STAYdium - How transitional stadium design could save the World Cup

Staydium How transitional stadium design can save the world cup A look at DC in the 2026 World Cup

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3 STAYDIUM How Transitional Stadium Design Can Save The World Cup A look at DC in the 2026 World Cup

Thesis Part 1 Presented By: Kevin Doyle

Professor: Lavinia B. Fici Pasquina

Submitted to the faculty of the Department of Architecture and Planning The Catholic University of America in partial fulfillment of the Requirements For the Degree of Master of Architecture © Copyright All Rights Reserved By Kevin Doyle Washington, D.C. 2021

4 “A mausoleum to honor wasted public money.”

- Rio de Janeiro Mayor Eduardo Paes prior to the Rio Olympics in 2014 about Bird’s Nest Stadium built for the Beijing Olympics in 2008

Table of Contents

PART 1 6 7 8 9 10 11 12 13 14-15 16-17 18-19 20-23 24-27 28-29 30 31 32 33 34 35 36 37 38-39 40-41 42-43

PART 2 Introduction Abstract Problem Statement Defining Transitional Design Adaptive Reuse vs Transitional Design Economics Financing the Olympics Financing the World Cup Financing Stadium Construction Stadium Vacancy Statistics Impact of Stadiums Environmental Socially/Urban Planning Precedent Study Evolution of Stadiums Historical Stadiums Concept Stadiums Site Selection Host City Timeline DC Stadium Map Robert F Kennedy Stadium Site Analysis Anacostia Waterfront Site Plan Transportation Map Flood Map Vegetation Map Urban Planning Concepts Programming FIFA stadium program Programming Concepts Bibliography

Pre Design Concept Introduction 44 Design Process 45 Final Design

Site Plan 46 Diagrams 47

Building and Unit Info 48

Stadium Seating Concept 49

Building Section 50-51

First Floor Plan 52 Phase 1: 3rd and 4th floor plans 53 Phase 2: 3rd and 4th floor plans 54 Exploded axon: Public space 55 Exploded axon: Structure 56 Exploded axon: Stadium 57

Render: Concession Patio 58

Render: Entry Plaza 59 Render: Public Interstitial Space 60

Render: Residentail Patios 61

Model Photos 62-65

5

Abstract

6

New stadiums are being built every year at an ever increasing rate. The average stadium today is only expected to last twenty-five to thirty years. At the same time, stadiums are becoming more and more expensive. This is becoming a major concern for global events like the Olympics and World Cup. They ask for massive stadiums to be built in developing countries and cities that are looking for something to spark economic growth. These developing cities are left with massive investments that proceed to lay vacant or underutilized for years and leave the city in a financial hole.

Through the investigation of economics and societal impacts, this thesis will attempt to prove the need to change the approach of modern stadium design.

There are a number of ways this problem has been approached already in our society. Adaptive reuse is the response that the majority of the world has taken for abandoned buildings. This is a massive, backloaded financial endeavor at the scale of a stadium. Taking this approach still leaves the same problem year after year as more and more stadiums are created and abandoned.

Furthermore, this thesis attempts to provide an example of how approaching this issue upfront in the initial design of the stadium will allow renewed positivity, both financially and developmentally for cities looking to host these global events.

Problem Statement

7

Nearly every world cup and olympics require the design of new stadiums and facilities to be used for just over a month when these events take place. After the festivities end, the stadiums are vacated. These billion dollar facilities lay in waste and the surrounding neighboorhoods fall with them. The need for a resilient solution is paramount to solving an issue that plagues the worlds most unifying events.

Defining Transitional Design

8

Transitional stadium design approaches the need for temporary massive stadiums; this is often the case for the Olympics and World Cup. This trajectory would entail the creation of a stadium that lays the framework for a quick and easy transition into a mixed-use residential structure.

This allows urban planners to be focused on the future of the area as an urban project more than how to address the space surrounding a permanent stadium when it only is used 15% of the year.

While the programs of the two concepts are drastically different, the modularity of stadium design does mimic that of residential layouts.

Thus, the standard layout of stadiums does not need to be challenged or disrupted much.

Adaptive Reuse vs Transitional Design

9

Adaptive Reuse

Transitional Design

Adaptive Reuse addresses past failures. This trajectory has a “finite” number of solutions, which severely limits how successful the endevour can be.

A transitional stadium addresses the future of stadium design rather than trying to fix the past.

To start, many vacant stadiums are in disrepair to the point they could structurally not withstand new construction.

In stadiums that are still stable, there would be a lot of unused space to retrofit the building functionally. With that would follow a high cost to the low value being created.

Older stadiums were also not built with sustainability in mind. Retrofitting sustainable systems into old structures limits the positive impact they can have.

Beyond the confines of the stadium walls, the urban fabric was built for a stadium: large temporary population, massive traffic influx, tons of parking (often massive on grade lots).

This is not conducive to residential projects.

There are positives to adaptive reuse however. Being that the structure is already there, the carbon footprint of reusing the materials in place removes that tremendous carbon burden of construction and fabrication.

The main issue with this solution is that the current percentage of reusable stadiums is low. These structures will keep getting built and the task of what to use them for when their life cycle is over will always be there at the end with a cost attached to it.

If the problem has a solution why not solve it upfront.

Stadiums will continue to be built whether we want them to or not. By addressing the end goal upfront, the massive expenses of demolition and reconstruction, or retrofitting, will be removed from the picture.

The upfront design path will also mean that the space planning will be more efficient. Wasted space kills value, and that is a major issue in adaptive reuse where stadiums have a lot of intricacies that are not conducive to housing projects.

This due to the fact that the programming of the two concepts are wildly different and require massively different MEP responses.

The latter is often what causes the biggest issue for adaptive reuse projects. By addressing that need upfront, construction time and cost are reduced significantly.

This design path leads to the ability to address the area as a relatively standard urban planning project. The influx of development around a new stadium often leads to dead zones. With this model, the dead zones do not exist as the empty stadium is replaced by a permanent population.

Temporary population is the death of businesses, and thus, the death of the neighborhood This is the most positive solution to the problem at hand.

While the impact of new construction looms large, fixing past mistakes is far costlier.

Financing the Olympics

10

The Olympics is an extremely unique event as it regards its societal, architectural, and economic impact.

0% 4%

S. Korea 1988

Japan 1964

Spain 1992

China 2008

Net change

USA 1984

16%

2 Quarters after the Olympics

Australia 2000

12%

2 Quarters before the Olympics

Greece 2004

8%

Germany 1972

Though there are not as many soccer stadiums needed as the World Cup, the need still remains to determine a better way to utilize the various facilities when the games are over.

4%

Canada 1976

The olympics require a much wider array of facilities than the world cup, so finding suitible cities is an incredibly hard job.

8%

USA 1996

Excluding the two main outliers of Sochi and Beijing, there has been a steady incline is cost of infrastructure for the countries with some of the required structures already in place.

12%

GDP Growth

Some host cities bid to boast their extravagance and wealth. Many other potential host cities bid in hopes of boosting tourism and sparking the economy that may be struggling to grow. Unfortunately, recent trends indicate that the task is more costly than it gets estimated and has tended to trend the cities into recessions.

16%

GDP Growth for The Summer Olympic Host Cities

Beijing

2016

2014

Rio

London

2012

2010

2008

2006

Torino

Vancouver

Athens

2004

Salt Lake

2002

Sydney

2000

1998

Atlanta

Cost per Host City

1996

1992

0

1988

10

Seoul

20

Nagano

Barcelona

30

Los Angeles

Nagano, 1998: The full cost of the Nagano Olympics will never be known, because the documents accounting for money spent on the Olympic bid were burnt on the orders of Nagano’s Olympic Committee vice-secretary general. Yet it is clear it went vastly over budget and, as a result, Nagano fell into recession

Athens, 2004: The Athens Olympics vastly exceeded its $4.6 billion budget. Many believe the real accrued debt of roughly $15 billion contributed to Greece’s present financial crisis

40

1984

Barcelona, 1992: The Barcelona Olympics left the central Spanish government $4 billion in debt, and the city and provincial governments an additional $2.1 billion in the red.

Sydney, 2000: The Australian state auditor estimated the Games’ true long-term debt was $2.2 billion.4 PreOlympics, Australian officials estimated that tourism would quadruple after the Games, but there was no boost at all.

50 Cost of Infrastructure in billions

Montreal, 1976: Worker strikes, mismanagement, and huge cost overruns left the city with $1.5 billion of debt that took 30 years to erase.

Sochi

60

Beginning in 2026, the World Cup is requiring that all host cities must have the following:

14 Stadiums w/Capacity ranging between 40-80,0000 All Stadiums must be located near city center 150 Training Facilities An Airport near each stadium At least 1,450 passengers per hour 4 Hotels per Stadium w/Capacity ranging from 1,760 – 8,080 rooms

2014

2010

6,000

4,000

Russia

Brazil

South Africa

Qatar

Russia

Brazil

Cost per Host City

0

Germany

2,000

2010

South Africa

0

2006

5

Germany

10

2002

2018

15

8,000

2006

Cost Per Seat in US Dollars

2014

20

*Countries in Green already had professional stadiums up to FIFA standards*

Japan & Korea

Qatar’s Biggest problem is that they do not have the infrastructure at all to host the World Cup so everything is being built from scratch.

10,000

25

Japan & S. Korea

The Qatar World Cup is an outlier in many ways.

They have an overwhelming amount of wealth in a country that does not neccessarily need the excess.

The population per land area is low. They took this as an opportunity to develop their country further. That being said a 220 billion dollar hit on the economy will likely still loom large

12,000

*Green is estimated*

Cost of Infrastructure in Billions

While the arguement is easy to make that the host cities are trying to “flex their wealth”. That is often not the case. South Africa took on the games as an opportunity to try and increase tourism. They were in need of an econmic boost and it turned into a debt trap.

220

2002

At an ever increasing rate, the world cup, just like the olympics, has become an intense economic burden.

Currently, multiple host cities every year will have made a bid and then see the impact of the most recent world cup, and recind their bids.

2018

11 2022

Financing the World Cup

Cost per Seat

Brazil

South Africa

After the 2014 World Cup, Brazil experienced its worst recession in its history with its GDP falling nearly 7% between 2015-2017.

When they won the bid they were amidst a massive recession. Their economy grew slightly initially but has since remained stagnant

Currently 4 of the 12 stadiums are abandoned and 5 more are severly underutilized

Currently 3 of the 10 stadiums are abandoned and 4 operate at a loss

17,704

16,000

14,000 12,000

200

Cost of Stadiums

Cost per Seat

Al Wakrah

Wembley Stadium

Fisht Stadium

Krestovsky Stadium

Cost: 600 Million

Cost: 380 Million

Cost: 134 Million

Cost: 300 Million

Area: 1,200,000 sq ft

Area: 1,280,000 sq ft

Area: 1,000,000 sq ft

Area: 850,000 sq ft

Krestovsky

Fisht Stadium

Wembley

0 Krestovsky Stadium

Estadio Nacional

Fisht Olympic

Maracana

12,000

Green Point

0

18,000

14,324

2014 2014 2010

400

Allianz

Another explaination regards operating costs. Some owners want to put more money upfront to lower operating cost through sustainable systems. Others are adding systems to create better experiences for the patrons. In either case the need for positive financial performance is paramount.

600 2006

Cost of Construction in Millions

One of the explainations for the growing costs beyond inflation and upgraded facilities is an architectural drive for beauty and creativity. As technology has improved, the designers ability to create forms that are more fluid has become more attainable and allows for extremely unique experiencial spaces. Stadiums, inherintly experiencial, become structures that can easily showcase the innovations of engineering of our modern world.

800

*Stadiums in Green were not built for the World Cup*

20,000

2016

1 Billion

The most expensive stadium in 2006 is just a third of the cost of the most expensive in 2018. As the years go by, the pressure for these developments to perform financially becomes ever more apparent.

25,000

*Stadiums in Green are abandonded*

Al Wakrah

1.5 Billion

Cost Per Seat in US Dollars

Stadium construction is becoming an extremely cost-intensive process very rapidly. At a similar rate, The growth of sports has increased globaly as well.

The need for more stadiums continues to grow alongside that.

23000

12 2018

Financing a Stadium

Vacant Stadiums

13

Moses Mabhida Stadium

Arena Das Dunas

Arena Da Amazonia

Estadio Nacional

Cost: 600 Million

Cost: 380 Million

Cost: 134 Million

Cost: 300 Million

Cost: 900 Million

Area: 1,200,000 sq ft

Area: 1,280,000 sq ft

Area: 1,000,000 sq ft

Area: 850,000 sq ft

Area: 3,750,000 sq ft

Built for South African World Cup

Built for South African World Cup

Built for Brazillian World Cup

Built for Brazillian World Cup

Built for Brazillian World Cup

60

40

Cost of Stadiums

Stadiums

0

Krestovsky Stadium

0

Estadio Nacional

20

Fisht Olympic

200

Average Building Lifespan

High-Rise

400

80

Commercial

2006

600

100

Residential

Expected Building Lifespan in years

2016 2014 2010

2014

800

Maracana

Current profits are not outweighing costs of building stadiums for major events and a change must happen rapidly

1 Billion

Green Point

Stadiums lifespans are decreasing at an alarming rate as well. It is currently estimated that current stadiums will last 20-25 years before a new one is built.

120

*Stadiums in Green are abandonded*

Allianz

When the games end, stadiums contribute very little to the host city. The stadiums that remain in use continue with an average attendence of 10% of capacity. The stadiums also take up massive amounts of downtown real estate. Just looking at the stadiums below, they average around 1 million square feet on site. On top of all of that, the average World Cup stadium costs 32,000 dollars a month for operating costs

1.5 Billion

Cost of Construction in Millions

Stadium Vacancy is the World Cup’s “White Elephant”.

With the need to build new stadiums at every host city, stadiums are the biggest money sink for the hosts.

2018

Green Point Stadium

Environmental Impact of Stadiums

Traditional design for stadiums creates extremely intensive buildings that consume massive amounts of energy and water.

The average traditional stadium consumes as much water in one year as 500 homes.While that number may be astonishing, it only gets worse. The amount of energy used in one game is eqivalent to 910 homes annual usage.

The days of the concrete and steel mega-structures are over.

Traditional design techniques are no longer a viable option for new stadiums.

The initial reaction by many of the stadiums around the world was to retrofit their stadiums with sustainable strategies.

Unfortunately that only can achieve so much, and it is just not enough.

Sustainable design strategies must be an integral part of the design process and not something superimposed on the project at the end.

New design laws and restrictions call for much more intensive care for sustainable design around the world. With new stadiums being built so frequently, it is imperative that the percentage of these stadiums achieving LEED certification improves.

Fifa’s newest guidelines are forcing all new stadiums to meet a wide range sustainable goals in hopes of making a global impact.

14

15

Husky Stadium

Barclays Center

U.S Bank Stadium Citi Field Miller Park

Lincoln Financial

Camden Yards

CU Events Center Levi’s Stadium

13%

Nationals Park

140 Significant

The Pit

Stadiums

Salt River Fields

Beginning in 2026, the World Cup is requiring that all host cities complete environmental impact assesments for the following:

Mercedes-Benz Stadium Amway Center

Toyota Center

Sustainable building certifications for all structures Sustainable overlay infrastructure

LEED Certified Stadiums in the US

Carbon management

100

60

40

80

60

40

20

0

0

Stadium Energy Use

Traditional

20

Stadium Water Use

Transitional

80

Retrofitted

Percent Water Usage Relative to Traditional Stadium Designs

Local economic development

100

Transitional

Environmental protection

120

Traditional

Resource utilisation and conservation

Percent Energy Usage Relative to Traditional Stadium Designs

Transport

120

Retrofitted

The reuse, reduction and recycling of waste

Socio-Economic Impact of Stadiums

16

Stadiums are extremely high impact buildings. They can easily have devastating effects on a community if they are not maintained or planned correctly. If done correctly, the stadium brings in a high density of foot traffic for the surrounding neighborhood.

This is extremely positive for businesses. And where businesses grow, residential land value grows.

Buzzard’s Point/Navy Yards Washington DC is a prime example of how to positively influence the development of an area around the construction of a stadium. Nationals Park was built in 2006 in an extremely under developed industrial neighborhood.

Unfortunately, when things go wrong, the stadium stops bringing people, the neighborhood is much less populated and businesses struggle and the land value falls.

This is extremely common in cities after the Olympics and World Cup. The massive developments made to expand cities around newly built stadiums brings with it a lot of excitement in terms of real estate. Just a month later, the stadium often becomes extremely under-utilized of vacated. At the same time, the influx of tourism and foot traffic tapers dramatically.

Businesses immediatly suffer and everything tied to it gets dragged down with it.

Another major issue with stadium development is displacement of people and businesses. For the city, the land value is low and much less expensive to buy out in low income areas. As new, high-income tenants move into the area, they become unhappy with many things that made up the social and urban fabric of the area before. This often include homeless shelters and industrial buildings. Then as those things that maintained the character and history of the neighborhood are pushed out, the super-imposed land value rises and rent increases again.

Areas in the midst of this gentrification struggle to maintain residents. The upper end of high income tenants see the area as unwelcoming and undesirable. The lower income and middle class can barely afford current pricing, and are at risk of being forced out as the rent and land value rapidly increases.

Many cities have been trying to create and follow stricter guidelines to responsible development to avoid this major issue. It is paramount that the foundation for future stadium development responsibly plan out the future of the neighborhood

1999 (7 years prior to construction) Buzzard’s Point, Washington DC, in 1999 was primarily made up of a small amount of industry, port space, and a large portion of parking lots.

The surrounding area demographic consisted of a majority low-income single family housing, however density and population totals were very low.

2021 By 2021, Buzzards Point has developed significantly towards its end goal below.

The neighborhood character overall has dramatically changed as well.

Currently the northern area is predominantly middle to high income, primarily living in mass housing units.

The southern side of the site is still in development, but Audi Field, home of DC United, was built in 2018 and is the center of focus for the next stage of development The developer has made massive strides in keeping the number of affordable units within the range to not be displacing any former residents.

17

Finalized Rendering The final renderings show the end goal of the area as a totally revitilized area of the city.

As long as the main goals are still achieved at this point of keeping the correct number of afforable housing units, the project will be an overwhelming success of redeveloping an area built driven through a stadium (or 2 in this case).

The land value has skyrocketed, but displacement has been kept astoundingly low so far.

New developments in already developed cities do not come without issue. With a mass transit system already in place to the north of Nats Park, the southern side of the neighborhood is almost inaccessible by metro.

The cost of adding new mass transit is a massive endevor and is one that will likely cause issue at some point in the future for Buzzards Point

Evolution of Stadium Design

18

The Stadium at Olympia

Astrodome First domed baseball stadium First use of Astroturf

Reason: Created a formal playing surface for the first olympics that gave ample viewing for fans

Reason: The dome prevents rainouts which saves a ton of money

Pananthenaic Stadium

1961

140 AD

1965

6th c. BC

First “stadium” No enclosure

Robert F Kennedy Stadium

First formal stadium U-shaped seating Seperation of fans and atheletes

Standard bowl-shape seating Multi-use stadium

Reason: The Olympics had become a large spectacle, so the need for seating was paramount.

Reason: DC was home to many different sports.

Keeping them all in the same stadium was a great money saver for the city, but seating was bad for fans

19

“Skydome” - Rogers Centre

Sapporo Dome

Reason: The retractable roof allowed the team to save a lot of money avoiding rainouts while still avoiding the issues of full containment with a normal dome

Reason: Artificial turf causes more injuries and is hard to play on. The natural grass field is slid out of the stadium during the day to grow

Oriole Park at Camden Yards

2023

1992

2001

First retractable field

1989

First retractable roof

New Oakland A’s Ballpark

The first “retro” stadium

Park space incorperated into the stadium

Reason: The same cookie cutter stadiums had been repeatedly built for years, Baltimore wanted to connect to the city with a stadium that was site specific like old small stadiums

Reason: Modern stadiums take up massive resources and are basically unused 75% of the year. The park space lessens the impact of the stadium from a social perspective

Historic Precedents

Lucca, Italy Designed in 1830 by Lorenzo Nottolini Built on a 1st century ampitheater Initial Capacity: ~ 10,000 people

Plaza Lucca proves to be an example of how ancient ampitheatres were “repurposed” as our modern cities developed.

While none of the original ampitheatre remains the planning motif is still present. Residential buildings have been constructed in the ring that would have been the original seating.

This projects the same feeling of space as a filled stadium would, where the focus is on a contained central area.

The first floors of these buildings are marketplaces allowing the central space to be actived for public use. The activation of the space is key as modern society needs activation of spaces to create safety.

Without populating the area, the space would become a contained “dead zone” with few eyes on the activity and no vehicular traffic.

This is incredibly important as it regards the how to address the field of the stadium after the transition.

If the space fails to be used the project will be much less successful in achieving a positive impact on the community and urban area.

Plaza Lucca

20

Historic Precedents

Arles Amphitheatre

21

Arles, France Amphitheatre built in 90 AD Infilled with homes in 5th Century Initial Capacity: < 20,000 people

The Arles Amphitheatre shows one of the few times that stadiums have been used for housing in a truly adaptive way.

The idea of most stadiums is to create a contained experience. Fortunately for ancient, war torn cities, they accomplish the containment very successfully.

The violence of war led to the infil of this stadium with houses to create a walled fortress city. Depictions show that concepts similar to what took place at plaza lucca could have existed.

The center keeps that stadium-esque public space in the middle. In a situation of war, like this, that center space would be integral to society as being a safe space for the citizens, and probably the only safe space outside their own home

Historic Precedents

Olympia, Greece Built in the 6th century BC Capacity: 45,000

The Stadium at Olympia is the oldest known “stadium” ever.

One of the most exciting parts about this stadium is how it displays just how dramatically stadium design has changed.

The openness is particularly intruiging. We think of modern stadiums as having some sort of formality of structure or enclosure to them. This does not have that. The stadium has no formal seating. It is rather reminicent of a public recreation field.

But it would not be a stadium without some sort of formality coming from somwhere. Interestingly enough it is the entry that qualifies it as a stadium.

The landscape rises all around the playing surface to create a bowl feeling to the space where the spectators would be. Cut into the landscape is a very formal entry walkway at one end where the athelets would enter from: “the first walk out tunnel“ There is also no seperation from the crowd to the atheletes and playing surface. It is very similar to how golf has its fans. They are right up on the action basically on the same surface.

The openness of this stadium really attacks the modern concepts of a large, imposing, containing structure for stadiums.

The Stadium at Olympia

22

Historic Precedents

Pananthenaic Stadium

23

Athens, Greece Built in 144 AD Capacity: 50,000

The Panathenaic Stadium is regarded as one of the first formalized stadiums.

Architecturally seperating the playing surface from the seating is a staple of today’s stadiums. That concept is not leaving anytime soon either with today’s need for security and safety.

Another interesting thing is how the seating is still tiered and very similar to modern stadiums.

The really intruiging piece about this stadium is how is is fully open on one end. There are modern stadiums that have one side “open” but those usually relate to the fact there is significantly less seating on that side so there is a wind tunnel effect on that side which affects many sports.

The idea behind breaking down the containment of stadium design would be very complicated for modern safety protocols, but for urban planning would be very appealing.

Seemless entry between a large open greenspace from the city fabic is always a positive in urban planning. The stadium would essentially turn into a U-shaped apartment building, but with the open end facing a public access.

Conceptual Precedents

Conceptual Project 2018 Designed by: Yueqi Li, Shuang Bao, Braham Berg, Nan Wei Capacity: 60,000 This competition entry is an attempt at creating a stadium that operates simultaneously as both a stadium and a residential structure.

The field is set on top of a roof on the center structure.

The surrounding buildings are seperated with new city streets and the buildings are then pitched to provide seating.

The logistical problems with this concept are endless.

To start, safety is a major issue when you create all these seperate entities and seperate entrances. All that means is that you have to basically double the staff which costs a lot more money Secondly, the simultaneous nature of the concept means that sound will be a huge problem for the residents.

The openness of the concept is however intruiging in how the community is not broken by the stadium but is intertwined with it.

The Perch

24

Conceptual Precedents

Breathing City

25

Conceptual Project 2018 Designed by: Shan Qi, Qiliang Tang, Zhenghang Ren, Ke Wang Capacity: Unknown This competition entry is an attempt at creating a transitional stadium.

This concept dives deeply into the pieces of stadium design that are easy to take advantage of for the transition of spaces.

The first piece is creating public space out of the field. It will be one of the most important pieces to tying the whole projects together as to deem the use of space as successful The second space to take advantage of is the sloped seating areas to create solar shades and green roofs.

The third piece it handled well is using the space below the seating which was likely the concessions as the new apartments.

It is also a great precedent to show how to capitalize on the depth of the structure that cannot be used for living.

Conceptual Precedents

Conceptual Project 2018 Designed by: Rick Chen, Ralph Wheeler Capacity: Unknown This competition entry is very similar to the Breathing City entry.

It capitalizes very successfully on creating public space in the field area.

The exciting piece of this is how they created more box seating and suites which transition well to housing units as they are already enclosed entities.

There is a current trend on stadium design where there is a higher percentage of box seats to normal seating, so that idea would translate well.

The depth of the stadium looks a little too narrow to work at a high capacity, but does creat a way to get windows on both sides of the units.

They also use loft style units in this project like breathing city did.

Colosseum Green

26

Conceptual Precedents

New Oakland A’s Ballpark

27

Oakland, California Planned Completion: 2023 B.I.G Capacity: 34,000 This stadium is being built to replace the old Oakland Colosseum. The old stadium was a multi-purpose stadium that took up a massive amount of land and money, and had a very negative impact on the surrounding area. Being a multi-purpose stadium, seating was also very inconsistent as it regards good viewing The previous stadiums negative features are the prime drivers for the new design. The concept of this is to create a stadium that fluidly intertwines the community.

The sloped stands open up and create park and green space out from the centerfield wall. Its also very interesting how the park that continues up above the structure is still usable as viewing space.

While the stadium is not meant to transition to a housing project, the way in which this stadium is able to interact with the community is a very important study when thinking about how it transitions.

Site Selection

Upcoming Host Cities

When looking into the future at the upcoming host cities for both the Olympics and the World Cup, there are a lot of key factors that prevent many of the hosts from being chosen for this project.

The Olympics require far fewer soccer stadiums than the World Cup which means that if it is taking place in a major city, it is likely that there is no need more any new stadiums. With the upcoming sites being Tokyo, Paris, and Los Angeles there is no need for a new soccer stadium. The remaining needed stadium typologies do have as dramatic of an impact economically and are not nearly as intesive environmentally to outweigh the need for changing soccer stadium design in particular The World Cup has its own set of unique issues. The Qatar World Cup would have been an exciting option, but it is approaching too quickly and they are using the event to display their wealth. The North American joint bid on paper does not seem like a good option either. But when the list of cities was announced Washinton, DC fell on the list. DC does not currently have a FIFA compliant stadium within city limits and is the 7th fastest growing city in the US. It provides the perfect opportunity to implement this design concept before it is too late.

28

29 Summer Olympic Host Cities

As is the case for all of the olympic options, other stadium typologies will be constructed for the games, so the symbolic nature of building a new soccer stadium will not be necessary.

2022

2028 2026

2030

The Qatar World Cup is not a viable option (though it should have been):

The 2026 North American World Cup is a viable option:

Qatar is building cities from the ground up to host these games. Normally this would be a great opportunity to set a positive precedent for transitional stadium design.

Of the 23 potential cities to host games, 22 of them have recently updated stadiums large enough to host World Cup matches.

That being said, Qatar is not hosting these games to make money in the short term. They are driving for progession and flair in their stadium design to increase overall tourism and develop massive areas to grow the city. Their concern is not with saving resources. They hope that the iconic structures will aid tourism by remaining in place.

2032

Washington D.C recently built Audi Field but it is under the current required capacity. Fedex field is not only well out of the city but has not been renovated in over 25 years.

D.C is currently undergoing large scale urban renewal projects and would be a prime site for a new stadium to transition to housing in an urban environment.

The World Cup Host Cities

2034

Potential Bids include: Morocco Uruguay–Argentina–Chile–Paraguay (Joint Bid) Bulgaria–Greece–Romania–Serbia (Joint Bid) All of these countries have a need for new stadium construction and would all be viable options.

With that being said, taking the opportunity in 2026 should not be wasted.

In Bidding Process

2024

Qatar

As is the case for all of the olympic options, other stadium typologies will be constructed for the games, so the symbolic nature of building a new soccer stadium will not be necessary.

The current state of the bids and where they may be coming from is rather unknown at this moment.

However, due to current financial trends it will again likely come into a more developed city

Even though there is an overlap with the 2026 World Cup a new stadium is likely not needed here.

Joint Bid: USA, Canda, Mexico

2021

As is the case for all of the olympic options, other stadium typologies will be constructed for the games, so the symbolic nature of building a new soccer stadium will not be necessary.

Los Angeles very recently completed SoFi Stadium which will house most of the olympic festivities most likely.

They also have a number of large stadiums through their professional soccer team, and nearby colleges.

In Bidding Process

As is the case for all of the olympic options, other stadium typologies will be constructed for the games, so the symbolic nature of building a new soccer stadium will not be necessary.

Paris currently has 5 UEFA catagory 4 stadiums with 3 being built very recently.

Los Angeles

Japan hosted the World Cup in 2002 and have the current stadium infrastructure to host soccer without new stadiums.

The Paris Summer Olympics are not a viable option:

Paris

Tokyo

The Tokyo Summer Olympics are not a viable option:

In Bidding Process

The Los Angeles Summer Games are not neccesarily a viable option:

A number of bids from South East Asia, Australia, and Africa have been lightly proposed with no formality.

The overwhelming majority of these places would have a need to create new stadiums.

As was the case in 2030, taking the opportunity in 2026 should not be wasted.

Site Selection

Washington, DC

30

Fedex Field

Built in: 1997 Capacity: 82,000 Current Home to the Washington Football Team Fedex Field is one of the lowest rated stadiums in the country. Its location outside the city is however necessary as the traffic generated for full capacity games would be unsustainable in city limits.

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Audi Field is right in the middle of DC’s largest urban renewal project. It’s recent construction obviously rules out the idea of demolishing it, but it is currently only 50% of required capacity for the World Cup

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Built in: 2018 Capacity: 20,000 Current Home to DC United

Built in: 1961 Vacated in: 2017 Capacity: 45,000 RFK Stadium is currently in a state of disrepair. It sits on underdeveloped land right at the edge of the Anacostia River. It would be a prime location to build a temporary stadium in an urban renewal project

Site Selection

Robert F. Kennedy Stadium

31

Washington DC was named to the list of host cities for the 2026 World Cup in the US. It is prime location for a temporary stadium that transitions to a residential building as the 7th fastest growing city in the United States.

The City hosts four stadiums with Nats Park and Audi Field constructed within the past 15 years.

Robert F Kennedy Memorial Stadium is the most storied stadium in DC’s history.

In its history, RFK most notably hosted The Redskins, The Nationals, The Senators, The Diplomats, DC United, and also both George Washington University and Howard University.

It was a symbol of city pride for decades and decades in a city whose population fights for their identity year after year.

RFK Stadium is set to be demolished in the next two years. The site has been vacant since DC United moved to their new stadium Audi Field in 2018.

A number of attempts have been made to save the stadium, but the integral structure is no longer stable and is beyond reasonable repair What was once the pinnacle of sports in the nation’s capital is now just a symbol of the waste that modern stadiums create.

1994 World Cup at RFK

1971 Final Opening Day for the Washington Senators

Site Analysis

Anacostia Waterfront

32

With RFK Stadium on the way out, the focus turns to revitilizing the area the same way DC has done across its waterfronts at the Wharf and Buzzards Point.

The stadium site sits perfectly on the end of East Capital street with a direct veiw from the stadium to the United States Capital building.

Unfortunately however, the rest of the site is currently tainted with parking lots. The “park” on the waters edge is currently covered with trees, so when you are on site, you can barely tell the water is there.

The northern end sits on the edge of the Kingman Park neighborhood, right at the end of H street and Benning road.

The area is begging to be redeveloped, and it must start from the middle.

Google

Washington, District of Columbia

South side of the Site Google

Street View

Image capture: Aug 2018

North side of the site

© 2021 Google

Street View

Image capture: Aug 2018

© 2021 Google

Site Analysis

Site Plan

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126 Acres 6

The urban setting of the site allows a mixed-use residential building to flow seamlessly with the rest of the city’s fabric.

Total Site Size

23%

The site as a whole is also extremely under utilized and under developed. This is advantageous for this proposal as it means there is little to no displacement of people from their residences and workplaces.

3

The site is in prime location to take advantage of large riverfront on the east side in the process of masterplanning the area.

One of the bigger challenges with this site is how the metro line actually comes above ground on the northern side of the site, splitting the area in half.

5 Stadium Site: 29 Acres

1

2

25%

The next big challenge is how to engage the lower half of the site to the bottom half with such a major through street cutting it down the middle.The surrounding buildings of the lower half are mostly industrial type buildings which provides and awkward mesh point that needs to be addressed in the urban design.

4

Parking Lots: 32 Acres 1000 ft

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Stadium-Armory Metro Stop

2 2

DC Armory / National Guard

3

Kingman Islands Park

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Anacostia River

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Whitney Young Memorial Bridge

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Anacostia Riverwalk

Transportation Analysis

Given that this area has been a very active stadium in the past, it has been set up with a lot of mass transportation nearby.

The Stadium-Armory metro stop is just to the southwest of the stadium.

To the north of the site the H street streetcar has a stop as well. The metro bus also stops right out fron of the stadium.

On the actual site the majority of the bike lanes sit on trails rather than on the roads.

For sustainable purposes, the bike lanes should look to be expanded.

34

Flood Risk Map

35

The majority of the area that is being proposed to be masterplanned by the city currently sits inside of the 100 year flood zone.

With this issue in mind, stormwater management will be a real concern in the redevelopment process of the surrounding area.

Maintaining as many permeable surfaces and green space will be a key to mitigating flood risks

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Vegetation Map

Highlighted here are the registered trees of DC. Being that the area is currently mostly open space, having this few trees is quite alarming.

There is currently a large portion of the site taken up by parking lots and playing fields.

The right edge of the site currently is a large water front parkspace which is tenatively set to be preserved.

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Urban Planning Concept

Conceptually, the main goal of the master planning would be to seamlessly integrate the transitional stadium design with the new urban context so that when the games are over, the stadium does not carry the negative weight of clashing with the surrounding urban fabric the way a vacant stadium does.

Furthermore, the new urban area should not impose its own agenda on the current lower density neighborhood to the north.

37

Medium/ Low Density Residential Medium/High Density Mixed Use

A gradual rise in density from north to south should help appease this issue The waterfront land is currently protected as park land. Integrating the park land into the waterfront urban context and keeping as much open green space throughout the site will be a key as well.

Transitional Stadium

The southern side of the site being high density should help with addressing the edge between industrial and residential as well, being that industrial buildings have a very imposing quality that will be matched by the apartments.

High Density Mixed Use

Stadium Programming

General Stadium Overall field size: 120m x 80m Pitch size: 105m x 68m Field Oriented N-S 60000 Capacity 10000 Parking spots within 1,500m of the site Seats per Row 25-28 Concessions evenly distributed and easily accesible to all Restroom Ratios: 1 toilet per 125 women 1 toilet per 250 Men 1 urinal per 125 Men 1 Toilet per 15 Wheelchairs *80:20 men to women standard ratio* VIP Programming Box Seating Suites Upscale concessions only accesible to them

38

39 Player Facilities One player tunnel wide enough for both teams Seating for 25 players per team on the field Dedicated player parking and entry Warm up area near lockers Locker rooms Changing Room Showers Massage Rooms

Media Facilites Live TV Studio Seperation of Media Commentary spaces: Tv/Radio Raised Platorms for Cameras Main Cameras on the west side of the stadium Media Parking Media Conference Rooms Mixed Zone for media outside locker rooms Media Center accesible from parking but can be a seperate structure

Admin/Other Spaces Locker Rooms for Referees Administrative rooms for referees Match Delegates room (10m^2) Medical Examination Room Doping Control Facilities Admin and Meeting rooms Extensive Maintenance Facilities Service and Loading Bays

Programming Diagrams

40

Stadiums are extremely unique structures. They have to be able to safely move massive amounts of people in very short periods of time. In those same spaces, people line up in crowds at concession lines.

As a consquence, stadium concourses have to be very wide. The response to this for many stadiums is to followed a standard of a single loaded layout with concessions lining one side, and exterior circulation on the other open to the outside to make the space not feel cramped and small.

This leaves a large amount of unusable space when looking towards a conversion to residential units Another unique piece of stadium programming is the concession themselves.

They are modular entities distributed equally across the plan. Modularity is the key piece to residential design, so finding a new way to effectively lay out the concessions to not result in wasted space will open the door for efficient transitional design.

41 For so long, outdoor stadiums have stood fast on a standard single loaded design for the concessions.

This concept is simply a massive waste of space.

Storage Stands

In the adaptive reuse attempts that have been proposed on stadiums, the already modular concessions are unusable because they do not get enough light from the exterior side of the building, and the seating is in the way of letting light in on that side as well.

Concessions

By adjusting the plan to have a double loaded layout, space is not wasted on the exterior of the building for residential units to be created.

Kitchen

Concourse Concessions

Adjusting stands will also allow light to enter from the inner side of the stadium and allow the interior ring of concession to have natural lighting and be usable in conversion to residential units.

Serving Stadium Double Loaded Concept Plan

With this planned ahead of time, the MEP systems needed for residential units can be put in place at the beginning, instead of trying to retrofit them into areas that are complicated and costly.

Concession Layout

Stands

Concessions

Living

Stands

Concessions

Concourse

Concourse

Exterior Circulation

Concessions

Kitchen

Bathroom Standard Single Loaded Stadium Plan

Residential Double Loaded Concept Plan Residential Layout

Bibliography

42

Economics Baade, Robert A., and Victor A. Matheson. “Going for the Gold: The Economics of the Olympics.”

Journal of Economic Perspectives, vol. 30, no. 2, 2016, pp. 201–218., doi:10.1257/jep.30.2.201.

Coates, Dennis. World Cup Economics: What Americans Need to Know about a US World Cup Bid. UMBC, 2010, economics.umbc.edu/files/2014/09/wp_10_121.pdf.

Cernel, Shelley. “The World Cup Effect: Requirements and Costs of Infrastructure.” INVESTOR MANAGEMENT SERVICES (IMS) BLOG, Shelley Cernel Https://Resources.investormanagementservices. com/Wp-Content/Uploads/2019/12/Logo-300x85.Png, 9 Nov. 2020, resources. investormanagementservices.com/the-world-cup-effect/.

Gerrard, Neil. “Photos: Progress on Qatar’s 2022 World Cup Stadia.” Construction Manager, 5 Mar. 2021, constructionmanagermagazine.com/photos-qatars-2022-world-cup-stadia/.

Hyde, Tim. “Are the Olympics Ever Worth It for the Host City?” American Economic Association, 2016, www.aeaweb.org/research/are-the-olympics-ever-worth-it-host-city.

Juneja, Prachi. “MSG Management Study Guide.” Effects of FIFA World Cup on the Economy, 2015, www.managementstudyguide.com/effects-of-fifa-world-cup-on-economy.htm.

Kahane, Leo, and Stephan Shmanske, editors. The Oxford Handbook of Sports Economics: Volumes 1 & 2. Oxford Univ Pr, 2011.

Kiuri, Miranda & Teller, Jacques. (2015). Olympic Stadiums and Cultural Heritage: On the Nature and Status of Heritage Values in Large Sport Facilities. The International Journal of the History of Sport. 32.

1-24. 10.1080/09523367.2015.1037745.

McBride, James. “The Economics of Hosting the Olympic Games.” Council on Foreign Relations, Council on Foreign Relations, 2018, www.cfr.org/backgrounder/economics-hosting-olympic-games.

McGeady, Andy. “The Great American Stadium: High Cost, Short Lifespan.” The Irish Times, The Irish Times, 24 May 2016, www.irishtimes.com/sport/the-great-american-stadium-high-cost-shortlifespan-1.2659341.

Munday, Billy, et al. “From the Beautiful Game to Birthday Parties: the Brutal Reality of What Happened to Brazil’s World Cup Stadiums.” These Football Times, 5 May 2019, thesefootballtimes. co/2019/05/06/from-the-beautiful-game-to-birthday-parties-the-brutal-reality-of-what-happened-tobrazils-world-cup-stadiums/.

Schilling, Patrick. “The Cost of Stadiums to Host a World Cup.” Samford University, www.samford.edu/ sports-analytics/fans/2018/The-Cost-of-Stadiums-to-Host-a-World-Cup. von Rekowsky, Robert. “Are the Olympics a Golden Opportunity for Investors?” Fidelity Investments, 2013, www.fidelity.com/bin-public/060_www_fidelity_com/documents/Are%20the%20Olympics%20 a%20Golden%20Opportunity%20for%20Investors_Fidelity.pdf.

Bibliography

43

Stadium Impact Campion, Greg. “Environment - USMCA Chapter 24 - USMCA: United States-Mexico-Canada Agreement.” USMCA, FIFA, 18 Mar. 2020, usmca.com/environment-usmca-chapter-24/.

DC Arcgis. “No Tree Left Behind.” Dcgis.maps.arcgis.com, dcgis.maps.arcgis.com/apps/MapJournal/ index.html?appid=c2815d42d84b4a11b72949073e45c785.

Drehs, Wayne. “One Year after Rio: What’s Left behind after the Flame Goes Out.” ESPN, ESPN Internet Ventures, 2017, www.espn.com/espn/feature/story/_/id/20292414/the-reality-post-olympic-rio.

Judt, Daniel. “Stadiums Ruin Neighborhoods.” The Nation, The Nation, 26 Jan. 2017, www.thenation. com/article/archive/stadiums-ruin-neighborhoods/.

Thomas J. Grant Jr., Green Monsters: Examining the Environmental Impact of Sports Stadiums, 25 Vill.

Envtl. L.J. 149 (2014). https://digitalcommons.law.villanova.edu/elj/vol25/iss1/6 Wilkins, Dominique, “The Effect of Athletic Stadiums on Communities, with a Focus on Housing” (2016). International Development, Community and Environment (IDCE). 88. https://commons.clarku. edu/idce_masters_papers/88

Other

Archstorming. “Residential Stadium Competition Brief.” Archstorming Residential Stadium, 2018, www.archstorming.com/uploads/9/5/7/7/95776966/briefing_residential_stadium.pdf.

Aquino, Ileana and Nawari, Nawari O. (2015) “Sustainable Design Strategies for Sport Stadia,” Suburban Sustainability: Vol. 3: Iss. 1, Article 3. http://dx.doi.org/10.5038/2164-0866.3.1.1020

Stadium Design Fenwick, Mark, et al. “UEFA Guide to Qualify Stadiums.” UEFA, 2011, www.uefa.com/MultimediaFiles/ Download/EuroExperience/competitions/General/01/74/38/69/1743869_DOWNLOAD.pdf.

FIFA. Fifa Stadium Safety and Security Regulations, FIFA, img.fifa.com/image/upload/ xycg4m3h1r1zudk7rnkb.pdf.

FIFA. “Football Stadiums Technical Recommendations and Requirements.” KSI, FIFA, 2007, ksi.is/ media/mannvirki/FIFA_Football_Stadiums.pdf.

Jenaway, Brett. “Evolution of Stadiums: a Study in the Design and Construction of Ancient and Modern Stadia.” CORE, University of Southern Queensland, 2013, core.ac.uk/reader/20051143.

John, Geraint, et al. Stadia: a Design Development Guide. 4th ed., Architectural Press, 2007.

Sartori, Andrea. Blueprint for Successful Stadium Development, KPMG, 2013, assets.kpmg/content/ dam/kpmg/pdf/2013/11/blueprint-successful-stadium-development.pdf.

Thesis II

The design portion of Thesis was begun with Lavinia Fici Pascina and completed with Tonya Ohnstad and Adnan Morshed.

Through the design process the complexity of this project became much clearer and the overall scope was narrowed slightly.

With that being said the research on urban design should still be a paramount issue to transitional stadium design despite not being a priority of the design project in the following section

44

Design Process

Base Shape

Vertical Circulation Towers

45

Gateway Cutout

2 Ring Seperation

Reflecting pond

The project began with a standard stadium bowl.

From there the cut out gateway allows views directly into the city.

Then to create a more efficient housing layout, the standard bowl was separated into two rings to allow light to enter through the middle.

Next the vertical circulation towers were added around the outside.

At the entry of the building there is then a large reflecting pond allowing the stadium to speak more fluidly as a terminating point of dcs monumental axis.

Site plan

The RFK site is situated directly along one of DCs monumental axis, East capitol street.

The goal for this project is to celebrate the people of the city and honor the rich sporting tradition of the site.

Due to its location the building will also act as a gateway to the city as you are driving across the bridge over the water, you will be able to look straight down East Capital Street.

46

Diagrams

47

Media and Service Lot Secondary/Residential entrances

-

Media Facilities

-

Main Pedestrian Entry from metro

Player Facilities

Restaurant Office Garage Entry

Retail

Player Lot

Site Entry

Concession

Concession

Skybox VIP

Player Housing

Skybox VIP

Office

Player Housing

Office

VIP Suites Concession VIP Suite Concession Restaurant

First Floor Spaces Diagaram

Office

Stadium Spaces Diagram

Player Housing Player Housing Office Retail

1 beds Loft Style 1+2 beds Luxury 1+2 beds

Retail

Restaurant

1 beds Loft Style Office Retail Office

Retail

Residentail Spaces Diagaram

Building and Unit Info

48 www.autodesk.com/revit www.autodesk.com/revit

Consultant Address Address Address Phone

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Capacity: 60,000 seats 3 tiers of seating 3 tiers of suites (196) Restaurants: 12 Retail Spaces: 16 Parking Capcity: 3,000 Vehicles

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Scale

Unit Count: 552

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375

luxury: 75

lofts: 200 two bedrooms: 167

luxury: 61

lofts: 80

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Stadium Seating Concept

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Stadium Seating

Seating/wall concept

Residential wall and patio

Stadium Section

Covered Concession Patio

Concession

Player Housing Loft Unit

VIP Suite Loft Unit

Player Housing Loft Unit

Player Housing Loft Unit

Player Housing

Player Housing

VIP Suite

Storage Player Housing Loft Unit

Player Housing Loft Unit

Office Space

Office Space

Media Technical Support Spaces

Media Communications Office

Media Meeting Rooms

Concession

VIP Suite

Concession

Admin Suite

On Field Media Suite

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Rooftop Terrace

Luxury Unit

Standard Unit

Loft Unit

Loft Unit

Loft Unit

Loft Unit

Standard Unit

Standard Unit

Storage Luxury Loft Unit

Loft Unit

Loft Unit

Standard Unit

Office Space

Office Space

Luxury Unit

Office Space

Office Space

Admin Suite

Community Space

First Floor Plan

52

Phase I - Plans 3 & 4

Stadium level 3

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Stadium level 4

Phase II - Plans 3 & 4

Residential level 3

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Residential level 4

1

Exploded Axon Public Space

1st floor outdoor space

2nd story concession patios

Roof Patios

Public Space

Exploded Axon: Public Space 55

1

Exploded Axon Structure

Outer Ring

Inner Ring

Roof Trusses

Roof Structure

Structure

Exploded Axon: Structure 56

1

Exploded Axon Stadium specific

Player Facilities

Field

Media Facilities

First Deck

Second Deck

Upper Deck

Stadium Specific

Exploded Axon: Stadium 57

Render: Concession Patio

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Render: Entry Plaza

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Render: Public Interstial Space

60

Render: Residential Patios

61

Residential Side

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Stadium Side

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Residential Side

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Other Photos

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