(sub)URBAN by Alexander Clohesey

(sub)URBAN

Family Living in Portlandâ&#x20AC;&#x2122;s Pearl District

A Project by Alexander Clohesey H.I.P. Terminal Studio Professor M. Fifield Winter/Spring 2014

(site) SELECTION

(design) PROPOSAL site plan renderings facade + sections floor plates unit design

26 28 32 36 44

(f)AIR (h)OUSING (a)CT site accessibility unit accessibility

54 58

(code) REVIEW zoning requirements building code requirements

64 68

(mechanical) SYSTEMS ventilation temperature control hot water

76 78 80

(structural) SYSTEM

(construction) DETAILS enclosure details barn door

88 90

(table of) CONTENTS

(project) THESIS

The great flight to the suburbs, coinciding with the conclusion of World War II, marked a monumental shift in the housing typology of America. As the veterans returned home and settled down with their families in the rapidly growing suburbs surrounding urban cores, the idylic vision of suburban living quickly grew in the collective American conscience as an ideal to be strived for. This vision is something that would dictate the housing market for years to come and remains a fundamental influence in the housing of Americaâ&#x20AC;&#x2122;s population today. Americans, particularly families with children, like to live in the suburbs. Why is this? There could be several explanations offered in response to this question. A house in the suburbs comes with status, it is a sign that one has made it in our society by providing a safe, comfortable home for their family to live and grow in. A house in the suburbs is often a beneficiary of the community that surrounds it and the assets it may possess, such as the best schools, the trendiest shopping and the most highly rated restaurants. A house in the suburbs often provides a greater degree of privacy and personal space than its contemporary apartment in the city. However, the suburban lifestyle, with its ever expanding sprawl, its long commutes, and its reproduction of infrastructure, is not sustainable. In an attempt to draw families back to the urban core from the suburbs, this project investigates the unique qualities of suburban living and what makes them desirable, and re-imagines them in the urban setting of the North Pearl District. At its essence, the project demonstrates ways in which the best qualities of the traditional horizontal typographical neighborhood can be re-assembled into an equally as vibrant and thriving vertical neighborhood.

Understand the qualities of the single family detached home that families find appealing and attempt to translate those qualities into a residence in a multifamily complex Understand the qualities of a traditional topographical neighborhood and attempt to transpose those same qualities into a vertical structure, creating a vertical neighborhood.

Meaningfully connect the mixed-use functions of the building to the residential functions of the building in a way that is mutually beneficial for each component. Provide spaces within the individual units, and in the complex as a whole, that are uniquely designed with the needs of children and family in mind. Design spaces that are multi-functional, allowing a variety of family structures flexibility in layout to best suit their needs. Connect the neighborhood of the building to its surrounding neighborhood in a way that promotes community and pride within the local area, with each benefitting from the other.

(project) PURPOSE

Explore the opportunities that a multifamily residence may provide to improve upon the suburban neighborhood and create a greater sense of community.

Nuclear Family

In this family structure, the parents would normally share a bedroom, while the children, depending upon age, would either share rooms or have separate rooms. Depending upon the age of the parents, the primary functions of support spaces may vary. While a younger couple may need more room to entertain guests, an older couple could find private space, for reading and relaxing, to be of more value. Another important consideration in this family type is the potential for a stay-at-home parent, if the other parent can financially support the family alone. In this case, the family might desire a home that provides workspace for the hobbies or passions of the stay-at-home parent.

In this family structure, a home that has easy access to childcare facilities might be highly desired for a working parent. A home that also has security between the private areas and communal areas could also be desired if an in-home babysitter will be coming over to the home. A home with a flexible space that could be used to work at home could also be Single Parent desirable, allowing the parent to work at home with their children, if possible.

Family

There are a growing number of households in which the parents are not married but have children. In the case that the parents are together and simply are not married, it is likely that the household would function much in the same manner that a traditional nuclear household would. However, in other instances, in which the parents are simply partners and each has their own children, the structure would function quite differently. It is possible Unmarried that each parent would want their own living quarters and family areas while sharing more communal spaces such as the dining and kitchen areas. In this case the organization of Partners Family spaces to ensure privacy would be key.

Merged Family

Extended Family

This situation is similar to that of siblings and their children living together, although in this case the married partners would likely be sharing a room. Their respective children however, would likely desire their own separate spaces from each other, requiring a space that gives each side of the merged family their individual privacy while also providing for them to come together as a larger family. This category could be defined by several types of scenarios: a family with a child who has spouse and/or a child of their own, and a family that has extended family living with it, such as uncles or aunts or grandparents. In these cases, structure within the home would be significantly different than any other family scenarios. In the case of a child with dependents, it is likely that the child would desire additional privacy from the rest of the family. This could mean an additional master suite and room for their child that could function separately from the rest of the household but retain connection to communal areas such as the living quarters and kitchen. If the family has extended family living with it, an additional master suite would also probably be desired with the ability to separate it from the remainder of the household. In the case of grandparents or the elderly, accessibility would also be a major factor in determining the connections between spaces.

(family) STRUCTURES

Sibling Family

In an effort to save money on rent and bills, single siblings and their respective children may live together in one household, uniting two families. This family situation has several unique characteristics. Although both siblings may act as parental figures to all the children, they likely will not share a room as a couple might. Additionally, their respective children would also likely desire their own separate spaces. This type of family structure requires a home that allows for a separation of living, allowing both families to have their own privacy while also providing space for them to come together as a larger family.

Places for Play

An essential part of a childâ&#x20AC;&#x2122;s development is their ability to play and engage in physical activity that releases their excess energy. A child must have adequate space for this need to be fulfilled. Ideally, a home could be designed in a way in which play is spontaneous and flows from one area to the next and in which play can be easily managed by the parents without limiting its ability to take place. A more open floor plan, in which a parent can observe their childâ&#x20AC;&#x2122;s play is desirable in this case.

Connection to the Outdoors

Closely related to the idea of places for play is the need for children to have outdoor space. This outdoor space should be meaningful however, allowing them to engage with nature and their surrounding environment. It should provide them space to engage in physical activity outdoors and to explore the wonders of nature.

Places for Learning

Learning and creativity is essential to a childâ&#x20AC;&#x2122;s development. Quiet spaces for them to read, draw, write, craft, etc. are important to provide, but ideally learning should seek to stretch beyond a defined area. Spaces should stimulate children and provide opportunities for spontaneous learning and creativity, such as in the outdoor spaces mentioned above. Active spaces that stimulate the senses through the use of color, texture, sound, light, and form should be sought after in design.

Places for Family Interaction

A child needs the love and support of a family surrounding them and a good home should seek to create a sense of familial community through its design. Its communal spaces such as the kitchen, living, and dining areas should celebrate the love of the family and encourage interaction among the family members.

Security

Parents desire secure spaces, both inside and outside, for their children to play and learn in. When designing such spaces, it should be done in a way that allows the child to explore and engage with the world around them, while maintaining their security and safety from the outside world. Varying levels of security are important to consider in this situation, depending upon the age of the children.

Privacy

Parents desire a level of privacy between their space and their childrenâ&#x20AC;&#x2122;s space. The ability to separate themselves from their children, at psychologically through the layout of a space, is important to consider when developing the relationship between their personal spaces and those of the children.

Education

Parents often times choose a home based upon its proximity to a good school or child care facility that their child can attend.

Families often seek homes in a neighborhood with a strong sense of community, in which children and parents can develop important friendships and relationships with their neighbors. This aspect is important to consider when developing the scale of Community the project and well as the way in which the architecture can influence the feeling of community within the complex. Creating the same scale of community that can be found in many single-family detached home neighborhoods should be desired in the project.

Public Outdoor Space

The location of neighborhood parks and playgrounds near the home is also an important aspect of a home for a family. The ability for children to engage in physical activities with other children from the neighborhood in a safe environment should be an important characteristic of the project.

(child friendly) HOUSING

Flexibility

As a child grows, or their family expands, parents need flexibility within their spaces to accommodate their changing needs. The ability to add-on to, or convert spaces within the home is important in allowing them to remain in the same home. Spaces should be designed to allow flexibility of uses and purposes. Investigation of floor plans and sections that allow for growth and shrinkage of homes should be considered.

Privacy + Security

One of the greatest advantages of the single-family home is the sense of privacy and security it provides due to its private entrance and separation from neighbors. Such circumstances are difficult to attain in the multi-family home as entrances are often shared due to vertical circulation, and the separation between neighbors is non-existent due to space restraints.

Quality of Space

Single-family homes also display a quality of space that can be difficult to attain in multi-family housing. Free of the restraints of efficiency and common circulation space, single-family homes can be laid out much more organically, with spaces flowing into one another and playing off of each other. In contrast, multi-family homes often begin to feel restrained to a box-like form, due to parti-walls and internal circulation restraints. As a result multi-family homes often lack the character of single-family homes and their spaces tend to feel generic.

One of the greatest advantages that a single-family detached home possesses is Connection its direct connection to the outdoors and nature in the form of its yard. The ability to the to have a safe environment for children and pets to play in, space for outdoor Outdoors recreation and entertainment, and access to a garden are not amenities that commonly come in a multi-family high-density home. 14

Parking + Storage

Another distinct characteristic of single-family housing is the importance of the automobile, evidenced by the prominence of the garage and ability to park a car in immediate proximity to the home. Additionally the garage is often an excellent space for storage, another feature that single-family homes can afford to provide extensive space for.

Status + Sense of Place

A final characteristic of single-family homes that often is not matched in multifamily homes is the social status that comes with ownership as well as the ability to identify your home as definitely and distinctly, â&#x20AC;&#x153;your homeâ&#x20AC;? because it is physically isolated from the surrounding homes. This is often mentioned as a characteristic in which multi-family lags far behind due to the outward physical autonomy of the homes. 15

(qualities of) SUBURBAN HOMES

Single-family residences in the suburbs are often enticing to residents not only because of their features but also because of their location. Many times, the most highly perceived schools are located in the suburbs, in addition to extensive shopping and entertainment in malls, and a perception of safety Neighbors + due to low crime rates. The sense of community within a neighborhood is Community also often cited as a benefit, as residents develop close relationships with neighbors, from the adult level neighborhood gatherings to child play dates. Opportunities for involvement in extra-curricular activates and sports at the park or community centers are another benefit.

(site) SELECTION

NW 11th Ave. + NW Overton St. North Pearl District Portland, OR

Location: NW 11th Ave. + NW Overton St. Area: 200 ft. x 200 ft. (0.92 Acres) Zoning: EXd Current Status: Under construction, multi-family housing

(pearl) DISTRICT

The site, an entire city block, is located in the North Pearl in Portland, Oregon. It is right next to the recently completed Fields Neighborhood Park, which can be seen below. It also has significant sight lines to the Fremont Bridge and the Centennial Mills Site, also both pictured below. The context surrounding the site is rapidly changing as many of the existing industrial buildings are being replaced with upscale multifamily housing.

Street Hierarchy MultiModal Transport

Minor MainStreet

Green Street Community Center/School

Historic 13th Ave Centennial Mills Site

NW Raleigh St Commercial Development

Residential Development

NW Pettygrove St

The Fields Neighborhood Park

NW Overton St

Naito Pkwy

NW 17th Ave

NW 14th NW 13th Ave Ave

As the Pearlâ&#x20AC;&#x2122;s population has grown and matured, the Districtâ&#x20AC;&#x2122;s boundaries have pushed outward, primarly to the North. The NPDP seeks to address this growth and outline a set of standards for the development of a self-sufficient community in the North Pearl area. In particular, the Plan addresses the rising demand for family oriented development. As the young professional population of the Pearl has matured and begun to marry and have children, the demand for family oriented housing has increased dramatically, but the supply remains low. Consequently, these families are forced to move out of the urban core they helped establish, to the suburbs, a move neither them nor the City want. 21

Development of Open Spaces, such as the recently completed Fields Neighborhood Park Heirarchy of streets to improve traffic flow and encouragement of a pedestrian and cyclist oriented community through the use of green streets Continuity of the historic nature of NW 13th Ave and its heritage of the railyard loading docks as it pushes to the North Development of strong connections to the neighboring Centennial Mills Project and the neighborhoods of the Northwest District Eastablishment of a cultural node, such as a community center or school at the northern terminus of 13th Ave Implementation of housing addressing the needs of families and those with children.

(north pearl district) PLAN

The site is located within the North Pearl District Subarea, as defined in the North Pearl District Plan (NPDP). In 2008, the City of Portland approved this Plan in an effort to address the future developmental direction of the area.

Type Market Rate High Rise Program Housing Units: 110 total 1 Bed—30 Units 2 Bed—12 Units 3 Bed—46 Units 5 Bed—8 Units Townhouse—11 Units Live/Work—3 Units Commercial/Office Space—5,560 SF Child Care Facility—2,680 SF Courtyard/Rooftop Gardens—16,920 SF Below Grade Parking—87 Spaces Density 119 D.U./A 272 Bedrooms/Acre

(program) DEVELOPMENT

The proposed project will be a mixed-use development consisting of a mix of one, two, three, and four bedroom homes, and other uses relating specifically to the family orientation of the overall project. Support functions such as a child-care facility, park and playground space, will be included in the mixed-use as well as other commercial functions. Ideally, these additional commercial spaces could be developed according to the living over the shop model, allowing for small business owners and their families to live and work within the complex. Integration between the residential and commercial functions of the building will help to create a symbiotic relationship between the two uses of the building and generate a shared investment in the project. The mixed-use nature of the project will also seek to integrate the project into its existing community, providing value to the uses and occupants surrounding it.

(design) PROPOSAL

CREATION OF COMMUNITY

CONNECTION TO NATURE

CELEBRATION OF FAMILY

Community is the lifeblood of a successful neighborhood. Fostering of connections and relationships at a variety of scales, from intimate neighborhood playdates to community wide potlucks, creates a sense belonging and pride among residents. This interwoven network of communities, of human relationship, is the backbone of a successful neighborhood.

A great quality of suburban life is a direct connection to the outdoors, in the form of backyards, parks, creeks and other natural features. A close proximity to nature provides residents with a chance to escape from urban life, as well as room to play, explore, grow and enrich oneâ&#x20AC;&#x2122;s life.

The requirements of a family in regards to housing are significantly different than that of other populations. Designing with those needs in mind, such as security, flexibility, and growth, creates an environment that celebrates the unique and beautiful life of a family, encouraging their development into a stronger family unit.

NW Pettgrove St.

NW Pettygrove St. 0.0 +10.0

+10.0

+8.0 +5.5 +3.0

Trash UP ChildCare

Commercial/Retail

UP UP 0.0

+8.0

NW NW Overton St. Overton St.

(site) PLAN

NW 12th Ave.

NW 11th Ave.

NW 12th Ave.

+2.0

NW 11th Ave.

Bike Repair

(NW 11th Ave) + NW OVERTON ST

(interior) COURTYARD

(main) ENTRANCE

(rooftop) PLAYGROUND

(twelfth ave) FACADE

(overton st) FACADE

(eleventh ave) FACADE

(section) PERSPECTIVE

Elec.

Mechanical

ESTCODE

COMPACT

Pump/Water

(level) PARKING

Bike Repair

Trash

ChildCare Commercial/Retail

UP UP

(level) GROUND

(floor) PLATES

Mech. Ventilation for Parking Garage

Trash

Office Space

ESTCODE

(level) TWO

(level) THREE

(floor) PLATES

(level) FOUR, SIX, EIGHT

(level) FIVE, SEVEN

(floor) PLATES

(level) NINE

(level) TEN, TWELVE

(level) ELEVEN

(floor) PLATES

(town)HOUSE 1800 SF

1/16” = 1’0” 44

1510 SF

1/16” = 1’0” 45

(unit) DESIGN

(live)WORK

(three) BED 1510 SF

1/16” = 1’0”

1310 SF

1/16” = 1’0”

(unit) DESIGN

(three) BED

(five) BED 2240 SF

1/16” = 1’0”

990 SF

1/16” = 1’0”

(unit) DESIGN

(two) BED

(one) BED 750 SF

1/16” = 1’0”

(living) ROOM

(f)AIR (h)OUSING (a)CT

(accessible) PARKING Total Parking Spaces: 87 Number of Accessible Spaces: 4 (1 Van, 3 Standard)

Elec.

Mechanical

6 ft.

ESTCODE

8 ft.

10 ft.

13 ft.

11 ft.

10 ft.

Van Accessible Parking Space Minimum Width: 11 ft. Minimum Aisle Width: 8 ft. Accessible Space Minimum Width: 8 ft Minimum Aisle Width: 5 ft.

Accessible Parking

Pump/Water Space

Van Accessible Parking Space

Accessible Aisleway

(accessible route) GROUND LEVEL NW Pettgrove St.

0.0 +10.0

Bike Repair

NW 11th Ave.

NW 12th Ave.

+2.0

+8.0 +5.5 +3.0

Trash UP ChildCare

Commercial/Retail

UP UP 0.0

+8.0

Accessible Route

NW Overton St.

Accessible Entrance

(site) ACCESSIBILITY

+10.0

(accessible route) TYPICAL UPPER FLOOR

The front door of every unit and all public spaces on every floor is reached via an accessible route from the elevator DN

5 Bedroom

Townhouse Units

3 Bedroom (2 Storey)

Covered Floors

3 Bedroom (1 Storey)

Elevator Access

Although there is elevator access to every floor of the building, because many of the units are two storey units, only portions of them are covered under the FHA. For example, the second floors of all the 3 and 5 bedroom units are exempt, only the level of entry from the elevator accessed corridor is covered. All of the townhouse and live/work units at ground level are also exempt because they are two level units, which are not covered under the FHA. 57

(site) ACCESSIBILITY

(covered+exempt) FLOORS

(accessible route) UNIT All units entered from an elevator accessed corridor must provide an accessible route through the unit on the level of entry. An accessible route is considered to be a minimum 36 in. wide path allowing for unobstructed movement of a wheelchair through the space.

3 Bed Unit; completely covered

36 in.

3 Bed Unit; second floor not covered

1 Bed Unit; completely covered

2 Bed Unit; second floor not covered

5 Unit; second floor not covered

(unit) ACCESSIBILITY

36 in.

(usable) KITCHEN 81 in.

60 in. turning radius within pantry (bottom shelf placed 2 ft. above ground to permit turn)

40 in.

1 ft. deep shelving

30 in. x 48 in. foward approach to refridgerator

36 in.

30 in. x 48 in. parallel approach to stove and oven

30 in. x 48 in. parallel approach to sink

30 in. x 48 in. parallel approach to dishwasher

40 in.

(specification B) BATHROOM Specification B Bathroom 24 in.

18 in.

32 in.

36 in.

48 in. x 30 in. clear floor space centered on sink

48 in. x 30 in. clear floor space at tub; doubles as clear floor space for manuvering door swing

(unit) ACCESSIBILITY

48 in. x 56 in. clear floor space at water closet

(code) REVIEW

(site) ZONING The site is zoned EXd, Central Employment district with a Design overlay. In addition, the site also falls within the boundaries of the Central City Plan, a separate document, which supercedes the EXd zoning regulations in some cases, such as F.A.R. and parking requirements Maximum F.A.R. = 3:1, increased to 4:1 via Central City Plan and additional bonuses may be gained Maximum Height = 65 ft., increased to 100 ft. (east portion) and 225 ft. (west portion) via Central City Plan and additional bonuses may be gained Maximum Site Coverage = 100% Minimum Building Setback = None, unless above 150 ft. Maximum Building Setback = 10 ft. Minimum Landscaping = None 64

The site is eligble to gain certain bonuses for Floor Area Ratio from the North Pearl Subarea Bonus Options Target Area. Residential Bonus Option: 1 SF Housing = 1 bonus SF up to additional 2:1 FAR Daycare Bonus Option: 1 SF of daycare (exclusive) = 3 bonus SF Rooftop Gardens Bonus Option: 1 SF rooftop garden = 1 bonus SF Garden must cover 50 percent of roof area and 30 percent of garden must contain plants Efficient Family Size Unit Housing Bonus Option: a. Minimum of 20 units b. Units that qualify: 3 Bedroom units under 1200 SF earn 3 bonus SF for every SF in unit 2 Bedroom units under 1000 SF earn 2 bonus SF for every SF in unit c. Outdoor play area of at least 1400 SF which can completely contain 25’ x 25’ square d. At least 400 SF of indoor common rooms including one roof of least 200 SF Maximum F.A.R. for site with Bonuses = 9:1 Maximum gross building square footage with bonuses = 360,000 SF Approx. square footage of proposal = 264,000 SF 65

(f.a.r. + height) LIMITATIONS

(f.a.r.) BONUSES

The parking requirements for the site are very minimal because the site is deemed to be â&#x20AC;&#x153;well servedâ&#x20AC;? by transit due to the location of a Transit Station within 1500 ft. of the site. Automobile Parking Residential = 0.33 spaces/unit Other functions = none PDX Streetcar Station < 400 ft from site

Short Term Bicycle Parking Must be located within 50 ft of main entrance and at grade Residential = 1 per 20 units Retail = 2, or one per 5000 SF Office = 2, or 1 per 40000 SF Daycare = None Long Term Bicycle Parking Must be secured and at least 50 percent covered Residential = 1.5 per unit Retail = 2, or 1 per 12000 SF Office = 2, or 1 per 10000 SF Daycare = 2, or 1 per 10000 SF 66

(bike) PARKING

(automobile) PARKING

16 carshare spaces Long Term 72 at ground level Dedicated bike storage exterior to every unit

7 visitor spaces 4 accessible spaces

Elec.

Mechanical

ESTCODE

COMPACT

Pump/Water

Level 1 of 2

(parking) REQUIREMENTS

Short Term 20 spaces

56 spaces with storage unit attached (0.5/unit)

Business Group B Use of a building or structure, or a portion thereof, for office, professional or service-type transactions, including storage of records and accounts Group E Day care The use of a building or structure, or portion thereof, for educational, supervision or personal care services for more than five children older than 2.5 years of age, shall be classified as a Group E occupancy Group I-4, day care facilities Persons of any age who receive custodial care for less than 24 hours by individuals other than parents or guardians, relatives by blood, marriage or adoption, and in a place other than the home of the person cared for Note: Personal Care - The care, treatment and training of residents in residential homes or facilities, subject to licensure by state, who do not require health care except as provided by the rules of the DHS governing these residences. Personal care may include provider responsibility for the residentâ&#x20AC;&#x2122;s safety while in the building Mercantile Group M Use of building or structure or portion thereof, for the display and sale of merchandise and involves stocks of goods, wares or merchandise incidental to such purposes and accessible to the public. Residential Group R Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature. Includes live/work units 68

(occupancy) FIRE SEPARATION

(occupancy) GROUPS

Live/Work Units A live/work unit is a dwelling unit or sleeping unit in which a significant portion of the space includes a non-residential use that is operated by the tenant Limitations 1. Max of 3000 SF for work portion 2. Non-residential is permitted to be a max of 50 percent of area of live/work unit 3. Nonresidential function limited to first or main floor of unit 4. Max of 5 nonresidential employees/workers allowed to occupy the nonresidential area at any one time Note: Separation requirements between occupancies found in Sections 420 and 508 do not apply to live/work units

(occupant) LOAD Residential Floor Approx. Occupant Load = 16600 SF/200 SF per person = 83 occupants Office Space Approx. Occupant Load = 2460 SF/100 SF per person = 25 occpants Merchant Space Approx. Occupant Load = 2100 SF/30 SF per person = 70 occupants Daycare Facility Approx. Occupant Load = 2680 SF/35 SF per person = 76 occupants Parking Facility Approx. Occupant Load = 32400 SF/200 SF per person = 162 occupants In all of the above situations the calculations for stair and corridor width are significantly less than the 44 in. code minimum, therefore all corridor and stair widths meet code requirements

(emergency) ESCAPE + RESCUE In Group R buidlings, sleeping rooms and basements on floors below the 4th story above grade are required to have emergency escape and rescue openings Minimum sizes and dimensions for openings 5.7 SF total area, 24 inches high x 20 inches wide, Not be located more than 44 inches from floor level

Proposal 8 SF total area, 48 inches high x 24 inches wide, 34 inch sill level 70

(common path) EGRESS TRAVEL Sprinklered (ft.) 100 125 75

Proposal (ft.) <20 <20 <20

(exit access) TRAVEL DISTANCE Occupancy Non-Sprinklered (ft.) R 200 M 200 B 200 S-2 300 I-4 Not Permitted

Sprinklered (ft.) 250 250 300 400 200

Proposal (ft.) 70 89 113 185 35

(emergency)EGRESS

Occupancy Non-Sprinklered (ft.) B, S 75 R-2 75 All Others 75

(type) 1A NONCOMBUSTIBLE Height, Storey and Area Limitations Occupancy B, I-4, M, R, S-2

Height Unlimited

Storey unlimited

Area unlimited

All 3

Primary Structural Frame

B, I, R, S-2

2 2 1 0

1 1 1 0

Bearing Walls Exterior Interior

3 3

Nonbearing Walls and Partitions Exterior x<5 5 < x <10 10 < x <30 x > 30 Interior Floor Construction Roof Construction 73

0 2 1.5

(construction)TYPE

Fire Resistance Ratings For Building Elements (Hours)

(mechanical) SYSTEMS

(fresh) AIR

Fresh air is fed to each individual unit from a central air handling unit stationed on roof. The air is distributed to each floor via vertical chases at the circulation core and delivered to each unit along the corridor through diffusers above the unitâ&#x20AC;&#x2122;s individual entrance. DN

Spent air is exhausted from each unit individually from either the bathroom or kitchen areas (depending if the bathroom is naturally ventilated). Dropped ceilings in these areas allow for exhaust ducting to connect directly to the central system in the corridor, which then moves the air to the roof through vertical chases in the circulation core.

(mechanical) VENTILATION

(exhaust) AIR

(mini) SPLITS Heating and cooling of each unit is controlled on an individual level via the use of mini-split systems. The mini-split system is a ductless system composed of one exterior condensor unit and multiple interior distribution units, which allows for efficient and flexible heating and cooling of multiple interior spaces. Typically the outdoor units are found in arrays on the roof of the building, but due to increased distance between roof and unit due to the number of stories in this project, each housing unit will have a condensor unit located in its private outdoor space which can be connected to up to 4 interior distribution units.

3 Bedroom 79

(temperature) CONTROL

Townhouse

(on) DEMAND Because of the scale of the project, and the large units that compose the majority of the program, hot water is provided on an on-demand basis from a hot water heater within each individual unit. The external storage space adjacent to the hallway in every unit is a logical place for the hot water heater to go, allowing for easy access to it without it taking up valuable closet and storage space within the unit itself.

(hot) WATER

1 Bedroom

3 Bedroom

(structural) SYSTEM

(p.t. concrete) SLAB Due to the building’s height, the basic structural system employed is a two-way concrete posttension slab and column system. The use of post-tensioning in the slab allows for increases in the spanning capacity of the slab and further reduces its thickness, allowing for greater floor to ceiling heights within each unit. The column layout is based upon a 24’ x 24’ structural grid, with the largest deviation from this grid occuring over the parking aisles at 32’. The 24’ spacing proves to be a good dimension for the unit layout, while also allowing for 2 parking spaces between columns, and maintaining a relatively thin floor slab of 8 inches. The columns themselves are 24 in. square. The system would be site-cast and because of its monolithic nature, it inherently provides the necessary horizontal separation between the occupancies of the first two levels (retail, office, childcare, etc.) and the upper residential floors, another benefit to this form of construction.

*from The Architects Studio Companion

24 ft.

16 ft. 32 ft.

24 ft.

16 ft.

24 ft. 24 in.

32 ft. 24 in.

24 ft.

32 ft.

24 ft.

(structural) GRID

24 ft.

(construction) DETAILS

(typcial exterior) WALL Continuous Metal Flashing 5/8 in. Type X Gyp. Board (1-hr. rated)

8 in. P.T. Concrete Slab

Weather Barrier (Tyvek)

6 in. dropped ceiling

2 in. Rigid Insulation

Acoustic Insulation 5/8 in. Type X Gyp. Board (1-hr. rated)

Steel Anchor Plates attached to back-up wall, spaced @ 24 in. o.c.

5/8 in. Type X Gyp. Board (1-hr. rated)

Vertical Steel Fin bolted to Anchor Plates

Air Barrier Back-Up stud wall, Steel Studs @ 24 in. o.c.

Sheathing Clips

Additional Batt Insulation

Sheathing Panels (corrugated metal)

Finish Floor Sub Floor

Panelized rainscreen facade

1” = 3’0”

(typcial party) WALL

8 in. P.T. Concrete Slab 6 in. Dropped Ceiling Acoustic Insulation

6 in. Steel Stud @ 24 in. o.c. 5/8 in. Type X Gyp. Board (1-hr. rated) Acoustic Insulation

Finish Floor Sub Floor

Double-Dimizing 2-hr rated, STC > 50 1” = 3’0”

(enclosure) DETAILS

5/8 in. Type X Gyp. Board (1-hr. rated)

8 in. P.T. Concrete Slab 6 in. dropped ceiling covered w/ 5/8 in. gyp board Continuous Steel L bracket anchored to concrete slab Rolling Door Hinge Mechanism

Several of the units in the project exhibit an especially deep bedroom that actually functions as two separate bedrooms sharing a bathroom. This takes advantage of the depth of the floorplate and allows for more units with a greater number of bedrooms. However the inboard bedroom does not have access to light and air. To address this, a system of sliding barn doors separates the two rooms, allowing for flexibilty in their uses. Such a configuration could work particularly well for families with younger children that could share a space while still having their own private zones. Additionally, the doors themselves become a tangible feature of the childrenâ&#x20AC;&#x2122;s evironment, providing opportunities for creativity and play. 90

Sliding Door Panel

4â&#x20AC;? Diameter Steel Rolling Plate Formed Metal Threshold Plate w/ 1/4 in. grooves for rolling plates Finish Floor

(barn) DOOR

Because the hanging doors can be detached from the rails, an opportunity exists to develop a catalogue of doors from which potential owners of a unit could choose from. This could range from traditional barn doors, to more imaginative uses such as a chalkboard or a play house with a smaller door embedded within the main frame, allowing the door to become an active part of the childâ&#x20AC;&#x2122;s experience of the space 91

To Professor Michael Fifield, thank you for everything, all of the time, energy, resources, and support that you gave to me over the course of this project. It has been a priviledge to learn from you and work with you, and I am better prepared to enter the professional realm because of it.

To all the reviewers and friends of the H.I.P. Studio, thank you for donating your time and effort to give critiques and direction that helped guide my design and proved invaluable in developing a thoughtful project. To Robin, thank you for so graciously opening your home to our studio in San Francisco and providing wonderful food and company during our stay there. To all my family and friends, particularly my dad, my brother, and my wife, thank you for your never ending support and encouragement over the course of the last five years. I do not know how I could have survived so many sleepless nights, emotional breakdowns, and final review weeks, without your calm, caring, and love. And to my son, thank you for being the inspiration for this project. As a child, this project was designed with you closely in mind. 93

(special) THANKS

To B.A.R. Architects in San Francisco, thank you for graciously sponsoring this studio and allowing us the opportunity to travel to San Francisco and see your office and potential sites around the city. Thank you for providing the resources that made this studio a much more enriching and rewarding experience.

Alexander Clohesey | H.I.P. Terminal Studio | Professor M. Fifield | Winter/Spring 2014

(sub) The