ARC 3536 | Design III-A Collaborative Research Book

CHICAGO MISSISSIPPI STATE UNIVERSITY SCHOOL OF ARCHITECTURE

MULTI-FAMILY HOUSING_PROFESSORS GREENWOOD, GREGORY, TAYLOR_ARC 3536_FALL 2012

MULTI-FAMILY HOUSING_PROFESSORS GREENWOOD, GREGORY, TAYLOR_ARC 3536_FALL 2012

EDITORS: Melinda Ingram Scott Polley Mark Riley John Schaffhauser James Thomas Tyler Warmath PROFESSORS: Jane Greenwood Alexis Gregory Justin Taylor

Printed by Blurb 2012 School of Architecture College of Architecture, Art, & Design Mississippi State University All rights reserved All photographs and drawings are courtesy of the students unless otherwise noted. All efforts have been made to obtain lawful permission to reprint copyright images. No part of this book may be used or reproduced in any manor without written permission from the publisher, except for copying permitted by sections 107 and 108 of the U.S. Copyright Law and except for reviews for the public press. Every effort has been made to see that no inaccurate or misleading data, opinions, or statements appear in this Portfolio. The data and analysis appearing in the context herein are the responsibility of the contributors concerned.

Introduction Included in this document is a series of maps, drawings, charts and assessments intended to aid third year Mississippi State University School of Architecture students in the design of a mixed-use, multifamily housing structure to be sited in the city of Chicago. It is divided into six parts to allow for quick retrieval of the needed information. Building codes and zoning is developed in the first section to direct students in the needed structural and district information for the site given. ADA and egress then provides a quick overview of the information pertinent to the project. The third section focuses on site research including transportation and different amenities on the sites. Precedents aims to include a brief history of the housing options and an example of the various types. Occupancy and area requirements are included in the program section. Lastly the demographics for the three sites are analyzed. With the concise information pulled together, students should be able to retrieve the information quickly and optimize its use in the development of their projects.

7 | chicago, illinois | arc 3536 | fall 2012

Jared Barnett Daniela Bustillos William Commarato Nicholas Dodd Jacqueline Dorman Katherine Ernst Jonathan Greer Jordan Hanson Melinda Ingram Jacob Johnson Landon Kennedy Samantha King Robert Ledet David Lewis Anna Lyle Emily Lysek Cory May Rusty McInnis McKenzie Moran Anthony Penny Scott Polley Alex Reeves Mark Riley Austin Robinson John Schaffhauser Colton Stephens Kyle Stover James Thomas Ashlyn Temple William Tonos Tyler Warmath Ethan Warren Haley Whiteman Keairra Williams Tyler Williams

15 17

AC CE S EG S & RE AR SS RA R N LA ACC EQ GE VA E UI ME TO SS RE NT RY IBL ME RE E R NT O S AD QUI UT A RE ES CL M EA EN RA TS NC ES

19

IT

13

EX

CO DE W L A N. BA IMI AS SH TAT HL AV IO NS AN E Z S. D AV ON ST E IN AT ZO G E ST NIN ZO G NI NG S.

TABLE OF CONTENTS

BUILDING CODES & ZONING

ADA & EGRESS REQUIREMENTS SITE RESEARCH PRECEDENTS

PROGRAM

DEMOGRAPHICS

25 27 29 31 33

55 57

73 75 77 79

89 91

EA L TH ING E TO C TH OM A C E M I CO UN TY’S MM ITI DE U ES S VA PO NIT OF IGN P IE RI ET ULA S O 6060 Y TI F 5 OF ON 60 LIV M 642 IN AKE G SP UP AC ES

53

AP P

51

SP AT IA CL L PR IE OG NT R AN AM AL YS IS

49

FA MI L T HO YP Y H US ES OU E /M SIN LO S/TO ATE G F W R BL T-S NH IAL OC TY O S K LE USE ST H S LO YL OUS W E H IN -R IS OUS G E HO ING US IN G

47

LI-

45

RO W

43

MU T

63 MA 0 S CR 70 . W O T 6 N AB RA . A AS NS CLIM H S P 12 HLA AV OR ATE 17 ND E R TAT 63 S. S AV ES IO 0 S TA E OU N R R 70 . WA TE S ES CE OU S 6N B T . A ASH RE RC S S E 12 HLA AVE OUR S 17 N A C S. D A ME ES ST VE NI T M LA IC ATE AM IES ND RO ST EN SC S AM ITI AP ITE E ES N E & MOV ITIE ST E S RE ME ET NT SC AP E 39 63

81 83

101 103 105 87 107 85 109 87

S. WABASH AVE ZONING

N. ASHLAND AVE ZONING

S. STATE ST ZONING

15 17 19

BUILDING CODES & ZONING

CODE LIMITATIONS

13

Code Limitations Fire-Resistance Ratings Construction type fire resistance ratings with and without sprinkler systems governs the fire rating required in certain aspects of construction.

Construction Type Limitations Type 1- residential not limited business not limited mercantile 30,000 sq. ft.

Type 2- All NOT permitted Type 3- residential 8000 sq. ft. business 10,000 sq. ft. mercantile 8000 sq. ft.

Type 4- residential 4000 sq. ft. business not permitted mercantile not permitted Type 5- not permitted Building Height Building height is governed by the individual zones within Chicago. It is also based on the function of the first floor. The building height is determined on the basis if commercial space is provided on the ground floor or not. If a residential occupancy is on the ground floor, the building is required to be shorter than if the ground floor is of business or mercantile occupancy. If the first floor is non residential, the first floor must have a minimum floor-to-floor height of 13 ft. as compared to the residential height which is a 7 ft. floor-to-floor height.

High Rise Classification A building with an occupied floor more than 80 ft. is considered a high rise in Chicago. These requirements are set in place based on the ladder height of a fire truck.

0 hour rating required

Type II

Type I A

B

Ad

Type III B

Primary Structural Frame Bearing Walls Exterior Interior Non bearing Interior Walls and Partitions Floor Construction and Secondary Members

Roof Construction and Secondary Numbers 1.

400 ft

390 ft

350 ft

330 ft

300 ft 250 ft 200 ft

180 ft 155 ft

1 hour rating Residential

150 ft

100 ft 60 ft

Non Residential

65 ft

50 ft 1. Fire-Resistance Diagram 2. Height Limitations 3. High Rise Classification

0 ft 2.

706 N Ashland Street 630 S Wabash Street

1217 S State Street

Ad

Type V B

Ad

B

3.

BUILDING CODES & ZONING

80’ 13 | chicago, illinois | arc 3536 | fall 2012

630 S. Wabash Ave DISTRICT: DOWNTOWN MIXED USE DISTRICT This site is intended to accomodate office, commercial, public, institutional development and promote vertical mixed-use (residential/ nonresidential) projects that contain active ground floor uses.

LOCATION: South Wabash Avenue between East Harrison Street and East Balbo Avenue.

LOT AREA PER UNIT: 30,000 lot area square footage

115 Minimum lot area per unit

# of dwelling units allowed on property

1 THRESHOLD FOR DWELLING UNITS: 350 MAXIMUM BASE FLOOR AREA RATIO:

1. BUILDING LOCATION The entire building facade that faces a designated pedestrian street must abut the sidewalk or be located within 5 ft. of the sidewalk. Recessed entry maximum 12 ft. wide or 5% facade length exempt from maximum setback.

2. TRANSPARENCY A minimum of 60% of the street-facing building facade between 4 ft. and 10 ft. in height must be comprised of clear non-reflective windows. The bottom of any window may not be more than 4.5 ft. above the adjacent sidewalk and have a minimum height of 4 ft. and be internally lighted.

3. OPEN SPACE Open space must be outdoors and designed for outdoor living, recreation or lanscaping, including areas located on the ground and areas on decks, balconies, porches, or roofs. Open space must have minimum dimension of at least 5 ft. on any side if private or 15 ft. on any side if provided as common open space.

Harrison Street

Balboa Avenue

Planned Development District Downtown Mixed-Use District Downtown Core District Parks and Open Space Site

Polk Street

15 | chicago, illinois | arc 3536 | fall 2012

< 12’ 5’

15’ 5’

5’

5’

10’ max

= 4.5

4’

10.. Standards for Open Space

9. Transparency

’

BUILDING CODES & ZONING

8. Building Location

706 N. Ashland Ave DISTRICT:

MOTOR VEHICLE-RELATED COMMERCIAL DISTRICT

This site is intended to accomodate retail, service and commercial uses and to ensure that business and commercial - zoned areas are compatible with the character of existing neighborhoods. It allows nearly any type of business, service or commercial use, including those involving outdoor operations and storage. This development will generally have a large percentage of customers arriving by automobiles. This site permits residential dwelling units above the ground floor.

LOCATION West Huron Street and North Ashland Avenue LOT AREA PER UNIT: 30,000 lot area square footage

400 Minimum lot area per unit

# of dwelling units allowed on property

3 THRESHOLD FOR DWELLING UNITS: 40 MAXIMUM BASE FLOOR AREA RATIO:

4. OUTDOOR/ INDOOR OPERATIONS Wall, fence, or vegetable buffer 6 ft. to 8 ft. high is permitted for outdoor storage.

5. BUILDING LOCATION The entire building facade that faces a designated pedestrian street must abut the sidewalk or be located within 5 ft. of the sidewalk. Recessed entry maximum 12 ft. wide or 5% facade length exempt from maximum setback.

6. SETBACKS front = 50% of the front yard that exists on the abutting Residential lot. Rear = 30 ft. min.

7. TRANSPARENCY A minimum of 60% of the street-facing building facade between 4 ft and 10 ft. in height must be comprised of clear non-reflective windows. The bottom of any window may not be more than 4.5 ft. above the adjacent sidewalk and have a minimum height of 4 ft. and be internally lighted.

Huron Street

Business District

Commercial District Site

Ashland Avenue

Downtown Residential District

17 | chicago, illinois | arc 3536 | fall 2012

< 12’ 5’

5. Indoor / Outdoor Operations

STREET

Neighboring Building

10’

Primary Building Residential lot Side Yard

7. Setbacks

Front yard STREET

max

= 4.5

4’

6. Transparency

’

BUILDING CODES & ZONING

4. Building Location

1217 S. State St DISTRICT:

DOWNTOWN MIXED-USE DISTRICT

This site is intended to accomodate office, commercial, public, institutional development and promote vertical mixed-use (residential/ nonresidential) projects that contain active ground floor uses.

LOCATION East Roosevelt Road and South State Street LOT AREA PER UNIT: 30,000 lot are square footage

145 Minimum lot area per unit

# of dwelling units allowed on property

7 THRESHOLD FOR DWELLING UNITS: 200 MAXIMUM BASE FLOOR AREA RATIO:

Downtown Mixed-Use District Downtown Residential Parks and open Space Site

East 13th Street

South Wabash Avenue

Planned Development District

East Roosevelt Road

South State Street

8. BUILDING LOCATION The entire building facade that faces a designated pedestrian street must abut the sidewalk or be located within 5 ft. of the sidewalk. Recessed entry maximum 12 ft. wide or 5% facade length exempt from maximum setback.

9. TRANSPARENCY A minimum of 60% of the street-facing building facade between 4 ft. and 10 ft. in height must be comprised of clear non-reflective windows.

The bottom of any window may not be more than 4.5 ft. above the adjacent sidewalk and have a minimum height of 4 ft. and be internally lighted.

10. OPEN SPACE Open space must be outdoors and designed for outdoor living, recreation or lanscaping, including areas located on the ground and areas on decks, balconies, porches, or roofs. Open-space must have minimum dimension of at least 5 ft. on any side if private or 15 ft. on any side if provided as common open space.

19 | chicago, illinois | arc 3536 | fall 2012

< 12’ 5’

15’ 5’

5’

5’

10’ max

= 4.5

4’

10. Standards for Open Space

9. Transparency

’

BUILDING CODES & ZONING

8. Building Location

SOURCES http://www.amlegal.com/library/il/chicago.shtml International Building Code. Falls Church, VA: International Code Council, 2009. Print.

Ching, Frank, and Steven R. Winkel. Building Codes Illustrated. New York: Wiley. 2003. Print.

EGRESS REUIREMENTS

ACCESSBILE ROUTES

LAVATORY REQUIREMENTS

ADA CLEARANCES

27 29 31 33

ADA & EGRESS REQUIREMENTS

EXIT ACCCES & ARANGEMENT

25

Exit Access & Arrangement Required Exits The number of required exits is based upon the number of individuals that will be residing in the building. 49 occupants per egress exit is allowed in B and M, while R allows 10 occupants per egress exit.

Length Limit The length limit of the common path of egress is specified by the occupancy group. All occupancy groups have a standard length limit. There are also specific lengths such as in business and residential.

Exit Arrangement When two exits are required, they are to be placed a distance apart that is equal to 1/2 the diagonal dimension of the space.

This measurement is taken from the center of the doorway.

1. Required Exits

Door Projection A door can project a maximum of 7 ft. when fully opened against the wall of the egress hallway. The opening of the door shall not reduce the required width by more than 1/2 of hallway width.

Door Projection Recessed doors can have a 7 in. maximum projection into a hallway of egress.

Stair Rise Stairs shall have a max rise of 8 in.

Stair Run Stairs shall have a max run of 13 in.

125

Ramps Ramps shall have a rise of 12 in. and a run of 20 in. minimum.

100

75

Stair Requirements The stair requirements dictate a 7 in. rise with an 11 in. run; however, in the city of Chicago it is allowed to be a rise of 9 in. and a minimum of 10 in. run.

All B R

2. Length Limit

3.

25 | chicago, illinois | arc 3536 | fall 2012

7” 60”

30” 11”

4. Door Projection

7”

7” 23”

5. Door Projection

13”

7. Stair Rise

12”

8”

20”

8. Ramp Rise

9. Stair Run

BUILDING ADA & EGRESS CODES REQUIREMENTS & ZONING

6. Stair Rise

Egress Requirements Panic Hardware Panic hardware should always be used in conjunction with doors opening in the direction of egress.

Egress Stair Width Stairs are required to provide more width than corridors. A pair of doors may be necessary to satisfy egress width requirements based on occupancy.

Smoke-Proof Enclosures These are required for high rise buildings.

They must exit into a public way and must not have any other openings that imply they are egress exits.

Public-Private Egress Route Occupants should not be required to exit through a space controlled by another tenant or owner and each occupants access to the means of egress should be under their own control.

1. Panic Hardware

Elevator and Stair Areas of Refuge (1.)Wheelchair Space 30 in. by 48 in.

Two minimum required with 1 per 200 occupants. (2.) Sign - “Area of Refuge” with symbol of accessibility. (3.) Audible and visual two-way communication unit.

(4.) Instructions on use of space.

Door Requirements Doors must be readily operable from the egress side without extra effort and unlatching should not require more than a single operation. Door handles, pulls, locks, and other hardware are to be installed from 34 in. to 48 in. above the floor.

Door and Height Restrictions Minimum ceiling height should be no less than 7 ft. 6 in. and no more than 50% of the ceiling area may be reduced to an 80% height by protruding objects. Door heights should be at least 6 ft. 8 in. Door closers and stops may not reduce headroom to less than 6 ft. 6 in.

4’

2. Egress Stair Width

3. Smoke-Proof Enclosure

27 | chicago, illinois | arc 3536 | fall 2012

public

private

private

private

private

4. Public-Private Egress Route

80’’

Elevator

Elevator

54’’

Corridor

Elevator

2

Elevator Lobby

3 4 2

34”

2

Corridor

1

1

5. Elevator Area of Refuge

Corridor

4’ min

Up

1-hour Door 8. Ceiling and Door Constraints

6’ 8”

Stair (Vented to Exterior)

1

7’ 6” 6’ 6”

1

4 2

4’ min 6. Stair Area of Refuge

Down

7. Door Handle Height

BUILDING ADA & EGRESS CODES REQUIREMENTS & ZONING

36’’

60”

Accessible Routes

32”

< 24”

Passing Clearance The minimum clear width for two wheelchairs must be no less than 60 in. from finish to finish.

Hallways Minimum clear width for a single wheelchair must be 36 in. or greater.

When passing through an opening the opening must be no less than 32 in. with a maximum depth of 24 in.

Turning Distance The approach of a turn cannot be less than 36 in. wide and the depth of the turn cannot be less than 48 in. long, while still maintaining the required width of 36 in.

Obstructions When turning around an obstruction, the turn must be no less than 42 in. wide and the turn space must be greater than 48 in. wide.

36” 2.

1.

Exterior Accessible Entrances From the parking area, access aisles must be a minimum of 36 in. wide with a detectable warning. Ramps that have a 1 in 16 maximum slope need to be slip resistant and walkway should have a 36 in. minimum width.

48” 1.

2.

3.

4.

5.

Passing Clearance Diagram Hallway Clearance Diagram Turning Distance Diagram Obstructions Diagram Exterior Accessible Entrances

36” 3.

36”

5.

42”

36”

BUILDING ADA & EGRESS CODES REQUIREMENTS & ZONING

29 | chicago, illinois | arc 3536 | fall 2012

48”

4.

42”

Lavatory Requirements

30”

30”

Free Standing Water Fountain A free standing water fountain must have a minimum clear space of 30 in. by 48 in .

48”

Diagonal Approach Sizing constraint for a diagonal approach to a lavatory is a 48 in. minimum width. All stalls must have at least a 56 in. minimum depth.

48”

Recessed Water Fountain A recessed water fountain must be flush with the finished wall and have a minimum clear space in front of a 30 in. by 48 in.

Transfer Approach When a transfer approach is desired for lavatories the required minimum width is 60 in.

2.

1.

Turning Radius The turning space within a bathroom is required when not using the diagonal or transfer approach. The radius of the turning space is 5 ft.

30’’

18’’

42’’

Toilet Heights The required toilet height is between 17 in. -19 in. while the handrails must have a height of 33 in. -36 in.

1. Free Standing Water Fountain 2. Recessed Water Fountain 3. Diagonal Approach 4. Transfer Approach 5. Turning Radius 6. Toilet Height 7. Toilet Height

4.

3.

18’’

19”

6.

36”

19”

7.

5.

8

12”

18”

7’ 3” 15” 31 | chicago, illinois | arc 3536 | fall 2012

42”

1 1/2” 36”

BUILDING ADA & EGRESS CODES REQUIREMENTS & ZONING

36” 7’ 8”

6”

ADA Clearances

4”

Table Height Clearance Counters should not have a forward reach higher than 48 in. and its depth should be no more than 25 in.

80”

Wall Clearances Walks, Halls, Corridors, Passageways, Aisles or other circulation spaces shall have 80 in. minimum clear head room and anything protruding from the wall cannot exceed 4 in. if it is higher than 27 in. off of the ground.

Seating Clearance A wheelchair should have space that is at least 48 in. by 30 in. for seating and around tables.

27”

1.

48”

48”

<25”

1. Wall Clearance Diagram 2. Table Height Clearance Diagram 3. Minimum Clearance for Seating and Tables

2.

3.

30’’ 30’’ 36’’ 19’’ 33 | chicago, illinois | arc 3536 | fall 2012

48’’

30’’

48’’

19’’ 36’’

BUILDING ADA & EGRESS CODES REQUIREMENTS & ZONING

30’’

30’’

48’’

19’’

30’’

SOURCES Americans with Disabilities Act and Architectural Barriers Act Accessibility Guidelines. Washington, D.C.; United States Access Board, 1992. Print.

Ching, Frank, and Steven R. Winkel. Building Codes Illustrated. New York: Wiley. 2003. Print.

International Building Code. Falls Church, VA: International Code Council, 2009. Print. http://www.amlegal.com/library/il/chicago.shtml

CLIMATE

CLIMATE

39 41

630 S. WABASH AMENITIES

706 N. ASHLAND AMENITIES

1217 S. STATE AMENITIES

MICRO SITE MOVEMENT

MICRO SITE MOVEMENT

MICRO SITE MOVEMENT

LANDSCAPE & STREETSCAPE

LANDSCAPE & STREETSCAPE

LANDSCAPE & STREETSCAPE

47 1217 S. STATE RESOURCES

706 N. ASHLAND RESOURCES

45

49 51 53 55 57 59 61 63 65 67

SITE RESEARCH

MACRO TRANSPORTATION

630 S. WABASH RESOURCES

43

37 | chicago, illinois | arc 3536 | fall 2012

Subtitle Goes Here

100

Climate

-Zain Mankani

80 Average Monthly Temperature

Climate “In the past, architectural forms have been influenced by the climate of the region, so that as geography changes, new architectural devices appear on the scene. Architecture’s subjugation to nature not only provided for diversity and identity, but also improved human experience by keeping man in close relationship with the elements.”

60

e tT

s ige

H

st

we

Lo

40

ure

rat

e mp

Te

ure

rat

e mp

20

Temperature Warmest Month: July Coolest Month: January Wettest Month: May Highest Record Temperature: 107 F in 1934 Lowest Record Temperature: -25 F in 1985

0

Jan. Feb.

1.

Average Seasonal Temperatures Winter High: 34 F Low: 21 F Fall High: 62 F Low: 46 F Spring High: 59 F Low: 41 F Summer High: 82 F Low: 65 F

Mar.

Apr.

May

June July

Aug.

Sept.

Oct.

Nov.

Dec.

100

80

Yearly Relative Humidity

Humidity Average Relative Humidity (Morning): 80% Average Relative Humidity (Afternoon): 62%

60

40

Average monthly temperature Yearly relative humidity Sun angle Sun angle Average number of sunny days

0

Jan. Feb. Mar. Apr. May June July Aug. Sept. Oct. Nov. Dec.

2.

Afternoon Humidity

1.

2.

3.

4.

5.

Morning Humidity

20

39 | chicago, illinois | arc 3536 | fall 2012

Summer Solstice

Exquinoxes

84

ZA

56%

Winter Solstice

Yearly Sunny Days

40 o

21

3.

Winter

4.

630 S. Wabash Ave

Summer

706 N. Ashland Ave

1217 S. State St

M

F a ll

ph

F a ll

M g in

East 13th Street

Su

SITE RESEARCH

17 M

14

18 M PH

ph South State Street

14

Winter

Sp r

Sp r

ph

er mm

Sp r

M

Su

h 18 Mp

14

18 M PH

mer m

5.

g in

Ashland Avenue

g in

Su

ph

er mm

h 18 Mp

Polk Street

Winter

h 18 Mp

ph

Balboa Avenue

18 M PH

M

Huron Street

Winter

F a ll

East Roosevelt Road

17

ph

Fall

Spring

17

M

Harrison Street

23

18

24

25 o

South Wabash Avenue

65

o

Subtitle Goes Here Climate Snow Loads A roof designed for a 20 lb. per square foot snow load could theoretically hold up to four inches of ice.

Meteorologist’s estimate that is about 12 inches of snow that is equivalent to one inch of water, which means a roof can hold up to four feet of snow. But if it is wet and packed snow it will only be able to hold up to 3 feet of snow.

49”

Weather Hazards In Northeastern Illinois, the typical frequency is 2 hail strom days per year, whereas in parts of southwestern, northwestern, and southern Illinois, three or more hail falls can be expected in average year.

Chicago, IL

47”

55”

Within a hail storm, 22% of hailstones that fall have diameters of 1/8”, 24% have diameters of 1/4”, and 7% percent of have diameters of 1”. The average number of hailstones per hail storm is 129 stones per square foot. The record holds at 1402.

Jackson, MS

New York, NY

34”

38”

St. Louis, MO

Seattle, WA

1.

Average impact energy per hail fall: 0.22 ft-pounds per sq. ft.

Maximum evergy in single hail fall: 12.66 ft-pounds per sq. ft.

Yearly Snow Percipitation

25 20

15 10

1.

2.

3.

4.

5.

Yearly rain precipitation Yearly snow precipitation Hail stone break down Minimum roof snow loads Hail storm awareness

0

2.

Chicago, IL

Jackson, MS

New York, NY

St. Louis, MO

Seattle, WA

41 | chicago, illinois | arc 3536 | fall 2012

24% 1/4 inch diameter

22% 1/8 inch diameter

Other Elements of a Hail Storm

7% 1 inch diameter 3.

10

6 4 4 Hail Occurences

2

3 Hail Occurences 2 Hail Occurences

0

4.

Roof Measured in Pounds per Square Foot

5.

SITE RESEARCH

Minimum Roof Snow Loads

8

Subtitle Goes Here Macro Transportation The main highways in Chicago are Interstate 290, running East and West, and Interstates 90 and 94, running North and South. They are the most frequently traveled roads. The mode of transportation ranges from driving, to riding the subway or “L,” to walking.

The CTA, or Chicago Transit Authority, consists of the bus and rail routes. In this macro scale, the map shows the relationship of the three sites that were chosen for the Fall studio project. The Chicago “L,” the rail route, is shown by the green lines located on the map. The rail system operates over eight routes, two of which go to two major airports, the O’Hare International Airport and Midway Airport.

The “L” is located behind two of the three sites.

630 S Wabash Ave is located within the Loop. The “L” is runs directly behind the site. Unlike the first mentioned site, 706 N Ashland Ave lacks tracks within or near the site being that it is located in an area farther away from the “L.” 1217 S State St, like the Wabash site, has the “L” running right behind it.

Daily

1.

Annually

2,145

782,925 = 1,200

2.

= 224.1 3.

car alone other work at home

= 300 trips = 50 miles = 50 stations = 100,000 people A 630 S Wabash Ave B 706 N Ashland Ave C 1217 S State2,145 St Chicago “L”2,145 “L” Stops 2,145 Main Highways

walk railroad

= 145 4.

subway/elevated

782,925

2,145 782,925 782,925 782,925

1. Average number of trips the “L” makes 2. Rail cars utilized by the CTA 3. Miles of track 4. Stations serving the “L” 5. Persons who use the “L” every day 6. Mode of transportation to work

6.

bus

= 641,261

5.

2,145

carpool

782,925

C

90

SITE RESEARCH

43 | chicago, illinois | arc 3536 | fall 2012

B

90

290

A

94

Subtitle Goes Here 630 S. Wabash Resources The site on 630 South Wabash is a rectangular lot located near several educational facilities, the majority of which are universities. These universities include Depaul, Columbia, and Rosevelt University.

Public parks make up a high percentage of green space located within the 10 minute walking radius.

The heavy amount of educational buildings contrasts minimal amount of religous facilities within the 10 minute radius. Although the religious buildings are minimal, weekend attendances bring in thousands of worshipers. Public parks make up a high percentage of green space located within the 10 minute walking radius.

green public spaces -public parks -playgrounds -courtyards educational facilities -private/public schools -dormatories -libraries religious buildings -churches -temples -mosques 1. Roosevelt University 2. Columbia University 3. Depaul University Theater 4. Parking garage

2.

3.

4.

SITE RESEARCH

1.

45 | chicago, illinois | arc 3536 | fall 2012

Subtitle Goes Here 706 N. Ashland Resources The North Ashland site lies within the Near West Side area and is situated on the edge of residential and commercial sectors. Since the area is already heavily populated by commuting families, the existing infrastructure that has developed caters to the needs of a family oriented lifestyle. The community resources that lie within a ten minute walk include parks, schools and places of worship.

These resources are used by the population on a daily or weekly basis. The resources included are open green spaces such as public parks, playgrounds and courtyards. The familial need of education shows itself in this neighborhood through the abundant amount of educational facilities that include public and college prep schools. In this historically Eastern European settlement area, orthodox churches make up the majority of religious facilities.

green public spaces -public parks -playgrounds -courtyards educational facilities -private/public schools -dormatories -libraries religious buildings -churches -temples -mosques 1. Communiy center 2. Orthodox church 3. Parking lot 4. Public library

2.

3.

4.

SITE RESEARCH

1.

47 | chicago, illinois | arc 3536 | fall 2012

Subtitle Goes Here 1217 S. State Resources The South State site lies deep within the urban fabric of downtown Chicago. In this dense area of the city, the working population is only a short distance away from jobs and/or entertainment. This doesnâ&#x20AC;&#x2122;t mean that the high-rises surrounding this site are the only points of refuge. The community resources are plentiful. Parks, schools, and places of worship are scattered throughout the concrete jungle and provide a genuine place of reflection for the individual or the family. The surrounding areas contain religious facilities including churches and temples. This site lies within an already strong community-oriented urban fabric. 1217 South State Street is surrounded by an energetic urban context. It is filled with community resources such as schools, parks, churches and more areas for personal refuge.

green public spaces -public parks -playgrounds -courtyards educational facilities -private/public schools -dormatories -libraries religious buildings -churches -temples -mosques 1. South Loop elementary school 2. Elementary school playground 3. South Loop community church 4. Pilates gym

2.

3.

4.

SITE RESEARCH

1.

49 | chicago, illinois | arc 3536 | fall 2012

Subtitle Goes Here 630 S. Wabash Amenities The amenities located around 630 South Wabash are made up of shops, restaurants, theaters and galleries. Situated downtown, this area caters to many needs of the consumer. Fast food makes up the majority of eating options within the 5 minute radius. These options may be preferred by students and workers on the go looking for a quick, cheap meal. An art gallery and Depaulâ&#x20AC;&#x2122;s Theater are located across the street, as active contact points, these are places for diverse demographics to interact. Minimal retail space is within the five minute radius creates little street life at night, but shopping is within reach further north.

entertainment -museums/galleries -tourist attractions -theaters retail space -clothing stores -shops/malls eateries -restaurants/bars -grocery stores 1. Liquor Store 2. Sushi restaurant 3. Buckingham Fountain 4. Restaurant and storage

2.

3.

4.

SITE RESEARCH

1.

51 | chicago, illinois | arc 3536 | fall 2012

706 N. Ashland Amenities The North Ashland site lies in an exurban sprawl along Chicago Avenue. This street is the main artery for retail, shopping and restaurants.

The layout of this neighborhood focuses the arrangement of busineses and services along Ashland and Chicago. These places focus on consumer goods, which can be defined as spaces in which the population visits for entertainment, retail items, services and food. Although this site lies in the Near West Side of Chicago, the amenities are plentiful. Chicago Avenue extends directly from the heart of downtown and is the source for many of the available amenities near the site.

entertainment -museums/galleries -tourist attractions -theaters retail space -clothing stores -shops/malls eateries -restaurants/bars -grocery stores 1. Hot dog restaurant 2. Chicago Ave 3. Landromat 4. Auto parts store

2.

3.

4.

SITE RESEARCH

1.

53 | chicago, illinois | arc 3536 | fall 2012

1217 S. State Amenities The site at 1217 South State Street lies nearby many restaurants, shops, and businesses and is also near a grocery store. This spatial configuration within a downtown urban network allows for the users of the future project and nearby neighborhoods to easily reach the consumer goods they rely on. Within a 5 minute walking radius lies many of these amenities, creating a consumer oriented section in Chicagoâ&#x20AC;&#x2122;s loop district.

entertainment -museums/galleries -tourist attractions -theaters retail space -clothing stores -shops/malls eateries -restaurants/bars -grocery stores 1. Grocery store 2. Storage facility 3. Walkgreens pharmacy 4. Restaurant

2.

3.

4.

SITE RESEARCH

1.

55 | chicago, illinois | arc 3536 | fall 2012

Micro Site Movement 630 S. Wabash has heavy pedestrian traffic mainly on the opposing side walk.

Moderate bike traffic has recently been accomadated for through the addition on bike lanes. Also Vehicular traffic is dominate on State St. and Michigan Ave, which sandwhiches the site.

Columbia College

Congress Plaza Hotel

University Center

Parking Garage

Congress Plaza Hotel

Harrison Street

Dunken Donuts

Thai Spoon and Sushi/ Travel Lodge

Subway Pita Belly

APB Art Supply

Assisted Living

Lot

Parking Garage

Grant Park

Art Gallery

Columbia College

630

Warehouse Liquor Haroldâ&#x20AC;&#x2122;s Chicken

Depaul University

Liquor & Lounge

Balboa Avenue Buddy Guys Live Blues

Bike Lane Hilton Chicago

Vehicular Pedestrian Polk Street

Bus Stop CTA Stop Parking

57 | chicago, illinois | arc 3536 | fall 2012

Columbia College

Congress Plaza Hotel

University Center

Parking Garage

Congress Plaza Hotel

Harrison Street

Dunken Donuts

Thai Spoon and Sushi/ Travel Lodge

Subway Pita Belly

APB Art Supply

Assisted Living

Lot

630

Warehouse Liquor Haroldâ&#x20AC;&#x2122;s Chicken

Parking Garage

Grant Park

Art Gallery

Columbia College

Depaul University

Liquor & Lounge

Balboa Avenue

Hilton Chicago

Polk Street

SITE RESEARCH

Buddy Guys Live Blues

Subtitle Goes Here Micro Site Movement 706 N Ashland Ave has the most potential to grow and relate back to the city of Chicago. Most of the vehicular and foot traffic occurs on Ashland Avenue. However, bicycle lanes are not evident in area. There is still a local CTA bus station on the North and South of Ashland Avenue.

Huron Street

Ashland Avenue

Bike Lane Vehicular Predestrian Bus Stop

Ashland Avenue

SITE RESEARCH

Huron Street

59 | chicago, illinois | arc 3536 | fall 2012

Subtitle Goes Here Micro Site Movement Apartments

Multi-Purpose Vacant Building

Multi-Purpose Multi-Purpose

CTA Terminal Vacant Building

Predestrian

Gas Station

Housing

Multi-Purpose

Grocery

South State Street

Housing

Housing

Vehicular

Coffee

Housing

Housing

Bike Lane

East Roosevelt Road

Multi-Purpose

Multi-Purpose

East 13th Street Businesses

South Wabash Avenue

Due to its close proximity to downtown, 1217 S State Street is filled with movement throughout the day. The density of people using the area justifies the presence of the â&#x20AC;&#x153;Lâ&#x20AC;? stop and four city bus stops. While S State St. does experience some vehicular traffic, it is off the busier E. Roosevelt, which vallows the site ample visual traffic without chaos. The intersection of walkers, bikers, drivers, and mass transit riders leads to a web of paths, coming and going.

Multi-Purpose

Restaurant

Multi-Purpose

Bus Stop CTA Stop

Parking

Multi-Purpose Vacant Building

Multi-Purpose CTA Terminal

Multi-Purpose

Vacant Building

East Roosevelt Road

61 | chicago, illinois | arc 3536 | fall 2012

Apartments

Coffee

Gas Station

Housing

Multi-Purpose

Multi-Purpose

East 13th Street Businesses

South Wabash Avenue

Housing

South State Street

Housing

Housing

Multi-Purpose

Grocery

Multi-Purpose

Restaurant

Multi-Purpose

SITE RESEARCH

Housing

Subtitle Goes Here Landscape & Streetscape

6’0” 14”

18’0”

6’0”

6’0”

4’0”

4’0”

6’0”

Surrounding streets include E. Harrison and State St. The entrances to the site are from S. Wabash Ave and E. Harrison St. Street lights are located every 60’-70’ feet from corner to corner. The median maximum is 14’ wide on State St. S. Wabash Ave has no median. Bike lanes are approximately 5’ 4” on each side of the streets.

16’0”

2.

16’0”

4 1/2”

1.

6’0” 3.

Coniferous

Deciduous

Person

Coniferous Coniferous

Deciduous

Person

Deciduous Streetscape Measurements

1. Michigan Ave 2. E. Harrison St 3. Sidewalk depth 4. Measurement of parking space 5. Vegetation on site

5.

4.

6’0”

63 | chicago, illinois | arc 3536 | fall 2012

Columbia College

Congress Plaza Hotel

University Center

Parking Garage

Congress Plaza Hotel

Harrison Street

Dunken Donuts

Subway

Thai Spoon and Sushi/ Travel Lodge

Pita Belly APB Art Supply

Tamaring Sushi

Parking Garage

Grant Park

Art Gallery

Columbia College

Site

Warehouse Liquor Haroldâ&#x20AC;&#x2122;s Chicken

Depaul University

Liquor & Lounge

Balboa Avenue

Hilton Chicago

Polk Street

6.

SITE RESEARCH

Buddy Guys Live Blues

Subtitle Goes Here Landscape & Streetscape

6’0”

6’0”

6’0”

6’0”

The entrances to the site are from Hurron St and an open all north of the site. Street lights are located every 60’-70’ from corner to corner. Bike lanes are approximately 5’ 4” on each side of the streets.

The vegetation on the site includes three large oak trees in the southwest corner. Most of the streets are lined with fences and there are an assortment of potted plants.

14”

14” 18’0”

4’0”

4’0”

16’0”

2.

16’0”

4 1/2”

1.

6’0”

3.

4.

Coniferous Coniferous

Coniferous

Deciduous

Deciduous Deciduous

Person

Person

Streetscape Measurements 1.W. Hurron St 2. N. Ashland St 3. Sidewalk depth 4. Measurement of parking space 5. Oak trees on site 6. Fences surrounding the site 7. Gregory studio’s micro site map

5.

6.

6’0”

Housing

Site Housing

Housing

Housing

Housing

Ashland Avenue

Gas Station

Bellaâ&#x20AC;&#x2122;s Housing

7.

SITE RESEARCH Tiger Auto & Repair Shop

Huron Street

65 | chicago, illinois | arc 3536 | fall 2012

Subtitle Goes Here Landscape & Streetscape

6’0”

6’0”

6’0”

6’0”

The main entrance for the site is from S. State St is approximately 21” wide. There are 16 parking spaces that cover the south side of the parking lot next to the site. Each parking space is 6 ‘ wide (with 2’ 51/2” between each space) by 16’ long.

Street lights are located every 60’-70’ from corner to corner. The maximum size for medians is 14 feet wide on S. St Street. S. Wabash St has no median.

Bike lanes are approximately 5’ 4” on each side of the streets. The vegetation on the sidewalk include potted flowers and 10’-15’ feet tall pear trees.

14”

14” 18’0” 1.

4’0”

4’0”

16’0”

4 1/2”

2.

16’0”

6’0” 3.

Coniferous Coniferous

Deciduous

Person

Deciduous Coniferous

Deciduous

Person

Streetscape Measurements 1. S. State St 2. S. Wabash St 3. Sidewalk depth 4. Measurement of parking space 5. Pear trees 6. Taylor studio’s micro site map

5.

4.

6’0”

Vacant

Multi-Purpose

Site Site

Grocery

Multi-Purpose

Multi-Purpose

Housing

Multi-Purpose

Housing

Housing

Multi-Purpose

Businesses

Restuarant Multi-Purpose

6.

SITE RESEARCH

Housing

Starbucks

Gas Station

Housing

Vacant

CTA Train

Multi-Purpose

67 | chicago, illinois | arc 3536 | fall 2012

Multi-Purpose

Apartments

SOURCES http://www.climatestations.com/images/stories/chicago/chiprcp.jpg http://www.climatestations.com/images/stories/chicago/chi1112.gif http://www.climatestations.com/images/stories/chicago/chisnow.gif http://lwf.ncdc.noaa.gov/oa/climate/online/ccd/snowfall.html http://www.usclimatedata.com/climate.php?location=USWA0395 http://lwf.ncdc.noaa.gov/oa/climate/online/ccd/snowfall.html http://gonw.about.com/library/climate/blprecipbycity.htm http://www.windfinder.com/windstats/windstatistic_chicago_buoy.htm www.weather.com/weather/wxclimatology/monthly/graph/60637 http://www.cityrating.com/cityhumidity.asp?City=Chicago http://www.nationsroof.com/SnowLoads_2006.pdf http://www.isws.illinois.edu/pubdoc/C/ISWSC-133.pdf http://www.isws.illinois.edu/pubdoc/C/ISWSC-133.pdf http://www.currentresults.com/Weather/Illinois/average-sunshine-august.php

TYPES /MATERIALS

ROW HOUSES/TOWNHOUSES

LOFT-STYLE HOUSING

BLOCK STYLE HOUSING

LOW-RISE HOUSING

75 77 79 81 83

PRECEDENT RESEARCH

MULTI-FAMILY HOUSING

73

Multi-Family Housing Definition of Multi-Family Housing A Classification of housing where multiple separate housing units for residential inhabitants are contained in one or multiple buildings within a complex History of Multi-Family Housing in Chicago Multi-family housing blossomed after WWII when large numbers of returning soldiers caused a boom in the housing demand, which in turn strengthened the development of multi-family residences. For Chicago, the housing types started to change, particularly in the increased construction of row houses numbering in the thousands. The timeline for private sector multi-family housing in Chicago splits, however, as an increase in impoverished residents mandated the rise of public housing.

Though both the public and private sector began constructing high-rise units to satisfy the housing demands in Chicago, public opinion of high-rise multi-family housing for the public sector all but vanished by the 1990’s, while the trend remains strong in the private sector.

1950

1940

1930

1945

1935

Chicago Private Sector

1960 1965

1955

1945

Row Houses

1947

Builders completed the firrst structures of Cabrini-Green government housing in Chicago, paving the way from hundreds oh impoverished familys to afford housing.

United States 1935

Global 1939 Documents for the Worlds Fair indicate mixed usage of low-rise and high-rise housing units, some characterized by an Art Deco style.

Skidmore, Owings, and Merrill completed the John Hancock Center, which was the tallest apartment building in the world, having one hundred stories and standing 344 meters.

1950

Increased construction of the following types: - Row houses, outside of the city - Mid-rise condos and high rise apartments, inside the city

1943

The First high rise multi-family housing buildings are being developed in New York and other big cities due to advances in technologies despite the depression era

1975

1969

Row houses cropped up in the thousands to meet the housing boom from returning veterans; construction is pursued for the famous “reds and whites,” row houses in the area of Chicago.

Chicago Public Sector

1970

Japanese Capsule tower

Baltimore commissioned the building of the Somerset Court, a 24 building public housing complex, which became infamous later for the drug culture there

1950 High Rise public housing became popular in Russia, epitomized by the utilitarian builldings, many of which still stand today.

1972

At the time, Chicago’s Multi-family housing included 43,000 units and growing, which was the largest stock of public housing in the United States (and still is the largest).

1972

2000

1985

1965

2010

2020

2005

2025

2015

2013

Studio lofts have become increasingly popular among apartment building while townhouses have taken the place of single family homes outside the city.

Presidential Towers

1980

Chicago saw a gramatic increase in the need for public housing in the 1980’s among its onehoundred thousand strong impoverished residents, while the options dwindled.

1990

Chicago began tearing down 82 high-rise units, and by 1995 11 of the 15 poorest areas were in Chicagoleaving many to question socioeconomic clumping.

2000

2011

Chicago names its purge of public housing “The Plan for Transformation,” leaving only 15,000 units for impoverished residents and 15,000 for the elderly.

The last Cabrini Green high rise was demolished, representing the end of government sponsored housing and a switch to the city as a “facilitator of housing opportunities.”

2010

Somerset Court

200?

Chicago Housing Authority is setting plans in motion to promote efficient housing methods in the private sector, including “green technologies”

Baltimore destroyed the Somerset Court complex due to the overwhelming drug culture and associated violence, which began their era of nonnon government housing.

1995

2007

Public Housing in Japan remains popular due to the inclusion of multiple socioeconomic levels and the well design spaces within the structures.

The low rise structure of the Carabanchel Housing in Madrid Spain offers residents open floor plans and expansive views to green spaces.

CabriniGreen

2012

Single family home ownership decreased from 69 percent to 66 percent, signally a trend towards multifamily rental properties across the United States

Carabanchel Housing

PRECEDENT RESEARCH

1990

1980

73 | chicago, illinois | arc 3536 | fall 2012

Types

Multi-Family Housing

Condos Block Apartments Row Houses Duplexes Flats Townhouses Semi-Detached

Types/Materials Row-Housing Consisting of a series of houses aligned close together, row housing was one of the first types of housing introduced to Chicago. Row houses share common walls, after WWII, and are similar in the use of materials and facade orientation. They usuallyshare side walls in order to decrease the amount of space used to separate living spaces.

PRECEDENTSUMMARY PRECEDENT

Loft-Style Living Lofts vary between units that previously converted into smaller living spaces utilizing multiple floors to renovated buildings maximizing the area for living spaces. These dwellings have became prominent around the U.S., since the 1990â&#x20AC;&#x2122;s. Lofts may be found in buildings that have a commercial ground floor with the living spaces above.

Block-Style Housing Many colleges incorporate the block style houses because it is focused around the use of couryard spaces. Originally, the kitchens and bathroom areas were in a public place, but now reside in the private areas of the units.

Row-Housing

900-1200SQ FT Advantages

- Economy rate for tenants - Maintence cost low - Great privacy from neighbors - Private outdoor space for tenants

Disadvantages

- Narrow interior spaces - Thin party walls (noisy) - Aesthically depressing exterior - Poor ventilating - Lack of natural light

1.

Summary Diagram 1217 S State Street Building Material Diagram of 1217 S State Street Building Material Diagram of 706 N Ashland Ave 706 N Ashland Ave 630 S Wabash Ave Building Material Diagram of 630 S Wabash Ave

Block Housing

500-1700SQ FT 900-2000SQ FT

Low-Rise Housing

500-1500SQ FT

MULTI-FAMILY HOUSING

Low-Rise Housing Low-rise housing consists of one to five levels of apartments, and is the prominant style of inhabitance in inner cities, like Chicago. They have the abilityto hold larger amounts of units, therefore, can be situated in more

1.

2.

3.

4.

5.

6.

7.

Loft Apartments

Advantages

- Open living space - Unique spacial feeling - Great lighting - Outdoor space

Disadvantages

- No privacy for tenants - High energy cost - Poor ventilating - Some cramped spaces

Advantages

- Great communial space - Good natural lighting - Unique living spaces - Low price of living

Disadvantages

- Public service amenities - No privacy - Some Irregular spaces - Poor ventilating - Not very safe for tenants

Advantages

- High number of units - Great views for elevated points - Ability for mixed use

Disadvantages

- Energy cost higher - No privacy - Poor ventilating

75 | chicago, illinois | arc 3536 | fall 2012

120 100 80 60 40 20 0

2.

3.

Brick

Wood

Concrete

7.

Brick

Concrete

Steel

80 70 60 50 40 30 20

0

4.

Brick

Wood

Concrete

5.

60 50 40 30 20 10 6.

Concrete Building Material Masonry Building Material Steel Building Material

0

PRECEDENT RESEARCH

10

Row Houses/ Townhomes The Johnson St. Town homes are in Portland, Oregon, which is home to many historical buildings.

Since the warehouse district no longer exists, town homes such as these flood the area. These were designed with the tenant in mind, as seen in the private courtyards and spacious floor plans. The design also features roof top balconies that provide the view of the community .

Portland, OR 1999 Mithun Architects Johnson St. Townhomes

Pros

Complements the scale and texture of the neighborhood Private courtyards Rooftop balconies Large square footage Urban design elements

The architecture of the town homes feature brick veneer with a concrete structural system, which is important to the Portland area because of the harsh winters. The brick and concrete provides a thermal insulation, keeping the cold air out of the interior spaces. Also, the brick relates back to the 1900 brick buildings that surround the site.

The street level presence of the building provides an interactive pedestrian flow along the sidewalks, done by linking the materiality of the townhomes to the retail and restaurants of the community.

1.

Cons

Row-Housing

900-1200

SQ. FT

Advantages

- Economy rate - Maintence cost low - Great privacy - Outdoor space

Disadvantages

1.

2.

3.

4.

5.

6.

7.

Advantages / Disadvantages diagram Plans Amenities information Building elevations Exterior view of street Exterior view of rooftop Interior view living room

Noisy Minimal public space Poor natural lighting Lacks individuality on exteriors

- Narrow interior - Thin party walls - Aesthically depressing - Poor ventilating - Lack of natural light

2.

3.

13 Parking deck Yes Brick Veneer and Concrete $549,000

77 | chicago, illinois | arc 3536 | fall 2012

Number of Units Parking In House Security Materials Buying Price

5.

6.

7.

PRECEDENT RESEARCH

4.

Loft Style Housing Loft style living is successful in its adaptivity to inhabitants. The Old Town Loftsâ&#x20AC;&#x2122; feature qualities that are not only successful for the site, in Chicago, IL as well. Being located in Chinatown, the exterior incorporates screening relating to chinese motifs.

Portland, OR 2001 Robertson Merryman, Barnes Old Town Lofts

The use of brick and concrete not only responds to the context, but it also provides thermal insulation for the colder months. This design incorporates many sustainable elements, such as concrete with fly ash, used as both exposed finish and structure, central energy-efficient water-loop heat- pump system, and recycling from demolition waste from existing structures. The heat pump allows for trade off and time of day energy needs, lowering the cost of heating and cooling.

Since loft style living seems to lose a sense of public space, the eighth floor encourages green spaces and landscaping for sun shading.

Pros

Contextually relatable Private courtyards Sustainable design Large square footage Urban design elements 1.

Noisy Minimal public space Poor natural lighting Each tenant cannot express there indivualality.

Cons

Loft Apartments

500-1700SQ FT Advantages

- Open living space - Unique spacial feeling - Great lighting - Outdoor space

Disadvantages 1.

2.

3.

4.

5.

6.

7.

Advantages / Disadvantages diagram Interior floor plan Amenities Information Total floor plan Detailing of overhang Exterior view of streetview Interior view living room

- No privacy - High energy cost - Poor ventilating - Some cramped spaces

2.

2.

1.

3.

5.

4.

6.

7.

PRECEDENT RESEARCH

The Plan goes here, remove this text and grey box when done,.

Also annotate to the side, important information or details

60 Parking deck Yes Brick Veneer and Steel $249,000

79 | chicago, illinois | arc 3536 | fall 2012

Number of Units Parking In House Security Materials Buying Price

Block Style Housing Block style housing is a common type of living for student housing. Over the years this type of housing has adapted into a series of loft style condominiums, but still have the important features of the block style. One of the most important features is the central courtyard area. The couryard creates a very safe and public outdoor area for tenants to gather. Block 588 meets this standard and also provides tenants with above class amenities.

Dallas, TX 1999 RTKL Block 588

Pros

High number of units Central courtyard Sustainable design Large square footage Urban design elements 1.

Some amenities include the open views of the downtown area as well as the park. Tenants also appreciate the 9â&#x20AC;&#x2122; to 10â&#x20AC;&#x2122; ceilings. Private balconies wrap around the facade providing separate outdoor space as well.

The construction methods of Block 588 include qualities good for Texas and Illinois. The use of glass on the south side provides the sun exposure needed in the winter. The materials used: brick, steel, wire mesh, and unfinished concrete relates to its context very well along with creating insulation.

Cons

Block Housing

900-2000SQ FT Advantages

- Great communial space - Good natural lighting - Unique living spaces - Low price of living

Disadvantages

1.

2.

3.

4.

5.

6.

7.

Advantages / Disadvantages diagram Exploded axon Amenities information Total floor plan Detailing of overhang connection Exterior view of streetview Interior view living room/exterior of curtain wall

Noisy Poor natural lighting Each tenant cannot express there indivualality.

Lack of private exterior spaces.

- Public service amenities - No privacy - Some Irregular spaces - Poor ventilating - Not very safe 2.

3.

139 Street Side Yes Brick Veneer and Steel $749,000

81 | chicago, illinois | arc 3536 | fall 2012

Number of Units Parking In House Security Materials Buying Price

6.

4.

7.

PRECEDENT RESEARCH

5.

Low-Rise Living Low-rise housing consists of one to five floors.

The most common use for these buildings are apartment type living that range from low- income to middle-income price range. Most of the spaces in a low-rise apartment building are traditionally located on the interior, but recently the central courtyard has been introduced to the site plans of low-rise buildings. The apartments are normally separated by a central circulation core.

Seattle, WA 1999 GGLO Architects Tate Mason Housing

Pros

High number of units Central courtyard Sustainable design Large square footage Urban design elements

1.

The Tate Mason House, an apartment type dwelling that mainly houses seniors and students, is priced for tenants with a low- income. Located in the historical community of Seattle, WA., Tate Mason is showcased by many restaurants and other public amenities.

Cons

The exterior of the building relates to the Art-Deco style of architecture that sited around the buildings context.

Some of the focuses for the design included communal spaces that is surrounded by many of the apartments.

Low-Rise Housing

500-1500SQ FT Advantages

- Large tenant rate - Great views - Ability for mixed use

Disadvantages 1.

2.

3.

4.

5.

6.

7.

Advantages / Disadvantages diagram Lobby floor plan Amenities Information Site Plan Exterior roadside view Exterior view of courtyard Interior view of lobby space

Noisy Poor natural lighting Each tenant cannot express there indivualality Lack of private exterior spaces

- Energy cost higher - Not private - Poor ventilating

2.

3.

97 Parking structure Yes Concrete and Steel $550 mo

83 | chicago, illinois | arc 3536 | fall 2012

Number of Units Parking In House Security Materials Buying Price

6.

4.

7.

PRECEDENT RESEARCH

5.

SOURCES Crosbie, Michael. Multi-Family Housing “The Art of Sharing”. Australia: The Images Publishing Group Pty Ltd, 2003. Ex. 186-189. Print. <www.imagespublishinggroup.com>.

Crosbie, Michael. Multi-Family Housing . Australia: The Images Publishing Group Pty Ltd, 2003. Ex. 190-193. Print. www.imagespublishinggroup.com Crosbie, Michael. Multi-Family Housing . Australia: The Images Publishing Group Pty Ltd, 2003. Ex. 152-157. Print. <www.imagespublishinggroup.com>.

Crosbie, Michael. Multi-Family Housing . Australia: The Images Publishing Group Pty Ltd, 2003. Ex. 76-81. Print. <www.imagespublishinggroup.com>.

Fuerst, J. S., and D. Bradford Hunt. When Public Housing Was Paradise: Building Community in Chicago. Westport, Ct.: Praeger, 2003. Print.

CLIENT ANALYSIS

CLIENT ANALYSIS

CLIENT ANALYSIS

91 93 95

PROGRAM

SPATIAL PROGRAM

89

Living Space Bathrooms Kitchen

Spatial Program

Storage

1. Residential Living space

Bathroom Kitchen Storage

min. 220 sf min. 28 sf min. width 5’ at least one storge area required Mechanical min. 30” clear floor space in front of unit

Mechanical

2. Mercantile Floor Space 75% of mercantile space occupiable 1 stall per 75 males Bathroom 1 stall per 75 females 1 ada stall per floor Mechanical must have 30” clear space in front of unit 3. Business

Floor Space min. 220 sf 1 stall per 50 males Bathroom 1 stall per 50 females

1 ada stall per floor Mechanical must have 30” clear space in front of unit

Additional 100 sf per occupant

Mechanical

1. Residential 2. Mercantile 3. Business

1.

2.

Bathrooms

Bathrooms

Mechanical

Mechanical

89 | chicago, illinois | arc 3536 | fall 2012

Living Space

Additional 100 sf per occupant

3.

PROGRAM

Additional 15 sf per occupant

Living Space

Client Analysis 630 S. Wabash Ave Located between Grant Park and Printers Row, this site offers a diverse community of college students and professionals. Housing in the vicinity consits of mid-rise condos and loft apartments as well as transient lodging.

x 50 Residential

1.

x 25 Mercantile

x 10 Commercial

x 100 Artisans x 200 Professionals x 100 Families x 100 Students x 50 Townhouses x 25 Studio/Loft Apartments

x 10 Condomini1. Location 2. Occupancy 3. Users 4. Housing

2.

4.

PROGRAM

3.

91 | chicago, illinois | arc 3536 | fall 2012

Client Analysis 706 N. Ashland Ave Located in the Wicker Park neighborhood, This site consists of familes and eclectic artisans. Housing in this area is modest with contemporary townhomes and few loft studios.

x 50 Residential

1.

x 25 Mercantile

x 10 Commercial

x 100 Artisans x 200 Professionals x 100 Families x 100 Students x 50 Townhouses x 25 Studio/Loft Apartments

x 10 Condomini1. Location 2. Occupancy 3. Users 4. Housing

2.

4.

PROGRAM

3.

93 | chicago, illinois | arc 3536 | fall 2012

Client Analysis 1217 S. State St Located in the south loop, this site consists of students, professionals, and families. Housing is as diverse as the community with mid rise condos, townhomes, and loft apartments.

x 50 Residential

1.

x 25 Mercantile

x 10 Commercial

x 100 Artisans x 200 Professionals x 100 Families x 100 Students x 50 Townhouses x 25 Studio/Loft Apartments

x 10 Condomini1. Location 2. Occupancy 3. Users 4. Housing

2.

4.

PROGRAM

3.

95 | chicago, illinois | arc 3536 | fall 2012

SOURCES Ching, Frank, and Steven R. Winkel. Building Codes Illustrated: A Guide to Understanding the 2009 International Building Code. Hoboken, NJ: John Wiley & Sons, 2009. Print.

“American Legal Publishing: Online Library.” American Legal Publishing: Online Library. N.p., n.d. Web. 30 Sept. 2012. <http://www.amlegal.com/library/il/chicago.shtml>.

THE COMMUNITIES OF 60605

THE COMMUNITIES OF 60642

POPULATION MAKEUP

VARIETY OF LIVING SPACES

103 105 107 109

DEMOGRAPHICS

APPEALING TO A CITY’S DESIGN

101

Appealing to a Cityâ&#x20AC;&#x2122;s Design Analyzing economic status, modes of transportation, crime rate, and unemployment rate influences design in Chicago.

Transportation Analysis This graph shows the most commonly used modes of transportation in the Chicago area, the most common being walking. Each symbol represents 100,000 people.

Average Home Sales Home sales data from 2007 to 2012 shows that the average amount spent on a home is $239,661.

Crime Rate This graph shows the different types of reported crime in the Chicago area and their occurrence percentage in 2012, theft being the most common crime. by foot

public transportation

by car

by bike

1. Transportation Analysis 2. Average Unemployment Rate Every Two Years 3. Crime Rate 4. Average Home Sales 2007-2012 5. Average Unemployment Rate 2000-2012

1.

2002 8.2% 2000 5.7%

2004 7.5%

101 | chicago, illinois | arc 3536 | fall 2012

2010 11.7%

2012 9.9%

2008 7.5% 2006 5.3%

2..

TOTAL POPULATION: 2,707,120

26,520 Robberies 459 Murders

1,439 Rapes 15,743 Assaluts

4.

3.

15,476 Auto Thefts

215,758 5.

DEMOGRAPHICS

78,679 Thefts

37%

The Communities of 60605 Both of these sites are the areas in Chicago with the 60605 area code. All of this information applies to this area alone.

1217 S. State Street 630 S. Wabash Ave.

29%

Transportation Analysis This graph shows the most commonly used modes of transportation in the 60605 area, the most common being driving personal cars or carpooling.

This diagram is comparative in relation to the different means of transportation.

30%

Average Home Sales Home sales data in 2012 shows that the average amount spent on a home is $225,000.

Crime Rate This graph shows the different types of reported crime in the 60605 Chicago area and their occurrence percentage in 2012, murder being the most common. by car

4%

1.

public transportation

by foot

work from home

1. Transportation Analysis 2. Average Home Sales 2012 3. Crime Rate 4. Average Unemployment Rate 2000-2012 5. Household Content 2012

2.

3.

never married households: 9,911

103 | chicago, illinois | arc 3536 | fall 2012

TOTAL POPULATION: 26,380

non-family homes:

married households:

family homes: 5,066

no children: 3,230

with children: 1,837

5.

DEMOGRAPHICS

712

4.

58%

The Communities of 60642 This site in Chicago has the area code of 60642. All of this information applies to this area alone.

706 N. Ashland Ave.

31%

Transportation Analysis This graph shows the most commonly used modes of transportation in the 60605 area, the most common being driving personal cars or carpooling.

This diagram is comparative in relation to the different means of transportation.

Average Home Sales Home sales data in 2012 shows that the average amount spent on a home is $324,000.

Crime Rate This graph shows the different types of reported crime in the 60642 Chicago area and their occurrence percentage in 2012, murder being the most common. public transportation

9%

3%

3.

by car

by foot

work from home

1. Transportation Analysis 2. Average Home Sales 2012 3. Crime Rate 4. Average Unemployment Rate 2000-2012 5. Household Content 2012

1.

2.

105 | chicago, illinois | arc 3536 | fall 2012

TOTAL POPULATION: 18,870

never married households: 7,430

non-family homes: married households:

family homes: 3,608

94

no children: 2,136 with children: 1,471

5.

DEMOGRAPHICS

4.

Population Makeup Chicago has one of the richest immigration histories among American Cities. In 1870, immigrants made up a larger portion of the cityâ&#x20AC;&#x2122;s population than any other place in North America.

During an 80 year period between 1880 and 1960, the size of Chicagoâ&#x20AC;&#x2122;s foreign born population was second only to that of New York City. Local immigration patterns unfolded in a manner parallel to those of the nation. Mid-19th century arrivals from Ireland and Germany were followed by large numbers of Russian Jews, Slavs, and Italians in the years 1880-1920. Since the immigration reforms of 1965, the city and its suburbs have attracted growing numbers of Asians and Latin Americans.

These graphics portray a relation between Race, Ethinicity and General Population standings.

Male

Female 48.5%

51.5% 5.5% Asian 2.7% Native American 28.9% Hispanic

32.9% African American

0.5% Two Races or More

31.4% Caucasian

107 | chicago, illinois | arc 3536 | fall 2012

2% Other 74% Caucasian 5% Hispanic

19% African American 28.90%

3% Other 57% Hispanic

3% African American

3% Other 47% Caucasian

5% Hispanic

47% African American

DEMOGRAPHICS

37% Caucasian

10% Unemployed 10.1% Graduate Degree

Variety of Living Spaces Due to the high amount of people per square mile in Chicago, dense living conditions are usually seen resolvled in multiple housing units within one building. There is a variety of spaces that can account for a single occupant resident and also a large family but maintain a comfortable atmosphere.

25.5% Bachelors Degree

71.8% High school degree or higher

3

50% 40% 30% 20% 10% 0% 1. Popular Types of Occupancies 2. Amount of Typical Residents per Household 3. Educational Standing among Population

1.

Single Occupant Single female households Married Couples Resident with child under 18

DEMOGRAPHICS

2.

109 | chicago, illinois | arc 3536 | fall 2012

SOURCES http://www.topmarketer.net/reports?ReportInstanceId={FC28416F-CCD2-4B37-AAD8-B74B9E85A92C} http://www.topmarketer.net/reports?ReportInstanceId={F5D184C1-3750-4298-843D-15863E82C0B0} http://www.city-data.com/city/Chicago-Illinois.html http://quickfacts.census.gov/qfd/states/17/1714000.html http://www.chicagoneighborhoods.cc/chicago-demographics.html http://chicago.areaconnect.com/statistics.htm https://www.cityofchicago.org/city/en/depts/doit/supp_info/census_maps.html Race Distribution 2000 census http://www.clrsearch.com/Chicago_Demographics/IL/ Quick Facts 2010 census http://chicagohealth77.org/characteristics/demographics/ http://factfinder2.chttp://www.cityofchicago.org/city/en/about/facts.htmlensus.gov/faces/nav/jsf/pages/searchresults.xhtml

CHICAGO MISSISSIPPI STATE UNIVERSITY SCHOOL OF ARCHITECTURE

MULTI-FAMILY HOUSING_PROFESSORS GREENWOOD, GREGORY, TAYLOR_ARC 3536_FALL 2012

MULTI-FAMILY HOUSING_PROFESSORS GREENWOOD, GREGORY, TAYLOR_ARC 3536_FALL 2012