatacommunitycenterneed.Retailbringsadynamicmixthatcanheightenthelevelofactivityofthecommunitycenter.Retailalsohastheabilitytocapturelargeamountsofpeoplethatotherbuildingfunctionscannot.Most

Figure5.8:TableReferencingTypicalStoreSizesforMajorRetailCategories

--------------------58 InternationalCouncilofShoppingCenters.Mixed-UseDevelopment:TheImpactofRetailonaChangingLandscape.NewYork:InternationalCouncilofShoppingCenters,2007.59 Beyard,Michael,RaymondBraun,HerbertMcLaughlin,PatrickPhillips,andMichaelRubin.DevelopingUrbanEntertainmentCenters.WashingtonDC:UrbanLandInstitute,1998.

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importantly,retailonthesecondfloorhasbeenprovenunprofitablebecausecustomersaredrawntoshopprimarilyonthegroundfloor.Thus,placingadifferentuse,suchasacommunitycenter,onthesecondfloorcouldofferpositivechangesandattractnewcomerstobothuses.Buildingupisanoptionthatmorecitiesmustconsiderastheirdensitiesincreaseandmostvacantlandsarebeingalreadyoccupied.Insteadofbuildingatwo-storyretailcenterthatdoesnotperformonthesecondfloor,oranone-storyshoppingcenterthatdisregardsupperlevelpossibilities,whynotconsidertheintegrationofacommunitycenterabovearetailcenterthatsolvesbothproblems? Moreover,retailcannotthriveasastand-alonefunction.Itneedsthesupportofotherusestoreachitsfullpotential.Duetotheone-dimensionalenvironmentofnumerousmallsandtheirinsensitivitytowardhumanspacesandthesurroundings,thenumberofconsumersandvisitationsisonasteepdecline.Manydonotseethedifferencebetweenin-mallversusonlineshopping.Ifconsumptionisthesolereasonformallexistence,thenmanywouldsimplygotobigboxstoressuchasWal-Mart,whichoffersshopperscheaperitemsunderoneroof.Witharapidlychangingsociety,oldidealsforretaildesignsarenolongervalid.Circulationareas,newuses,andactivityspacesarecatalyststhatcaninducethedesiredpedestrianactivity.Theintegrationofacommunitycenterwouldbetheperfectcomplementthathasthepotentialofbecominganewbuildingtypologythatserve as the social center within a community.

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6.1 REDEVELOPMENT IDEALS

As discussed previously, community centers have to find new ways of survival, and so do retail centers. Thus, the addition of a community center atop a general merchandise retail center would be an ideal solution to maximize their performances. Diversifying initiatives are important in making neighborhood centers into something more.

There are two significant characteristics that resemble the making of new urban centers. First, they endorse outdoor public spaces in different forms, including plazas, greens, piazzas, squares, and pedestrian streets. It is an important aspect of design that community and retail centers share. It is a physical and social entity that can be experienced in multiple ways, depending on its adjacencies. Second, new urban centers are multi-functional, containing retail, recreational, civic, and occasionally, residential and office uses. 60 In this particular case, the consolidation of community and retail spaces can introduce a new public realm that is more approachable. The diagram on the right illustrates different methods of diversification and integration, focusing on the ideas of flexibility, adaptability, and extendability for a design to reach its full potential.

This community center and retail mixed-use is not about the creation of another substantial piece of stand-alone architecture. It is about the revitalization of the Main Street ideal and the creation of a safe and inviting environment for visitors. It seizes visual opportunities to cohesively integrate public and private elements of the building, storefronts, public art, and landscaping. It seeks to create an enticing and engaging atmosphere, which speaks of what the redevelopment of a community and retail center has to offer. 61

--------------------60 National Endowment for the Art. Sprawl and Public Space: Redressing the Mall. New York: Princeton Architectural Press, 2002.61 National Trust for Historic Preservation. Main Street. 2011. http://www.preservationnation.org/main-street/about-main-street/ (accessed January 4, 2011).

Figure 6.1: Diagram Illustrating Different Approaches to Diversification and Integration

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06 REDEVELOPMENT APPROACHES

6.2 BENEFITS OF A MIXED-USE

The addition of a community center on an existing retail center, in essence, creates a new form of mixed-use that is beneficial in many regards. Besides the obvious mix of programs and social advantages revealed earlier, it maximizes space usage and mitigates sprawl. Estimated from the growth pattern in the United States during the late 20th century, twenty million acres of land would be required for new developments to accommodate for a population increase from 300 million people in 2006 to 400 million by 2045. On the other hand, mixed-use developments limit this sprawl and would require only five million acres. 62 By offering a hybrid program in one location, automobile trips can also be reduced. The close proximity of uses allows for the overlaying of social functions, reminiscent of the Main Street concept.

The distinguishing factor that sets contemporary mixed-use apart from traditional ones is the “fine grain integration of uses and the quality of the public space that is established between them.” The dynamic synergy formed between uses is one of the keys to redevelopment. 63 Renown architect, Steven Holl, once stated, “Free-standing corporate headquarters, industrial parks, shopping centers and suburban housing are now scattered throughout what was once rural countryside. The negative consequences of this type of development have now become apparent: the dissipated centers of towns, drained of activity, call for revitalization. New concentrations of activities would invigorate the towns socially as well as providing the physical architecture to rebuild common spaces.” 64 A mixed-use town center, which is the direction for today’s mixed-use projects, contains individual buildings with uses wrapped around public squares or along streets. Most of these town centers are erected near existing streets, parks, and plazas, and as a result, are more pedestrian friendly and proportional to the human scale. 65 The retail component is critical to the success of these projects. Nearly every mixed-use contains a certain type of retail, whether it is a small convenience store or a major shopping component. 66 Supermarkets and/or gourmet vendors are growing parts of the mix today. Sometimes, specialty stores such as bookstores and electronic suppliers complete the development. Dining facilities are a necessity in this hybrid program. Eateries ranging from formal

--------------------62,66 International Council of Shopping Centers. Mixed-Use Development: The Impact of Retail on a Changing Landscape. New York: International Council of Shopping Centers, 2007.63 Dunham-Jones, Ellen, and June Williamson. Retrofitting Suburbia: Urban Design Solutions for Redesigning Suburbs. Hoboken: John Wiley and Sons, Inc., 2009.64 Fenton, Joseph. Phamphlet Architecture 11: Hybrid Buildings. New York: Princeton Architectural Press, 1985.65 Schwanke, Dean, et al. Mixed-Use Development Handbook. Washington D.C.: Urban Land Institute, 2003.

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to family style restaurants to fast food provide a wide range of choices and experiences that are attractive to users.

As revealed in the previous chapter, a civic element such as a community center with an amphitheater, a library, and/or convention facilities, is a fresh and feasible addition to the program. Retail and civic facilities feed off each other by allowing for greater public life, which is lacking in many communities. In fact, many mixed-use towns are now initiated under the public sector, placing civic uses as one of the primary elements of design. Although traditional civic buildings were designed for single-use, the integration of a community center and a retail center would make a dramatic and exciting public domain. 67 While community centers can benefit from a more diverse program and central location, retail can profit from a more communal environment. The cultural and social identities of a community lie in the quality and usage of its renewed urban space.

Concisely summarized, the benefits of adding a community center atop a retail center and integrating the two into a new type of mixed-use include: • Cohesive architectural expression that stands as the node of the community • Easy vehicular and pedestrian access to site and through the mixed-use components • Maximization of both functions’ performances dependently and independently • Creation of additional people-oriented spaces and social niches • Land and space efficiency through the overlap of functions

In effort to create such successful mixed-use, the development must effectively: • Address the public realm and open spaces • Create human-scale environments • Maintain a balance between consumer-oriented and civic facilities • Transition from one space to another 68

6.3 WHERE TO BEGIN?

Perhaps, the best way to integrate disparate uses is through the negative space between buildings, which includes streets, pedestrian pathways, urban plazas, and/or atria. If properly designed, these negative spaces attract users as a public realm, cohere to the different program components,

--------------------67 Schwanke, Dean, et al. Mixed-Use Development Handbook. Washington D.C.: Urban Land Institute, 2003.68 Bohl, Charles. Place Making: Developing Town Centers, Main Streets, and Urban Villages. Washington D.C.: Urban Land Institute, 2002.

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and reinforce the project as a unique whole. The shape of these public spaces can also define the form of their adjacent masses. While atria and galleria were celebrated in early mixed-uses, open-air public realm is definitely the direction for today’s designs. Pocket park is another interesting concept frequently used as a secondary public realm.

Relationship between uses is an important factor for such development. The programmed uses should be related and connected spatially as well as visually to enhance the synergy of the place. Whatever the configuration of public space is, different uses are placed around it to create a sense of interconnection between them. Circulations must be visualized as a cohesive whole. Yet, they should be differentiable for users to get to different spaces. Fundamentally, driveways and car access are parts of the programmatic requirement that must be addressed. Projects on smaller parcels are typically simpler to deal with. Streets are generally along the edges of the site with one designated parking area, reserving the rest of the developable spaces for pedestrians only. 69 The placement of uses begins with retail space. Retail areas can generate the most public presence and can link uses together. Successful treatment of the retail zone can bring long-term viability to the development. The table below shows the ideal spans for retail formations and should be taken into consideration when designing retail spaces that can be well utilized by tenants. A retail space is usually centrally located within a creative mix, such as coffee shops and restaurants. This mix can be the stimulating amenity for other uses. Retail should also be positioned relatively close to the pedestrian traffic or the public realm to allow visitors to pass through on their way to other destinations. 70

--------------------69 Schwanke, Dean, et al. Mixed-Use Development Handbook. Washington D.C.: Urban Land Institute, 2003. 70 Koolhaas, Rem.ed. The Harvard Design School Guide to Shopping. Cambridge: TASCHEN, 2001.

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Figure 6.2: Table Showing the Ideal Spans for Retail Formations

6.4CASESTUDY:AYALACENTER,MAKATICITY,PHILIPPINES

TheAyalaCenterdevelopmentdisplaystheconceptofanurbanmixed-use.Itisacitywithinacity.Itoffersaviableprototypeforcombiningculturalaspectswithretaildesign.Inefforttoreconfigurethesite’senclosedmall,a3,300,000square-footlifestylecenterwasadded.Thiswasthecountry’sfirstlifestylecenter.Additionalcomponentsoftheproject,includingahotel,offices,andresidentialunits,werebuiltinsubsequentphases.Besidesthemoretypicalpartsofamixed-useredevelopment,thenewcenterisalsofittedintoanexistingpark,church,andmuseum.Byimplementingthedesignaround400existingtrees,alargepartofthesite’snaturalexistenceispreserved.Thoughamajorityofretail centers is enclosed in Philippines due to the region’s severe seasonalchanges,thiscomplexpursuedafteranopen-airretailconcepttoconnectwithitsneighboringhistoricpark.

Fromarrival,trellisedpathwaysandbridgesdirectvisitorstotheentryofthecenter’scommercialblocks.Thesecommercialcomponentsareplacedwithinaseriesoffourpavilions.Retailsaresegmentedbybookstoresandgalleries.Thefourcurvedpavilionsgivewaytohomeandfashionorientedtenants,theentertainmentzonewithmusicandvideovendors,acinema,andanightclub.Theheightdifferencesofvariouscomponentsreflecttheinteriorusageandhascontributedtoadynamicprofilefromafar.Outdoorplazas,courtyards,andpathwaysprovideanindoor-outdoor

atmospherewhileofferingidealspotsforoutdoordiningandsocializations.Louvers,canopies,andslopedmetalroofssheltertheoutdoorgatheringandprovideextracomfort.Theslopedroofsareangledtowardthecentralpedestriancircleongradetoemphasizemajoreventsandactivities.Lushlandscapingaddstotheshadeandcreatesapleasantsetting.71

Figure6.5:AerialViewofAyalaCenterwithSlopedRoofs

Figure6.4:Indoor-OutdoorAtmosphereThroughFacadeTreatmentandNaturalMaterials

Figure6.3:CentralPlazaandActivitySpaceof Ayala Center

--------------------71 InternationalCouncilofShoppingCenters.Mixed-UseDevelopment:TheImpactofRetailonaChangingLandscape.NewYork:InternationalCouncilofShoppingCenters,2007.

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6.5CASESTUDY:CANALCITYHAKATA,FUKUOKA,JAPAN

CanalCityHakataisanexampleofamixed-usewithaneffectivetransformationofnegativespacesintosocialdomains.Thiscenterperforms more than just shopping. It has a concept of an introverted citytheater.Whiletheexteriorappearslikelargebuildingmassesdenselyplacedonsite,thebuildings’in-betweenspacesarethetruefocalpointsofthecomplex.Aseriesofbuildingsconsistofcommercial,business,andretaildevelopmentsaresplitalongacanalartery.Thiswindingcanalservesasasocialgeneratorthatcaptures the communal life of the Japanese people. Performances are periodicallyshownonthecircularplatformpositionedatthecenterofthecanal.Thefacadefrontingthestageiscurvedconcavelytoformasphere,givingstrongpresencethecentralspace.Edgesofthesphereareusedasseatingareasandviewingquartersduringperformances.Spaces along the artery are packed with visitors who wish to watch theperformancesfromdistantlocations.Withabitofinnovation,asimplepartiofanindoormallwithadouble-loadedcorridorisinvertedandwarpedintoanoutdooractivitydomainfilledwithlife.72

Therearetwopocketsofspacesalongsidethecentralstagecreatedbythebuildings’parabolicfacadesaswell.Thesepocketsformedmoreintimatemeetingspacesthatareexcellentforsmallgroupgatherings.WithinCanalCity,emphasisisnotplacedoneachbuildinganditsfunction,butonthepeopleandtheirinteractionswithinthespace.Nevertheless,thedesignofthebuildingspresentedopportunitiesforincorporatingexcitingnegativespaces.73

Passagethroughthesiteisanadventureonitsown.Thesiteiszonedintofivedistricts,witheachincorporatingathemeofnature.Thefivethemes:sea,earth,sun,moon,andstar,arescenicbackdropsthatallowuserstodiscoverandcelebratethenaturalwondersoftheworld.Toreducethescaleofthismassiveproject,uniquepavingpatternsaredesignedforeachofthefivedistricts.Colors of the Canal City are carefully chosen to give a sense of variety and to correspond to the

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--------------------72 CanalCityHakata.2009.http://www.canalcity.co.jp/eg/concept/index.html#c_01(accessedSeptember26,2009).73 Kliment,Stephen.BuildingTypeBasicsforRetailandMixed-UseFacilities.Hoboken:JohnWileyandSons,Inc.,2004.

Figure6.8:AerialViewofCanalCityHakatawithInwardFocusontheCentralSpace

Figure6.7:DiagramsHighlightingtheActivityPockets and Pathways

Figure6.6:CentralActivityandPerformanceEmbracedbyConcavedFacade

colorsofthetraditionalJapaneseKimonos.Althoughtheseaccentedcolorsappearvivid,theyprovidelocaluserswithasenseoffamiliarity.Afteritsopening,theCanalCityhasattractedover46millionvisitorsinthefirsttwoyears.74

6.6ACHIEVINGTRUEHYBRIDIZATION

Hybridizationisachievednotonlythroughamixedprogram,butalsothroughtheintegrationoffunctionsandforms.Itgoesbeyondthesimplestackingofelementsonsiteorinalogicalorder,whichiscommonlyseeninmixed-usestoday.Ahybriddevelopmentshouldconnectdifferentusesthroughspatialrelationships.Itshouldcreateenvironmentalvariantsthatintriguevisitorstocrossand indulge from one space to the next. 75

Thereareseveralfactorsthatcontributetothesuccessofhybridredevelopmentsandmeritspecialattentions.Theyareentranceconditions,internalcirculationroutes,subdivisionofspacehorizontallyandvertically,andoverheadclearances.Thesedesignaspectsaretobethoughtoutsimultaneouslyasaprojectexpandsfromasingletohybriduses.Constraintssetbytheconversionoradditionofbuildingusesoftenresultinthebestdesigns,demonstratingnumerouspossibilitiesforpositivespatialexchanges.Largespaceswithextensivefloorareascanopenuptointroduceatria,lightwells,andinteriorstreets,andtoadjustfloor-to-floorheights.Entrancescanberefocusedtoenticesmall-scaleretail,recreational,andsocialuses.Verticalandhorizontalcirculations,aswellasspatialwallscanperformasextensionsfromonespacetothenext.76

Foundingarchitects,PaulLewis,MarcTsurumaki,andDavidLewisofanaward-winningarchitecturefirm,Lewis.Tsurumaki.Lewis,oftenpushtheenvelopeintransformingconstraintsofarchitecture,suchastightandawkwardspaces,intoarchitecturalinnovations.Theyreferredtheirtakeondesignas“opportuntisticarchitecture,”whichseekstruehybridizationofspacesthrough“opportunisticoverlapsbetweenform,space,program,material,andbudget.”Theirgoalisto“bringallprojectstoapointofrealizationwheretheirimpactwithinthe

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-------------------- 74 Kliment,Stephen.BuildingTypeBasicsforRetailandMixed-UseFacilities.Hoboken:JohnWileyandSons,Inc.,2004.75 InternationalCouncilofShoppingCenters.Mixed-UseDevelopment:TheImpactofRetailonaChangingLandscape.NewYork:InternationalCouncilofShoppingCenters,2007.76 Kincaid,David.AdaptingBuildingsforChangingUses:GuidelinesforChangeofUseRefurbishment.NewYork:SponPress,2002.

Figure6.9:SectionRenderingofaHybridDevelopment

worldcanbemadelegible,eitherthroughmaterialfabricationandconstructionorthroughcarefuldevelopmentindrawings,models,andhybridsformsofarchitecturalrepresentation.”Hybridsystemsadvocatetheoverlappingofprogramsandspatialformstogeneratesensoryenvironmentsandexperiencesthatcanengageusersatdifferentlevels.Throughunconventionalrelationshipsandjuxtapositions,everydaypublicexperiencescanbeintensified.Theimagesoftheleftareexamplesoftheirworks,whichillustrateinterestingtacticsforspatialintegrations.

Therearethreesuggestedtacticsonthedesignofopportunisticarchitecture.Thefirsttacticistocatalyzeconstraints.Thisisthebaselineofdesignformostofthefirm’sworks.Byinvertinglimitationsofaprojecttodesigninventions,themostsuccessfuldesignsolutionscanbefound.Ameanofpursuingthistacticistoapplyprinciplesofefficiencytodiscovernewrelationships.Byefficiency,itisreferredtothe“couplingofaspecifictypeofmaximumtoaparticularminimum…aplayfulexchangebetweentwointerrelatedconstraints.”Maximizingtheamountofutilitywithinaminimumsquarefootageisanexampleofspatialefficiency.Inacasewhenthesiteandmajorfloorspaceispredeterminedbyanexistingbuilding,spatialefficiencycanbeachievedbyshiftingwallandceilingsurfaces.

Anothertacticinseekingahybridizedsolutionistoamplifytheparadoxicalandabsurdconditionsratherthantoneutralizethemintoonecohesive,seamlesspiecewithothercomponents.Hybriddesignswithmulti-functionscansometimesexistindependentlyindifferentsegments.However,theyareamplifiedinareaswheretheyphysicallyjoined.Amplificationscanbeexecutedthroughformaltechniques,suchasfolding,cutting,andextrusion.Thisallowsforsimilarelementstolinkphysicallyandpermitsthecoexistenceofunrelateduses.Throughthistactic,newrelationshipsnotformallyknowncanbediscovered.However,thoughthedesignaimstodisruptregularity,theparadoxical measures should have some level of hierarchy. 77

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-------------------- 77 Lewis,Paul,MarcTsurumaki,andDavidLewis.Lewis.Tsurumaki.Lewis:OpportunisticArchitecture.NewYork:PrincetonArchitecturalPress,2008.

Figure6.12:SectionRenderingofaDesignInnovationThroughStairwayDesign

Figure6.11:SectionRenderingofaDesignInnovation

Figure6.10:SectionRenderingofaDesignInnovationThroughTransparentFacade

Repetitionisanothervaluabletacticthatcanopenupdesignpossibilities.Material,programmatic,andspatialrepetitioncanconstructassembliesthathavevisual,physical,andconceptualeffectsuniquefromnon-repetitiveisolatedobject.Theycanlinkandgivenewrelationshipstoformallyunrelated spaces. 78However,repetitionofconventionalmaterialsandformsmightnotbethefreshestapproachincreatingnewprospects.FriedrichNietzscheonestated,“Whatisfamiliariswhatweareusedto;andwhatweareusedtoismostdifficulttoseeasaproblem;thatis,toseeasstrange,asdistant,as‘outsideus.’”However,ifnewrepetitionscouldoccurthroughmanipulationsofexistingmaterials,thechanceofsuccesswouldincreasedrastically.79 Although not all three tacticsareapplicableinalldesigns,anyoneoracombinationoftwowouldenhancethequalityofamixed-usedevelopmentandtransformitintoamorecohesivehybriddesign.

6.7CHAPTERSUMMARY

Thecombinationofacommunityandretailcenterestablishesanewtypeofmixed-usethatareadvantageousinmanyaspects.Itmaximizesthefunctionalityofbothuses.Itlessenstheneedtotravellongdistancesfordifferentneedsbycondensingdifferentfunctionsintoasinglelocation.Itmitigatessprawlbybuildingupratherthanspreadingoutandminimizestheamountofestimatedland required for future developments. It accommodates a wider age group and promotes a more approachablepublicspaceaswell.Thisconversionfromsingletomixed-usebeginswiththedesignofthenegativespaces,whichessentially,arethepublicandsocialspaces.Theendorsementofpublicspacesisoneofthetwosignificantcharacteristicsthatresemblethemakingofnewurbancenters.Thesespacesformthedesiredrelationshipsbetweenusesandincreasethesynergybetweenthem.Theprogrammedusesareplacedtoembracetheopenspaces,startingwithretail.Acreativemixofcoffeeshopsandrestaurantsarescatteredalongtheretailcomponentstocomplete the redevelopment.

Nevertheless,truehybridizationinvolvesnotonlyamixingofprogram,butafusionofspacesspatiallyaswell.Toachievetruehybridizationofspaces,mixed-usescannotbeseenasthestackingofunrelatedspaces.Rather,differentfunctionsarespatiallyintegratedtocreateandrevealnewrelationshipsatareaswithgivenopportunities.ArchitectsPaulLewis,MarcTsurumaki,andDavidLewisseektheoverlapofforms,programs,andmaterialsintheirdesignstocreatetheassimilationofspaces,whichtheyreferredtoas“opportunisticarchitecture.”Oftentimes,theconstraintsofaprojectcanbethecatalystforinnovations.

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-------------------- 78 Lewis,Paul,MarcTsurumaki,andDavidLewis.Lewis.Tsurumaki.Lewis:OpportunisticArchitecture.NewYork:PrincetonArchitecturalPress,2008.79 Lewis,Paul,MarcTsurumaki,andDavidLewis.PamphletArchitecture21:SituationNormal.NewYork:PrincetonArchitecturalPress,1998.

7.1SITESELECTION

Likemanyothers,Mo‘ili‘iliisasmallcommunityinHawai‘iwithanexistingcommunitycenter.However,thedesign,function,andlocationofthiscenterarefarfrombeinguserfriendly.Thedesignofthecenterdoesnotpromoteinvitingsocialspaces.Thefunctionsofthecenterdonotattractandprovideforavarietyofresidents.Thelocationofthecenterdoesnotappealtoitsresidentsaswell.AsmentionedinChapter2,acommunityisacommonlocationwhereindividualsofvariousagesdwellsandinteracts.Acommunitycentershouldcertainlybethecoreofthatcommonlocation.Yet,whatcomestomindwhenonetriestospeakoftheMo‘ili‘ilicommunity?SurelynottheMo‘ili‘iliCommunityCenter.Perhaps,theimageofStarSupermarket(thefutureLongsDrugs)ortheJapaneseCulturalCenterwouldemerge.Yet,asupermarketdoesnotspeakoftheneighborhoodasawhole.ThelocationofStarSupermarketonMo‘ili‘ili’sTriangleParkisthephysicalandvisualcenterofthedistrict,whichisidealfortheadditionofanewcommunitycenterabovetheexistingretail.Byexpandingthesupermarketintoawiderretailmix,andintegratingamoderncommunityspaceabove,thesitecanbetransformedintoacelebratedsocialdestination.

Thediagramaboveindicatesthephasesofmydesignproject,inwhichIamtakinganexistingbuilding(supermarket)onasitethatisbeingunderutilizedandammodifying,adapting,andextendingintoanewhybriddesignwithmixedclassesofuses.

Figure7.1:DiagramIllustratingtheTransitionalPhasesofaHybridRedevelopment

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07 PROTOTYPE DESIGN

LocatedbetweenthemergingpointofSouthKingStreetandBeretaniaStreet,thesiteisafocalpointinthecommunity.Thissitewasoncethecenterofallactivities,withsportsevents,carnivals,andevenhorseraces.Currently,ithasbecomethehomeofasupermarket.TheadjacentTriangleParkisnowthesleepingquarterformanyhomelessaswell.Throughthedesignofanewcommunitycenter,thesitehasthepossibilityofreclaimingitsliveliness.ThetwoBanyantreesplantedatthetipofthetriangledenotethehistoricalsignificanceofthesite.Therearesmallbusinessesandfoodvendorsonlocatedonadjacentblocksaswell,includingPuck’sAlley,UniversitySquare,andVarsityCenter.

ThefiguregroundofMo‘ili‘ilion the right clearly shows that thecentraldarkenedarea,whereTriangleParkislocated,is a physical center of the community. It is a piece of landthatisdistinctiveinshapeandisacentralareazonedforcommercialuses.Thesitehasapotentialofestablishingaconcentrateddevelopmentfortheneighborhood’sactivities.Withanexistingsupermarketonsiteandampleparkingstalls,thisnewhybridwillallowforaneaseofvehiculartraffic.Theconvenientlocationofthesiteisalsopedestrianfriendlyandaccessiblebypublictransportations.

Figure7.5:AerialMapofMo‘ili‘ili

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Figure7.3:OldTriangleParkasCenterofActivitiesSuchastheHorseRace

Figure7.4:CurrentdayTriangleParkwithStarSupermarket

Figure7.2:CarsFilledtheParkingLotforEventatTrianglePark

Figure7.6:FigureGroundofMo‘ili‘ili

7.2SITEINFORMATION

SiteAddress:2470SouthKingStreetTMK:28005002AreaofSite:89,116Sq.Ft.(2.046Acres)Zoning:BMX-3CommunityBusinessDistrictHeightLimit:150Feet

TotalAreaofExistingSupermarket(OnSite):28,984Sq.Ft.TotalAreaofExistingMCC(NotOnSite):18,000Sq.Ft.

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find espresso in seattleOr seafood in Boston, hotels in Las Vegas. Use the searchbox above. Look! Vegas in bird’s eye.

get directionsMap a trip with multiple stops and direction hints. Checktraffic, and route for current conditions.

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Figure7.7:AerialPerspectiveofSitewithExistingSupermarket

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7.3LANDUSEORDINANCE

Business Mixed Use (BMX-3) Purpose and IntentThepurposeofBusinessMixed-Use(BMX-3)istoencouragemixturesofcommercialandresidentialusesoutsideofthetypicalcentralbusinessdistrict.Itprovidesresidenceswithemploymentandretailopportunitiesincloseproximity.Italsopermitsinnovativeandstimulatinglivingenvironments.Theintendeddevelopmentcanbestackedhorizontally,vertically,orboth,andisdesignedatalowerintensitythanthecentralbusinessdistrict.

Figure7.9:Table21-3.4BMX-3DistrictDevelopmentStandards

Figure7.10:Table21-3PermittedUsesinBMX-3District

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Street Setbacks Theheightofthedevelopmentcannotexceedtwicethedistancefromtheedgeofthedevelopmentto the center-line of the street.

Parking and Driveway•Parkingspacesmayoverlap3feetofrequiredyards,openspaces,orrequiredlandscaping.•Minimumwidthofdrivewayintoparkingarea:12feet•Standard-sizeparkingspace:18feetinlengthby8feet3inchesinwidth•Compactparkingspace:16feetinlengthby7feet6inchesinwidth•ParkingAngleAisleWidth: 0º-44º 12ft. 45º-59º 13.5ft. 60º-69º 18.5ft. 70º-79º 19.5ft. 80º-89º 21ft. 90º 22ft.

Figure7.11:Diagram21-3.7StreetSetbacks

Figure7.12:Table21-6.1Off-streetParkingRequirements

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Loading and Driveway•Off-streetloadingisrequiredforlotsexceeding5,000squarefeetinarea.•Forlotswithmorethanonerequiredloading,theminimumdimensionofhalfoftheloadingareamustbeatleast12x35feet,anda14feetverticalclearance.Therestoftheareamaybe19x8.5feet,anda10feetverticalclearanceminimum.•Widthofdrivewaytoloadingzone=verticalclearanceofthearearequired

Open Space BonusForeveryadditionalsquarefootofopenspacebeyondtherequiredyard,fivesquarefeetoffloorareamaybeadded

Figure7.13:Section21-6.100Off-streetLoadingRequirements

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7.4SITEANALYSIS

BMX-3:BusinessMixed-Use A-2:AgriculturalResidential R-5:Residential PedestrianEntry TrafficPattern SunPath

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Figure7.14:SiteAnalysisandZoningMap

Figure7.15:OpportunitiesDiagram

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1HOMELESSATMO‘ILI‘ILIFIELD2FIRSTHAWAI‘IANBANK3MO‘ILI‘ILIFIELD4DOWNTOEARTHBUILDING5MCCBLOCKEDFROMKINGST.6FEDEXKINKOS

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7.5 PROGRAMOFNEWDEVELOPMENT

Dining Component•Bakery•Cafe

Figure7.17:TypicalRestaurantArrangement/Dimensions

Figure7.18:SmallKitchenLayouts

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Retail Component•Supermarket•ThriftStore/Bookstore•AdditionalTenantSpaces(4)

Community Center•MainOffice•DepartmentOffices(4)•StandardClassrooms(8-32’x25’min.)•DanceStudioswithDressingRooms(2)•Children’sClassroom•Children’sPlayground•ComputerLab•GymnasiumwithLockerRooms•Bathroom

Egress•Stairway(2)•Elevator(2)

Figure7.19:StandardOfficeLayout

Figure7.18:StandardReceptionistLayout

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Figure7.20:StandardClassroom Figure7.21:TypicalConferenceRoom

Figure7.23:Gymnasium-BasketballCourtDimensions

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Figure7.22:Gymnasium-VolleyballCourtDimensions

Figure7.24:TypicalLockerRoomLayout

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Figure7.26:BathroomLayoutFigure7.25:BathroomStallDimensions

7.6DESIGNINTENTSANDCONCEPTS Thepurposeofthisdesignistoshowthefeasibilityofdevelopingacommunitycenteraboveandaroundanexistingsupermarket/retailcenter.Althoughthisisasitespecificproject,thedesignprimarilyservesasanillustrationtoshowthatthisconceptandprototypecanbereplicatedelsewhere.AsdiscussedinChapter5:SolutiontoProblemsofCommunityCenter,thishybridapproachofplacingacommunitycenterabovearetailcenter,typicallyonaneighborhood-scaleretail,isanidealsolutiontosolvingtheproblemsthatcommunitycentersareencompassing.Theseincludevisibility,accessibility,functionality,andsocialissues.

Visibilityandaccessibilityproblemscanbesolvedprimarilythroughthecommunitycenter’srelocationatopthesupermarket,whichiscentrallylocatedwithinthecommunity.Meanwhile,functionalityandsocialissuesrequiretherearrangementsofpublicandprivatespacesanddesigninnovationstoresolve.Itisimportantfortheredevelopmentofthenewcommunitycentertorefocusandenhanceitssocialspace.Acentralizedoutdoorplazaisdesirableforputtinguplargesocialevents,functions,exhibitions,andfestivals.Anoutdoorplazacanserveasatransitionalspacethatallowsuserstosocializebeforeandafterthecenteractivities.Itisalsoaplacethatcanconnectthevariousfunctionsofthecommunitycenterandagegroupstogether.

Tocreateabettertenantmixandtomergethetwoseeminglydisparatefunctions:thesupermarketandthecommunitycenter,diningisanessentialcomponentthatshouldbeintegratedintothedesign.Outdoorpatiosandbalconiesconnectedtodiningfacilitiesareidealinpromotingarelaxingenvironmentforinteractions.

Thevariationoffloorlevelscanprovideasmoothtransitionfromthegroundlevelretailtotheupperlevelcommunitycenter.Differentfloorheightsalsoenhancethepedestrianexperiencebyprovidingsmalleroutdoorspacesforsocializationsinadditiontothemainplazaspace.Seatingareasalongthesedifferentfloorlevelscanfurtherenhancethequalityofthespacesandincreasetheirchanceofutilization.

Insummary,thesearetheconceptsforthisdesignprototype:•Tobuildacommunitycenteraboveandaroundtheexistingsupermarket•Tointegrateretail,dining,andacommunitycenterintoonecohesivedevelopment•Tocreateacentralizedoutdoorplazavisiblefromtheentiredevelopment•Toelevatethepedestrianexperiencebyvaryingthefloorlevels

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Figure7.27:Design Concept Diagram

7.7DESIGNPROCESS AsdiscussedinChapter6:RedevelopmentApproaches,therearetwoprimarycharacteristicsimportantinthemakingofnewurbanspaces.Oneistheendorsementofoutdoorpublicspaces,andtheotheristhecreationofmulti-functionalspaces.Thebestwaytobeginamixed-use design and to integrate disparate uses is through thespatialplanningofthenegativespaces,thepublicspaces.Thus,thecentralplazaandbalconieswerethefirsttobeplacedinthedesign,althoughtheirperimeters,forms,andsizesevolvedoverthedesignprocesstocomplimenttheprogrammedspaces.Levelchangeswereincorporatedintotheseoutdoorplazastodivide up the spaces into a large event space and other smaller social areas.

OneofthemajorchallengesIhadindesigningacommunitycenteraboveanexistingsupermarketwastofitthenewprogramaboveabuiltperimeterandatthesametime,beabletocreateadesirablesocial,educational,andrecreationalenvironmentforthecommunity.Relationshipbetweenoutdoorandindoorspacesareimportant.Thus,inmydesign,Itriedtoplaceallprogrammedspacesaroundthecentralplazatoestablishasenseofspatialconnectednessamongthedifferentusesandtoenhancethesynergyoftheplace.

Anumberofhandsketchesanddigitalmassingmodelswerecreatedtodeterminetheidealspatialconfigurationandpedestrianaccessthroughouttheretailandcommunitycenter.Finaladjustmentsweremade as the digital model was composed using the Revitsoftware.

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Figure7.28:Hand-drawnPerspectiveofFirstDesignScheme

Figure7.29:Sketch-upMassingofSecondDesignScheme

Figure7.31:RevitModelofFinalScheme

Figure7.30:HandSketchesofDesign Details

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Figure 7.32: Final Design Prototype First Floor Plan

Figure 7.33: Section Perspective of First Floor Spaces

7.8 FINAL PROTOTYPE DESIGN

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Figure 7.34: Final Design Prototype Second Floor Plan

Figure 7.35: Section Perspective of Second Floor Spaces

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Figure 7.36: Final Design Prototype Third and Fourth Floor Plan

Figure 7.37: Section Perspective of Third and Fourth Floor Spaces

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Figure 7.38: Final Design Prototype Fifth and Sixth Floor Plan

Figure 7.39: Section Perspective of Fifth and Sixth Floor Spaces

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Figure 7.40: Final Design Prototype Site Plan

Figure 7.41: Overall Perspective

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Figure 7.42: Final Design Prototype East Elevation

Figure 7.43: Final Design Prototype West Elevation

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Figure 7.44: Final Design Prototype South Elevation

Figure 7.45: Final Design Prototype North Elevation

7.8.01 Revised Programmed SpacesFromChapter4,interviewswiththeMo‘ili‘iliCommunityCenter’sprogramdirectorsandsurveyresultsgatheredfromthecenter’susersrevealedpotentialprogrammaticproblemsthathavekeptthecenterfromflourishing,frombeingavitalcoreinthecommunity.Thenewdesignofthecommunitycenternotonlyfulfilledthedirectors’desiresforanimprovedsocialandactivityspaceasmentionedintheinterviews,italsoresolvedmanyprogrammaticissuesthatthecurrentMoi’ili’iliCommunity Center are encountering.

Graph1(AgeGroupoftheMCCParticipants)illustratedthatamajorityofuserssurveyedareage51andolder.Thecenterhasanextensiveseniorsprogram,butthereisaclearabsenceoftheyouthandarelativelysmallgroupofcollegestudentspresentatthecurrentcommunitycenter.Thisistheconsequenceofalackoffacilitiesappropriatefortheyoungergeneration.Throughthe

integrationofanewprogramwiththeadditionofacaféandagymnasium,residentsbetweenages14-50willnotbeneglected.Thediagrambelowillustratesthe programmed spaces that are designed to accommodate for various age groups.

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Figure7.46:DiagramShowingtheDesign’sProgrammedSpacesforDifferentAgeGroups

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Graphs2and3(DaysoftheweekspentattheMCC,and Hours of the day spent at the MCC) made evident that the center is primarily occupied on weekdays for ashortdurationoftime.Mostpeoplegotocenterfortheirregisteredcoursesandleaverightafterduetothelackofsocialspace.Othersusuallydropofftheir kids and elderly parents for childcare and senior care,respectively,duringworkhours.Thecenterisnearlyvacantduringnighttimesandisoftenclosedontheweekendsduetodeficienciesinsocial,dining,andretailfacilities.Theintegrationofalounge,café,andpublicplazasprovideuserswithreasonstoassemblebeforeandafterclassesorplannedactivities.Theavailabilityofthecentralplazamadepossiblethehostingoflargeeventsandpartiesduringnights and weekends.

Graph4(Facilities/SpacesDeemedas“MostImportant”attheMCC)displayedthatamongthefacilitieslisted,acaféismostindemand.Otherhighlysought-afterspacesincludethecomputerroom,gymnasium,classrooms,dancestudios,lounge,andretailstores.Thesespacesareincorporatedtoaccommodate for the needs of the current users and toattractnewresidentstothecommunitycenter.Althoughnotthehighestpriority,aprivateoutdoor

playground directly outside the children’s classroom is also added to the new

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Theplacementofthesefacilitieswithglassentrancesfacinginward,towardthecentralplaza,createsopportunitiesforgreaterinteractionsbetweenthedifferentagegroups.Smallercourtyardspacesoutsidetheclassroomsonthefifthandsixthfloorsallowforsmallerprivatediscussionswithoutbeingisolatedfromthemainplazaspace.Thediagrambelowindicatesprospectivepathsofmovementforthedifferentagegroupsastheyleavefromtheirrespectiveactivityarea,andastheproceedfromonespacewithinthecentertothenext.Thesepossiblepathsofmovementforthedifferentagegroupsareshowninarrowsintheirrespectivecolors.Thethickertheline,thatpathoftravelismorelikelytobeutilizedbythatagegroup.Thesepathsareeducatedassumptionsmadebasedonthelocationofcirculationpathways,stairways,andelevators.

Areaswheremostgroupsarelikelytocrosspathsandgatherarecircledinred.Thisdiagramrevealsthatthepublicspaces,suchasthecentralplazaandcafebalcony,arelikelytoreceivehighpedestriantrafficandisidealforcasualgroupactivities.

CHILDREN: AGES 2-13 YOUTH: AGES 14-30 ADULT: AGES 31-50 SENIOR: AGES 51+ MIXED AGES

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Figure7.48:DiagramShowingPossiblePathsofTravelofDifferentAgeGroups

Figure7.49:DiagramHighlightingAreasDifferentAgeGroupsMayCrossPaths and Interact

7.8.02 Public Spaces And Central PlazaChapter2:TheSocialSpace,discussedtheAmericanMainStreetasaoncerealizedconceptinwhichshops,restaurants,andofficeswerelinedalongthestreetwithallcivic,social,andcommercialactivities.TheMainStreetsledtotownsquaresandpiazzasthatservedaspublichubsintheneighborhoodwithasteadypedestrianflowthroughouttheday.Thetraditionaltownsquaresandpiazzaswerelatertranslatedintocentralpublicspaceswithdifferentseatingconfigurationstowelcomelargecrowdsandsmallergroupconversations.Thesepublicspacesareoftensurroundedbywallsandbuildingmassestoprovideagreatersenseofintimacyandbelonging.Inthesameway,bysurroundingthedifferentfunctionsofthenewcommunitycenteraroundacentralplaza,intimacyandsecurityareachieved.Ahighleveloftransparencybetweentheprogrammedandnon-programmed uses is also accomplished.

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CENTRAL PLAZA PROGRAMMED SPACES

Figure7.50:SketchShowingRelationshipBetweenCentralPlazaandOtherUses

Figure7.51:DiagramIllustratingtheSenseofIntimacyandSecurityAchievedbySurroundingDifferentFunctionsAroundtheCentralPlaza

Researchinchapter2alsorevealedthreeprimarytypesofpublicspacesthatareenjoyedbythepublic:accesstothecaféwithseatingarrangements,apleasantwalk-through,andviewingareasforeventsandentertainments.Byincorporatingthesethreestylesofpublicspacesintoareasofthenewcommunitycenterdesign,theybecomespacesthatwillbewellutilizedbythepublic.Naturalsunlight and greenery further strengthened the quality of experience for the users.

1.AccessToCafeThecafeonthesecondfloorservesasalinkagebetweenthesupermarketandthecommunitycenter.Thebalconyconnectedtothecafearelinedwithabudndantledgeseating,aswellasscatteredtablesandchairstoprovideavarietyofseatingarrangementsfordifferentsocialpreferences.

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Figure7.52:DesignRenderingShowingBalconyAccesstoCafe

2.PleasantWalk-ThroughThestrollandwidestepsleadingtothemaincommunitycenterlevelfromthisoutdoorbalconycreateasmoothtransitionbetweenthetwospacesandofferanicealternativetothetypicalsingle-ordouble-loadedstairways.Seatingandplantersalongthepathenhancethewalk-through.

3.ViewingAreaforEventsandEntertainmentsThecentralplazaspaceprovidesagreatopenplatformforgatherings,events,andentertainments.Walkwaysalongthefifthandsixthfloorscanalsoserveasadditionalviewingquarters.

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Figure7.53:DesignRenderingShowingSpacewithaPleasantWalk-Through

Figure7.54:DesignRenderingShowingCentralPlazaAreaforEventsandEntertainment

Aside from the causal group interactions, this central plaza can serve as a great space to host events and functions that the current community center cannot accommodate due to the lack of space and inefficient spatial layout. Thus, it is one of the priorities of the center’s users to have a large communal space. The following diagrams and images illustrate three possible configurations at the central plaza for large events and entertainments.

1. Possible Functions: • Dance Performances • Recitals • Concerts

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Figure 7.56: Design Rendering Showing Usage of Central Plaza as a Performance Space

Figure 7.55: Plan with Layout of the Central Plaza as Performance Space

2. Possible Functions: • Community Hosted Dinners and Parties For Example: Children’s Christmas Party • Private Dinners and Parties • Staff luncheons

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Figure 7.58: Design Rendering Showing Usage of Central Plaza as a Dinner and Party Space

Figure 7.57: Plan with Layout of the Central Plaza for Dinner and Parties

3. Possible Functions: • Cultural Festivals For example: Discover Mo‘ili‘ili • Art Exhibitions • Food Fairs • Fun Fairs • Career Fairs

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Figure 7.60: Design Rendering Showing Usage of Central Plaza as a Festival Space

Figure 7.59: Plan with Layout of the Central Plaza for Fairs and Festivals

7.8.03 Functional and Visual TransitionAtransitionalareaisimportantinahybriddesignbecauseitactsasabreathingspacebetweenthetwoprimaryfunctions,thesupermarketandcommunitycenter.Thissublevelbalconycomprisingoffood,dining,andseatingfunctionsasasocialspacethatlinkstheusersofthesupermarketandthecommunitycenteraswell.Itbreakstheleveldifferencebetweenthetwostackedusesandgivesamorehuman-scaleimpressiontotheusersonarrivalatfirstsight.

7.8.04 Functional and Visual Integration between UsesThesocialaspectofthesupermarket/retailandthecommunitycenteristhebondthatunitestwodissimilarfunctionstogether.Thus,itisimportanttointroducediningintothemixbecausecafes/restaurantshavebeensuccessfulsocialdestinationsintheAmericanculture.Thevisibilityofthesupermarketbelowandthecommunitycenteraboveallowsuserstovisuallylinkthetwofunctions.

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Figure7.61:DesignRenderingShowingOutdoorBalconyasTransitionalSpacebetweenUses

Figure7.62:DesignRenderingShowingVisibilityofSupermarketBelowandCommunityCenterAbovefromMid-levelBalcony

The stacking of uses (with the bakery on the ground floor, cafe on the second floor, and lounge on the top floor) within a glass enclosure allows for the different activities and levels to be linked by the visitors from afar as a cohesive unit. The atrium space through all three levels creates opportunities for visual integration between the various functions above and below. The transparency of this vertical enclosure also permits visual connection to be made between adjacent uses and passersby along the streets.

BAKERY

STORAGE

GYMNASIUM

SUPERMARKET STORAGECAFE

LOUNGE

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Figure 7.63: Section Perspective Rendering

Showing Vertical Stacking of Uses

7.8.05 Transparency between Adjacent UsesTransparencybetweenadjacentusesiskeytounveilnewrelationshipsandtoincreasethesynergyofthespaces,especiallyinadevelopmentwithdiverseprogramsandagegroups.Byincorporatingsufficientopeningsappropriatefortheinternalfunctions,visitorsdwellinginthepublicdomainsbecomeaudiencesoftheindooractivities,andviceversa.Peopleattheadjacentuseshavetheopportunitytoengagewithoneanotheraswell.ThevisibilityoftheadjacentMo‘ili‘iliFieldisanother element incorporated into the design to relate to its immediate surroundings and to serve asaviewingquarterforbaseballgamesandpracticesthatoccasionallytakeplaceatthefield.

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DANCESTUDIO

GYMNASIUM

CHILDREN’SROOM

LOUNGE

MO‘ILI‘ILIFIELD

Figure7.64:DesignRenderingShowingTransparencybetweenAdjacentUses-DanceStudioandChildren’sRoom

Figure7.65:DesignRenderingShowingTransparencybetweenAdjacentUses-GymnasiumandLounge

7.8.06 Connection with the StreetsAlthoughvisibilityofthecommunitycentertothepublicisachievedthroughitsrelocationaboveacentralretaildevelopment(supermarket),itisequallyimportantfortheactivitieswithinthecommunitycentertobeseenbypassersbyalongthestreetsborderingthecenter.Byintegratingwindowboxesthehighlighttheactivitieswithin,thosepassingbythedevelopmentaremorelikelytakenotice.Thesecantileveredwindowboxesareangledtowardthedirectionofthevehiculartraffic,makingthemeasilyvisibletothepassengers.

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S.BERETANIAS

TREET

ONEWAY

S.KINGSTREE

T

ONEWAY

Figure7.66:DesignRenderingShowingConnectionwiththeStreetThroughGymnasiumWindowBox

Figure7.67:DesignRenderingShowingConnectionwiththeStreetThroughDanceStudioWindowBox

Figure7.69:AerialPerspectiveofExistingSupermarketonSite

Figure7.68:ExistingMo‘ili‘iliCommunityCenter

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Fromacommunitycenterthatdoesnotprovideasafeandpedestrianfriendlyenvironmentwithsufficientprogramsforallagegroups,andanone-storiedsingle-usesupermarketthatdoesnotstandwellasthenodeoftheMo‘ili‘ilicommunity,thissupermarketstructurealongtheTriangleParkisreinventedintoamulti-storiedhybriddesignthatcombinesretailandsocialactivitiesintoone cohesive whole.

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A HYBR

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Figure 7.70: Overall Rendering of Final Hybrid Design with Community Center Above a Supermarket

7.9STRATEGIESFORFUTUREREPLICATIONOFPROTOTYPEThisdesignexerciseexemplifiesanumberoftectonicstrategiesthatshouldbeappliedtowardfuturereplicationsofsuchahybridprototypeelsewhere.Belowisasummaryofthegeneralstrategies/featuresdiscussedpreviously.

1.TRANSITIONALSPACETheintegrationofatransitionalspacebetweenusesthatservesasasocialspace,preferablywithaccesstodiningandseatingaswell.

2.PLEASANTWALK-THROUGHTheadditionofapleasantwalk-throughthatprovidesanalternativeforvisitorstogradually step up from the supermarket levelbelowtothecommunitycenterlevelabove.

3.OUTDOORSPACE/PLAZATheintroductionofoneormoreoutdoor space(s) within the community centerforsocializations,events,andentertainments.Thelong-spanningroofstructureofthesupermarketbelowisidealforalargeeventspaceabove.

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Figure7.71:RenderingforDesignStrategy1-TransitionalSpace

Figure7.72:RenderingforDesignStrategy2-PleasantWalk-Through

Figure7.73:RenderingforDesignStrategy3-OutdoorPlaza

4.VERTICALSTACKINGThecreationofafunctionalandvisualhybridthroughverticalstackingofusesthatarelinkedvisuallyfromthedifferentlevels.

5.TRANSPARENCYBETWEENUSESTheplacementofopeningstoallowforagreatersenseoftransparencybetweenindoor and outdoor spaces (programmed andnon-programmeduses),andtocreateahigherlevelofinteractionbetweenadjacent uses.

6.CONNECTIONWITHTHESTREETTheshowcasingoffunctionswithinthecommunitycentertotheborderingsidewalksandvehicularstreetsthrough,forexample,windowboxesandcurtainwalls.

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Figure7.74:RenderingforDesignStrategy4-VerticalStacking

Figure7.75:RenderingforDesignStrategy5-TransparencybetweenUses

Figure7.76:RenderingforDesignStrategy6-ConnectionwiththeStreet

7.10CHAPTERSUMMARY

SituatedintheheartofMo‘ili‘ili,theStarsupermarket(futureLongsDrugs)locatedadjacenttotheTriangleParkisaphysicalcenterofthecommunity.However,asupermarketalonedoesnotpromotearenewedidentitythatthecommunitycurrentlylacks.Itsexistingcommunitycenter,whichhasthepotentialtobethecoreofMo‘ili‘ili,istuckedawayonasitecompletelyhiddenfromthemainstreamtraffic.ByintegratingtheMo‘ili‘iliCommunityCenterabovetheexistingsupermarketstructure,theresultingnewhybriddevelopmenthasthepotentialofbecomingthesocialcenterandvibrantidentityofMo‘ili‘ili.

Thedesignprototypepresentedinthischapterrevealedanumberofarchitecturalelementsthatareimportanttothesuccessofacommunityandretailmixed-use.Amid-levelspaceattachedwithdiningisacrucialcomponentincreatingasmoothtransitionfromthesupermarketbelowtothecommunitycenterabove.Food,especiallyintheAmericanculture,hastheabilitytoenticepeopleandthrustthemgotheextradistance.Apleasantwalk-throughinadditiontotherequiredegresspathwaysoffersvisitorswithanalternativeandavariedexperienceonsite,andisidealforgettingupamulti-storieddevelopment.Openspacesareanintegralpartoftoday’surbaninterventionsandmustbeincorporatedintothedesign.Thecentralplazainthisdesignprovidesaspacenotonlyforcasualinteractionswithvariousagegroups,butforlargeeventsandentertainmentsaswell.Thischapterincludedthreeschemesforlayingoutthecentralplazaforvarioususes.

Verticalstackingofuseswithvisualconnectiononalllevelsisanotherimportantaspectofthisdesignthatensuresthehybridizationofuses.Sufficientopeningsandleveloftransparencyisalsodesired within a development comprising of various uses and age groups to increase the chance ofinteractionsandreinforcenewrelationships.Last,althoughtheentrancestothecommunitycenter’sprogrammedspacesareorientedtowardthecentralplazatoallowforadditionalengagementsbetweenuses,itisimportantfortheseprogrammedusestoconnectwiththestreets.Byincorporatingwindowboxesthatextrudebeyondthefinishedwallsurfacesandcurtainwallsthatmaketheinternalactivitiestransparent,peoplealongthesidewalkandontheroadaremorelikelytobedrawntothedevelopment.Thesedesignelementsaresummarizedasgeneralstrategiesforfuturereferenceinreplicatingsuchhybridprototype.

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08 CONCLUSIONPossibilitiesarealwayspresentforafresharchitecturalconcept,apositivechange.Thedesignandlocationofacommunitycenterhavethepotentialofengagingpeopleinaconcentratedlocation.Yet,existingmodelshavefailedtograspsuchopportunity.Therehavenotbeenmanysuccessfulcasesofcommunitycenters,particularlyinHawai‘i.Oftentuckedawayinunnoticeableareas,communitycenterslacktheprominenceasnodeswithintheircommunitiesandthedesirableenvironmentsforsocialevents.Servingaselderlyandchildcarefacilities,communitycenterslacktheprogrammaticdemandstoaccommodateforvariousagegroupsaswell.

Case studies of various community centers in the mainland U.S. and in Hawai‘i revealed common problemsrelatingtolocation,design,andprogram.Surveysandinterviewsconductedbycommunitycenterusersalsoreinforcedthesignificanceoftheseissuesinkeepingthecentersfromreachingtheirfullpotential.Morethanoften,communitycenters,especiallytheonesinHawai‘i,arebeingoverlooked.Notenoughefforthasbeenplacedinreinventingthisbuildingtypeintoanarchitecturalexpressionthatismorethanjustanenclosedclassroombuildingoranunnoticeablewarehouse.

Theadditionofacommunitycenterabovearetailcenterwouldbeafeasiblesolution,andpossiblythebestsolution,totheproblemsfacingcommunitycenters.Aretaildestination’scentrallocationandconvenientaccessarealsoidealfortheadditionofacommunitycenter.Retailhastheabilitytocapturelargeamountsofpeoplethatnootherbuildingfunctioncan.Itisadynamicmixthatcanbringanewlevelofactivityandexcitementtothecommunitycenter.Mostimportantly,theinfeasibilityandunprofitabilityofsecondfloorretailaretheperfectjustificationsforthesubstitutionofacommunitycenterabove.

Forretailtoreachitsfullpotential,itcannotbedesignedasanisolatedentityaswell.Rather,itshouldbeproperlyintegratedwithotheruses.Theadditionofacommunitycentercanbeanewparadigmthataddressesthesocialneedsofaretaildevelopment.Withanewhybridprogramthatincorporatestwodissimilarfunctions,identitiesofbothentitiesareimprovedtoconveyexcitingsocialandspatialrelationships.Couplingofthetwoalsoreduceswastefulredundanciesbysharingcommonspacesbetweenthetwo.Itmakeslifemoreefficientandbringspeopletogetherfromdiscretecommunities.Thehybriddesignofaretailandcommunitycentercanbringaboutnumerousspatialandprogrammaticchangesthatwillcorrespondtothelifestylesoftheresidents.

Likemanyother,theMo‘ili‘iliCommunityCenterhasthepotentialofbeingredevelopedandreintegratedintothenewgenerationofcommunityspace.Byredevelopingthecenterabovethe

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existingsupermarketonTrianglePark,itbecomesthenewphysicalandsocialidentityofMo‘ili‘ili.Thenewcenter’sspatialconfigurationsprovidesaddedopportunitiesfordifferentagegroupsto interact. Its new program made up for the inadequacies of the old community center. Its outdoorplazaandbalconyareidealforeventsandfunctionsaswell.Thisideaofaverticalhybridcorresponds to the increasing density of Hawai‘i and the shortage of undeveloped land on the island.Eventhoughthisisasitespecificdesign,theconceptofincorporatingretailandcommunityspaceshasthepotentialtobeanewbuildingtypologythatcouldbeappliedelsewhere.ItholdsapromisingfutureinrevivingthevibrancythatMainStreetoncebrought.

Acommunitycenterandretailmixhassomuchtooffer.Itisuptofuturedesignersanddeveloperstodiscoveritsworth.Allittakesisalittleinnovationandalotofcareforthelivelihoodofthecommunitieswelivein.

8.1FUTUREEXPLORATIONS

Thefollowingcanbeconsideredforfutureexaminationonthistypeofhybriddesign:

•Theleveloftransparencybetweenusescanbefurtherexploredandalteredtodiscoverpotentialnewrelationships.Meanwhile,thefunctionoftheinternalusesandthefactorsofsunlightandshadingmustbetakenintoconsiderationwhenadjustingthetransparencylevel.

•Thechoiceandapplicationoffinished/buildingmaterialscanbefurtherstudiedtoallowforvariousvisualgroupingsbetweenuses.

•Moreanalysescanbedoneovertimetoattainabetterestimateontheattendanceofvisitors(inthevariousagegroups)atdifferenttimes.Thiswouldprovideaddeddataforcreatingmultiplediagramsonthelevelsofinteractionsthroughouttheday.

•Iftheprototypeweretobereplicatedinanothercitywithmoreextremeweather,analternativedesignsolutionwithlessoutdoorandmoreenclosedspacewouldbefeasible.

CHAPTER 2Figure2.1:ColinRowe’sFigureGround(KoetterandRowe,2002)Figure2.2:TypologyofPublicPlazas(HallandPorterfield,2001)Figure2.3:AlaMoanaShoppingCenterPerformanceStage(JoyceNip-Author,2010)Figure2.4:KahalaMallCenterStage(JoyceNip-Author,2010)Figure2.5:MaCoyPavilion(JoyceNip-Author,2010)Figure2.6:AlaMoanaBeachParkPicnicArea(JoyceNip-Author,2010)Figure2.7:ChinatownCulturalPlazaPavilion(JoyceNip-Author,2010)Figure2.8:ChinatownCulturalPlazaSeatingArea(JoyceNip-Author,2010)Figure2.9:Kaka‘akoWaterfrontParkTrellisedCourtyard(JoyceNip-Author,2010)Figure2.10:Kaka‘akoWaterfrontParkTrellisedCourtyard(JoyceNip-Author,2010)

CHAPTER 4Figure4.1:PlummerParkCommunityCenterEntrance(Chase,2006)Figure4.2:PlummerParkCommunityCenterExterior(Chase,2006)Figure4.3:PlummerParkCommunityCenterInteriorCorridor(Chase,2006)Figure4.4:HopeCenterDesignSketch(Rejuvenation,2009)Figure4.5:HopeCenterExteriorRendering(Rejuvenation,2009)Figure4.6:HopecenterExteriorLawnRendering(Rejuvenation,2009)Figure4.7:MaryvaleCommunityCenterExterior(Pearson,2006)Figure4.8:MaryvaleCommunityCenterCentralPromenade(Pearson,2006)Figure4.9:PathwayLeadingtoMaryvaleCommunityCenter(Google,2011)Figure4.10:ComputerRoomandLounge(Pearson,2006)Figure4.11:Gymnasium(Pearson,2006)Figure4.12:DrivewayLeadingtotheWaikikiCommunityCenter(Google,2011)Figure4.13:EntrancetotheWaikikiCommunityCenter(Google,2011)Figure4.14:ExterioroftheWaikikiCommunityCenterwithEnclosedSpaces(Google,2011)Figure4.15:EntrancetotheMomilaniCommunityCenter(JoyceNip-Author,2010)Figure4.16:CentralPavilionoftheMomilaniCommunityCenter(JoyceNip-Author,2010)Figure4.17:SwimmingPoolattheMomilaniCommunityCenter(JoyceNip-Author,2010)Figure4.18:DrivewayLeadingtotheMomilaniCommunityCenter(JoyceNip-Author,2010)Figure4.19:DiagramofTriangleParkandMo‘ili‘iliFieldinthePlantationErawiththeJapaneseLivingCampsandOtherFacilities(Ruby,2005)Figure4.20:EntrancetotheMo‘ili‘iliCommunityCenter(JoyceNip-Author,2010)

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Figure4.21:EnclosedSpacesandHallwaysoftheMo‘ili‘iliCommunityCenter (JoyceNip-Author,2010)Figure4.22:ParkingLotUsedastheChildren’sPlayground(JoyceNip-Author,2010)Figure4.23:SampleofSurveyConductedattheMo‘ili‘iliCommunityCenter (JoyceNip-Author,2010)Figure4.24:GraphShowingtheAgeGroupsofParticipantsattheMo‘ili‘iliCommunityCenter (JoyceNip-Author,2010)Figure4.25:GraphShowingtheDaysoftheWeekSpentattheMo‘ili‘iliCommunityCenter (JoyceNip-Author,2010)Figure4.26:GraphShowingHoursoftheDaySpentattheMo‘ili‘iliCommunityCenter (JoyceNip-Author,2010)Figure4.27:GraphShowingFacilities/SpacesDeemedas“MostImportant”atthe Mo‘ili‘iliCommunityCenter(JoyceNip-Author,2010)Figure4.28:BlueprintsfortheConstructionoftheMo‘ili‘iliCommunityCenter(MCC,2009)

CHAPTER 5Figure5.1:TableoftheBasicShoppingCenterConfigurationsandTypes(Kliment,2004)Figure5.2:TableListingtheTenantsMostFrequentlyFoundinU.S.NeighborhoodShoppingCenters asPotentialTenantMixforSupermarketandCommunityCenter(Kramer,2006)Figure5.3:TableListingHighSalesVolumeTenantsinU.S.(Kramer,2006)Figure5.4:TableListingLowSalesVolumeTenantsinU.S.(Kramer,2006)Figure5.5:GraphShowingtheTotalAreaConsumedbyRetailThroughouttheWorld (Koolhaas,2001)Figure5.6:TablewithTypicalParkingRequirements(Kliment,2004)Figure5.7:TablewithTypicalParkingSpaceSizes(Kliment,2004)Figure5.8:TableReferencingTypicalStoreSizesforMajorRetailCategories(Kliment,2004)

CHAPTER 6Figure6.1:DiagramIllustratingDifferentApproachestoDiversificationandIntegration (Kincaid,2002)Figure6.2:TableShowingtheIdealSpansforRetailFormations(Kincaid,2002)Figure6.3:CentralPlazaandActivitySpaceofAyalaCenter (InternationalCouncilofShoppingCenters,2007)Figure6.4:Indoor-OutdoorAtmosphereThroughFacadeTreatmentandNaturalMaterials (InternationalCouncilofShoppingCenters,2007)

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Figure6.5:AerialViewofAyalaCenterwithSlopedRoofs (InternationalCouncilofShoppingCenters,2007)Figure6.6:CentralActivityandPerformanceEmbracedbyConcavedFacade (Beyard,Braun,etal.,1998)Figure6.7:DiagramsHighlightingtheActivityPocketsandPathways(Kliment,2004)Figure6.8:AerialViewofCanalCityHakatawithInwardFocusontheCentralSpace(Kliment,2004)Figure6.9:SectionRenderingofaHybridDevelopment(Lewis,TsurumakiandLewis,2008)Figure6.10:SectionRenderingofaDesignInnovationThroughTransparentFacade (Lewis,TsurumakiandLewis,2008)Figure6.11:SectionRenderingofaDesignInnovationThroughBarDesign (Lewis,TsurumakiandLewis,2008)Figure6.12:SectionRenderingofaDesignInnovationThroughStairwayDesign (Lewis,TsurumakiandLewis,2008)

CHAPTER 7Figure7.1:DiagramIllustratingtheTransitionalPhasesofaHybridRedevelopment(Kincaid,2002)Figure7.2:CarsFilledtheParkingLotforEventatTrianglePark(Ruby,2005)Figure7.3:OldTriangleParkasCenterofActivitiesSuchastheHorseRace(Ruby,2005)Figure7.4:CurrentdayTriangleParkwithStarSupermarket(JoyceNip-Author,2009)Figure7.5:AerialMapofMo‘ili‘ili(GoogleEarth,2009)Figure7.6:FigureGroundofMo‘ili‘ili(JoyceNip-Author,2009)Figure7.7:AerialPerspectiveofSitewithExistingSupermarket(GoogleEarth,2009)Figure7.8:MapsofProjectSite(GIS,2009)Figure7.9:Table21-3.4BMX-3DistrictDevelopmentStandards(LUO,2009)Figure7.10:Table21-3PermittedUsesinBMX-3District(LUO,2009)Figure7.11:Diagram21-3.7StreetSetbacks(LUO,2009)Figure7.12:Table21-6.1Off-streetParkingRequirements(LUO,2009)Figure7.13:Section21-6.100Off-streetLoadingRequirements(LUO,2009)Figure7.14:SiteAnalysisandZoningMap(JoyceNip-Author,2009)Figure7.15:OpportunitiesDiagram(JoyceNip-Author,2009)Figure7.16:DiagramofFacilitiesandFeaturesAroundProjectSite(JoyceNip-Author,2009)Figure7.17:TypicalRestaurantArrangement/Dimensions(ArchitecturalGraphicStandards,2009)Figure7.18:SmallKitchenLayouts(ArchitecturalGraphicStandards,2009)Figure7.18:StandardReceptionistLayout(ArchitecturalGraphicStandards,2009)Figure7.19:StandardOfficeLayout(ArchitecturalGraphicStandards,2009)

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Figure7.20:StandardClassroom(ArchitecturalGraphicStandards,2009)Figure7.21:TypicalConferenceRoom(ArchitecturalGraphicStandards,2009)Figure7.22:Gymnasium-VolleyballCourtDimensions(ArchitecturalGraphicStandards,2009)Figure7.23:Gymnasium-BasketballCourtDimensions(ArchitecturalGraphicStandards,2009)Figure7.24:TypicalLockerRoomLayout(ArchitecturalGraphicStandards,2009)Figure7.25:BathroomStallDimensions(ArchitecturalGraphicStandards,2009)Figure7.26:BathroomLayout(ArchitecturalGraphicStandards,2009)Figure7.27:DesignConceptDiagram(JoyceNip-Author,2011)Figure7.28:Hand-drawnPerspectiveofFirstDesignScheme(JoyceNip-Author,2011)Figure7.29:Sketch-upMassingofSecondDesignScheme(JoyceNip-Author,2011)Figure7.30:HandSketchesofDesignDetails(JoyceNip-Author,2011)Figure7.31:RevitModelofFinalScheme(JoyceNip-Author,2011)Figure7.32:FinalDesignPrototypeFirstFloorPlan(JoyceNip-Author,2011)Figure7.33:SectionPerspectiveofFirstFloorSpaces(JoyceNip-Author,2011)Figure7.34:FinalDesignPrototypeSecondFloorPlan(JoyceNip-Author,2011)Figure7.35:SectionPerspectiveofSecondFloorSpaces(JoyceNip-Author,2011)Figure7.36:FinalDesignPrototypeThirdandFourthFloorPlan(JoyceNip-Author,2011)Figure7.37:SectionPerspectiveofThirdandFourthFloorSpaces(JoyceNip-Author,2011)Figure7.38:FinalDesignPrototypeFifthandSixthFloorPlan(JoyceNip-Author,2011)Figure7.39:SectionPerspectiveofFifthandSixthFloorSpaces(JoyceNip-Author,2011)Figure7.40:FinalDesignPrototypeSitePlan(JoyceNip-Author,2011)Figure7.41:OverallPerspective(JoyceNip-Author,2011)Figure7.42:FinalDesignPrototypeEastElevation(JoyceNip-Author,2011)Figure7.43:FinalDesignPrototypeWestElevation(JoyceNip-Author,2011)Figure7.44:FinalDesignPrototypeSouthElevation(JoyceNip-Author,2011)Figure7.45:FinalDesignPrototypeNorthElevation(JoyceNip-Author,2011)

Figure7.46:DiagramShowingtheDesign’sProgrammedSpacesforDifferentAgeGroups (JoyceNip-Author,2011)Figure7.47:DiagramShowingNewProgramsthatAddressedUsersRequests (JoyceNip-Author,2011)Figure7.48:DiagramShowingPossiblePathsofTravelofDifferentAgeGroups (JoyceNip-Author,2011)Figure7.49:DiagramHighlightingAreasDifferentAgeGroupsMayCrossPathsandInteract (JoyceNip-Author,2011)

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Figure7.50:Hand-drawnDiagramShowingRelationshipBetweenCentralPlazaandOtherUses (JoyceNip-Author,2011)Figure7.51:DiagramIllustratingtheSenseofIntimacyandSecurityAchievedbySurrounding DifferentFunctionsAroundtheCentralPlaza(JoyceNip-Author,2011)Figure7.52:DesignRenderingShowingBalconyAccesstoCafe(JoyceNip-Author,2011)Figure7.53:DesignRenderingShowingSpacewithaPleasantWalk-Through (JoyceNip-Author,2011)Figure7.54:DesignRenderingShowingCentralPlazaAreaforEventsandEntertainment (JoyceNip-Author,2011)Figure7.55:PlanwithLayoutoftheCentralPlazaasPerformanceSpace(JoyceNip-Author,2011)Figure7.56:DesignRenderingShowingUsageofCentralPlazaasaPerformanceSpace (JoyceNip-Author,2011)Figure7.57:PlanwithLayoutoftheCentralPlazaforDinnerandParties(JoyceNip-Author,2011)Figure7.58:DesignRenderingShowingUsageofCentralPlazaasaDinnerandPartySpace (JoyceNip-Author,2011)Figure7.59:PlanwithLayoutoftheCentralPlazaforFairsandFestivals(JoyceNip-Author,2011)Figure7.60:DesignRenderingShowingUsageofCentralPlazaasaFestivalSpace (JoyceNip-Author,2011)Figure7.61:DesignRenderingShowingOutdoorBalconyasTransitionalSpacebetweenUses (JoyceNip-Author,2011)Figure7.62:DesignRenderingShowingVisibilityofSupermarketBelowandCommunityCenter AbovefromMid-levelBalcony(JoyceNip-Author,2011)Figure7.63:SectionPerspectiveRenderingShowingVerticalStackingofUses (JoyceNip-Author,2011)Figure7.64:DesignRenderingShowingTransparencybetweenAdjacentUses-DanceStudio andChildren’sRoom(JoyceNip-Author,2011)Figure7.65:DesignRenderingShowingTransparencybetweenAdjacentUses-Gymnasium andLounge(JoyceNip-Author,2011)Figure7.66:DesignRenderingShowingConnectionwiththeStreetThroughGymnasium WindowBox(JoyceNip-Author,2011)Figure7.67:DesignRenderingShowingConnectionwiththeStreetThroughDanceStudio WindowBox(JoyceNip-Author,2011)Figure7.68:ExistingMo‘ili‘iliCommunityCenter(JoyceNip-Author,2011)Figure7.69:AerialPerspectiveofExistingSupermarketonSite(GoogleEarth,2011)

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Figure7.70:OverallRenderingofFinalHybridDesignwithCommunityCenterAboveaSupermarket (JoyceNip-Author,2011)Figure7.71:RenderingforDesignStrategy1-TransitionalSpace(JoyceNip-Author,2011)Figure7.72:RenderingforDesignStrategy2-PleasantWalk-Through(JoyceNip-Author,2011)Figure7.73:RenderingforDesignStrategy3-OutdoorPlaza(JoyceNip-Author,2011)Figure7.74:RenderingforDesignStrategy4-VerticalStacking(JoyceNip-Author,2011)Figure7.75:RenderingforDesignStrategy5-TransparencybetweenUses(JoyceNip-Author,2011)Figure7.76:RenderingforDesignStrategy6-ConnectionwiththeStreet(JoyceNip-Author,2011)

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Altoon,RonaldA.,interviewbyJoyceNip.SecondFloorRetail(January25,2010).

RonaldAltoonisthecofounderofAltoon+PorterArchitectsLLDinLosAngeles,California.Altoon’sfirmhascompletednumerousretailcenterdesignsovertheyearsandhasearnednumerousawardsinthisfieldofdesign.GiventheopportunitytocompleteasemesterlongPracticumatAltoon+PorterArchitects,IinterviewedAltoontoexpandmyunderstandingofretaildesign,inparticular,secondfloorretail.Altoonexplainedreasonsforthefailureofsecondfloorretailandsuggesteddesignconsiderationswhendevelopingretailspaces.Withhisexperienceinretaildesign,Altoonwasveryfluentonthesubjectmatterandofferednumerousnewinsights.Hetaughtmetonotonlywalkthemall,buttoobservetheretailtenantsandanalyzethereasonfortheirplacementsatthemall.Tenantsarenotrandomlyplaced,butratherstrategicallylocatedtotheadvantageofthetenantandmalloperation.Retailcenterscannotbedesignedasanisolatedentity,butasadevelopmentincollaborationwithneighboringbuildingsanduses.

Beyard,Michael,interviewbyJoyceNip.SecondFloorRetail(March11,2010).

MichaelBeyardwasaseniorresidentfellowatUrbanLandInstitutewhospecializedinthestudyofretailandentertainmentcenterdevelopment.Hehaspublishednumerousbooksonretailandmixed-use designs and redevelopments. I was fortunate to have contacted Beyard and conducted a phoneinterviewwithhim.Michaelwasveryfriendlyandinteractive.HeprovidedmeusefulsecondfloorretailinformationthatIcouldnotfindinanywrittensources.Heofferednewinsightsfromadeveloper’spointofviewandexplainedreasonsforthecontinualestablishmentofmulti-storymalls.Whenaskedifthereareanypublicationsonthetopic,Beyardrespondedwithano.Hesaidthatthischallengehasnotbeenresolvedintoday’sindustry.

Beyard,Michael,RaymondBraun,HerbertMcLaughlin,PatrickPhillips,andMichaelRubin.DevelopingUrbanEntertainmentCenters.WashingtonD.C.:UrbanLandInstitute,1998.

Thissourceprovidedanoverviewonretailandentertainmentcenterdesign.Thebookdiscussedthechangingconceptandfunctionofretailcentersovertime.Itpresentedretailasanentertainmentindustryinwhichstrategicevaluationofmarketopportunitiesisessentialtofacethegrowingcompetition.Generaldesignguidelinesofentertainmentcentersarealsolistedinthebookand can serve as a reference for future retail design.

ANNOTATED BIBLIOGRAPHY

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Bohl,Charles.PlaceMaking:DevelopingTownCenters,MainStreets,andUrbanVillages.WashingtonD.C.:UrbanLandInstitute,2002.

Similartoothermixed-usedesignguidelines,thisbookfocusedonwaysthatmixed-usecanbeutilizedtoprovokeasenseofplace.Overall,theinformationsharedreinforcesidealsandconceptsstatedbyotherbooks.Itishowever,uniqueinthatitconcentratedonhowmixed-usescanformgreathumanspacesmorethanotherresourcesdo.Thebookalsoincludedaconciseguidelinetocreateeffectivemixed-uses,whichiscomprehensibleandtothepoint.Casestudiesandmixed-usefeasibilityplansarefeaturedinthesecondportionofthebook.Someoftheexamplesfromthisbookarealsoillustratedinotherbooks.

CanalCityHakata.2009.http://www.canalcity.co.jp/eg/concept/index.html#c_01(accessedSeptember26,2009).

TheofficialwebsiteofCanalCityHakataprovidedusefuldataregardingtheproject’sdesignconceptand features. Numerous images exemplifying the concept are shown along with the text for easycomprehension.Asidefromimagesandtexts,diagramsandfloorplansofthecomplexarealsolinkedonthewebpage.Thesediagramsandfloorplansclearlyshowedthatthecirculationpassages,gatheringplatforms,andactivitystagesarethefocalpointsofthedesignofCanalCity.

Cox,Samuel.AReportontheMo‘ili‘iliCommunityCenter.ProgramAssessment,Honolulu:UniversityofHawai‘iatMānoa,1967.

ThisreportisavaluablesourceforthefutureremakingoftheMo‘ili‘iliCommunityCenter.Thoughthereportwascompletedawhileback,itunderlinedthemotivesanddirectionthatthecommunitycentershouldfollow.Notonlydoesitstatethefuturegoalsofthecenter,itexplainedtheboardmembers’reasoningbehindthesedecisionsaswell.Withthisreport,Icancompareprogramdirectionsdescribedinyear1967totheexistingprogramoftoday’scommunitycenterandevaluatethechangesthathavebeenmadethroughtheyears.

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Dunham-Jones,Ellen,andJuneWilliamson.RetrofittingSuburbia:UrbanDesignSolutionsforRedesigningSuburbs.Hoboken:JohnWileyandSons,Inc.,2009.

Thisbookthoroughlyexplainedtheideaofretrofittingandtheadvantagesitbrings.Itshowcasednumerousanalysesofretrofitteddevelopments.Traditionalenclosedmallswithwindowlesswallsnolongerfunctioninthecommunity.Moreandmoreofthemarebecomingghostedmallsthatfillupunnecessaryspacesintheneighborhoods.Thesedeadcentersalsoaffectthewell-beingofthecommunitiesinwhichtheyreside.Big-boxdevelopmentsareexperiencingsimilarproblemsandareundergoingtheprocessoftransformation.Withtheconceptofretrofittingmixed-use,theresultinghybridprogramismuchmoreuserfriendlyandefficient.

Fenton,Joseph.PhamphletArchitecture11:HybridBuildings.NewYork:PrincetonArchitecturalPress,1985.

PamphletArchitectureNo.11focusedonthedefinition,history,program,andformofhybridbuildings.Itcategorizedtheprogramofhybriddesignintotwodivisionsandtheformintothree.Casestudiesillustratingthethreedifferenttypesofhybridformsareincludedinthelattersectionofthepamphlet.Unfortunately,beingpublishedawhileback,theexamplesarenotreallyuptocurrentdaystandards.Nevertheless,Ifeelthatthecategoriesdiscussedarestillvalidtoday.AforwardbyStevenHollexplainedissuesindealingwithgeographicdispersionsofbuildingsinthe1980’s,whicheventuallyledtohybriddesigninitiatives.

GulfCoastRebuild:ForestHeights.ProducedbyIntersection.PerformedbyDanielLibeskind.2006.

ThisisadocumentarythatrecordedDanielLibeskind’sdesignprocessandpresentationoftheHOPECentertoapanelofcommittee.Danielexplainedhisschematicdesignusingaphysicalmodelandboardswiththree-dimensionalcomputerrenderingsandfloorplans.Hespentamajorityofhispresentationonjustifyingtheexteriorformworkanditsimplicationintheneighborhood,whichwaspreviousdamagedbyHurricaneKatrina.Duetothelackofsufficientwritteninformationonthiscommunitycenter,thisvideowasveryvaluableingainingabetterunderstandingofthedesign.

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Hall,Kenneth,andGeraldPorterfield.CommunitybyDesign:NewUrbanismforSuburbsandSmallCommunities.NewYork:McGraw-Hill,2001.

Community by Designbrokedowncomponentsofacommunityanddiscussedeachofthemseparately.Thebreakdownofthebookmadeiteasytocomprehend.Living,shopping,working,andgeneralpublicenvironmentsaresomeareasoffocus.Thebookproposedsuitabletechniquesforcommunitydevelopmentsthroughinformativetextanddiagrams.Italsoreferencedthedefinitionofacommunityfromdifferentsourcesandsummarizedtheideaofacommunityinunderstandableterms.

Hanifan,Lyda.TheCommunityCenter.Boston:Silver,BurdettandCompany,1920.

Thisisoneoftheraresourcesavailableontheconceptofacommunitycenter.Thoughpublishedyearsago,theviewsandideasofacommunitycenterpresentedinthebookarestillapplicabletoday.Inthebook,communitycentersarereferencedascongregationalareasforcommonactivitiesthatbenefittheentirecommunity.Whenthebookwaswrittenin1920,buildingsforcommunityusagewerenotnecessarilylabeledascommunitycenters.Rather,spacesthatpromotecontributingcommunityactivities,includingthecafeteriaofaschoolorthelawnofachurch,arereferredtoascommunityspacesinthebook.

InternationalCouncilofShoppingCenters.Mixed-UseDevelopment:TheImpactofRetailonaChangingLandscape.NewYork:InternationalCouncilofShoppingCenters,2007.

TheInternationalCouncilofShoppingCenters(ICSC)publishedthisbooktoorientatereaderswiththeideaofmixed-usedevelopments.Thoughthecomplexityofmixed-usemadeithardtodefine,aviabledefinitionisagreeduponbytheICSC,BOMAInternational,theNationalAssociationofIndustrialandOfficeProperties,andtheNationalMultiHousingCouncilin2006.Thebookalsodiscussedindetailtheactivecomponentsofamixed-usedevelopment.Coveragesonretail,recreation,publicspace,andparkingdesignareespeciallyuseful.TheAyalaCenterinPhilippinesisa successful example that is worth examining.

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Kincaid,David.AdaptingBuildingsforChangingUses:GuidelinesforChangeofUseRefurbishment.NewYork:SponPress,2002.

Physicalcharacteristicssuitableforadaptivereuseinitiativesarepresentedinthisbook.Theauthordiscussedmethodsofeffectivedesignmanagementthatcanyieldforgreaterchancesofsuccess.Advantagesofadaptivereuseareclearlylistedaswell.Themostusefulsectionofthebookhaschartsandtablesthatillustratedthebasictypesofbuildingadaptation,basicdimensionsofdifferentbuildingtypes,andfactorsofconsiderationduringtheredevelopmentprocess.

Kliment,Stephen.BuildingTypeBasicsforRetailandMixed-UseFacilities.Hoboken:JohnWileyandSons,Inc.,2004.

Thisisanexcellentsourcetodevelopanunderstandingofwhypeopleshop.Itprovidedsuggestionsfortheplanninganddesignofretailandmixed-usecenters.Theseguidelinesareusefulforthosewishingtostartaretaildevelopmentinthenearfutureortheoneswantingtolearnmoreaboutretaildesign.ThebookalsocontainedoverviewsofsomerenownretailcenterssuchastheCanalCityHakata,acasestudyincludedinthisresearch.Thebodyofthebookiseasytocomprehendanda delight to read.

Koolhaas,Rem.ed.TheHarvardDesignSchoolGuidetoShopping.Cambridge:TASCHEN,2001.

RemKoolhaasisarenownarchitectandaprofessorattheHarvardUniversityGraduateSchoolofDesign.Alongwithmanyotherarchitectsandresearchers,hecompiledthisguidetoshopping.Unlikesomeotherdesignguides,thisbookispublishedtomakeanimpactstatementonexistingshoppingcenters.Itpresentedshoppinginmanyinterestingperspectives.Fromdetailedoverviewsonairconditioningandescalator,tobroaderdiscussionsabouttheconsumermarketandinfrastructures,thebookcoverednumerousimaginableaspectsofshopping.Argumentsandhypothesesproposedinthebookarefullysupportedwithdataandstatistics.Prospectsonfuturetransformationsofshoppingcentersaresystematicallypresentedaswell.Theoverallcontentofthebookimpliedtheneedforretailandcommunityconnections.

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Kramer,Anita.DollarsandCentsofShoppingCenters:TheScore2006.WashingtonD.C.:TheUrbanLandInstituteandTheInternationalCouncilofShoppingCenters,2006.

ThispublicationisavaluablecompilationofcomparativedataontheincomeandexpensesofshoppingcentersintheUnitedStates.Fivebasictypesofshoppingcentersaredefined,thenanalyzedbasedontheirgeographiclocations.Over500chartsandtablesarepresentedinthebooktoshowtheaveragecentersize,sales,andoperatingresults.AnitaKrameristheseniordirectorattheUrbanLandInstituteaswellastheprojectdirectorfortherecentissuesoftheDollars and Cents of Shopping Centers.ThroughapersonalinterviewwithKramer,sheclarifiedsegmentsofthepublicationtomeandrevealedpossibleimplicationsbehindthecollecteddataontheoperationsofcurrent shopping centers.

Lewis,Paul,MarcTsurumaki,andDavidLewis.Lewis.Tsurumaki.Lewis:OpportunisticArchitecture.NewYork:PrincetonArchitecturalPress,2008.

Lewis.Tsurumaki.Lewisisaveryinspiringarchitecturalfirmthatdoesmorethantypicalarchitecturaldesigns.Principalsofthefirmstriveforopportunisticarchitecture,whichinvertsconstraintsofeachdesignintocatalystsforinnovativesolutions.Thefirm’sprojectsofteninterjectdifferentfunctionsandsurfacestocreatenotmerelymixed-usecomplexes,buttruehybridizationofspaces.Examplesshowninthisbookofferedinspirationsformydoctoratedesign.Theimagesanddiagramsinthebookareexcellentillustrationsofspatialhybrids.Numeroussectionperspectivesareaddedinthepamphlettoclearlyshowareaswherespatialhybridizationoccurs.Tacticsonapproachingdifferentdesignworksarealsopresentedinthelatterpartofthebook.

Lewis,Paul,MarcTsurumaki,andDavidLewis.PamphletArchitecture21:SituationNormal.NewYork:PrincetonArchitecturalPress,1998.

Situation NormalisthefirstofthetwobookswrittenbyLewis.Tusrumaki.Lewis.Inthisbook,Lewis,Tsurumaki,andLewisprovidedtheirreasonsfordesigningbeyondtheconventional.Theirdesignsstrivetonotfollowthemethodsofdesigncommonlyemployed.Plausibletacticstosolvevariousprojectscenariosarepresented.Thesetacticsareelaboratedintheirsecondbooktitled,Opportunistic Architecture.

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Marcus,Clare,andCarolynFrancis.PeoplePlaces:DesignGuidelinesforUrbanOpenSpace.NewYork:VanNostrandReinhold,1998.

Thisbookofferedplausibledesignguidelinesfordesigningurbanopenspaces.Thebookputforthanin-depthstudyofurbanplaza,whichisacommonformofpublicspacesincehistorictimes.Thechangingroleofplazaswithincommunities,aswellasdesignrecommendationsforacurrent-dayplazaarepresented.Thelatterportionofbookfocusedonthevaryingneedsofthedifferentagegroupsinanurbanoutdoorspace.Thissectionoffereddesigntechniquestoaccommodatefortheagegroups.Thesedesignconsiderationsarelogicalandstraightforward,butareoftenforgottenindesigns.

MaryvaleCommunityCenter.2009.http://www.phoenix.gov/PARKS/maryvale.html(accessedOctober5,2009).

TheofficialwebsiteoftheMaryvaleCommunityCenterlistedthefacilitiesandamenitiesthatthecentercontains.Alongwithalistingareimagesofthedifferentspaces,theinternalenvironmentsandconfigurationsofspaceswithinthecommunitycenterareeasytocomprehend.Thecenter’swiderangeofoptionsattractavarietyofagegroupstotakepartthroughouttheday.Forthisreason,theMaryvaleCommunityCenteropensitsdoortothepublicfrommorningtilllateatnight.

Mo‘ili‘iliCommunityCenter.2009.http://www.moiliilicc.org(accessedMay10,2009).

Mo‘ili‘iliCommunityCenter’swebsitegaveanoverviewofthecenter’smissionstatementandcurrentprograms.Programtimesandcategoriesshowedthecenter’scommitmentandfocustowardseniorservicesandchildcare.Italsoprovidedthegeneraltimesinwhichthecenterisopentopublic.Thoughthesitedoesnotrevealthecenter’scurrentproblemsorneedsforimprovement,itisagoodstartingpointingraspingtheideaofacommunitycenterinHawai‘i.

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NationalEndowmentfortheArt.SprawlandPublicSpace:RedressingtheMall.NewYork:PrincetonArchitecturalPress,2002.

ThispublicationcompiledbytheNationalEndowmentfortheArthasoverfifteenarticlesbyuniversity professors and well-known architects on their views of shopping mall designs. A majority ofthearticlesvoicedissuesrelatingtothefailureofmanymallsacrossthecountry.Someauthorsevenforesawtheeliminationofmallsifproblemsarenotfixedinthenearfuture.Themainsolutionagreedbymostauthorsistheintegrationofpublic/civicspace.Fromthesereadings,thedirectcorrelationbetweenandpossibleintegrationofcommunityandretailspacesbecameclear.

NationalTrustforHistoricPreservation.MainStreet.2011.http://www.preservationnation.org/main-street/about-main-street/(accessedJanuary4,2011).

TheNationalTrustforHistoricPreservationstartedaMainStreetmovement,whichsoughtfortherevivaloftheoncevibrantmainstreetsindowntownsandcommercialdistricts.ThewebsitedevotedasectiononexplainingthehistoryofMainStreetanditsimportanceinthecommunity.Ithasathoroughoverviewontheriseandfallofmainstreet,andthecorrectdesignapproachinrevitalizingtheMainStreet.

Pearson,CliffordA.“GouldEvansandWendellBurnetteMakeUrbanandSocialConnectionsatthePaloVerdeLibraryandMaryvaleCommunityCenterinPhoenix.”ArchitecturalRecord,2006:194.

Recipientofthe2007AIAHonorAwardforthedesign’seffectivenessinrevitalizingthecommunity,theMaryvaleCommunityCenterisacasestudyworthstudying.Thisexcerptofthelibraryandcommunitycentercontaineddetaileddescriptionsofthedesignobjectivesandconcepts.AnumberofsayingsbyEvansandBurnette,architectsresponsibleforthedesigns,areincludedinthisreport.Thesesayingsarevaluableinexplainingandunderstandingthearchitects’designdecisionsandthought processes.

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Pearson,CliffordA.“PaloVerdeBranchLibraryandMaryvaleCommunityCenter.”ArchitecturalRecord,2006:125-129.

ThisarticleonthePaloVerdeBranchLibraryandMaryvaleCommunityCenterprovidedmewithanoverviewofthelibraryandcenter’sdesign,construction,andprogram.Thecentersitsprominentlyintheneighborhood,withcarefulincorporationofapublicpromenadeintothecenterdesign.Thecommunitycenter’sadjacencytothelibrarysetsagoodexampleofmixed-use.Itisaboldyetsimpledesignthatfunctionswellinthecommunity.Throughimagesincludedinthearticle,thescaleofthefinaldesignanditseffectsonthecommunitycanbevisualizedandanalyzed.

“PlummerParkCommunityCenter.”InLA2000+NewArchitectureinLosAngeles,byJohnChase,176-183.NewYork:TheMonacelliPress,2006.

ThePlummerParkCommunityCenterisanadaptivereuseproject.Thecenter’sdesignisefficientbutnotintriguing.Thoughnotveryin-depth,thebookprovidedageneraldescriptionofthefunctionandlayoutofthecommunitycenter.Alongwiththetextareanumberofbeautifulphotographsthatdepictedtheuniquefeaturesoftheplace.Architecturally,thecommunitycenterisnotoneofakind,butitisanexamplethatemphasizesonfunctionoverform.

“Rejuvenation.”StudioDanielLibeskind.2009.http://www.daniel-libeskind.com/projects/show-all/rejuvenation(accessedMarch20,2009).

“Rejuvenation”isawebpageonStudioDanielLibeskind’swebsitethatexplainedLibeskind’sprobonodesignoftheHOPEcenter(HometoOpportunity,Possibility,andEmpowerment).ThecenterwillreplacetheoriginalcommunityfacilitydamagedbyHurricaneKatrina.Itisadesignthatdividestheinteriorfunctionsofthecenterinaveryorderlyandsystematicway.TheoverallformofthecenterresemblesthreewavesincommemorationofHurricaneKatrina.Thelargegrassfieldprovides an outdoor space for kids and families.

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Ruby,Laura.Mo‘ili‘ili-TheLifeofaCommunity.Honolulu:Mo‘ili‘iliCommunityCenter,2005.

ThisisanimportantreferencethatisdevotedtothehistoryanddevelopmentofMo‘ili‘iliandtheMo‘ili‘iliCommunityCenter(MCC).ItisabookpublishedbyMCCinefforttodocumentthespiritofthecommunitythroughtheyears.Thebookcompiledacollectionofhistoricalphotographs,oraldocumentaries,andover125interviews.ItallowedthereadertotracetherootsofMo‘ili‘ilifromatarogrowingregionintoaresidentialandcommercialcenter.OtherimportantaspectsofthecommunitysuchasthedifferentethnicgroupsandorganizationsthattransformedMo‘ili‘iliovertheyearsareincludedinthispublication.Thiswell-organizedbookclearlyexplainedeachdevelopmental phase of Mo‘ili‘ili chronologically.

Schwanke,Dean,etal.Mixed-UseDevelopmentHandbook.WashingtonD.C.:UrbanLandInstitute,2003.

ThisMixed-UseDevelopmentHandbookisanencyclopediathatexploredmanydifferentissuesdealingwithmixed-usedesigns.Thefirstchaptergaveageneraldefinitionandthebasicconfigurationsofmixed-use.Designstrategiesandconsiderationsarediscussedindetailinthelaterchapters,dependingontheprogramofthemixed-useproject.Themostinformativeandrelevantsectionsinthebookaretheonesconcerningretailandcivicfacilities.Otherpertinentinformationsuchastheintegrationandpositioningofdifferentusesarealsopresentedinthebook.

WaikikiCommunityCenter.2009.http://www.waikikicommunitycenter.org(accessedMay10,2009).

TheWaikikiCommunityCenterisaneighborhoodcenterinHawai‘ithatfocusesonseniorservicesandchildcare.Thewebsitesuppliedmewiththebasicinformationonthecenter’shistory,courses,andhoursofoperation.Bycomparingthebasicfunctionsandprogramsofmultiplecommunitycenters,generalassumptionsregardingthecommunitycentersinHawai‘icanbemade.

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Whyte,William.TheSocialLifeofSmallUrbanSpaces.WashingtonD.C.:TheConservationFoundation,1980.

Thisbooklistedmanycontributingelementsofafavorablesocialspace.Theimportanceandqualityofpublicplazasarepresentedinthefirstchapter.Themovementsandbehaviorsofpeoplearealsodiscussedastherationaleforsocialspacedesigns.Therestofthebookisdevotedtothestudyofotherfeasiblecharacteristicsofpublicspaces.Designfactorssuchastheplacementofseating,theintegrationoftreesandwaterfeatures,andthedevelopmentofcorneramenitiesaresensitivetothesuccessoftheplace.Thoughmostarecommonsense,theyarenotbeingappliedtomanyexistingpublicspaces.

Wilcox,Claudia.Mo‘ili‘iliCommunityCenterProgramAssessment:APreliminaryReport.ProgramAssessment,Honolulu:UniversityofHawai‘iatMānoa,1986.

ThisprogramassessmentreportoftheMo‘ili‘iliCommunityCenterisafollow-upoftheonecompletedin1967.Withbothreports,comparisonscanbemadetoevaluatethechangesovertime.Theprogramsinthisreportaremorerefinedthantheonesspecifiedinthe1967report.However,whereastheearlierdiscussedpossibleprogramexpansions,thisprogramassessmentonlyfocusedonexistingprogramsandshowedlittleconsiderationforadditionaldevelopments.Problemsposedinthe1967reportarenotresolvedinthislaterone.Meanwhile,theprogramsinoperationendorsednewissuestobedealtwith.

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