OUR WORK - CallisonRTKL

reinventing
community
making smarter
connections
Not long ago, the drive to build bigger, faster and farther
out seemed boundless. Housing developments surrounded
by acres of land and roads leading to far-off town centers
began to define suburban living. But today, architects,
developers and municipalities are choosing developments
with smarter, more community-focused plans, as terms like
“smart growth” and “urban infill” permeate the way we
talk about residential developments.
A resurgence is occurring in American cities, and with it
comes a new desire to create human places that encourage
social interaction and strengthen the urban fabric. This
trend, when combined with scarcity of land, decreasing
numbers of renters and increasing need for affordable
housing, is pushing high-density residential buildings to
the forefront. Homebuyers are responding — moving to
developments that require little maintenance and provide
communal space for recreation and socializing. “Nesting”
no longer means carving out your own plot of fenced
land. Today, it means reaching outside the walls of your
home and connecting, finding an instant community and
establishing yourself in a safe, 24-hour, vibrant urbanstyle setting.
As these shifts occur, developers and designers have a
mission and an opportunity: Understand the needs and
desires of changing demographics — empty nesters,
Echo Boomers, Baby Boomers, non-traditional households
— and translate those needs to sustainable, integrated
residential places that solve complex challenges within
the home, the community and the environment.
home is where
the community is
Residential
Downtown Brea, Brea, California
take back the city
Fed up with long commute times and isolated
neighborhoods, people are moving back to the cities.
Municipalities are strengthening this effort, offering smart
growth initiatives that make urban in-fill possible for
investors. Developers can in turn take advantage of existing
urban infrastructures to deliver high-density, high-yield sites
for affordable cost and attractive profit. At the core of these
places are master plans that take a holistic approach to
residential development and urban design. They consider
the spaces between buildings; they transform public
interchanges; they exploit the innate treasures of even
the most difficult sites; and they ensure a profitable
and comfortable flow of pedestrian traffic.
While these projects can be complex, the results can be
priceless: pulsing urban hubs that expose the richness
and diversity of cities, while making the best use of land
and resources. Equipping yourself with the resources to
negotiate with city leaders, achieving the right blend of
residential privacy and street orientation, and coordinating
mass transit and innovative parking solutions will achieve
the convenience and vitality that are again defining
urban life.
urban infill unlocks the
city’s treasures
Residential
Mockingbird Station, Dallas, Texas
leave the traffic
to the highways
Effective community design acknowledges two important
trends: Transportation drives design, and the automobile
no longer reigns supreme. Today’s planners and designers
are uncovering the value of building garden suburbs around
mass transit, reconfiguring traditional gridlocked cul-de-sac
subdivisions into grid-like networks of streets, and placing
businesses inside neighborhoods to encourage walking and
cut down on drive times.
transit-oriented
development connects
the dots
Reaching out along transit hubs incites connections, both
inside and outside the community. Knowing how to link
residences effectively with mass transit stations brings
people closer to commerce and the workplace, promotes
the flow and the interaction of diverse groups of people
and strengthens the overall urban fabric. Adding a mix of
uses like shopping, entertainment and hotels capitalizes
on a continuous influx of new users, allowing residents
to benefit from the attractive amenities of convenience
and accessibility.
Residential
taking care of
what’s ours
For far too long, building has continued at the expense
of the environment, endangering the needs of future
generations and the capacity of our resources. Forested
landscape was stripped to make way for roads, green
spaces were covered with water-needy sod, and homes
swelled in size and complexity, demanding more energy
and lumber than ever before. Sprawl ruled.
Today, as society shifts towards new trends like working
from home and telecommuting, developers and designers
are taking responsibility for our planet by implementing
practices that make the best use of our physical and natural
resources. This means mixing housing types to allow
residents to stay in the neighborhood even if their tastes
in housing change. It means reducing reliance on cars
with urban projects and pedestrian-friendly environments.
It means alternative building products and practices,
like better insulation and solar shading, as well as reused
materials, buildings and sites. It means a sensibility
based on stewardship.
Regardless of the method, responding to the challenge
requires careful consideration at every step of the
design process. The overall design should reflect not
only a “green” awareness, but should also encourage
environmentally responsible decisions from its users.
The final solution should be a formula best suited to your
project, without impeding function, aesthetics or return.
sustainable design is
responsible business
Residential
lifestyle is a driver
People looking to purchase or rent a new home often do so
because their changing lifestyle is not being accommodated
in their existing homes. To appeal to a range of users —
from empty nesters to young couples to roommates — and
to ensure their long-standing investment in your property,
your residential development needs to offer efficiency and
flexibility in its unit plans. By recognizing that lifestyle
and comfort are increasingly driving today’s home sales
and leasing, you can provide a broad range of options
to a broad range of users, regardless of their employment,
financial position, health, family or age. Convenient on-site
or nearby amenities will also strengthen the product —
and ultimately, your bottom line.
flexible unit planning
strengthens the
bottom line
Residential
Block 588, Dallas, Texas
Harbor Town, Mud Island
State-Thomas
Addison Circle
Block 588
North Pier
Riverwalk at Port Imperial
Paseo Colorado
Pentagon Row
Mockingbird Station
Bancroft Hall
Little Italy
The Lowry at Salford Quays
2nd and Pine
Four Seasons
Murano at Portofino
Hinson Residence
OUR WORK
it’s great for business
Your business thrives on what you know. Similarly, our
success thrives on knowing your industry, your goals
and your critical issues. And we go further. Like good
anthropologists, we dig deep to places where different
ideas and influences mingle and fuel something original,
something potent, something vital. It’s what drives
our passion for the industry and adds to your project’s
profitability.
Residential OUR WORK
the flair of the city
brought to an island
Harbor Town,
Mud Island
Location: Memphis, Tennessee
Client: Island Property Associates
Services: Master Planning, Urban Design, Architectural and Landscape Concepts, Design Guidelines
Mud Island, adjacent to Memphis, Tennessee, faced the
two-fold challenge of local prejudice against urban living
and its unusual, previously non-residential geographical
location. RTKL created a master plan that would draw
people to urban life in a place with a charm all its own.
Located on the Mississippi River within view and easy
access of neighboring downtown Memphis, RTKL
transformed the site into a low-rise residential village that
includes 800 dwelling units supported by service retail,
a small inn, a marina and a yacht club. Organized by a
traditional street grid and offset by a series of diagonal
boulevards that define the various neighborhoods, the
plan reflects a scaled-down derivative of Memphis, with
houses located close to tree-lined streets, small common
greens and boulevards with medians. Architecturally,
Harbor Town's residential and retail buildings contain
roofs, porches, entries and balconies indigenous to the
Memphis region and evocative of early harbor towns.
Special attention to architectural style, building type, and
streetscape and landscape design enhances the island's
character and contributes to the image of community.
Residential OUR WORK
something for everyone in
uptown Dallas
State-Thomas
Location: Dallas, Texas
Client: Friends of State-Thomas
Services: Architecture and Master Planning
To add a neighborhood feel to the Uptown area of Dallas,
RTKL designed a mixed residential and retail development
for the State-Thomas district.
With 196 rental units, 13 townhouses, 10,000 SF of
street-level retail and structured parking for 275 cars, the
large-scale development provides comfortable housing
in an urban setting. The townhouses, divided into two
distinct groups, recall traditional neighborhood features
depending on which way they face, and truly complement
their surroundings. Seven townhouses along Allen Street
serve as a “front door” to visitors approaching from historic
McKinney Avenue, and feature design reminiscent of
brownstone townhouses. The townhomes along State
Street are more contemporary and feature roof terraces
with dramatic views of downtown Dallas. In addition to
high-ceilings and oversized windows within the loft units,
residents enjoy two interior courts and a sun deck. The
Pecan Court provides shade for the sun deck and screens
the parking deck, and the Cypress Court includes a formal
stand of bald cypress trees and a fountain.
Residential OUR WORK
public/private
collaboration breeds
a new community center
Addison Circle
Location: Addison, Texas
Client: Columbus Realty Trust and Post Properties, Inc.
Services: Master Planning, Urban Design, Architecture
In the early 1990s the Town of Addison, a first-ring,
edge-city suburb of Dallas, found itself with plenty of tax
revenue from commercial development, but without a soul.
Through a visioning process with RTKL, the town identified
this 80-acre site as its last chance to create a heart for
the community.
Respecting the town's moratorium on garden-style
apartments, RTKL created a high-density, mixed-use urban
residential district that will support 3,500 residential units,
and up to four million SF of office, hotel and retail space.
More importantly, a pedestrian-friendly street grid, a series
of public parks and a landmark sculpture have defined
a focus for community life. Adjacent to a traffic-calming
rotary, three mid-rise buildings wrap structured parking,
embracing a public park created from an existing group of
trees. A public esplanade and adjacent retail, residential
and office uses reach towards the Dallas North Tollway to
establish a highly-visible commercial presence. To date,
1,350 residential units, 120,000 SF of neighborhood retail
and 400,000 SF of office space have been built, and a new
town park is under construction. This award-winning
district is a groundbreaking example of a public-private
partnership that brought about a sustainable alternative
to suburban sprawl.
Residential OUR WORK
a dramatic building links
two distinct neighborhoods
Block 588
Location: Dallas, Texas
Client: Post Properties Inc.
Services: Architecture and Master Planning
With its loft-warehouse character, this building bridges
an eclectic modern district of downtown Dallas and a
historic 19th century neighborhood. It brings diversity to
the historic district, a mix of late 1800s homes and new
condominiums and apartments, without seeming out of
place in the neighborhood.
To take advantage of the adjoining park, the design
team positioned the horseshoe-shaped building to frame
it, allowing residents to interact with the park without
overshadowing the green space. On the street side,
a hardscaped courtyard complements the park frontage.
Residents share a dramatic roof frontage. Careful cost
considerations include an underground parking deck,
TIF-funded street and sidewalk improvements and hallways
that do not require heating or cooling. Tall windows and
mezzanines offer residents unparalleled views in all
directions and connect them to their surroundings.
Residential OUR WORK
a waterfront development
inspired by
its surroundings
North Pier
Location: Jersey City, New Jersey
Client: Lincoln Property Company
Services: Architecture
To win a national competition, RTKL designed a 299-unit
residential development that creates a memorable and
lasting image from a pier with views of the Manhattan
skyline. With one and two-bedroom apartments, lofts
occupying the top floor and a parking structure that reduces
the need for a ramping system, the dense, waterfront
project provides a cost-effective and efficient design
inspired by its surroundings.
Because of its location on a pier, the inspiration for the
design was derived from natural forms and nautical
imagery, including sails, waves and kites. The design team
took advantage of the project’s unique shape by providing
each unit with a spectacular angled view of downtown
New York City. The fourth-floor base with angled bays
and punched windows is topped off with a two-floor glass
curtainwall and an overhanging metal-clad roof. Views from
the dramatic structure are some of the best of Manhattan
and the Hudson River.
Residential OUR WORK
urban design turns
housing into community
Riverwalk at Port Imperial
Location: West New York, New Jersey
Client: Roseland Property Company
Services: Master Planning, Architecture,
Environmental Graphic Design
RTKL was commissioned for the planning and design
of residential buildings at Riverwalk at Port Imperial —
a premier, mixed-use development totaling over two
million SF, and integrating shops, restaurants and retail
establishments.
Spanning two miles along the Hudson River waterfront
with striking views of Midtown Manhattan, Port Imperial
is one of the nation's largest urban master-planned
developments. Anchored by an inter-modal ferry terminal, a
luxury full-service hotel, a conference facility, office space
and retail development, residents of the 130-unit low-rise
condominium building and 365-unit high-rise apartment
building have access to a number of nearby amenities and
offerings. The ultimate in urban design, Port Imperial is built
around a tree-lined esplanade with outdoor sidewalk cafes,
kiosks and fountains.
Residential OUR WORK
stylish mixed-use living
is a model for urban in-fill
Paseo Colorado
Location: Pasadena, California
Client: Post Properties, Inc.
Services: Master Planning and Architecture
RTKL has been integral in helping to reinvigorate
Pasadena’s civic center, providing urban design to the
emerging residential, retail and corporate district. Paseo
Colorado, an innovative mixed-use development, features
a stylish residential colony in the heart of the city.
With spectacular views of the surrounding San Gabriel
Mountains, Paseo Colorado’s 391 urban apartments are
located above two levels of open-air destination and
neighborhood retail spanning three blocks along the city’s
famous Colorado Boulevard. Complementary to the city
and Pasadena’s Civic Center, Paseo Colorado offers loft
and traditional apartments in a live, work, shop and play
destination that’s inspired by both the Mediterranean and
Art Deco buildings of Old Pasadena and early Los Angeles
Modernists. Paseo Colorado is planned on the original site
of Plaza Pasadena — a two-level enclosed shopping center
that opened in 1980 — and it connects the City Hall and
the Civic Auditorium by opening up Garfield Avenue and
restoring the original civic linkage.
Residential OUR WORK
living above the shop
becomes a
modern-day reality
Pentagon Row
Location: Arlington, Virginia
Client: Federal Realty Investment Trust and Post Properties
Services: Master Planning, Architecture, Landscape Architecture MEP Engineering
It took almost a year of public hearings and community
meetings to change the zoning of an 18-acre site from
solely residential, but the result was ultimately worth the
effort. Pentagon Row, designed by RTKL, brings a dynamic
mixed-use retail/residential environment and much-needed
public space to Arlington, Virginia.
By organizing the project vertically as an urban streetscape,
the design team adhered to smart-growth initiatives
and captured the spirit of living above the shop. To
accommodate retail use below the residential units,
developers acquired a code variance that allowed two
methods of construction in each building, greatly reducing
overall costs. Designing a complex exhaust system also
minimized the impact of lower-level restaurants on upperlevel apartments. A U-shaped building surrounds an open
plaza for readings, concerts and kiosks in the summer, as
well as a temporary ice rink in the winter. The plaza links
a residential neighborhood to the west, a metro station to
the east and a food court at the adjacent Fashion Centre
at Pentagon City, creating a convenient, inviting, Main
Street-inspired location to shop, gather and live.
Residential OUR WORK
transit creates
a new front door
Mockingbird Station
Location: Dallas, Texas
Client: Ken Hughes and Simpson Housing Group
Services: Master Planning and Architecture
Increasingly, municipalities are turning to light rail and other
rapid transit systems to ease commuter burden. In Dallas,
results have been impressive — Dallas Area Rapid Transit
(DART) ridership totals more than 97 million trips per year.
With this in mind, a local developer hired RTKL to create a
10-acre pedestrian-friendly urban village next to the DART
Mockingbird Lane light-rail commuter station.
An eight-minute rail ride from Dallas’ Central Business
District, Mockingbird Lane Station is conveniently situated.
To take advantage of its location and to incite further
connections among people, RTKL designed 216 loft
apartments; an eight-screen art-house Angelika Film Center
and café; more than 90 shops and restaurants; office and
parking space; and an enclosed public plaza, all linked to
the station. Today, commercial and residential tenants are
drawn to Mockingbird Station as much for its convenience
as its true urban character, which mixes materials,
architectural styles and unprecedented amenities to create
a lively community.
Residential OUR WORK
maintaining historical
integrity while updating
a U.S. navy residence hall
Bancroft Hall
U.S. Naval Academy
Location: Annapolis, Maryland
Client: Engineering Field Activity Chesapeake, Naval Facilities Engineering Command
Services: Project Management, Master Planning, Architecture, Interior Architecture and Design, Structural Engineering, Historic Preservation
Built in phases over the past century, U.S. Naval Academy's
Bancroft Hall houses the 4,200-member Brigade of
Midshipmen. It provides dorm rooms, administrative offices,
a galley and large-scale dining facility, and support services
including the Naval Academy Store, tailor, post office,
credit union, travel office, medical and dental clinics, pistol
and rifle ranges, athletic training facilities, maintenance
shops, student activities and organization facilities,
auditorium, snack bar and chapel. RTKL developed the
renovation master plan for the national historic landmark
and is currently providing design services for the phased
10-year renovation.
Each phase of the modernization addresses three primary
concerns: accommodating present and future technological
and educational developments; designing in concert with
the complex’s historic nature; and minimizing disruption
to ongoing activities. To address technological and
educational developments, the modernization improves
privacy — and thus the students’ ability to focus and study
— and significantly upgrades the dormitory’s electrical
and HVAC systems. Respect for Bancroft’s historic nature
means incorporating and preserving many of the hall’s
original features, such as each room’s marble shower.
Minimizing disruption necessitates 12-month design and
14-month construction “windows” for work on each wing.
Residential OUR WORK
a tower that’s as
appealing at street level
as it is at the top
Little Italy
Location: San Diego, California
Client: Watt Commercial Properties
Services: Urban Design, Architecture, Graphics
In the Little Italy area of San Diego, a residential tower
project was needed to make the most of a sloping site
overlooking the waterfront and downtown area. RTKL
created a design that took advantage of these views,
while melding into the surrounding neighborhood fabric
of low and high-rise commercial buildings and multifamily residences.
In order to weave the project into the community,
RTKL created a tower base that respects the pedestrian
movement predominant in the Little Italy area. Appropriate
scale, street-level live/work units, street-entry residential
units and views into the courtyard engage pedestrians,
while the street wall is subdivided in sections resembling
row houses with differing façade articulation and color.
The tower massing is divided further into two towers with
a connecting base. This allows view corridors from adjacent
sites through the project. A unique tower top provides
identity for the project on the San Diego skyline, as well
as terrace recesses and shade to the penthouse
residential units.
Residential OUR WORK
a new residential tower
invigorates a mixed-use
center
The Lowry at
Salford Quays
Location: Salford Quays, England
Client: Emmerson Group
Services: Concept Design
With the goal of maximizing breathtaking waterfront views
and complementing adjacent retail and office space, RTKL
provided the concept design for a 14-story residential
tower with luxury service apartments in Salford Quays,
Manchester.
The scheme was designed around the Lowry Galleria, a
500,000 SF mixed-use center consisting of retail, leisure,
residential and office space. With one, two and three
bedroom apartments, as well as penthouse units, a health
club and underground parking, the tower provides a bevy
of housing options and luxurious amenities. By sharing the
site with the Galleria and the Lowry Performing Arts Center,
the design is able to draw both more commercial use to
the development by providing an instant customer base and
more residents to the tower with offerings of convenient
access to retail and leisure.
Residential OUR WORK
a promising site,
the perfect solution
2nd and Pine
Location: Seattle, Washington
Client: Pine Street Investors LLC
Services: Architecture
Associate Architect: Sienna Architecture Company
The site at the intersection of Pine Street and 2nd Avenue
is uniquely positioned in the heart of downtown Seattle.
Located between Pike Place Market, a landmark farmers
market, and Westlake Plaza shopping district, it provides
an ideal setting for a lively mix of uses catering to both
residents and visitors. RTKL responded with a tower that
successfully mixes disparate uses within architecture that
together respect the richness and history of the district.
At its base, the 21-story building houses a multi-level
department store with two levels of below-grade parking.
Surmounting the retail component is a 150-room hotel
and day spa. At the pinnacle of the tower are 50 luxury
condominiums with unparalleled views of the city skyline
and Puget Sound.
Residential OUR WORK
lush surroundings in
the middle of the city
Four Seasons
Location: Jakarta, Indonesia
Client: P.T. Dewata Wibawa
Services: Master Planning and Architecture
Associate Architect: Wiratman & Associates
In the Golden Triangle area in the city of Jakarta, Indonesia,
RTKL was commissioned to design a high-rise residential
project that would provide a resort-like setting in the midst
of an urban area.
Hoping to create a lush environment that was not cut off
from the conveniences of living downtown, RTKL designed
four 35-story towers, connected to the adjacent Four
Seasons Regent Hotel via an underground service tunnel.
The towers are located along the perimeter of the site,
with the central area comprising a recreational pool and
lagoon jungle garden, outdoor patios and covered cabanatype buildings. Innovative design enhances the views
from each of the towers, with most apartments enjoying
180 degree panoramas of the Jakarta skyline. The typical
floor is limited to four units, each with a private elevator.
Health club facilities and multi-purpose function rooms
are located on the ground floor of one of the towers.
Residential OUR WORK
public residential spaces
provide solace on
Miami’s South Beach
Murano at Portofino
Location: South Beach, Florida
Client: The Realted Group of Florida
Services: Interior Architecture and Design
When RTKL was commissioned to design the public spaces
of Murano at Portofino, a 209-unit luxury condominium,
the goal was to create architectural interior spaces that fit
the building's dynamic contemporary lines, rich finishes,
furniture and artwork. RTKL also hoped to reflect its
premium location on South Beach, Florida, and create
environments within the grand spaces that are intimate
and comfortable for the residents' daily use.
Upon entry to the building, a monumental, three-story
lobby reveals a floor-to-ceiling curved canting wall that is
imposing yet envelops the entire space. Framing a sleek
reception desk is a pair of three-foot diameter columns clad
in rich dark mahogany and niches filled with a collection of
brightly colored Murano inspired hand-blown glass artifacts.
The two-story Spa/Fitness Center is dynamic space in which
watery green and blue colors create a comfortable backdrop
for relaxing residents.
Residential OUR WORK
the penthouse
residence — the model
of luxurious living
Hinson Residence
Location:Key Biscayne, Florida
Client: Private
Services: Interior Architecture
The owner and developer of a new oceanfront community
had reserved a preeminent tri-level penthouse as his
personal residence. The 5,000 SF home offers multiple,
unimpeded views of the city skyline and the Atlantic Ocean.
RTKL provided the interior design services to make this
unique dwelling into a comfortable, inviting home.
In an effort to showcase and capture the excitement of the
residence’s exceptional vistas, a lofty two-story living room
was created, with an immense panel of glass commanding
the full length and height of the eastern, seaward wall.
Moreover, to humanize the home’s expansive volume, an
intricate ceiling design was created using crossbeams and
soffitry. All of the ductwork, audio, lighting and sprinkler
equipment was incorporated into these elements, creating
a memorable visual impact without counteracting
functionality.
Residential OUR WORK
Downtown Brea, Brea, California
our good work
translates into good
business for our clients
THE BARE
ESSENTIALS
Since our origin as a two-man office in Annapolis,
Maryland in 1946, RTKL has grown into an internationally
recognized planning and design firm with 750
professionals, 11 offices worldwide and projects in over
60 nations. But whether we’re designing architecture,
engineering systems, communities, environments or
telecommunications systems, we always envision the
end-user: how they will live, work, rest or play in an
environment RTKL designed. Because it affects your
bottom line.
The key to our seamless, responsive design approach
is the firm’s orientation by practice group, rather than
by geographic location. Specialists from our Retail/
Entertainment, Hospitality, Public, Workplace, Health and
Residential Sectors collaborate laterally on all projects.
From the initial client meeting through occupancy and
beyond, RTKL’s creative services focus on all aspects of the
project: from property evaluations and economic viability,
to web development, logo design or directional signage.
In short, our diversified expertise allows us to design your
project with an efficiency that promotes on-time/on-budget
delivery while considering award-winning approaches that
make places real.
RTKL’s success has always been propelled by an
understanding of how people want to live. Our clients and
end-users benefit from a matrix of expertise that overlays
a thoughtful consideration of the human experience.
Paying attention to trends is the beginning. Your improved
bottom line is the end result. Knowing how to make the
extraordinary seem real ensures repeat visitors. And we
provide innovative, customized business solutions and
seamless delivery across the hospitality, commercial,
cultural and governmental realms. Our passionate pursuit
of excellence, the application of creativity to solve our
clients’ challenges, our technical expertise that transcends
concept and occupancy issues, and our collaborative spirit
are all the measures of our success.
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Architecture
Planning & Urban Design
Environmental Graphic Design
Branding
Interior Architecture
Historic Preservation
Structural Engineering
MEP Engineering
Landscape Architecture
Telecommunications Systems
Residential the bare essentials
Pierce Elevated, Houston, Texas
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