Landscape Architect Articles

LASN Landscape of the Month April, 198904-01-89 | News

Landscape Of The Month

Great Hills Corporate Center

Where The Snow Birds Sing

Winner of Award of Merit
National Association of Office and Industrial Parks

Landscape Architect:

John Rahenkamp Consultants, Inc

Client:
Landmark Associates

It was not very long ago that the lucrative economy of the Southwest attracted many people from the North and Northeast. Among these folks, affectionately known as Snow Birds, was the group of office developers who built Great Hills Corporate Center.

Design Objectives

The objective of the design was to create amenities from a challenging site by understanding existing constraints and creating design solutions that optimized the character of the tract. The developer sought to provide quality office space in a competitive market. A pragmatic design approach, coupled with expert siting and detailing, created a project that stands head and shoulders above the competition’s repetitive glass boxes on flat sites.

Design Constraints

Dramatic topography, shallow soils, and gnarled trees caused this site to be overlooked by other developers. A keen eye and a daring market approach set the tone for transforming “constraints” into opportunities on this particular project.

Purpose

With the high level of risk inherent in speculative office buildings, the clients decided to continue with their winning formula from previous projects. The formula included exhaustive market and financial analysis, careful site selection, and high quality design and detailing. John Rahenkamp Consultants, Inc. and subsequently, Cecil Baker & Associates, who had worked together on other projects for the client, Landmark Associates, were brought in early in the process.

Role of the Landscape Architect Site Selection

Initially, JRC was engaged to assess two potential properties. One property (Tract A) was a flat, nondescript site in a highly developed office zone. The other site (Tract B) was a steeply-sloping, densely vegetated site in the Lake Austin District. Investigation of each site began with an environmental analysis, a conceptual design in accordance with the square footage and parking requirements, and a preliminary cost estimate.

JRC’s recommendation for Tract B was selected. Although the land development costs were slightly higher, acquisition costs were lower and the area’s natural amenities and market potential greatly exceed those of Tract A. This allowed the developer to obtain higher rents, off-setting the additional costs.

Site Planning and Design

In locating the office buildings and parking areas, JRC used a type of siting common to residential development; under this concept the building envelops, and parking areas run parallel to, the contours along the brow of the hills. Natural stormwater drainage is used throughout the development. Parking areas and access drives are constructed, for the most part, without curbs and graded to direct runoff to a series of aquifer recharging detention basins located within common open space.

The parking lot to Building #3 envelops the overall theme.

As shown in the accompanying photos, each building’s footprint is a direct response to the site’s topography, hydrology, microclimate, and existing trees. JRC conceptualized the long curved facades to create maximum fenestrations to provide views from almost every office to the hills beyond. The architect refined the concept by adding atrium views for the few offices on the building’s interior. The design concept at the entry is to provide a sequential transition from the formal smooth building to the natural rough-hewn site. The transition of architecture to landscape is achieved with paving and wall materials that “flow” from the finer textures at the core of the building to progressively coarser textures as one progresses through and away from the building and into the landscape. Each plaza and atrium was designed individually, to provide each building with its own identify, complete with specially commissioned sculpture. Continuity is established across the whole development by repeated use of materials, such as indigenous plants and stone. In spite of the rough terrain, convenient handicapped access is provided at each building. Bold paving textures, contrasting plant materials and strong edges maintain the design integrity of the plaza and atriums when viewed from the upper offices.

The color and style of the architecture were key factors in developing the landscape plans.

The primary concept in other local office developments seem to be “bigger is better.” The result is a semi rural skyline incongruously punctuated with office towers. Although the highway views of Great Hills are dramatic, the profile against the horizon is complimentary rather than obtrusive.

Great Hills has set an excellent example for other office developments by proving that tenants are willing to pay higher rents for sensitive design that has preserved and enhanced natural site amenities.

Special Factors

Among the special factors at Great Hills was the close cooperation between developers, consultants and contractors throughout the process. This cooperation meant that the distance between the consultant’s offices in the Northeast and the site in Texas did not prove to be a liability.

Three buildings, contoured into the twenty acres, are shown on the site plan of the Great Hills Corporate Center.

Four years ago when the first phase was under construction, the grading and masonry contractors called JRC regularly to confirm specs and details. As construction on the subsequent phases progressed, the contractor had fewer questions, thanks to an understanding and knowledge built during the early project phases.

How were these Snow Birds able to continue their building and leasing schedule at the height of the Texas recession? A winning team and the ability to sing.