HAIJING LIU Academic + Professional Work
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Coworking Spaces in New York City’s Commercial Real Estate Market: How do they fit into the office landscape? 2016, Academic, Group project with Irmak Turan (more focused on data mapping in production stage)
CONTEXT & RESEARCH QUESTIONS
DATA & METHODOLOGY
Co-working spaces are a new type of office space in which individuals work alongside one another in flexible, shared work settings where desks can be rented on a daily, weekly or monthly basis.
Pluto Data: New York City Department of City Planning’s repository of public data, 2016 data from mapPLUTO 16v2
Co-working spaces are growing rapidly around the world. In 2005, there was only one identified co-working spaces in the United States. By 2013, the number had grown to 781 spaces.1 It is a new and growing office paradigm. The spatial and real estate characteristics of co-working spaces are not yet identified. To better understand the real estate trends of co-working spaces, we ask the following research questions: 1. Where do co-working spaces cluster in Manhattan in terms of neighbourhood, rent prices and building classes? 2. What are the real estate characteristics of co-working spaces compared to other office spaces in terms of rent prices, lease area, duration of leases and the free rent period?
CompStak Commercial Lease Data: Lease transactions (mostly submitted by brokers); 2013-2015 commercial lease transactions in Manhattan (9,279 entries) NYC Co-working Office Data: Data scrapped from New Work Magazine’s webmap of 128 co-working spaces in NYC. Methodology: 1. Geocode the data using NYC’s geosupport tool. 2. Join CompStak and co-working space data with PLUTO data by address. Map by borough-block-lot (BBL). 3. Filter data via variables of interest: effective rent, building class, lease size, lease duration and free rent period. 4. Carry out spatial and numerical analyses to compare co-working data to the Compstak office lease data.
1. Foertsch, Andrea P. “Workplace Innovation Today The Coworking Center.” NAIOP Research Foundation (2013): 56. Print.
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Livernois Yard Outreach Academic/2011 Instructor: Malcolm McCullough Type: Culture Location: Detroit Size: 120,000 sq. ft Key Description: The main purpose of this project is to blur the boundary of industrial spaces and residential spaces. In Detroit Delray area, there are many factories, terminals, distribution centres, and railyards. Such spaces are often considered dirty, noisy and chaotic. The strategy in this project is to use water as a mediator to bring down the negative effect of the industrial spaces and eliminate the boundaries between different zones. The form of the building itself is an indication of the mixture of flow of residents and the flow of truckers. The tower would serve as an observation deck of the incredible industrial landscape to bring back the admiration of the glorious industrial past. The plaza in front of the building is a buffer zone between the rail yard and Mexican town. It is mainly composed of wetlands and pervious pavements. The wetland will treat the grey water from the industrial site. The key design elements here is a set of “rain panel walls� inside the building acting as an unifying element of form responding to the Mexican neighbourhood. Rainwater is collected through some wall panels and then discharge to the wetland in front of the building to make people feel the place less a brown field and more a place of life and energy.
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*Project Cover Image: Perspective from street
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Generation Process
Community center
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Flow of residents
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Flow of truckers
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MEXICAN TOWN
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Site Plan
Bird View
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Rain panel location in the building
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1. Wire nettings to fence off leaves and relatively larger particles. 2. Rapid sand filter tube composed of 3 layers: -Activated carbon or anthracite coal -Filter sand -Graded gravel 3. Ornamental ditch collect purified water made with perforated laterals and cast-iron manifold Perspective Connecting to roof Aluminium Top rails to hold sliding glass panels
Sliding glass panels on one side to allow routine maintenance for the water tube
Glass
Rain water going through downspout and sand filter to get purified
Ditch to collect purified water and discharge to the wetland outside
Aluminium Elevation of rain water panels
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Interior as Intermediation Academic, 2013, 6th year studio Instructor: Ellie Abrons, Benjamine Smith Independent Type: Market Location: San Francisco Size: 10,000 sq.ft Key Description: The interest of this thesis project lies in the threshold—or the connection between two things. The project considers threshold as an architectural space in two aspects. The first aspect is the conception of threshold as network, which is primarily concerned with the integration and segregation of space. The second aspect is to conceive of threshold as a filter. It is a transitional space in between. A filter transforms an interior space from one state to another. The type of network within a space is more influenced by urban forces, whereas filter starts from continuous individual experience in the interior. First, the project categorizes different types of networks and filters, and subsequently merges the two together to create new possibilities of spatial experience. Through the program of a market, or bazaar, the project explores in depth the relationship between threshold networks and filters by applying different networks within the system and applying multiple filters in various networks, as well as between networks, to create an engaging shopping and novel spatial experience.
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Types of Networks Direct
Minimal
Random
Linear
Network Filters Minimal-Closed
Wander
Generative
Quadratic
Maze
Grid
Types of Filters
Program Network
Artifitial Light
Natural Light
Spatial Fluidity
Translucence
Space Reconfiguration
Programmatic Superimposition
Market Network
City Network
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Space Contour
Connection to Site
Unexpected Materiality
Exaggerated Proportions
Filter 1
Filter 2
Filter 3
Plan
Section
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Filter 1 Plan
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Filter 1 Section
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Filter 2 Plan
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Filter 2 Section
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Filter 3 Plan
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Filter 3 Section
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Arcade @ Academy Competition: Hines Competition, 2013 Collaborators: Yue Li, Yu-Hsiang Lin, Gregorio Avanzini Team Position: Design & Diagram Type: Urban Design Location: Downtown Minneapolis Key Description: This project was done in two weeks for the Hines Competition. The site is located in downtown Minneapolis. It is a middle point between a high-density downtown area and the city’s main stadium. It is also between a typical neighbourhood area and the river bank. The current land uses in our site are mainly surface parking and office parking, which leaves the place a grey and boring urban environment when it is not office hours. Our strategy is to transform our site as a connection point between different spots and make this a focal point full of vitality and a fusion of activities. Therefore, a north-south spine shapes a pedestrian gateway which starts at the Armory with access to the Mississippi River. In consideration of the tough weather situation in Minneapolis, the spine is covered with arcades to provide a comfortable environment for retail and various indoor activities.
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Analysis
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Design Concept Sustainability Adaptive Reuse
1. Grey Water Remediation
Demolished
2. Vegetable Garden
Preserved
3. Restaurant
Purified Water Storm Water Grey Water
Recycled Water
South
Connectivity
Recycled Water
Food
Waste be transformed into fertilizer
Vitality Office 53%
Office 23%
Retail 2%
Retail 27%
Office Parking Open Space
Land Use Percentage
Hotel Housing Retail Shopping Work Work out Daycare Gallery & Cinema Restaurant & Bar
Activity in One-Day Time
Spine Open Space
Active in Winter
Preserved Building
Active in Summer Before
After
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5 6 01. Botanical Garden & Farmer’s Market 02. Armory Plaza 03. Office & Housing 04. Recreation Center 05. Incubator 06. Incubator 07. Incubator 08. Office 09. Art Gallery 10. Incubator 11. Incubator 12. Incubator 13. Movie Theatre 14. Hard Rock & Casino Hotel 15. Commercial Plaza 16. Residential & Retail 17. Residential & Retail 18. Residential & Retail 19. Residential & Retail 20. Parking & Retail 21. Residential & Retail 22. Residential & Retail 23. Residential & Retail 24. Residential & Retail 25. Office & Restaurant
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Yongsan Housing Complex Academic, 2012, 5th year studio Instructor: Lars Gräbner, Julia McMorrough Type: Market Location: San Francisco Size: 10,000 sq.ft Key Description: This complex housing project is located along Yongsan River, Seoul. The project was for the competition “Vertical Cities“. The project has two considerations: first is to integrate the river and nearby park into the site; the other consideration is to accomodate contemporary Korean social structures into the building. Thus, in the design of common space and residential units, family bonds and neighbourhood relationships are given important considerations.
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Kimchi Party
Section Detail Study
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Communal Space
Living Room
Building Plumbing System
Typical Floor Egress
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Unit Layout A variety of unit types are provided to address the different needs of people at all age levels, ranging from students to young couples to families with children and seniors. Many of them are matched to meet specific needs of extended families or student groups. All these designs are oriented from the philosophy of variety brings vitality.
Unit Distribution
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+ Extended Family
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+ Growing Family
Nuclear Family
2nd Floor
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Communal Work/Play/Eat 2nd Floor
+ Single Family 1st Floor
Single Parent 1st Floor
Communal Dining
Communal Balcony
Communal Balcony
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Spatial Device Academic, 2013 Collaborator: Shuqi He Team Position: Design & Making Type: Spatial Device Illustrator: Dawn Gilpin Tech: Arduino
Key Description: The excercise started with an investigation of a precedent study of Jean Nouvel’s Institution of Arab World. Our interest in this project is how the architect uses light as an architectural element to construct the space and how the façade is used as a responsive system in relation to the environment. The next phase is a practice to construction in real scale. In our construction project, we’re using the mechanism of changing diaphragms from the precedent project. However, we’re more interested in the pattern of shadow and its relationship to human movements. So the project will be 48 diaphragms hanging from the ceiling. Light will be casted from the top to create shadows on the floor. When people approach a certain spot, the diaphragms in that group (48 diaphragms are divided to 4 groups) will be activated and the rate of changing is varied according to the distance from the activated diaphram, and then the shadow on the ground will change. Also the ground will be covered with some images that will be washed away by light. When there is shadow on the ground, parts of the image will be revealed. And when the device is activated, the image shown will also change correspondingly. Thus, it will create an interesting relationship between people’s movement, shadow and pattern.
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Shadow Transformation
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House DBY Professional/2012 Firm: Atelier Liu Yuyang Role: Participated in design, drawing, model making, and renderings Type: Private House Location: Beijing Size: 5,200 sq.ft
Key Description: This is a private housing project is located at the east of Beijing, which is in the middle of a mountainous area. The client is very fond of traditional Chinese paintings and I Ching (Classics of Changes). In the meantime, he wanted a contemporary looking house. It has been a tough process to find out what the client wants and negotiate with the client between his imagination of a country villa and the architects’ aesthetics of contemporary architecture. We began our research in analysing the spatial ideology embedded in ancient paintings and the rules in I Ching about spatial arrangements and room orientations. In our design, we tried multiple ways to integrate the ideology with an architecture that suits today’s needs and aesthetics.
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1. Courtyard 2. Dining Room 3. Kitchen 4. Servant Room 5. Room for Medetation 6. Room for Buddha 7. Living Room 8. Study Room 9. Father’s Bedroom 10. Family Room 11. Grandson’s Bedroom 12. Son’s Bedroom
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Intepretion of Traditional Painting
The country villa shown in the picture is not a single house, but several volumes set accordingly inside the natural surroundings, which forms a house, as well as a garden with multiple spatial experiences.
This famous painting depicts a typical country villa in Song Dynasty. The three main houses form an axis which faces right to the waterfront and has mountains as its natural barrier in the back. Some other houses are built along the riverbank to get the best view.
Intepretion of I Ching Rule No.1: Room for the most respected one should be located east or higher up
Spatial Arrangement according to the Rules: 15
Grandson
Son
Father
Buddha 14
Rule No.2: Kitchen should be located east Rule No.3: Front door should be oriented to the south-east; side door can face north-west.
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11 1. Study 2. Buddha 3. Living Room 4. Father’s Bedroom 5. Dining Room 6. Kitchen
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7. Servant 9 8. Son’t Bedroom 9. Family Room 10. Storage 11, 13,15,16. Guest Room 12,14. Son’s Bedroom
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Study of building angles
Step 1
Step 2
Step 3
Step 6
Step 7
Step 8
S-W 5째 Orientation
S-W 15째 Orientation
Step 4
Step 9
Step 5
Step 10
S-W 30째 Orientation
Considering all the facts, we decided the building angle will be 15째.
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Haijing Liu Master of City Planning Candidate’18 MIT