Architect as Developer A Model for Triple Top Line Development A thesis submitted to the Graduate School of the University of Cincinnati in partial fulfillment of the requirements for the degree of Master of Architecture in the School of Architecture and Interior Design of the College of Design, Architecture, Art, and Planning. Michael Benkert Bachelor of Science in Architecture University of Cincinnati, June 2008 May 2010 Prof. Elizabeth Riorden, Thesis Chair Prof. Michael McInturf, Second Chair Abstract Abstract Triple top line development is a methodology for developing buildings that are not only economic assets, but environmental and social assets, with the understanding that in doing so, there will be a spillover effect among concentrations, resulting in added benefits for each. Architects are trained and educated to design buildings in this manner, but lack the necessary interests and influence to bring triple top line developments to fruition. Architects, in their traditional roles, do not produce buildings; rather they provide a service for developers and owners who do. The developers controlling project financing are legally and ethically entitled to the ultimate design authority, and their interests are often in direct conflict with those of the architects they hire. Developers are strictly concerned with a building’s economic performance and will strike down design proposals which do not provide an immediate financial return. This is unfortunate, because ecological and social equity considerations have the potential to not only enhance the economic viability of projects, but create more pleasing environments in the process. These oversights open doors for Architect-Developers to develop their own triple top line projects, regain the ultimate design authority, and profit from the added value their designs bring to buildings and communities. iii Acknowledgements Acknowledgements I would like to thank everyone who contributed their time, knowledge, and support in order to help me develop this thesis. A special thank you goes out to my thesis chairs, Liz Riorden, Michael McInturf, and especially Ken Schon, who has been a great mentor throughout this process. I also want to acknowledge Greg Badger for his willingness to share information with me and give me access to his property for the design project. Finally, thank you to my parents for providing me with such great opportunities in life and the encouragement to pursue them. v Architect as Developer: A Model For Triple Top Line Development vi Table of Contents Abstract iii Acknowledgements v Table of Contents vii List of Illustrations ix Introduction 1 Part I: Problem Chapter 1: The Triple Top Line Defined 3 Chapter 2: Triple Top Line Development Restrictions 7 Fragmented Interests . 7 The Architect’s Dilemma . 8 Fragmented Process. 10 Moving Forward . 12 Part II: Solution Chapter 3: The Architect as Developer 13 Increased Responsibility . 14 The Architect-Developer Learning Curve. 17 Increased Design Control . 25 Increased Compensation . 25 Chapter 4: Triple Top Line Development Reconsidered 29 Integrated Interests . 29 Integrated Process . 31 Part III: Outcome Chapter 5: Triple Top Line Developments 35 Chapter 6: 100 West Elder Design Project 41 Analysis . 43 Program . 56 Design . 62 Pro Forma . 73 Conclusion . 75 Bibliography 77 Appendix A: 100 West Elder Pro Forma 81 Appendix B: Glossary of Terms 95 vii Architect as Developer: A Model For Triple Top Line Development viii List of Illustrations List of Illustrations Figure 1 - http://www.mbdc.com/overview.htm Figure 17 - adapted by author from http:// www.mbdc.com/overview.htm Figure 2 - http://www.cpi.cam.ac.uk/PDF/Bill_ McDonough_presentation.pdf Figure 18 - photo by author Figure 3 - image by author Figure 19 - http://www.flickr.com/photos/ atomicglee/3526272901/ Figure 4 - adapted by author from http://www. mbdc.com/overview.htm Figure 20 - photos by author Figure 5 - adapted by author from http://www. Figure 21 - adapted by author from http:// mbdc.com/overview.htm maps.google.com/maps?ct=reset Figure 6 - image by author Figure 22 - image by author Figure 7 - image by author Figure 23 - adapted by author from http:// www.google.com/ Figure 8 - image by author Figure 24 - adapted by author from http:// Figure 9 - image by author maps.google.com/maps?ct=reset Figure 10 - adapted by author from Miller, The Figure 25 - http://maps.google.com/ Architect as Developer, 13. maps?ct=reset Figure 11 - adapted by author from Miller, The Figure 26 - image by author Architect as Developer, 13. Figure 27 - image by author Figure 12 - Miles, Real Estate Development: Principles and Process, 6. Figure 28 - image by author Figure 13 - http://www.burnsiderocket.com/ Figure 29 - image by author forsale.html Figure 30 - adapted by author from http:// Figure 14 - Grant,The Small-Scale Master cagis.hamilton-co.org/ Builder, 28. Figure 31 - http://www.bing.com/ maps/?FORM=Z9LH8 Figure 15 - adapted by author from http:// www.mbdc.com/overview.htm Figure 32 - http://findlaymarket.org/history.htm Figure 16 - image by author Figure 33 - adapted by author from http:// maps.google.com/maps?ct=reset ix Architect as Developer: A Model For Triple Top Line Development Figure 34 - http://www.flickr.com/ Figure 52 - http://www.burnsiderocket.com/ images.html Figure 35 - adapted by author from http:// www.city-data.com/ Figure 53 - image by author Figure 36 - adapted by author from http:// Figure 54 - http://www.onionflats.com/ cagis.hamilton-co.org/ Figure 55 - image by author Figure 37 - http://www.gatewayquarter.com/ Figure 56 - http://www.google.com/ Location.html imghp?hl=en&tab=wi Figure 38 - http://www.otrbrewerydistrict.org/ Figure 57 - http://www.onionflats.com/ projects_masterplan.php Figure 58 - image by author Figure 39 - photos by author Figure 59 - photos by author Figure 40 - http://cincinnati.craigslist.org/ Figure 60 - image by author Figure 41 - http://www.flickr.com/ Figure 61 - image by author Figure 42 - image by author Figure 62 - adapted by author from http:// Figure 43 - adapted by author from http:// www.mbdc.com/overview.htm www.bing.com/maps/?FORM=Z9LH8 Figure 63 - adapted by author from http:// Figure 44 - image by author www.bing.com/maps/?FORM=Z9LH8 Figure 45 - image by author Figure 46 - image by author Figure 47 - http://www.burnsiderocket.com/ images.html Figure 48 - adapted by author from http:// maps.google.com/maps?ct=reset Figure 49 - adapted by author from http:// www.burnsiderocket.com/images.html Figure 50 - adapted by author from http:// www.burnsiderocket.com/images.html Figure 51 - http://www.burnsiderocket.com/ images.html x Introduction Introduction Triple top line thinking is a methodology for developing buildings that are not only economic assets, but environmental and social assets, with the understanding that in doing so, there will be a spillover effect among concentrations, resulting in added benefits for each. Architects are trained and educated to design buildings in this manner, but lack the necessary interests and influence to bring triple top line developments to fruition. The problem is that architects, in their traditional roles, do not produce buildings; rather they provide a service for developers and owners who do. This service-for-fee structure undermines architects’ interests in creating buildings that provide strong economic returns in that it prevents architects from profiting from the added value their designs bring to the real estate market. More significantly, this structure forces architects to defer control of design decisions to developers. Real estate developers are legally and ethically entitled to the ultimate design authority as a result of their control over project financing, and their interests are often in conflict with those of the architects they hire. Developers are strictly concerned with a building’s economic performance and will strike down design proposals which do not provide an immediate financial return. This is unfortunate, because ecological and social equity considerations have the potential to not only enhance the economic viability of projects, but create more pleasing environments in the process. These oversights open doors for Architect-Developers to develop their own triple top line projects, regain the ultimate design authority, and profit from the added value their designs bring to buildings and communities. Designer Bruce Mau writes that “the world would be a better place if more of what we built in our cities was determined by people educated and trained with culture, civic awareness, aesthetic sensitivity and historical knowledge,” and the architect-developer model has the ability to make this vision a reality (Mau). 1 Architect as Developer: A Model For Triple Top Line Development 2 Chapter 1: The Triple Top Line Defined Part I: Problem Chapter 1: The Triple Top Line Defined Triple top line thinking is a response to the triple bottom line of sustainability, a method of accounting that attempts to quantify the social and environmental impact of a building in a way comparable to the economic impact, in an effort to show improvements and make more in-depth evaluations regarding building projects (Sustainability Dictionary). The problem with this type of analysis in practice, however, is that it tends to take place after the fact and still be centered on economic considerations, with social and ecological benefits considered as an afterthought, rather than given equal weight at the outset. Triple top line thinking can bring ecological and social