1515
ROOSEVELT AVENUE
ALICIA MADRIAGO AR 401 FALL 2017 ALICIA LAFFERTY
TABLE OF CONTENTS SITE ANALYSIS 04 CHARRETTE 05 ZONING ANALYSIS 08 MIDTERM 16 FINAL PRESENTATION 18 FINAL WRITE-UP 34 CONCLUSION WRITE-UP 37
SITE & URBAN ANALYSIS
SDCCU STADIUM
FOOTPRINT ZAC | ALICIA | TYLER | HASAN
MISSION BAY
HEALTH
SCHOOL
SCHOOL
HEALTH GROCERY GROCERY SCHOOL BAR
SCHOOL
AIRPORT
GROCERY
BALBOA PARK SCHOOL
GROCERY GROCERY
HEALTH BAR
SCHOOL
BAR
DOWNTOWN SAN DIEGO
HEALTH SCHOOL
POINT LOMA BAR GROCERY BAR
SCHOOL
BAR
CORONADO BEACH
BAR
N
N
scale: 1” ≈ 1,000’
scale: 1” ≈ 3,500’
295.7 1,192.5 747.4 2,236
BURGLARY THEFT VEHICLE THEFT PROPERTY CRIME
E
L
M A
P
5.3 40.4 102.8 248.5 386
C
MURDER RAPE ROBBERY ASSAULT VIOLENT CRIME
R
4.9 21.1 175.5 232.3 434
UNITED STATES
PA
NATIONAL CITY
468.9 1,745.0 236.9 2,451
per 100k people
PROPOSED ROAD SECTIONS
N scale: 1” ≈ 250’
8’ WALKWAY
8’ 2’ 5’ PARKING BIKE LANE
12’ STREET
12’ REVERSIBLE LANE
12’ STREET
5’ 2’ BIKE LANE
8’ PARKING
8’ WALKWAY
VA
C
A
N
C
Y
M
A
P
COMMUNITY CORRIDOR SECTION
6’ WALK-
4’
8’ PARKING
10’ STREET
10’ STREET
8’ PARKING
4’
6’ WALK-
MULTI MODAL STREET SECTION
N scale: 1” ≈ 250’
10’ WALKWAY
15’ PARKING
15’ STREET
10’ MEDIAN
11’ STREET
8’ PARALLEL PARKING
10’ WALKWAY REDEVELOPMENT PARCELS VACANT PARCELS BRICK ROW
P R M O IX PO B E S LO D E C -US D K E
GREEN STREET SECTION
250’
H
E
IG
H T
M
A P
25’
250’
90’
20’ ZONES: 1A, 1B, 4, 6, 7
ZONES: 5B, 9, 12A
PERMITTED USES: MID-HIGH RISE, MULTI-FAMILY RESIDENTIAL, COMMERCIAL, RESIDENTIAL AND VISITOR SERVING COMMERCIAL (HOTEL, MOTEL, RESTAURANTS), ENTERTAINMENT USES (THEATERS, CLUBS), LIGHT INDUSTRIAL MANUFACTURING, AUTO-ORIENTED RETAIL, PROFESSIONAL OFFICES, AND PUBLIC PARKING.
PERMITTED USES: ZONE 5B: MEDIUM-DENSITY MULTIFAMILY RESIDENTIAL OVER STREETLEVEL RETAIL ON NATIONAL CITY BOULEVARD AND ROW HOMES ON AN AVENUE. ZONE 9: MIXED-USE, WITH A SIGNIFICANT DENSITY OF MULTIFAMILY RESIDENTIAL OVERLAYING THE GROUND-LEVEL RETAIL. ZONE 12A: MID-RISE MULTI-FAMILY RESIDENTIAL, STREET-ORIENTED RETAIL, OFFICE, OR HOSPITALITY.
RESTRICTED OR PROHIBITED LAND USES: DUE TO PROXIMITY TO FREEWAY NOISE, RESIDENTIAL USE MAY NOT BE IDEAL, BUT COULD BE ALLOWED IF NOISE ATTENUATION IS ACHIEVED. USED CAR LOTS OR AUTO REPAIR FACILITIES ARE PROHIBITED IN THIS AREA.
75’
21’
RESTRICTED OR PROHIBITED LAND USES: ZONE 12A: TOTAL COMMERCIAL USES SHOULD NOT EXCEED 20 PERCENT OF THE TOTAL DEVELOPMENT.
65’
16’
50’
18’
15’
ZONES: 2, 3, 13, 14
ZONES: 12B
ZONES: 5A, 8, 10, 11
PERMITTED USES: ZONE 2: MEDIUM DENSITY MULTIFAMILY RESIDENTIAL. ZONE 3: MEDIUM DENSITY MULTIFAMILY RESIDENTIAL, WITH STREETLEVEL RETAIL. ZONE 13: CIVIC USES, MID-RISE RESIDENTIAL. ZONE 14: MID-RISE RESIDENTIAL STRUCTURES WITH A VIEW ORIENTATION TO THE PARK AND TO THE BAY BEYOND.
PERMITTED USES: MULTI-FAMILY RESIDENTIAL, STREET-ORIENTED RETAIL, OFFICE, OR HOSPITALITY.
PERMITTED USES: ZONE 5A: MEDIUM-DENSITY MULTIFAMILY RESIDENTIAL OVER STREETLEVEL RETAIL ON NATIONAL CITY BOULEVARD AND ROW HOMES ON AN AVENUE. ZONE 8: MULTI-FAMILY. ZONE 10: MULTI-FAMILY RESIDENTIAL. ZONE 11: MEDIUM-DENSITY MULTIFAMILY RESIDENTIAL.
RESTRICTED OR PROHIBITED LAND USES: ZONE 2: RETAIL AND OTHER COMMERCIAL USES, OTHER THAN THOSE ASSOCIATED WITH SHOPKEEPER UNITS*, ARE NOT PERMITTED AT GROUND LEVEL ON THESE PARCELS. ZONE 3: ALL DEVELOPMENTS SHALL BE AT LEAST 50 PERCENT RESIDENTIAL IN USE.
RESTRICTED OR PROHIBITED LAND USES: TOTAL COMMERCIAL USES SHOULD NOT EXCEED 20 PERCENT OF THE TOTAL DEVELOPMENT.
RESTRICTED OR PROHIBITED LAND USES: DUE TO PROXIMITY TO FREEWAY NOISE, RESIDENTIAL USE MAY NOT BE IDEAL, BUT COULD BE ALLOWED IF NOISE ATTENUATION IS ACHIEVED. USED CAR LOTS OR AUTO REPAIR FACILITIES ARE PROHIBITED IN THIS AREA.
ZONE HEIGHT PROPOSAL
ZONE HEIGHT AVERAGE
SITE ANALYSIS
N scale: 1” ≈ 250’
N scale: 1” : 2,000’
A
P
E
U
A
K
S OF RIGHT NOW THE ALLEYWAYS IN NATIONAL CITY ARE DEPRIVED OF LIFE. WITH OUR PROPOSAL, WE WANT TO BRING ACTIVE ALLEYWAYS BY TURNING THEM INTO SOCIAL SPOTS, SMALL PROMENADES, AND CULTURAL EXPERIENCES THROUGHOUT THE CITY.
E D E S T R I A N CONNECTIVITY CAN BE ACHIEVED THROUGH CREATING SMALL PLAZAS AND POCKET PARKS THROUGHOUT THE SITE, WITH THESE PLAZAS PEOPLE OF ALL AGES ARE ABLE TO SPEND TIME AND MEET NEW PEOPLE WITHIN THEIR NEIGHBORHOOD.
ASE OF T R A N S P O R TAT I O N IS A KEY FACTOR IN ANYBODY’S LIFE. OUR PROPOSAL PRESERVES THE MAIN INTERSECTION FOR EASY CIRCULATION AS WELL AS ADDING A RED LINE FOR INTERNAL SITE TRANSPORTATION.
TILIZING TECHNIQUES OF FACADES CAN GREATLY BENIFIT NATIONAL CITY IN ALL ASPECTS RANGING FROM ECOLOGICAL HABITATION, WATER COLLECTION, ENERGY CONSERVATION STRATEGIES AND MORE.
IMBALL PARK: WITH KIMBALL PARK BEING THE NATURAL JEWEL OF NATIONAL CITY WE WANTED TO INCORPORATE A PATHWAY - KIMBALL WALK - TO HELP UNIFY THE DOWNTOWN CORE WITH NATURE. OUR IDEA IS TO BRING IN POCKET PARKS, PLAZA’S, AND MORE NATURAL SHADING TECHNIQUES.
CTIVE STREETS ARE VITAL TO THE FUTURE OF NATIONAL CITY. KEEPING THE STREETS FILLED WITH PEOPLE ARE IMPORTANT BECAUSE IT IMPROVES THE SAFETY AND CREATES A CONNECTED PEDESTRIAN ATMOSPHERE
KEY RED LINE PARK FRONT
INTERSECTIONS
ALLEYWAYS
SED
PO PRO
SMART MOBILITY IS...
O RT
E
STRATEGIES
SOLAR LIGHTING
INTERACTIVE MONITORS
EFFICIENT APPLIANCES
District-scale energy & water 8’ Walkway
PE
URBAN
GR
ION
ECT
ONN
C EEN
RECYCLING WATER
ER
PE
IC
TR
EC
EL
ID GR
GREEN ROOFS
BETTER INSULATION
HASAN | ALICIA | TYLER | ZAC
8’ Parking
2’
5’ Bike Lane
12’ Street
12’ Tram Lane
12’ Street
5’ 2’ Bike Lane
8’ Walkway
CLEAN ENERGY COLLECTION ER
PE
CHARRETTE
8’ Parking
TO
E
PE
IC
TR
EC
L RE
ID
GR
5
et
Stre
ev Ros
ve elt A
Nati
o
it nal C
vd y Bl
W
15th
6th W1
NO SCALE
et
Stre
EXISTING SITE PLAN
7
SITE SKETCHES
9
NO SCALE
NO SCALE
SITE LOCATION
11
COMMERCIAL
8'-0" 15'-0" 12'-0"
90'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
65'-0"
12'-0"
NO SCALE
COMMERCIAL
8'-0" 15'-0" 12'-0"
90'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
65'-0"
12'-0"
COMMERCIAL
8'-0"
12'-0" 12'-0" 12'-0" 12'-0"
7'-6"7'-6"
12'-0" 12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
NO SCALE
SITE F.A.R. DIAGRAMS
13
SITE F.A.R. MODELS
15
D BLV CITY SEV ROO
ELT
AVE
AL ION NAT
ARTS CENTER
A
S OF RIGHT NOW THE ALLEYWAYS IN NATIONAL CITY ARE DEPRIVED OF LIFE. WITH OUR PROPOSAL, WE WANT TO BRING ACTIVE ALLEYWAYS BY TURNING THEM INTO SOCIAL SPOTS, SMALL PROMENADES, AND CULTURAL EXPERIENCES THROUGHOUT THE CITY.
2TH
W1
RECREATION CENTER
ET
TRE
TH S
E 12 EET
STR
POLICE DEPARTMENT
KIMBALL PARK
CIVIC CENTER
U
IO NAT
AVE ELT SEV ROO
National City has lost its sense of self. When people are staying within the city they aren’t staying in National City for itself, but for the cheap rent in order to visit areas near such as San Diego or Mexico. Our site is located near Kimball Park - The Jewel of National City. We want to incorporate the sense of nature and comfort that Kimball Park brings to the residents in National City within our block. Our proposal is to take the [VOID] in National City and fill it with purpose, pride, and a natural sense of home.
CIT NAL
ENVISION NATIONAL TYLER NAPOLITANO & ALICIA MADRIAGO LAFFERTY AR401
D Y BLV
TILIZING TECHNIQUES OF FACADES CAN GREATLY BENIFIT NATIONAL CITY IN ALL ASPECTS RANGING FROM ECOLOGICAL HABITATION, WATER COLLECTION, ENERGY CONSERVATION STRATEGIES AND MORE.
LIBRARY
K
IMBALL PARK: WITH KIMBALL PARK BEING THE NATURAL JEWEL OF NATIONAL CITY WE WANTED TO INCORPORATE A PATHWAY - KIMBALL WALK - TO HELP UNIFY THE DOWNTOWN CORE WITH NATURE. OUR IDEA IS TO BRING IN POCKET PARKS, PLAZA’S, AND MORE NATURAL SHADING TECHNIQUES.
PARK DISTRICT
1. NORTHWEST
NATIONAL CITY
A
LOT 07
2. NORTHEAST
ZONE 12A + 12B
6TH
W1
LEGEND
CAR DEALERSHIP
ET TRE
S
Bike Path Site
CAR DEALERSHIP
Street Front Within our Masterplan we have pinpointed some of the local amenities that are important to our site such as the police station, library, civic N center and more. Per our Masterplan we hope to convey the connection of Kimball Park to our site in hopes of influencing the rest of the downtown core to follow in our footsteps of creating a more green and scale: 1” : 100’ sustainable National City.
MASTER PLAN
DOWNTOWN
ET
TRE
TH S
E 16
CTIVE STREETS ARE VITAL TO THE FUTURE OF NATIONAL CITY. KEEPING THE STREETS FILLED WITH PEOPLE ARE IMPORTANT BECAUSE IT IMPROVES THE SAFETY AND CREATES A CONNECTED PEDESTRIAN ATMOSPHERE
Rosevelt Ave
National City Blvd
W 15th Street
3. SOUTHWEST
W 16th Street
N FIGURE GROUND
4. SOUTHEAST
scale: 1” : 500’
N SITE PLAN
scale: 1” : 50’ *Max number of units within zone: 232 Total units per lot: (232 Units)/(3 Lots) = 77 units per lot within zone 12A
CO
MM
SE
AL
D
CI
PO O PR
EN
TIA
L
Other
D
TDR is a program that allows landowners to sell development rights from their land to a developer or other interested parties. The National City specific plan allows for TDR as long as the proposed development conforms to the city codes and policies.
ZONE 12A
R
Incorporating a solar facade or any type of pv paneling will capture the sun’s energy to be converted into electricity that can power not only our building, but neighboring buildings and residences as well.
MM
C L
.
MAX FAR: 4:1 MIN FAR: 2:1 MAX HEIGHT: 65’
M
ID
A M
S
N
XI M U
RE
AT IO
N
F. A
A
.R
.
198(.5) = [99 parking spaces] (143,750 - 28,750)/198 = [581 sqft per unit]
ER AL
.R
(143,750-28,750)/(43,560 = (1 acre) = 2.64(75) = [198 units]
CI
IT
T
F. A
Commercial = 143,750sqft(.2) = [28,750 Total sqft of commercial space]
O
CO
Y
EE
R
M
Area = 28,750sqft(5) = [143,750 Gross Floor Area]
B
ST
IM U
*75 Dwelling Units per Acre*
U
TH
16
IN
Group Calculations:
LE
T
M
None
* If the maximum units are reached in a development zone, then the project will be considered discretionary and will require a traffic analysis.
ZONING MATRIX
VA
The CloudFisher is a fog catching device which is uses a 3D mesh netting that can turn fog into reusable water that can be used in water features, or used to water plants.
S
With green roofs we hope to create a more connected transition of Kimball park into the downtown core. Green roofs will also help reduce the flow of heat into and out of the buildings they cover.
ID
Land Use: Residential Mixed-Use High Density Medium Density Commercial Motel Hotel Theatres/Cafes Restaurants Retail Office
RE
DETAIL IMAGE
SOLAR FACADE
ES
DETAIL IMAGE
FOG CATCHING FACADE
W
SITE SKETCH
TRANSFER OF DEVELOPMENT RIGHTS
GREEN ROOFS
ER
MAX FAR: 5:1 MIN FAR: 2.5:1 MAX HEIGHT: 90’
EN
TIA
L
Land Use: Residential Mixed-Use Medium Density
* If the maximum units are reached in a development zone, then the project will be considered discretionary and will require a traffic analysis.
Commercial Motel Hotel Office
*75 Dwelling Units per Acre*
Other
None
Group Calculations:
Area = 28,750sqft(4) = [115,000 Gross Floor Area] Commercial = 115,000sqft(.2) = [23,000 Total sqft of commercial space] (115,000 - 23,000)/(43,560 = (1 acre) = 2.11(75) = [158 units] 158(.5) = [79 parking spaces]
D R VA O U B Y IT C L
L 00 OT 8
A AT IO N N
N
scale: 1” : 100’
scale: 1” : 100’
SHADOW STUDY We conducted a shadow study of our proposed massing to see how it affected the nearby area. We examined multiple shadows cast by our massing during the summer and winter solstice. The most extreme shadow appears during the on June 21st at approximately 6:00 pm.
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T ES
VA
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EN
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AT IO N
F. A
A
.R
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.
C
IT
Y
T EE
T EE
B
R ST
R ST
O U
TH
TH
R
scale: 1” : 100’
A
L
C
IT
Y
T EE
B
R ST
O U
TH
AT IO N
COMMERCIAL
N
COMMERCIAL N
MINIMUM F.A.R. NORTH SECTION
scale: 1” : 50’
COMMERCIAL
MAXIMUM F.A.R. NORTH SECTION
scale: 1” : 50’
scale: 1” : 100’
PROPOSED NORTH SECTION
scale: 1” : 50’
8'-0"
8'-0"
36'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
15'-0" 12'-0"
24'-0"
12'-0" 90'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0" 12'-0"
65'-0"
7'-6"7'-6"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
12'-0"
CURRENT F.A.R. NORTH ELEVATION
scale: 1” : 50’
MINIMUM F.A.R. NORTH ELEVATION
scale: 1” : 50’
24'-0"
MAXIMUM F.A.R. NORTH ELEVATION
scale: 1” : 50’
PROPOSED NORTH ELEVATION
scale: 1” : 50’
36'-0" 65'-0"
90'-0"
100'-0"
36'-0"
CURRENT F.A.R. WEST ELEVATION
scale: 1” : 50’
MINIMUM F.A.R. WEST ELEVATION
scale: 1” : 50’
MAXIMUM F.A.R. WEST ELEVATION
ZONE 12B ZONING MATRIX
LE
16
16
LE
T ES
VA
W
DETAIL IMAGE
T ES
DETAIL IMAGE
W
SITE SKETCH
R
D
N
scale: 1” : 50’
PROPOSED WEST ELEVATION
scale: 1” : 50’
(115,000 - 23,000)/158 = [582 sqft per unit]
Connection to surrounding context: Out site is located directly next to Kimball Park, and the neighborhoods behind it. Currently, our site consists of commercial/industrial buildings which greatly sever the community. Our goal is to create a new connection, bringing the park to the low-density homes behind our site. Sustainability: We’ve considered several different sustainable interventions to introduce to our site, such as a solar façade and a fog collecting mesh. Our leading idea, however, is to introduce a green roof and façade to establish the connection to Kimball park, making our site an extension of public space. Massing: We are considering the existing F.A.R. on the site, along with the minimum and maximum F.A.R. the city suggests when developing the site. After analyzing the different massing, and their impact on the site we constructed a proposed massing, which takes advantage of the surrounding views and other context. Our main goal with the massing is to create a project that connects with the surrounding context and to give the illusion of a lower density building, to still preserve the neighborhood character. With our site, we will create a subtle transition to the higher density that will be conducted to the north.
MIDTERM BOARD AND WRITE-UP
17
ARTS CENTER
RECREATION CENTER
POLICE DEPARTMENT
KIMB PAR
CIVIC CENTER
LIBRARY
CAR DEALERSHIP
MASTER PLAN
NO SCALE
NO SCALE
SITE PLAN
19
FORM DIAGRAMS
21
RESIDENTIAL
OFFICE
COMMERICAL
CORE
25
FINAL MODEL
HEAT GAIN ANALYSIS
SHADOW STUDY
29
GROUND FLOOR PLAN
NO SCALE
NO SCALE
RESIDENTIAL FLOOR PLAN
31
26' - 0" 26' - 0"
39' - 0"
52' - 0"
26' - 0" 26' - 0"
UP
DN
65' - 0"
52' - 0"
UNIT FLOOR PLANS
33
PROJECT SECTIONS
35
National City has lost its sense of self, as of right now the city does not have an identifier that brings people into the city. Our site is located near Kimball Park The Jewel of National City. Our goal is to incorporate the sense of nature and comfort that Kimball Park brings to the residents in National City within our 250’x250’ block. Our proposal is to take the void in National City and fill it with purpose, pride, and a natural sense of home by targeting families living in National City such as navy families and up and coming families. Together, Tyler and I, proceeded to create a comfortable urban environment that addresses our surroundings and the families living within National City. On Roosevelt Avenue we are addressing the family oriented neighborhood by creating townhomes in hopes of addressing the surrounding family neighborhood instead of overshadowing the homes with an oversized building. On National City Boulevard we proceeded to create a mixed use building that would be interactive with families, commercial activities and have a connection to the Kimball Park. Our design’s pixelation relates to human scale and rerouting spaces to maximize on views and efficiency. Our modular pixelization creates individualized floor plans that reacts to the residents and the site’s context. By adding and rearranging pixels around the buildings perimeter it allows residents to have common terraces as well as daylighting and beautiful views.
37
Through the design of 1515 Roosevelt, We were very invested in creating a family centered design. We wanted to make sure that we weren’t pushing families out of National City, but instead bringing them in. We were able to do that by changing the idea of a mixed use apartment building. Our unit plans only consist of 2 bed, 3 bed, and 4 bed apartments as well as townhomes in order to better serve families within the neighborhood. In the next phase of our project we aim to develop our floor plans on a deeper and more spatial level. Our goal is to create a comfortable home in a smaller space. Most families want to live in a house with a backyard, however with this housing crisis it is important for us to persuade the families living within National City that an apartment is a viable, efficient, and sustainable option. During our site research we found that National City lacks healthy options in terms of food options, so we are also including a market within our building as well as a community garden. In the next stage it is also important to us to start developing a facade that helps improve our energy efficiency. Overall we want to look into energy efficient options that can move our building closer to the 2030 architectural goal.
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