ARCHITECTURE WITH RESPECT TO YOUR COMFORT
CONTENTS A
3
Overview
B
9
Location
C
17
Layout Appearance and Finish
D
45
Safety, Security, Sustainability and Innovation
E Marketing
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A.
OVERVIEW
Villa MAGNOLIA \ Overview
DESIGN BRIEF The Goal of the project was an affective development of complicated land plot with numerous challenges and limitations using architectural design as a key to commercial success. Suggested solution resolves next issues: –– Dealing with numerous limitations including red lines of surrounding streets cutting of 20% of the plot, displaced soils, existing construction on site, etc... –– New quality of architectural and residential environment that highlights the project among others in L’viv’s real estate market –– Minimization of negative impact of nearby situated road (including noise and distractive views) –– Future development of the whole district Main design criteria: –– Compact and at the same time comfortable apartments. –– Apartments with both sides views - to provide pleasant landscape and natural corneror cross-ventilation –– Creative configuration of buildings to avoid massive “blocky” appearance which is popular in real estate marketInteresting silhouette of the development in order to avoid massive «blocky» look prevailing in the market.
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A.1 TARGET MARKET Project is aimed at a highly demanding audience, acquainted with the Western European urban residential environment. Villa Magnolia provides an alternative to the typical Ukrainian residential developments that usually lack social mix, structuring of space, privacy and aesthetics. Project was designed for residents who demand both quality and style, privacy and strong sense of neighbourhood. Buyers should invest in Villa Magnolia because its urban and architectural qualities together with quality materials and high attention to detail both in design and construction ensure its lasting sustainable lifecycle and thus stably high property values.
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CONCEPT EXPLANATION
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1. First of all, we carefully investigated the given plot and highlighted its limitations and opportunities. The main disadvantage and a source of traffic noise was the major road located on the South of the plot, plus the road created not pleasant landscape. Thus, all the other sides of the plot are facing the intensely green territories of former urban gardens, so called- “dachas”, with a high-potential for further developing into a livable urban district.
5. Potential of the roofs of lower-storey infills to serve as terraces for adjacent apartments were utilized. To provide privacy for the ground-floor apartments and to minimize the maintenance costs, wherever this is reasonable, at least 5 m. of territory around the buildings, both in the courtyard and in the street, is used as patios for apartments and townhouses, guaranteeing that these areas will be well looked-aſter.
2. The plot considers on site location of six individually standing residential buildings in order to maximize the number of apartments with views on, at least, two different sides\locations and natural corner or cross-ventilation. Such location enables providing a creative configuration of the buildings without massive appearance. Gaps between buildings provide views on each other.
6. Space for commercial facilities was provided in key urban locations - at the crossings and along the Southern facade in order to add the livability to the surrounding streets. This will provide informal social control of the environment and at the same time adding to the safety of the development. Together with townhouses, commercial premises will form active street fronts. At the other hand residents are provided with the most needed goods and services next door eliminating the need for commute.
3. Despite all the above-mentioned advantages of such approach- there were a lot of disadvantages to deal with. Individually standing buildings didn’t provide vivid private or semi-private residential space which is called - a courtyard. They also did not add to the urban tissue, did not shape the complete livable streets. Not to mention the feeling of underutilizing the valuable urban land. These disadvantages were covered by filling the gaps between buildings with 2-3 storey townhouses, and a 4-storey addition to the North-Eastern building and one storey additions between the two Eastern buildings. A gap was leſt in the Northern side of the perimeter in order to open the courtyard towards the communal green recreational area provided to the North of the plot by the Masterplan of the city.
7. Rich in detail and highly tactile material - a dark-grey clinker was used at a parterre level of buildings in order to enrich the experience of everyday contact with the built form. Clinker is also resistant to graffiti and other forms of vandalism. In order to articulate and accentuate the composition of the projects infill parts are entirely treated in clinker. Street facing facades of the South-eastern building are also, entirely clad in clinker in order to emphasize this building as the dominant, making it an anchor in urban navigation. This building is the only 6-storey one in the quarter, which further emphasizes its compositional importance. Contrary the rest of the built form is treated in a highly contrasting white plaster. Both materials are interlocked using same colors for window frames and railings.
4. So urban tissue was well structured into the private space of surrounding streets now outlined by continuous facades and the private space of the Courtyard reserved for residents and their guests. Courtyard is well protected from the traffic noise, distracting landscapes and overlooking from the adjacent major road. It is safe to have two entrances from Eastern and Western streets and barrier free access from the halls of each building and from the townhouses. Courtyard feels spacious and is well ventilated due to the gaps in the surrounding construction starting from the second floor and up.
8. Underground parking was placed beneath the Courtyard. It utilizes the existing construction on site - the foundations of the multi-storey parking which had to be built on the plot in the early 2000-s but was rejected. Parking provides 65 parking lots for residents. There are three deep-soil zones in the Courtyard for major trees to be planted there. For better convenience entrance and exit from the parking are separated. Parking is accessible from all the residential buildings by elevators and stairs and has additional egress to the Courtyard.
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B.
LOCATION
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В.1.a
1. Villa Magnolia 2. City center 3. Central Railway Station 4. International Airport 5. Central Bus station 6. Arena Lviv Stadium 7. Vynnyky forest park 8. External detour ring 9. Highway to Poland 10. Highway to Poland 11. Highway to Hungary and Slovakia 12. Highway to Ivano-Frankivsk, Ukraine 13. Highway to Ternopil, Ukraine 14. Highway to Kyiv, Ukraine 15. Highway to Lutsk, Ukraine and Belarus
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UKRAINE – A GEOGRAPHICAL CENTER OF EUROPE
6.1 KM (12MIN) TO THE CITY CENTER LVIV – A KEY CITY IN WESTERN UKRAINE close to the borders with Poland, Slovakia, Hungary, Belarus and Romania 13
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Lviv city is one of the most rapidly developing cities in Ukraine with IT and tourism as leading industries. Villa Magnolia is located on the inner detour ring of the Lviv city. Such location provides convenient connections to all the anchor spots of the city. It is located in an intensely developing district with major investments in infrastructure and public transportation. Citie’s largest green oasis - Vynnyky forest park is located nearby.
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В.1.b SPECIFICATIONS Location
Pasichna str. Lviv, Ukraine
Type
Residential development
Architectural type
Perforated urban block
Plot area Plot area within red lines
0,956 ha 0,765 ha
Nr. of storeys Nr. of underground storeys
2-6 1
Nr. of buildings
6
Nr. of apartments Nr. of townhouses
131 8
Commercial area
11 540 m2
of which apartments of which commercial facilities
10 960 m2 580 m2
Floor area ratio
121% (151%)*
Underground parking area Nr. of parking lots
1 690 m2 73
Nr. of outdoor guest parking lots
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Design Construction
2014 - 2016 2015 - 2018
Developer
Home building company LTD “Vash Dim”
General contractor Architects Structural engineers
BC-ProgressTechBud Ihor Hnes & ATO-Bel Architects LOGISTRUCT
* Within red lines
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COMPLEX DEVELOPMENT 2
Action is taken to further develop surrounding territory into a complete liveable district of the city. A concept for the whole wedge-shaped district between the Pasichna and Pymonenka streets has been designed to ensure complex and balanced land development. 1. Construction of the 3-storeyed, 8-apartment residential building “Magnolia West” has recently started to the West of the “Villa Magnolia” development. 2. To the North of “Villa Magnolia” a 4-5-storeyed “Magnolia North” development — a mixed-use residential quarter comprising 6 buildings is now in a planning stage and has recently applied for building permit. 3. To the East “Magnolia East” is at the early stage of design process.
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VILLA MAGNOLIA 3
“Magnolia North” forms a continuous residential courtyard with the Courtyard of “Villa Magnolia” and the intensely green communal recreational area in between
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“Magnolia West” forms a complete liveable street together with “Villa Magnolia”
Presence of patios together with scale and character of the Courtyard provoke informal social interaction without compromising privacy
C.
LAYOUT
APPEARANCE AND FINISH
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C.1
"UNITY WITHIN DIVERSITY" Such a motto can be applied to the architecture of the development. Rather modest an architectural palette has been used to create a diverse and interesting interplay of forms and facades. While having much in common, each building is unique and peculiar reacting to it's specific context. There are both rhythm and repetition and accents and dominants on the facades.
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Upper levels of buildings set back to add spaciousness to inner Courtyard
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MAIN MATERIALS ON THE FACADES
C.2
1. Dark-grey clinker cladding for the parterre level, townhouses and street-oriented facades of the dominant corner building.
6. Either mineral wool or XPS were used for insulation outreaching the energy-efficiency building regulations.
2. White Plastered and painted walls for the upper levels of buildings.
7. Aluminium multiple glazed constructions for residential entrances.
3. Zinc-coated steel for railings, downspouts and copings.
8. Either composite boards or artificial stone for raised terrace decking.
4. Architectural concrete for retaining walls. 5. Either reinforced PVC or aluminium windows in anthracite finish with 5+ chamber profiles and energy-efficient glazing were used.
Attantion was paid to the smallest details of building envelope
High level of unification and prefabrication ensure quick and accurate construction
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GENERAL LAYOUT Six residential buildings form a perforated urban block with a semi-private inner Courtyard in between. Their shape is defined by the configuration of the plot. Note the six townhouses enclosing the Southern row of buildings and two more near the North-western building. There are 4 to 6 apartments on a typical floor of each residential building. Each apartment has at least one spacious terrace to allow for outdoor recreation.
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1 bedroom apartments 41,0 - 73,6 m2
2 bedroom apartments 64,4 - 97,4 m2
DIVERSITY AND CHOICE
3 bedroom apartments 86,0 - 102,5 m2
Development provides a rich palette of residences both in size and type. There are five main types of residences: –– Regular apartments (1 to 3 bedrooms) –– Ground-floor apartments with patios –– Townhouses (with patios as well) –– Apartments with large roof terraces and –– Penthouses
penthouses 108,1 - 150,5 m2
There are also several deck-access apartments in the North-eastern building. Moreover, there is a substantial variety of sizes within each type. Such a diversity suits almost all tenure types and urban lifestyles thus expanding the pool of potential investors. We believe it will also create a sustainable social mix within the development.
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townhouses 152,0 - 220,3 m2
–– –– –– –– ––
Ground floor apartments with patios Apartments with spacious roof terraces Penthouses Townhouses with possibility for double height spaces Regular apartments
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FLEXIBILITY
In order to suite the varying demands of investors and to allow for future changes as the needs of individual households change, Southern townhouses are designed with an open-space approach so that their layouts can change. Either there is a possibility to have an open to below space of various sizes on the first floor or to have it completely built-over. At least eight possible room layouts were designed in order to make sure such flexibility works well. –– Bedrooms
open to below
План підвалу М 1:100
–– Kitchen-Dining-Living areas
open to below
План 1-го поверху М 1:100
In a large portion of 2-bedroom apartments, there is a possibility to convert two smaller bedrooms into a larger one. Likewise, the majority of 3-bedroom apartments and penthouses are designed to allow for two larger bedrooms instead of three smaller ones. Several 1-bedroom apartments can be converted to generous studios as well.
open to below
open to below
open to below
open to below
–– Townhouses
План 2-го поверху М 1:100
60,44 m2
open to below
технічне або рекреаційне приміщення
8,19 m2
20,02 m2
Eight possible layouts of the upper floor
19,55 m2
Most of the Kitchen-Dining-Living areas are designed so that cooking zones can be either separated as isolated rooms or added to dining and living zones to form spacious open-space daytime areas.
5,43 m2 4,38 m
камін
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пральня чи комора 6,43 m2
5,91 m2
2,91 m2
4,93 m2 11,71 m2 План підвалу М 1:100
План 11,69 1-гоmповерху 2 М 1:100
План підвалу М 1:100
План 2-го поверху М 1:100
План 1-го поверху М 1:100
7,39 m2
60,44 m
5,69 m2
1,15 m2
4,00 m2
30,13 m2
38,05 m2
План 2-го поверху М 1:100
13,21 m2 2
7,49 m2
6,20 m2
60,44 m
2
3,11 m2
3,41 m2
2,03 m2
20,54 m2
технічне або рекреаційне приміщення
технічне або рекреаційне приміщення
8,19 m2
8,19 m2
19,55 m2 38,05 m2
20,02 m2
4,38 m2
камін
пральня чи комора 30,13 m
Basement and ground floor layouts
5,43 m2
19,55 m2 38,05 m2
5,43 m2
6,43 m2
2
20,02 m2
4,93 m
5,91 m2
2,91 m2
2
камін
4,38 m2
11,71 m2
6,43 m2
4,93 m
2,91 m2
2
5,91 m2
13,21 m2
11,69 m2 1,15 m2
7,39 m2 5,69 m2 7,49 m2 7,39 m2 5,69 m2
1,15 m2
6,20 m2
7,49 m2 3,11 m2
6,20 m2
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11,69 m2
11,71 m2
4,00 m2
30,13 m
4,00 m2
пральня чи комора 2
3,41 m2
3,11 m2
3,41 m2 2,03 m2
2,03 m2
20,54 m2 20,54 m2
13,21 m2
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Deep-soil zones allow for the planting of major trees in the inner Courtyard
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PARKING 65 parking lots are provided in the underground parking beneath the inner Courtyard including parking lots for handicapped. All the townhouses have individual garages in basements. Each residential building has access to parking by staircases and elevators. There is an additional egress from parking up to the Courtyard.
Mechanical ventilation, automatic smoke extraction and fire sprinkler systems are all provided. Energy efficient automatic lighting is going to be installed. Outdoor guest parking lots are located near the major road to the South of the development so that there is no need for guest cars to penetrate deep into the residential environment.
Bicycle parking is provided in the Courtyard so that it is safe to leave bicycles there. Courtyard is 100% car free. Only fire-fighting vehicles are allowed to enter in case of fire.
Entrance and exit passages are separated for the convenience of drivers Office of security guards is located next to and overlooks the entrance.
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BIM Building Information Modelling is extensively used throughout the design and construction to ensure quality and reduce construction time and costs
Views on the construction
The idea to build in phases was discarded Whole quarter is being built simultaneously to avoid residents living at the construction site 34
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DESIGN OF COMMUNAL AREAS Architects responsible for the design of the development had been also involved into the interior design of communal areas of buildings - halls, corridors and stairwells to ensure they harmoniously add to the overall appearance and experience of residential environment. An original design of apartment entrance doors was developed and already has got recognition on several exhibitions throughout the country.
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Well lit entrance halls of buildings boast distinct highly architectural spaces with double height and the display of art pieces (wall sculptures, paintings, etc...)
In the basements colour was used for better navigation.
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C.3.a
UNITS (APARTMENTS) Taking into account specific demands of Ukrainian market it is unreasonable to sell entirely finished and equipped apartments in a given price segment as investors prefer individual interior solutions, hire interior designers and want to be involved into the design process. So finishes and equipment of apartments are reduced to a reasonable minimum. These include: –– Installation of concrete "floating" subfloors with additional sound insulation beneath and integrated radiant water heating in WCs, bathrooms and kitchen areas. –– Cement wall plastering. –– Installation of gas heating system including gas meters, individual bi-functional gas heaters, piping and wall-mount steel radiators.
Sample apartment location
–– Water supply including consumption meter and piping to the end appliances. –– Separate supply of artesian drinking water including consumption meter and piping. –– Electricity including consumption meter and cabling for both general lighting and outlets provision. –– Wastewater disposal connections without the piping towards end appliances. Changes in apartment layouts and "packaging" can be made on demand based on the drawings provided by investors or their interior designers. In case investors discard from any standard provisions they can either get the materials from the subcontractor or have the value of materials and work subtracted from the apartment price.
Interior design of sample apartment by ATO-Bel Architects
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SAMPLE UNIT SPECIFICATIONS
C.3.b
AS DESIGNED
CHANGES AER INTERIOR DESIGN
Floor area Terraces Nr. of Bedrooms Nr. of Bathrooms
84.48 m2 6.45 m2 3 1
Natural ventilation Views
cross-ventilated both street and Courtyard
Room / zone areas, m2 1. Entrance hall 2. Corridor 3. Kitchen-dining-living 4. WC 5. Bathroom 6. Bedroom 1 7. Bedroom 2 8. Bedroom 3 9. Terrace 10. Terrace 2
Floor area Terraces Bedrooms Bathrooms
84.48 m2 6.45 m2 2 1
Room / zone areas, m2 7,97 3,48 32,64 1,43 4,27 10,51 12,81 11,37 15,43 1,02
1. Entrance hall 2. Corridor 3. Kitchen 4. WC 5. Bathroom 6. Study 7. Bedroom 2 8. Bedroom 3 9. Terrace 1 10. Terrace 2
7,90 4,40 31,78 1,60 4,60 9,60 13,00 11,60 5,43 1,02 In this particular case investor discarded from any work inside the apartment, including the construction of non load-bearing partitions. Gas and electricity meters and bi-functional gas heater are the only equipment to be installed
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D.
SAFETY SECURITY SUSTAINABILITY INNOVATION
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D.1
SAFETY
SECURITY
ACCESSIBILITY
–– Well structured urban environment provided by means of perimeter urban block configuration that forms a semi-private courtyard with limited controlled access based on the Oscar Newman's "Defensive Spaces" theory, and the principles of Design-out-Crime and Crime Prevention through Environmental Design approaches.
–– 50+ security cameras around the development.
–– Spacious elevators.
–– Separate security post with at least two guards 24h.
–– Double-sided elevators where reasonable.
–– Good overlooking of all the spaces from the adjacent buildings (no blind facades).
–– Dispatching of all the engineering systems concentrated in the security post.
–– Informal street surveillance from the shopwindows of commercial facilities, ground floor apartments and townhouses.
–– Shockproof windows at the parterre level.
–– Traffic calming by narrowing the driveways of residential streets.
–– Connection of the security system to the city's central post of the State Security Service.
–– Commax or Fermax access control systems exclusive among residential developments in Lviv.
–– Level access to all the commercial premises. –– Level access to the halls of residential buildings at least from one side (street or courtyard) or both. –– Barrier-free access to the Courtyard from the Eastern street. –– Elevators starting at the basement / car parking level. –– Barrier-free pedestrian crossings on the adjacent streets.
–– Pedestrian priority in the design of adjacent streets. –– New pedestrian crossing across the major road to the south of the development. –– Integrated children day-care facility and playground accessible from the inner Courtyard. –– Carefully designed outdoor lighting of both the streets and the courtyard. –– Automatic smoke extraction from the underground parking. 49
WELL-BEING –– Human-scaled built environment. –– Protection from noise from the major road to the South of the development by means of building configuration, room orientation, additional insulation of windows, etc... –– Intensely green courtyard with deep-soil zones for major trees. –– Inner Courtyard visually connected to the intensely green communal recreation area to the North of the development. –– Spacious communal recreation areas in the courtyard. –– Spacious terraces for all the apartments suitable for comfortable outdoor recreation including large rooſtop terraces on top of "infill" buildings. –– Spacious hallways and staircases. –– Additional storage space in the basement. –– First-need commercial facilities next door. –– Flexibility of the majority of apartment layouts to suit changing lifetime needs of households. –– Use of visually attractive and highly tactile materials (mainly clinker) at the parterre level of development. –– Patios for ground-floor apartments and townhouses. –– Predominantly french balconies are used instead of common windows for better blending of rooms with the outdoors. –– Balanced daylight access and shading of the courtyard. –– Setbacks of upper levels of Southern row of buildings in order to bring more daylight and add spaciousness to the courtyard. –– Fitness center in the parterre of the North-Western building. –– Separate provision of artesian drinking water. –– High level of privacy within the apartments by means of thick concrete slabs, massive partition walls and additional sound insulation of floor and door / window constructions, careful placement of windows and terraces, etc... –– Concentrated dispatching of engeeneering systems –– Provisions for future installation of rooſtop photovoltic solar local acumulating stations
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INNOVATIVE TECHNOLOGY AND METHODS Some of the undermentioned provisions may not seem innovative from the Western-European point of view but are quite new in the Eastern-European, specifically Ukrainian context. These include: –– Car free inner Courtyard. –– Adaptive reuse of the existing on-site structures: existing foundations of the multi-storey parking which had to be built on the plot in the early 2000-s but was rejected were used as the foundations for the underground parking and partly for the buildings as well. –– Separate provision of artesian drinking water. –– Installation of watering taps for all the patios and roof terraces. –– Provision of deep soil zones in the courtyard to allow for major trees planting. –– Concentrated dispatching of engineering systems. –– Provisions for future installation of rooſtop photovoltaic solar panels and local accumulating stations. –– Concentrated dispatching of engeeneering systems –– Provisions for future installation of rooſtop photovoltic solar panels and local acumulating stations
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Adaptive reuse of existing foundations
D.2.a
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D.2.b
ENERGY EFFICIENCY AND ECO-FRIENDLY MEASURES –– Adaptive reuse of existing structures. –– Intensity of development while remaining low to mid-rise. Effective use of land resources. –– Provision of local commercial facilities and workplaces thus lowering the need for commute. –– Pedestrian friendly walkable urban environment with high potential for future extension. Potential for a complete livable urban district. –– Possibility to install alternative heat generators in the basements of townhouses. Predominantly solid fuel heaters. –– LED light sources for lighting communal areas within buildings as well as for street lighting. –– Automatically controlled lighting of communal areas. –– Spacious waste disposal rooms for comfortable separation of waste for future recycling. –– Reusable formwork for construction. –– Passive shading of large window panes by means of terraces and awnings.
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E.
MARKETING
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New Year Gift from VM brand
Tasty visit Card from VM
Print ad. example
Brand Mower 12x30 m.
Presentor, calendar A2
E.1
MARKETING A laconic stylish brand underlines key qualities of architectural solution: simplicity, functionalism, attention to details, historical heritage of Lviv. Villa Magnolia naming effectively works in marketing initiatives through the following communication channels and instruments: internet, print, outdoor, events, in-street promo, POSM & souvenir gifts, ect. Motto resumes brand’s core: Architecture With Taste. Fence branding, 141 meters long
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Friday eVe(nt)
Friendly meet. VM Authors with VM owners
Villa Magnolia Team
E.2
PUBLIC RELATIONS From the very beginning we declared strategy of openness. Project authors not only presented themselves to the public, but also initiated meetings with owners of VM appartments. Regular communication with media representatives, democracy, openness, professional competence and client orientation are an integral part of Villa Magnolia brand. It should be said, that this type of brand communication is not a typical practice for construction industry in Ukraine.
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VIDEO 1
VIDEO 2
THANK
K YOU
"This is a fundamental view of the world. It says that when you build a thing, you cannot merely build that thing in isolation, but must also repair the world around it, and within it, so that the larger world at one place becomes more coherent, and more whole; and the thing which you make takes its place in the web of nature, as you make it." Christopher Alexander
Brochure design by: ATO-Bel Architects | Yuliana Strypa | DESIGN REPUBLIC | Lviv 2017
Home building company LTD “ Vash Dim” 72, Heroiv Upa Street, Lviv, Ukraine +38 (032) 298-94-44 | +38 (032) 247-25-35 | Fax: +38 (032) 297-76-06 vashdim.com.ua | Facebook: Vash Dim | Skype: gbk_vashdim