Gran Terminal Tasquena Design Proposal, 2011

GRANTERMINALTASQUENAChrisCanna|BrandenClements|TorrenceLaw|PatrickMcDonnell

Gran Terminal Tasquea

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Looking at the new Tasquea Station from Taxco Plaza.


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Dear Urban Mr. Bejos:

We would like to present our proposed plan for Cetram Tasquea, and thank Urban Travel Design for sponsoring this project. Gran Terminal Tasquea emphasizes connecting Tasquea with its surrounding neighborhoods while introducing new, more intense land uses and a grand public terminal that will make it a destination in Mexico City that also generates value for you and your investors. In addition, we would like to acknowledge our professors, Maria Arquero and Lars Grabner for all of their help and support, and would like to thank Sol Camacho and Manuel Cerventes for providing crucial information and feedback throughout our design process.

We are very excited to present our plan for Gran Terminal Tasquea and thank you again for your support.

Sincerely,

Christopher Canna M.U.P.

Branden Clements M. Arch,

Torrey Law, M. Arch

Patrick McDonnell, M.U.P.


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Gran Terminal Tasquea from the southeast.


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Contents

CETRAM Tasquea 7

Gran Terminal Tasquea 15

Reconnect Tasquea 19

Build A Grand Terminal 23

Create a Destination 35

Project Implementation 47

CETRAM Tasquea

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CETRAM Tasquea

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CETRAM TasqueaMexico City is one of the biggest urban regions in the world with over 19 million residents and covering nearly 1,500 km2 (UTD). In order for the city to function, it relies heavily on a complex transportation infrastructure featuring multiple transit modes, including North Americas second largest metro system, light rail, commuter rail, bus rapid transit and a wide variety of bus networks. Using this system, passengers take 14.8 million trips per day, and are frequently required to switch between modes (UTD).

The major transfer stations in Mexico City are called Centros de Transferencia Modals, or CETRAMs. These stations receive 4 million passengers per day, and are the primary interchanges between the metro system and Mexico Citys bus and light rail services. They are typically centered around a metro station and have substantial infrastructure for buses, most notably for colectivos, or micro-buses. These buses are operated by private companies and have defined but flexible routes with no fixed schedules.

There are 45 CETRAMS in Mexico City; the busiest of which are located at terminal metro stations that receive anywhere from 500,000 to nearly 1 million passengers per day (UTD). Despite their high passenger volume and importance to Mexico Citys

overall transportation infrastructure, however, the CETRAMs mostly consist of obsolete and dangerous infrastructure plagued by pollution, crime and inefficiency (UTD).

As a result of these poor conditions, Mexico Citys government has been attempting to improve the CETRAMs through public-private partnerships and redevelopment. Most recently, Urban Travel Design redeveloped CETRAM Ciudad Azteca into a shopping mall and hospital, simultaneously improving the connection between the metro and bus infrastructure, as well as the safety and efficiency of the bus terminal. The city and investors are also looking at the redevelopment potential of CETRAMs El Rosario, Chapultepec, and Tasquea.

TasqueaCETRAM Tasquea, located in Mexico Citys Coyoacn borough at the southern end of metro line 2, is the third largest CETRAM in terms of ridership with 500,000 passengers per day using its metro, light rail and bus connections. CETRAM Tasquea is also the terminal bus station for regional bus service from southern Mexico entering the city.

Like most CETRAMs, Tasquea suffers from two broad problems that limit its efficient and effective operation. First, the CETRAM is characterized by spatial and political fragmentation that creates inter-modal conflict and results in poorly related and maintained land use programs. Tasquea contains a variety of businesses, and public/private institutions, ranging from the metro station to a major discount retailer to a music guild and performance theater. These stakeholders are poorly related, however. Spatially, they are separated by physical barriers such as fences and wide-open parking lots. Politically, there is little cooperation between their owners and managers, which has led to unkempt, unsafe and inefficient shared space.

Second, Tasqueas current form does not capture the stations full social and economic value. Tasquea is built at a very low density compared to its surrounding neighborhood, and has relatively few internal circulation routes. This configuration results in incoherent internal networks illegible to visitors, and increases conflicts between transit modes. The low-density also fails to maximize the full economic potential of Tasqueas strategic location or capture its importance as a hub and gateway with enormous daily passenger volume.

CETRAM Tasquea

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CoyoacnCETRAM Tasquea is located in Mexico Citys Coyoacn borough in an upper-middle class neighborhood called Campestre Churubusco. The surrounding neighborhood mostly consists of single-family row homes with pockets of five to eight story multi-family buildings. Retail and commercial activity is concentrated along a series of major avenues that pass through the borough. Coyocan also has many cultural amenities, including UNAM, Mexicos largest university.

Mexico CityCETRAM Tasquea is a major hub within Mexico City, where the metro, light rail, trolley buses, microbuses and regional coach buses all meet. As the southern terminus for metro line 2, it is also a primary gateway into the heart of Mexico City for passengers coming from the citys south and southern Mexico.

Context

Conexin conTren Ligero

ServiciodeTransportesElctricosdelD.F.

Direccin Xochimilco

Tasquea Bus / Light Rail Service Area

TasqueaCoyoacn CenterUNAM

Major Arterial Avenue

Coyoacn is a low-rise, high-density borough with local retail and services concentrated on major

arterial avenues.

Regional-bus Destinations

400 km radius

Pacific Ocean

Gulf of Mexico

Metro

Light Rail

Mexico City

CETRAM Tasquea

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CETRAM Tasquea1. Metro and Light Rail Station

2. South Microbus Terminal

3. North Microbus Terminal

4. Southern Regional Bus Station

5. Soriana: Discount Retailer and Grocer

6. Gran Forum: Music Performance Center

7. Eli Lilly Pharmaceuticals

8. Metro Maintenance Sheds

9. Inter-American University for Development

10. Latter Day Saints Church

11. Regional Bus Maintenance

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2

3

4

5

6

7

8

9 10

1 3 52

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300m

CETRAM Tasquea

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BarriersCetram Tasquea is currently isolated from its surroundings by a series of barriers that limit access to the metro station. An elevated highway runs along the sites estern edge, and the metro and rail tracks run through the middle of the site and along its eastern edge, severely limiting pedestrian and vehicular access. The few entry points to Tasquea are concentrated along its southern and northeastern edges, but even here access is constrained by two traffic clogged arterial streets with poor pedestrian infrastructure.

Within Tasquea itself, access is further constrained by interior fences and walls that prevent crossing from one area to another and make internal pathways difficult to read and follow.

A ten foot wall protecting the train tracks runs through the middle of Tasquea and along its western edge.

Avenue Tasquea creates a significant pedestrian barrier between Campestre Churubusco and Tasquea due to its high traffic flow and lack of pedestrian amenities, beyond a single pedestrian bridge.

Current Conditions

Fences and parking lots create interior barriers, like this one between Soriana and the Metro Station.

Elevated Highway

Av. Tasquea

Av. Canal de Miramontes

Rail Tracks

Interior Barriers

Access Points

Access Point

CETRAM Tasquea

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Current Conditions

Fragmented Land UseThe only current destinations in Tasquea are the Soriana, its related businesses, and the Gran Forum. These are good potential anchors, but they are poorly related to the transit station. Fences, barriers and parking lots limit access between them and prevent pedestrians from easily passing from one to the other. They also literally turn their back on the station with front entrances facing the far western edge of the site. Informal vendors, on the other hand locate along main pedestrian paths to attract customers.

The route from the metro station to the Gran Forum has no pedestrian infrastructure and leads to the back entrance.

Fences block most of the access between Soriana and the metro station except for a single gate.

The Soriana shows its back to the metro and bus terminals.

Barrier Fence

Informal Street Vendors

Soriana Entrance

Existing anchors, pedestrian flows and barrier fence.

Gran Forum Entrance

CETRAM Tasquea

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23.6 12.54 4.5 2.1 1.8

Football Field

Hardscape

Building

Rail Track

Vegetation

Informal Vendors

142,500m2

75,900m2

27,000m2

12,600m2

5,600m2

54%

23.6%

12.5%

5%

2%

Low Density FormCETRAM Tasquea has a distinctly different form compared to its surrounding neighborhoods. Open hardscape makes up 54% of the ground cover, mostly due to surface parking, and buildings have no more than two stories. The abrupt change in form at Tasquea breaks the citys rhythm, and creates foreign landscape at the heart of Coyoacn.

Current Conditions

Building Footprints

Looking northeast at Tasquea. Retail currently takes the form of a suburban strip mall.

Hardscape and surface parking predominate.

CETRAM Tasquea

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Current Conditions

An Invisible TerminalCETRAM Tasquea is a major gateway into the heart of Mexico City that sees 500,000 passengers per day (UTD). Despite its importance as a gateway and transit hub, however, it has an incoherent and meek form, particularly compared to major transit hubs in the United States, Europe and Asia.

Inefficient and Uncomfortable InfrastructureCetram Tasqueas microbuses idle for up to an hour waiting for passengers, informal vendors crowd narrow passageways and unsanitary conditions predominate, creating congestion, pollution and an uncomfortable and unsafe environment for passengers. There is also significant conflict between different modes as taxis, microbuses and regional buses fight for the same territory.

Tasquea Stations current entrances are small and narrow, and give no indication of the stations importance.

A typical road in CETRAM Tasquea cluttered with informal vendors. Poorly defined routes for pedestrians and buses creates significant conflict.

A regional-bus squeezes by taxis and informal vendors to reach the regional bus station.

Loading areas are exposed and cluttered by informal vendors, while inconsistent arrival and departure times leave passengers waiting.

Entering Tasquea from the southern pedestrian bridge through a cluster of informal vendors.

Continuing into Tasquea the station is still invisible.


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1. North Bus Terminal 2. South Bus Terminal 3. Metro and Light Rail Station

4. Housing5. Office Block6. Hotel

7. Taxco Plaza8. Cinemex9. Regional Bus Station

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4

5

6

7 8

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Gran Terminal TasqueaTo address CETRAM Tasqueas spatial and political fragmentation and maximize the sites full economic and social value, Gran Terminal Tasquea will be a mixed-use, transit oriented development that includes:

A new Tasquea station built to a scale consistent with its passenger volume and importance as a gateway

A new public plaza that compliments the stations importance and creates a new center for social life in Coyoacn

Multi-family housing that meets the demand for quality residences in close proximity to public transit

Office space for firms who require convenient access to Mexico Citys other major employment centers

Retail and entertainment aimed at transit users and Coyoacn residents

Three goals will guide the creation of Gran Terminal Tasquea: reconnecting Tasquea to its surrounding neighborhoods, building a grand terminal, and creating a destination.

Reconnect TasqueaTasquea is currently disconnected from its surrounding neighborhoods by a series of physical barriers and by its low-density, suburban form, which creates an illegible and inefficient pedestrian and vehicular network that breaks the rhythm of the surrounding city. In order to remedy these problems, Gran Terminal Tasquea will extend Campestre Churubuscos grid onto the site. This will remove barriers and increase access points while improving Tasqueas legibility to visitors. It will also provide an new urban fabric that will facilitate higher density development. Gran Terminal Tasquea will also redesign immovable physical barriers such as the arterial avenues in order to increase pedestrian accessibility and ease traffic congestion.

Build a Grand TerminalTasqueas present built form does not reflect its importance as transit hub and gateway to Mexico City, and the relationship between its various terminals creates conflict between multiple transit modes. Gran Terminal Tasquea, however, will have a grand public terminal combining metro, light rail and microbuses into a cohesive whole built to accommodate 500,000 daily passengers. It will also alter transit routes around the new,

urban grid in order to minimize conflict between buses, taxis and pedestrians, and introduce a new public plaza, the size of an entire city block to ease pedestrian access, frame the new station and create a focal point for the new development.

Create a DestinationGiven the value that access to public transit and large flows of people typically generates for landowners, Tasquea could support much higher density development as well as a wider variety of land uses. Gran Terminal Tasquea will introduce much higher density to the site in order to maximize its value. It will also introduce new office, retail, entertainment and housing options in an effort to create a 24 hour destination for working, living and playing. These new uses will center around a new public plaza fronting the new Tasquea station.

Project ImplementationUrban Travel Design could potentially implement Gran Terminal Tasquea in four phases beginning with a core around Tasquea station and Taxco Plaza, the new public plaza. The first stage will integrate the microbus terminals with the metro and light rail station, introduce new retail options inside the station and clear


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the way for redevelopment on the rest of the site. The second phase will establish a retail and office cluster around Taxco Plaza and Tasquea Station that will serve as the core of Gran Terminal Tasquea. Once established, the core is potentially self-sustaining without further development, and could act as a regional retail, entertainment and office destination. From phase two, phases three and four can flexibly react to changing market conditions and develop housing or additional retail and office space as appropriate. We recommend developing housing in these phases, however, in order to enhance the retail and office uses as well as to provide quality living opportunities in close proximity to public transit.

In addition to Gran Terminal Tasqueas physical implementation, Tasqueas various stakeholders require a new organizational structure to maintain and manage their common infrastructure. Large open plazas and streets near transportation infrastructure require careful management in Mexico City, otherwise informal vendors and crime will occupy vacant spaces, and traffic congestion will dominate the streets. To avoid this at Gran Terminal Tasquea, we recommend that Urban Travel Design continue its management structure for CETRAM Ciudad Azteca at Tasquea in order to effectively maintain the station and prevent traffic congestion.

Additionally, we recommend developing a Business Improvement District (BID) around Taxco Plaza to maintain the plaza and surrounding streets and provide a safe environment for travelers and visitors. A BID is a public-private partnership that brings stakeholders together under a non-profit management structure, and provides them with revenue via a levy on area businesses or landowners. The BID uses this revenue to finance maintenance, programming and marketing efforts that benefit all BID stakeholders.


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Challenges Objectives

Significant physical barriers between Tasquea and surrounding neighborhoods. Incoherent and low-intensity built form limits accessibility to transit and fails to maximize the sites value.

Extend city grid into Tasquea to remove barriers, create new access points and increase internal legibility

Redesign Ave. Tasquea and Canal de Miramontes to lessen barrier between Tasquea and neighborhoods

Connections between transit modes are inefficient and uncomfortable. The station design and environment do not reflect the stations passenger volume.

Redesign Tasquea station and public space to emphasize its importance as a gateway and transit hub

Redesign transit station and circulation to limit conflict and increase transit efficiency

Reorganize station management to increase transit efficiency and maintain station

Low-intensity and fragmented land use fails to take advantage of the value generated by proximity to public transit. Fragmented political and ownership structures result in inefficiency and poor maintenance of public spaces.

Create a regional shopping, entertainment and work destination

Redevelop underutilized land to take advantage of proximity to public transit

Create opportunity for people to live in close proximity to public transit

Organize stakeholders to effectively manage and maintain public space

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2

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Goals

Reconnect Tasquea

Build a Grand Terminal

Create a Destination

Reconnect Tasquea

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Gran Terminal Tasquea residential street.


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Cetram Tasquea is poorly connected to its surrounding neighborhood, which inhibits easy and efficient access to its stations, and restricts its full development potential. Significant physical barriers limit vehicular and pedestrian access to site, and the lack of a coherent internal street network makes it difficult to navigate. As a result of this poor basic framework, CETRAM Tasquea suffers from fragmented and low density land use that fails to capture the full value that proximity to a major transit hub should produce for landowners and the community as a whole.

In order to address these deficiencies, Gran Terminal Tasquea will extend Campestre Churubuscos urban grid onto the site, which will create new access points, and create a more coherent internal street network easily legible to visitors. Extending the grid will also provide a backbone well suited to high density urban development.

Reconnect TasqueaChallenges

Significant barriers between Tasquea and its surroundings

Internal barriers fragment land uses and create illegible internal network

Low density built form in a location capable of supporting much higher density

Proposed Improvements

Extend city grid into Tasquea to remove barriers, create new access points and increase internal legibility

Redesign Ave. Tasquea and Canal de Miramontes to lessen barrier between Tasquea and neighborhoods

In addition, Gran Terminal Tasquea will remove many of the internal barriers that currently limit access between transit modes and different programs as well as between Tasquea and its surrounding neighborhood. This is partly accomplished by extending the city grid, which will provide greater visual and physical accessibility to the station and between different programs. It will also be accomplished by redesigning the arterial avenues surrounding the site, which are currently congested and lack basic pedestrian infrastructure,

Reconnect Tasquea

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Urban GridExtending Campestre Churubuscos grid into Tasquea removes barriers and increases the number of access points onto the site for pedestrians and vehicles. It also provides a legible and easy to navigate internal network for visitors and residents, and a backbone for developing higher, urban densities.

Grid extension removes barriers, increases access.

Grid allows an urban form consistent with surrounding neighborhoods.

Photo from Google Street View

Gran Terminal Tasquea picks up on the surrounding block pattern and provides a legible form.

Scale: 1 cm = 2 m

Scale: 1 cm = 2 m


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Pedestrian StreetsStrengthening Tasqueas connection to its surrounding neighborhoods means creating a pedestrian scaled street network that supports urban density. This includes the major arterial roads that surround the site, particularly Avenues Tasquea and Canal de Miramontes. Enhancing the pedestrian infrastructure on these streets will make the grid extension more meaningful, turning a major barrier into a seam.

Narrower Lanes Reduce Traffic Speed

Widened Median

Avenue Tasquea proposedResidential Street proposed

Handicap Accessible Curb

Av. Tasquea current condition (above): cluttered, narrow medians with no pedestrian amenities.

Sidewalk w/ Bioswale

On-Street Parking

A

B

Section AB7m 10m10m10m 3m3m


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Gran Terminal Tasquea metro station platform.


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Tasquea receives 500,000 passengers each day, making it the third busiest CETRAM in Mexico City. Most of these passengers come from the citys southern boroughs or southern Mexico, and, for them, Tasqueas metro connection makes it a gateway to the entire city. Therefore, the station is not only an important hub, but also a major entry point into the largest and most important city in Mexico. CETRAM Tasqueas physical form gives no indication of its importance, however. Instead, it welcomes people with a cramped, chaotic environment characterized by inter-modal conflict, poor visual access and unsanitary conditions.

Gran Terminal Tasquea, however, will create a grand public terminal by clearly integrating the microbus terminals with the metro and light rail station. This new station will have large open spaces and vaulted ceilings in order to provide an environment consistent with Tasqueas high passenger volume. The new station will also

Build a Grand TerminalChallenges

Station form does not communicate its importance as a major transit hub and gateway to Mexico City

Inter-modal conflict and congested entry and exit routes

Uncomfortable and unsafe user experience


Redesign Tasquea station and public space to emphasize its importance as a gateway and transit hub

Redesign transit station and circulation to limit conflict and increase transit efficiency

Reorganize station management to increase transit efficiency and maintain station

contain new retail options that take advantage of its high passenger volume and provide services to transit users.

This retail will provide the necessary funding to improve transit infrastructure management, particularly for microbuses on a model similar to Urban Travel Designs structure at CETRAM Ciudad Azteca. Improved management along with the greater spatial control provided by integrating the terminals will greatly improve passenger comfort and transit efficiency at Tasquea.

Finally, a grand public space, Taxco Plaza, the size of a full city block, will frame Tasquea Station and emphasize its importance. It will also create clear visual access to the station and channel pedestrian flows, while a providing retail, entertainment and work options to transit users and visitors.

SPO_001 SPO_002


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Grand TerminalIn order to create a grand terminal fitting Tasqueas importance and passenger volume, we propose moving the south microbus terminal, and creating a public plaza the size of a full city block in front of Tasquea Station. The station itself would also be modified through a new facade and concourse meant to act as a true gateway to Mexico City. The combination of Taxco Plaza, flanked by shops, cafs and offices, and Tasquea Station creates a grand terminal and opens the station to its surroundings, creating a new landmark for Coyoacn.

1. Taxco Plaza2. Tasquea Station Concourse3. South Microbus Terminal4. North Microbus Terminal

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2

4

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Gran Terminal Tasquea Floor Plan. The plaza continues into the station through its new, open facade and consistent paving into the stations first level.

50m

BA

Taxco Plaza

Section AB

Looking at the new Tasquea Station from a caf on Taxco Plaza.


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Janu

ary

Outdoor Concerts Cafs on the Plaza

Interactive Fountain Film Festival

New Years Celebration

Plaza Mayor by Peter Curbishley Flickr Creative Commons Movie on the Tundra by kcolwell Flickr Creative CommonsZcalo Square by Photolibrium Flickr Creative Commons Atlanta Fountain by Russbengtson Flickr Creative Commons

Febr

uary

Mar

ch

Apr

il

May

June

Taxco Plaza ProgrammingPublic spaces require consistent programming, particularly near CETRAMs, to avoid informal vending, crime or neglect. For that reason, Taxco plaza is designed to accommodate a wide variety of uses.


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Tianguis

Christmas Market

Volley Ball Tournament

Da de los Muertos CelebrationsIndependence Day

CelebrationPublic Art Exhibition

Dia de los Muertos Parade by Jennifer Janviere Flickr Downtown Holiday Market by afagen Flickr Creative CommonsMexican Independence Day by Jans Cat Flickr Creative CommonsArt Museums Struggle by MexicoReporter Flickr

July

Aug

ust

Sep

tem

ber

Oct

ober

Nov

embe

r

Dec

embe

r

50m


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Tasquea StationThe new Tasquea Station features an open floor plan and large interior spaces that reflect its importance as a major transit hub and gateway into Mexico City. It also brings the metro, light rail and bus terminals into one clearly defined space by extending the station walls around the bus terminals and integrating retail and services along the paths between modes.

First Level

Second Level

South Microbus Terminal

North Microbus Terminal

Existing Stairs

Clinic

Retail

Retail

Retail

Soriana

TOP_069

Looking at the South Microbus Terminal from the metro tracks toward Tasquea Station.


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50m

Elvated Walkway over Metro Tracks

Long Span Tensile StructureElevators/Escalators

to Microbuses


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Gran Terminal Tasquea Second Level Circulation

Building on Existing StationThe proposed metro station plugs into the existing transit infrastructure maintaining use of existing stairs and first level columns. The long span structure reduces columns on the second level and opens up views to the metro platforms, improving visual and physical access to the metros.

Existing Second Level Circulation


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Entrance into Tasquea Station.


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CirculationIn order to improve traffic circulation and reduce conflict between different modes, Gran Terminal Tasquea separates car and regional bus circulation from microbus routes and establishes complete streets with pedestrian and bike infrastructure. This is made possible by extending the surrounding city grid onto Tasquea, which increases the number of access points and available circulation routes.

Metro and Light Rail

Bus

CarsBicyclesPedestrian

Existing Circulation Gran Terminal Tasquea Circulation


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(Zurich Train Station by Colin Eles Flickr Creative Commons Zurich Train Station by Drogonroy, Flickr Creative Commons)

Zurich Hauptbahnhof

CETRAM Ciudad AztecaCiudad Azteca is a CETRAM located in Estado de Mxico at the end of metro line B. In 2008, Urban Travel Design received a 30 year lease on the CETRAM and entirely rebuilt the station. Specifically, they enclosed the micro-bus terminal and added a retail mall and hospital above. They also updated the management structure and technology in order to provide greater security and passenger comfort. By taking greater control over the space, they were able to eliminate informal vending from the bus waiting areas and more strictly enforce bus schedules, thus reducing waiting times for passengers as well as congestions from idling buses.

Learning from Ciudad Aztecas success, Gran Terminal Tasquea will also establish greater control over the micro-bus terminals in order to remove informal vending and provide clean and comfortable waiting areas for passengers. The station will accomplish this by bringing the bus terminals within its walls and creating clearly defined waiting areas for each bus based on its destination. Gran Terminal Tasquea will accompany this design change with improved management and security technology that will greatly reduce crime and improve station maintenance. As at Ciudad Azteca, adding new retail options targeted at passengers will provide the financing necessary to implement these changes.

Like most large European train stations, Zurich Hauptbahnhof is a grand public space with a prominent facade facing a large public plaza, and an open interior plan that emphasizes its importance as well as the importance of Zurich as a whole. The station is also a social center that includes over 100 shops, 38 restaurants and basic services such as banking, post boxes and tourism information all integrated into the station itself (SBB, ShopVille). These retailers and service providers thrive with 300,000 passengers using Zurich HB each day, and make the station a destination in its own right (SBB, Joint Project).

Gran Terminal Tasquea will follow the lead of stations like Zurich HB and take on a grander form that reflects Tasqueas importance as a major transit hub with 500,000 daily passengers. Specifically, the metro station entrance will have a new facade and vaulted concourse that fronts a new public plaza, Taxco Plaza, that will enhance the stations stature. Additional retail will also be incorporated into the station in order to take advantage of its passenger volume and provide services to busy commuters.

Case Studies

Advanced surveillance technology and active management at Ciudad Azteca help keep informal vendors and crime at bay, while efficient management of the microbuses decreases waiting times and congestion.

Photos by Katie Baldwin, Megacentralities


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Taxco Plaza looking at Tasquea Station.


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Currently, CETRAM Tasquea is a place people pass through on their way to other destinations within Mexico City or Southern Mexico. Gran Terminal Tasquea, however, will be a destination in its own right with opportunities to live, work and play within easy walking distance of the station itself.

Gran Terminal Tasquea accomplishes this by introducing new retail, entertainment, office and housing programs to Tasquea at a much higher density than is currently present. This higher density captures the value created by proximity to public transit and large daily passenger volumes, and creates a true destination that has the potential to be an active, lively place 24 hours a day 365 days a year.

New dining, shopping and entertainment options aimed at Coyoacns middle class residents as well as transit users will center around Taxco Plaza and Tasquea station. New office space aimed at back-office operations

Create a Destinationfor larger Mexican and international firms as well as boutique firms, such as law offices, will also focus on the plaza allowing them to take advantage of Tasqueas connectivity to other major employment centers in the city.

Gran Terminal Tasquea will also feature multi-family housing aimed at families, young adults and students who desire close proximity to public transit in order to reach school, work, shopping and entertainment.

The combination of these uses along a new, legible, urban street grid will create value that is greater than the sum of its parts as office workers eat lunch in Taxco Plaza during the day, business travelers stay in the hotel, residents catch dinner and a movie after work, or visitors from surrounding neighborhoods go shopping and enjoy a concert in the plaza.

Challenges

Tasquea is not a destination in and of itself

Low intensity and fragmented land uses fail to take advantage of the value generated by proximity to public transit

Fragmented political and ownership structures creates land assembly and maintenance problems


Create a regional shopping, entertainment and work destination

Create opportunity for people to live in close proximity to public transit

Redevelop underutilized land to take advantage of proximity to public transit

Organize stakeholders to effectively manage and maintain public space


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Taxco PlazaRetail 13,750m2Office 19,000m2Open Space 13,000m2

Hotel200 Rooms

Tasquea StationRetail 3,500m2 Concourse 4,000m2Clinic 1,500m2

North Micro Bus TerminalConcourse 7,600m2

HousingTotal Units 450

1 bdr 2002 bdr 1003 bdr 70

Live/work 80

Office TowersOffice 19,000m2

South Micro Bus TerminalConcourse 6,000m2

Office TowersOffice 1,500m2

Total Build Out 107,800sm2Retail 14,000sm2Office 54,000sm2Hotel 4,300sm2Residential 35,500sm2

Retail

Office

Residential

Transit

Hotel

Cinemex8 Screens

MONDAYlunes

TUESDAYmartes

WEDNESDAYmiercoles

THURSDAYjueves

FRIDAYviernes

SATURDAYsabado

SUNDAYdomingo

VISITORS

NEIGHBORS

TRANSFE

ROFF

ICE

RES

IDEN

T


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A 24 / 7 Destination Gran Terminal Tasqueas programming will create a 24 hour destination active everyday of the week. Each program will draw and benefit different users at different times of day and different days of the week. For example, a resident would be able to live at Tasquea, use the transportation infrastructure to commute to work, and then meet friends for a drink and a movie on Taxco Plaza.

Trasportation

Station Retail

Hotel

Office + Plaza Retail

Housing


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Taxco PlazaTaxco Plaza will be Gran Terminal Tasqueas center for retail, entertainment and office. It will include shopping and dining options aimed at middle class Coyoacn and Mexico City residents as well as a movie theatre and performance space on the plaza itself. Office space will attract back office operations for large firms as well as smaller boutique firms.

The retail is well positioned to take advantage of pedestrian flows to and from Tasquea Station and will activate the plaza while Turning Tasquea into a shopping and entertainment destination. Office space will also benefit from proximity to Tasqueas hotel, retail and entertainment programs, because they will give clients, business travelers and office workers an attractive environment for lunch and after-work activities.

Potential Retail TenantsStores Sanborns Fabricas de Francia Zara H+M Gandhi Bookstore Independent Boutiques

Restaurants VIPS Sanborns Caf El Globo Independent Cafs

Entertainment Cinemex Bars Discothques

major brands

back oceoce service

boutique oce

independent cafe

independent boutique basic retail

grab n go

high end restaurant

cinema

soriana

Potential Office TenantsBack Office Operations Coyoacn Pharmaceutical Companies Firms Headquatered on la Reforma and other

major employment centers

Boutique Office Gran Forum practice facilities and offices Law Firms Architectural Firms Small Consulting Firms

major brands

basic retailindependent boutiques

high-end restaurantindependent cafgrab n go

boutique office back officeoffice service

visitors

office workers


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HotelGran Terminal Tasquea will include a ten story, 200 room hotel that will punctuate Taxco Plaza and act as a local landmark. The hotel is meant to complement the offices on site and in the surrounding area by providing easy access to public transportation and entertainment for business travelers. It also has conference and auditorium space available.

Auditorium

Swimming Pool

Outdoor Caf

Sky Bar

50m


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HousingGran Terminal Tasquea will introduce housing in close proximity to public transit, shopping and entertainment as well as basic services. This will meet demand for housing that provides an urban setting and does not require a car for daily activities, and should prove particularly attractive for young adults, students and families.

50m

Underground Parking

Shared Courtyard

Landscape Buffer

Gran Terminal Tasquea HousingTotal Units 450 1 bdr 150 2 bdr 150 3 bdr 70 Live/work 80Average Unit Size 100m2

A

B

Section A-B

Underground Parking

Shared Courtyard Roof-top Terrace


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Scale: 1 cm = 2 m

First Floor

Middle Floors

Bridge Floors

One Bedroom UnitSingle Story

Live Work UnitsTwo Story

Two Bedroom UnitSingle Story

Double Height Glazing

Green Roof Terrace

Balcony


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Landscape StrategyLandscape is an integral part of Gran Terminal Tasquea that utilizes native species to give each area a unique identity that helps visitors navigate the neighborhood. Trees in the housing area serve as buffers, the oak on the southern edge sheltering the housing from busy Avenida Tasquea while the alders shield the buildings from harsh western sun all year long. The shrubs line the pedestrian pathways, creating a sense of continuity as one traverses the site laterally. The swales planted with high grasses on the eastern side of the housing serve as areas for on-site water management. Lastly, the courtyard gardens within the housing blocks contain fruit-bearing trees, providing a fragrant experience to the residents allowing them to utilize and consume the fruit that is produced.

TreesMexican Alder

Oak

ShrubsYucca

Buttercup Bush

Fruit TreesAvacado

Black Cherry

Mexican Hawthorn

Grass

Species(Mexican)

Species(U.S.)

Height

Coverage

Flowering Period

Uses on Site

Photograph

Aile

Mexican Alder

6-20 m

> 7 m

November and May

Shading on west side of

housing

Encino

Oak

7-25 m

6-10 m

April to June

Lining surrounding

avenues; creating buffer

from roads

Liquidamber

American Sweetgum

15 m

6-8 m

March to June

Lining east side of

Taxco Plaza

Yuca

Yucca

n/a

n/a

April to June

Lining pedestrian pathways

Lining pedestrian pathways

Retama de Tierra

Caliente

Buttercup Bush

1-4.5 m

1.5-4 m

April to August

Aguacate

Avocado

15 m

8-10 m

May to July

Couryard gardens in

housing

Couryard gardens in

housing

Capulin

Black Cherry

5-15 m

6-9 m

March to May

Couryard gardens in

housing

Tejocote

Mexican Hawthorn

4-10 m

4-6 m

March to September

Swales on east side of

housing

Hierba de Pluma

Mexican Feather Grass

0.7 m

n/a

n/a


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Source: Rodrguez Sanchez, Luis M. and Erndira J. Cohen Fernndez. Gu de rboles y Arbustos de la Zona Metropolitana de la Diudad de Mxico. Flexon, 2003.


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ParkingEven though Gran Terminal Tasquea is a transit oriented development parking will remain important in order to have viable retail, office and housing programs. Underground parking structures will be developed throughout the site and provide 1,300 hundred spaces for office workers, residents and visitors. If parking demand exceeds expectations, the initial structure can easily scale up by increasing the number of underground levels, or by adding more underground parking in the residential area.

Gran Terminal Tasquea ParkingTotal 1,300 On-street 150 spaces Underground Structured 1,150

Current ParkingTotal 1,085 Surface Parking 1,085

Parking for retail, office and Regional Bus Station

Parking for retail, office and hotel

Parking for retail, office and

residential

Residential Parking


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Business Improvement District (BID)Many of CETRAM Tasqueas problems will not disappear through design changes alone, because they are symptoms of its fragmented political and ownership structure, which prevents cooperation between stakeholders. A Business Improvement District (BID) centered around Taxco Plaza, however, could provide these stakeholders with a means of working together as well as a stable funding source to finance maintenance and security throughout Gran Terminal Tasquea.

BIDs are non-profit, public-private partnerships used to fund improvements and maintenance within a defined area, usually adjacent to a large public space, or in a citys central business district. They receive revenue by charging a levy on businesses or property owners located within the BID boundary, and use these funds to finance maintenance, programming and marketing.

A board of directors oversees the BID, and contains members elected by local business and property owners, as well as local government officials and community representatives. This structure allows multiple stakeholders to come together and manage commonly shared space with a stable revenue source. Day-to-day BID management is typically handled by full-time staff hired by the board of directors.

Financing MethodsLevy Property or Business OwnersPublic / Private Grants

Management StructureBoard of Directors Property or Business Owners Local Government Officials Community Representative

Full-Time Staff Chief Executive Officer Security/Maintenance Event Planning Marketing Activities

Maintenance Security Litter removal Capital Improvements

Programming Concerts Markets Sporting Events Art Fairs

Public Relations Advertise Special Events Create District Brand Market District to Visitors

BID Structure and Activities

Business Improvement Districts providing financing for security and maintenance staff as well as public art installations and streetscape improvements. A BID could be used in Gran Terminal Tasquea to manage public spaces that are currently unsafe, dirty and poorly used. (Photos from www.goldentriangledc.com)

Potential BID area for Gran Terminal Tasquea.

Project Implementation

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Gran Terminal Tasquea final build out.


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Gran Terminal Tasquea will require careful implementation to achieve its three goals: Reconnecting Tasquea, Building a Grand Terminal and Creating a Destination.

Reconnecting Tasquea means extending Campestre Churubuscos grid onto the site thereby creating greater access from surrounding areas, and laying a foundation for creating urban density. It also means removing the physical barriers within Tasquea itself, and redesigning the major arterial avenues that surround the site in an effort to improve pedestrian accessibility and relieve congestion.

Building a Grand Terminal requires redesigning Tasquea Station to more cohesively integrate bus service with the metro and light rail, and to reflect Tasqueas importance as a hub and gateway to Mexico City. It also involves building a new public plaza in front of the station to enhance its image and provide visual and physical accessibility.

Project ImplementationCreating a Destination means introducing new and denser programming to Tasquea that will take advantage of proximity to public transit and high passenger volumes. By bringing office and housing to Tasquea and substantially increasing the amount of retail, Gran Terminal Tasquea will become an active, 24 hour destination.

Urban Travel Design could potentially implement Gran Terminal Tasquea in four phases beginning with a core around Tasquea station and Taxco Plaza. The first stage will integrate the microbus terminals with the metro and light rail station, introduce new retail options inside the station and clear the way for redevelopment on the rest of the site. The second phase will establish a retail and office cluster around Taxco Plaza and Tasquea Station that will serve as the core of Gran Terminal Tasquea. Once established, the core is potentially self-sustaining without further development, and could act as a regional retail, entertainment and office destination. From

phase two, phases three and four can flexibly react to changing market conditions and develop housing, or additional retail and office space as appropriate.

Beyond physical implementation, Gran Terminal Tasquea will require negotiation with multiple landowners to assemble the necessary parcels. These landowners should ultimately benefit from the new terminal, however, and could be brought into the project as partners who are able to retain their existing businesses and infrastructure.

After Gran Terminal Tasquea is implemented, it will also be important to maintain its new open spaces and pathways, so that Tasqueas current problems do not reappear. A business improvement district (BID) will allow the various stakeholders to cooperate in post-project management with a stable revenue source for maintenance, programming and marketing in Gran Terminal Tasquea.

Project Implementation

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Phase One

New Tasquea station built, integrating microbus terminals into metro and light rail station. South microbus terminal moved to western portion of station. Soriana relocated into new station.

Phase Two

Urban grid extended into Tasquea. Taxco Plaza built with surrounding retail, office and structured parking. Gran Forum relocated to plaza area. Av. Tasquea and Canal de Miramontes redesigned.

Phase Three

Grid extension continues. Additional office and structured parking constructed. First round of Multi-family housing completed.

Phase Four

Final grid extension and multifamily housing completed.

New Tasquea Station

Soriana Moved

South Microbus Terminal Moved

Taxco Plaza

Arterial Avenues

Office Block

Multi-Family Housing

Multi-family Housing


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Land AssemblyUrban Travel Design could potentially implement Gran Terminal Tasquea in four phases, but the land assembly process will require significant negotiation and coordination with current landowners and stakeholders. For that reason, Gran Terminal Tasquea is designed to offer benefits to the exisitng

landowners to encourage their cooperation

Transit Authorities

Their are four primary transit authorities controlling land at Tasquea: Sistema de Transporte Colectivo (STC) controls the metro station. Servicio de Transportes Elctricos (STE) controls the light rail platforms. Secretaria de Transportes y Vialidad (STV) controls the microbus terminals, and Central Camionera del Sur controls the regional bus station.

Gran Terminal Tasquea will most greatly affect STC, STE and STV and each benefit from a new station with increased retail space that can help subsidize better transportation management and security. Central Camionera del Sur will continue to operate from their current station, which is presently under renovation, but the project requires purchasing their western parking lot. We propose compensating them for this lot by allowing access to the new underground parking structure that will be located on the same site.

Current Business Owners

While the physical form of businesses currently on the site will change, Gran Terminal Tasquea can retain them as tenants. For example, the businesses owned by Group Gigante could be relocated into Tasquea Station or along Taxco Plaza. Group Gigante could also become a direct investor in the project as a partial owner of the retail and office buildings as well as multifamily-housing.

Gran Terminal Tasquea will not directly affect Eli Lillys pharmaceutical facility, but does require purchasing one of their parking lots. Again, they could be compensated for the lost parking by providing them with access to our underground parking structures.

Cultural Organizations

Gran Terminal Tasquea will require moving the Gran Forum, and we propose compensating them with a new facility built into our office and retail space along Taxco Plaza. They could also be heavily incorporated into the plazas programming through frequent outdoor concerts.

Transit Operators STC STE STV Central Camionera

Business Owners Group Gigante Eli Lilly Pharmaceuticals

Cultural Organizations Gran Forum

BenefitImproved Station; Retail revenue funds better station management infrastructure; Access to structured parking

BenefitBusinesses retained but in new form; project investors; Access to structured parking

BenefitNew office and practice facility; outdoor concert space on Taxco Plaza

STVGroup Gigante

Gran Forum Central Camionera

STC


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Sources

Urban Travel Design (UTD). Megacentralities Presentation January 2011. Powerpoint available at www.megacentralities.com

Rodrguez Sanchez, Luis M. and Erndira J. Cohen Fernndez. Gu de rboles y Arbustos de la Zona Metropolitana de la Diudad de Mxico. Flexon, 2003.

SBB. Joint Project between Canton of Zurich and SBB. Available at http://mct.sbb.ch/mct/en/infra-dienstleistungen/infra-bau/infra-grossprojekte/infra-durchmesserlinie_zuerich.htm.

SBB. ShopVille-RailCity Zrich. Available at http://www.railcity.ch/en/index_zuerich.htm.


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Gran Terminal Tasquena Design Proposal, 2011

Documents

Transcript of Gran Terminal Tasquena Design Proposal, 2011