INTERGENERATIONAL LIVING IN URBAN ENVIRONMENT Rhode Island School of Design Department of Interior Architecture Hayon Kim 2018
INTERGENERATIONAL LIVING IN URBAN ENVIRONMENT A thesis submitted in partial fulfillment of the requirements for the degree Master of Design in Interior Studies [Adaptive Reuse] in the Department of Interior Architecture of the Rhode Island School of Design By Hayon Kim 2018
Approved by Master’s Examination Committee: ________________________ Markus Berger Associate Professor, Department of Interior Architecture, Secondary Thesis Advisor & Thesis Chair ________________________ Stefano Corbo Assistant Professor, Department of Interior Architecture, Secondary Thesis Advisor ________________________ Jongwan Kwon Critic, Department of Interior Architecture, Primary Thesis Advisor
Acknowledgments:
Ernesto Aparicio Critic, Department of Graphic Design, Consultant, Graphic Design Nick Heywood Critic, Department of Interior Architecture, Adviser, Writing and Thesis Book Kaitlyn Palmer Critic, Department of Interior Architecture, Consultant, Structural Engineering Stephen Turner Critic, Department of Interior Architecture, Consultant, Energy, Systems and Sustainability
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TABLE OF CONTENTS 2 Glossary of Terms 3 Abstract 4 Introduction Multigenerational Living Are Making a Comeback
14 User analysis : multigenerational households Scenario of Evolving Multigenerational Family Generation Dynamics / Type of households Spatial Use for Each Generations
24 Site analysis: Tenements in Lower East Side, NY Lower East Side Analysis History of Tenements Existing Building Documentation Existing Structure/Condition Analysis
48 Program Proposed Residential Occupancy/Public Use Intergenerational program
56 Design concept and Superposition 60 Design proposals Communal corridor Multigenerational units
84 Precedents 88 Annotated Bibliography/Images Credit 1
GLOSSARY OF TERMS domesticity noun Home or family life. density noun The quality of being close together and difficult to go or see through: the relationship between the mass of a substance and its size: multigenerational families The U.S. Census Bureau defines it as those consisting of more than two generations living under the same roof. Many researchers also include households with a grandparent and at least one other generation. mass housing noun “Mass produced� dwelling. It was the preferred option in the decades of the 1950 to the 1970s – a period of rapid population growth and urbanization globally. Such housing has been produced in many configurations including low rise, single dwelling units but more often multi story walk-ups or high rise apartment blocks.
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anonymous adjective 1. Of unknown authorship or origin 2. Not named or identified 3. Lacking individuality, distinction, or recognizability ownership noun The act, state, or right of possessing something. malleable adjective 1. Easily influenced, trained, or controlled 2. Having a capacity for adaptive change adaptability noun 1. The quality of being able to adjust to new conditions. 2. The capacity to be modified for a new use or purpose. Palimpsest noun In colloquial usage, the term is also used in architecture, archaeology, and geomorphology to denote an object made or worked upon for one purpose and later reused for another.
Tenement noun The New York State legislature defined it in the Tenement House Act of 1867 in terms of rental occupancy by multiple households, as Any house, building, or portion thereof, which is rented, leased, let, or hired out to be occupied or is occupied, as the home or residence of more than three families living independently of one another and doing their own cooking upon the premises, or by more than two families upon a floor, so living and cooking and having a common right in the halls, stairways, yards, water-closets, or privies, or some of them
ABSTRACT Stacy meets her neighbor in the community café, just few steps out from her home one early afternoon on Saturday; she watches her grandchild skipping in the playroom right beside the café. One floor below, her daughter is having her own time in the library to finish her extra work.
Households of children, parents, and grandparents under the same roof have made an inevitable comeback. Nearly 1 in 5 Americans are now living with extended family, the highest level since 1950s.1 Fewer millennials and members of “Gen-Z” are moving away from their families due to the ever-rising urban population and housing costs2 creating a lack of clear division in the home environment of public and private space. Some may come together out of need, others by choice, but today, modern multigenerational living in the city is treated with more complexity than previous multigenerational living models; now individuals value their privacy, yet the space allotted to each family member shrinks with each new addition. The current state of typical housing in the city — mass housing — has not responded to the shifting needs of households. Architectural theorist N. John Habraken states, “Dwellers residing in mass housing do not house themselves; instead, they are housed.”3 The typology of mass housing is predicated on uniform spaces that do not let occupants participate in forming their own home. In addition to the loss of autonomy that intergenerational living entails, these extended families cannot take psychological ownership of the spaces they inhabit. Urban Architecture must be able to adapt, to be malleable, to be constructed, to be rearranged by occupants to reflect shifting family dynamics and
needs. Looking into the history of tenement housing on the Lower East Side of Manhattan, the ultimate expression of anonymous mass housing in a dense city, this thesis proposes a new housing approach that transforms tenements into multigenerational housing for now and the evolving future. Domestic units are proposed for three types of multigenerational households—the baby boomer and the young adult, the baby boomer and their parent and the three generation household. Using a surgical intervention of the existing structure—a palimpsest— and re-orienting the existing public circulation creates an opened vertical shared space between floors, which connects living units through multiple layers and provides spaces for interaction. Zones of resting, socializing, recreation, studying and working allows all inhabitants to benefit from each other creating a shared responsibility for all generations. This shared understanding provides support for all types of multigenerational households and places value on both privacy and community. Eventually, the buildings will foster a deeper sense of intergenerational connection by sharing activities and daily routines between the living units, not just as layers of detached space.
1 Romero, Christine. 2017. All in the Family: Multigenerational Living Makes a Comeback. August 2. Accessed January 5, 2018. https://www.realtor.com/news/trends/multigenerational-housing-rising. 2 The population in New York City has increased to 8.6 million in 2018 (United States Census Bureau) and median housing sale prices have steadily risen to $1,412,500.(Trulia. Lower East Side Real Estate Market Overview. Accessed January 10th, 2017. https://www.trulia.com/real_estate/Lower_East_Side-New_York/5159/.) 3 N, J, Habraken. 1999. Supports; An alternative to Mass Housing. Urban International Press.
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Images courtesy of Shutterstock
INTRODUCTION MULTIGENERATIONAL LIVING IN URBAN ENVIRONMENT
1/5 Multigenerational Homes Are Making a Comeback Americans living in households with multiple adult generations under one roof is on the increase. Multigenerational households include at least two or more adult generations, or grandparents living with grandchildren younger than 25.
1/5
% of population in multigenerational households 21%
1950
1960
1970
12%
1980
14%
1990
15%
2000
2009
2016
14%
15%
% of population in multigenerational households 1950
1960
1970
1980
1990
2000
20%
1950 32.2
1960
26.8
25.8
1950
1960
1970
12%
14%
15%
64.0
1970
1980
27.5
1980
1990 35.4
1990
42.4 2000
2000
64.0
Number (in millions) 32.2
6
1950
26.8
25.8
1960
1970
51.5 27.5
1980
35.4
1990
42.4
2000
1950
2009
2016
1960
25.8
51.5 2009
2009
2016
2016
64.0
Number (in millions)
26.8
2016
17%
Number (in millions)
32.2
2009
Lorem
13%
17% 13%
12%
15%
20%
15%
20%
13%
% of population in multigenerational households Lorem
1/5 17%
15%
21%
21%
Lorem
51.5 27.5
35.4
42.4
Source: Pew Research Center analysis of U.S. Decennial Census data, 1940-2000 and 2006-2012 revised weight American Community surveys(IPUMS)
1970
1980
1990
2000
2009
2016
Why is It Coming Back?
Rising home prices and urban population makes harder to find home that people decided to stay with their family or move back to their parents.
Working parents cannot afford staggering child care expenses that they decide to get help from their retired parents.
As life expectancies gets longer, baby boomers decided to support their parents who would need help as they gets older.
Increasing cultural diversity that welcomes multigenerational living arrangements, and the evolving lifestyles of older Americans that embrace more traditional living arrangements.
Increasing Boomerang children who choose to return and share a home with their parents due to college debt, tough job market or high dependency
The growth of ethnic communities in which extended families traditionally live together.
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Urban Density and HousingPopulation Cost density in Metropolitan areas
Urban Population Growth in US
Even though the population in the city like New York is already dense, more and more people are moving in to the city that the urban population growth is still on the rise. Along with the rise of urban population in New York, the housing 41,440 and rental sales has been increas-26,403 34,747 Persons/ Persons/ Persons/ ing steadily while the number of Sales are likely to decreasing. More square mile square mile square mile owners are unwilling to give up their real estates. Seoul
Tokyo
New York
100%
Average size of Households in Ne
90% 80% 70% 78%
81%
85%
60% 50%
2.7
2.4
1990
2005
40%
2000
2015
2030
30%
Population density in Metropolitan areas
High Population Density in Metropolitan Areas
41,440 Persons/ square mile
Seoul
34,747 Persons/ square mile
Tokyo
Urban Population Growth in US
26,403 Persons/ square mile
78%
New York
2000
Housing market trends in Manhattan, New York Median Sales Price
Number of Sales
Source: U.S. Census block groups data collected by Trulia, 2000-2017
8
81%
2015
85%
2030
Housing Market for Multigenerational Home With buyers seeking homes and renovations to suit multigenerational lifestyles, builders and developers are already responding to meet the demand—and a lucrative new market. The research from reNEWable Living home shows that more house buyers are looking to have more people to live together under one roof as housing cost increases. Most of multigenerational home buyers choose this housing for financial reasons and physical assistance. They can save money from care givers, transportation, energy cost, and other maintenance. Elderly members of households prefer the trust and belongings of the family to move to a retirement community. Many home buyers want to stay home as long as possible even though they are not sure how long they will need certain multigenerational features. Therefore, Designed home that could be adapted to residents shifting needs is more desired.
Infographic illustration of multigenerational housing maket analysis. Jennifer Castenson, July 27, 2017, 60% OF MULTIGENERATIONAL BUYERS LIVE WITH AN AGING PARENT, Builders
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Multigerational Living in Suburban vs Urban Environment Creating a room for extended family is much easier in suburban area than urban area with availability of more space. ADU(Accessory Dwelling Units) is a great example in suburban area of showing possibility to turn a single family house into a multigenerational family. Transforming space like basement or garage that are not the most necessary volume in the house, additional room can be eaily generated within existing condition.
ADU(Accessory Dwelling Units) is a room or set of rooms in a single-family home in a single-family zone that has been designed or configured to be used as a separate dwelling unit and has been established by permit.
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Creating more room in suburban area : Local addition in R1/2/3 zoning
However, in urban environment, where lot is more precious, there must be more critical loss of the space that has values to the family. It is directly related to either loss of communal space to interact with the other family members or private space of one’s own room. Therefore, it is important to make a decision of what kind of space to shrink and how to maintain equivalent quality of program that has shrunk by creating more room.
Creating more room in a city : Modifications of the flat by the landlord to accommodate cohabitation for 3 persons.
Original Version of the Flat 1. Master Bedroom 4. Kitchen 2. Second Bedroom 5. Bathroom 3. Living Room 6. Storage
Modified Version
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3.2
2.9 3.2
26.5
28.4 26.5
28.4
32.3
27.4
How Multigenerational Living Has Changed?
27.4 32.3
In millions In millions
% of 25- to 35-year-olds living in parent(s)’ % of 25- to 35-year-olds living in parent(s)’ home home
% of population in multigenerational housholds % of population in multigenerational housholds 63
63
MillennialsMillennials in 2016 in 2016
Age 85+ Age 85+
32
32
Age 25-29 26 Age25 25-29
25
Total
1940
12
2.9
Even multigenerational living has come back, the composition of households has changed and what they value is also different from previous multigenerational living. One of the most noticeable change is that now young adults are the most likely age group to live in this modern multigenerational household. The populaadult generations Skipped generations Threegenerations or more generations TwoAmong adultTwo generations Skipped generations Three or more tion of young adult age group(25-29) has steadily increased since 1970. a broader group of young adults, those ages 18 to 34, living with parents surpassed other living arrangements in 2014 for the first time in more than 130 years. This age group regards privacy as the priority when they are at home that optimized and separated public and private spaces is desired.
Total
26
13
19 13 18
12
14 12
19 18
Xers in 2000 Gen Xers inGen 2000
10%
10%
33
33
25
25
Latein Boomers Late Boomers 1990 in 1990
20
20
Earlyin Boomers in 1981 Early Boomers 1981
8%
8%
Silents in 1964 Silents in 1964
8%
8%
14
19401960 19501970 19601980 19701990 19802000 1990 ‘102000 1950 ‘16
‘10 ‘16
15%
15%
11%
11%
New Trend for Multigenereational Homes
Two Homes Under One Roof
Modern multigenerational families would decide to live in together to save housing cost but still want to have space of their own. New housing targeting these families are designed to have both privacy and togetherness. It would have flexibility that users can either chose to be connected with their other family members or to stay in their own space with ensuite bathroom, kitchenette and private entrance.
Independence to Interdependence
On the other side of demand for privacy, more families are also looking forward to benefit from multigenerational family members. They are willing to share activities and daily routines. The main issue will be how to provide a flexible the living environment according to all different needs with different family members within given space.
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USER ANALYSIS MULTIGENERATIONAL HOUSEHOLDS
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Previous Shifting Households
Current Shifting Households
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Generation Dynamics
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GRANDPARENTS
PARENTS
CHILDREN
Silent Generation
Baby Boomers
Millennials
-Born 1925-1941 -Symbol of continuity and stability in family ritual and values -Care giver -Issue of social isolation, loneliness, and disconnectedness
-Born after World war II(1946-1964) -Nucleus of family -Care giver -Main provider of household
-Born 1981-1999 -technology and internet -realistic, open minded -supporter
Design principles -Universal Design, Accessibility -Larger/adaptable areas for comfort, access and support
Design Principles -Provide for adaptation after retirement or empty nesters -Recreational spaces
Design principles -Provide for adaptation of Boomerang child -Privatee space/study spaces -Communal entertainment areas
Generation X
Generational Z
-born 1964-1980 - Influenced by technology - Provider - Child rearing age
-Born 2000-present -Digital native -Interactive learning environment
Design Principles - Family-focused area(kitchen/dining/living) - Private spaces, private entrance - Office space
Design Principles -Outdoor/play areas -Safety requirements
Evolving Family Possibilities
Population rising in different types of multigenerational households In millions
AA
: Child Two adult generations
AAc AAA
AAcc
Three or more generations
3.2
: Adult Parents
c
2.9
A
26.5
: Elder Parents
28.4
E
2016 32.3
A
27.4
2012
Skipped generations
Most common Household type
AAAA
% of225to 35-year-olds living in parent(s)’ home Adult Generations
% of population in multigenerational housholds 63
Silent Generation-Baby Boomers
EEAA
EEA
Millennials in 2016
Age 85+
33
32
EEAAc
25
Age 25-29
26
13
Total
EAAc 12
1940
1950
1960
1970 1980
15%
Baby Boomers-Millennials
25 19 18
20
Gen Xers in 2000
10%
Late Boomers in 1990 3 Generations
11%
Grandparents - Parents - Children 8% Early Boomers in 1981
14 Silents in 1964 1990
2000
8%
‘10 ‘16
Pew Research Center analysis of 2012 and 2016 American Community Survey(IPUMS)
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What Makes You Feel Home?
Support Love Routine
Soft space Existence
Secure
Gather(family/friend)
Predictability
Cozy
Communication Comfort
Family
Warmth
Memories
Having a diner together
HOME
Sunlight Around people
Naked emotionally, physically Privacy Self expression
Own bed
Neighborhood Being real me Hobby
Independence
Social
Private
This diagram is based on interviews of 60 American answering to the meaning of home to understand psychological ownership of home.
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Pros and Cons of Multigenerational Living
BENEFITS
CHALLENGES
- Relieves increases in rising housing costs
- Relationship conflicts
- Sharing living expenses
- Sharing communal space
- Maintenance and housework sharing/assistance
- Loss of private time
- Foster relationship between grandchild and grandparents
- Limited space
- Expand educational experience
- Noise
- Social connectivity for seniors
- More pressure on the income earners
- Cognitive stimulation
- Personality Conflicts
- Greater convenient for those who need help and care
- Clashes of habits and behaviors
- Spend more quality family time together
- Home ownership might decreased
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Spatial Usage for Each Generation A Daily Life of Multigenerational Family - Week Bedroom Bedroom Bathroom Bathroom Kitchen Kitchen /Dining room /Dining room Living room Living room Other space Other space NotNot in home in home time spent time spent together together
Grand Parents Grand Parents
6am6am 7am7am 8am8am 9am9am 10am 11am 12pm 1pm1pm 2pm2pm 3pm3pm 4pm4pm 5pm5pm 6pm6pm 7pm7pm 8pm8pm 9pm9pm 10pm 11pm 12pm12pm 10am 11am 12pm 10pm 11pm
readread a news paper a news paper breakfast breakfast work out out work walkwalk shower shower lunch lunch hobby/invite friends hobby/invite friends napnap spend timetime withwith childchild spend run run errands errands dinner dinner watch TV TV watch sleep sleep
Adult Adult
shower shower breakfast breakfast taketake a child to school a child to school go to gowork to work cook cook dinner dinner read a book/work read a book/work watch TV watch TV
clean clean shower shower sleep sleep
Children Children breakfast
breakfast school school meet friends meet friends spend time with grand parents spend time with grand parents computer games computer games dinner dinner homework/study homework/study shower shower sleep sleep
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SITE ANALYSIS TENEMENTS LOCK, LOWER EAST SIDE, NY
Lower East Side Analysis Lower East Side is composed of half single residents and the other half of family residents that who have stayed in the same address more than 15 years. Millennials and senior groups are the most dominant age groups of this block who are also the most influential groups of the rise of multigenerational households phenomenon. Median year of building construction in Lower East side is 1945 that there are lots of historical tenements housing than modern high rise building compare to other neighborhood in New York City.
High Population City in US
Real Estate Market
Demographics
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$1,195,000
$1,645
$3,649
MEDIAN SALES PRICE
PRICE PER SQFT
MEDIAN RENT PER MONTH
Median year of move-in
Median Sales Price Low er E
ast
Pro
ject
Married population
Median year of construction
Side
Site
Median age of population
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Site View
Google Maps, satelite view
The project site is a block located in between Suffolk Street and Clinton Street/ Rivington Street and Delancey Street, Lower East side, New York. The Site block was selected where seven buildings of Dumbbell Tenements are facing each other to understand the typology of tenement building structure itself and relationship between the buildings.
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Tenement Buildings Lower East Side, Manhattan (NY10002) Tenement is one of the typical building started to built from Lower East Side in New York City that convert 3-4 storey buildings into “railroad flats�, room linked like train, as immigrants and workers begin to cluster in the city. Such tenements were particularly prevalent in New York holding 500,000 people lived in 1865. Lots of these buildings remain until today taking almost half of residential building type in Lower East Side that now become representative architecture for New York City.
Lower East Side
Model of Block on Lower East side From the Tenement House Exhibition of 1900
Images courtesy of Tenement Museum
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The New York State legislature defined it in the Tenement House Act of 1867 in terms of rental occupancy by multiple households, as Any house, building, or portion thereof, which is rented, leased, let, or hired out to be occupied or is occupied, as the home or residence of more than three families living independently of one another and doing their own cooking upon the premises, or by more than two families upon a floor, so living and cooking and having a common right in the halls, stairways, yards, water-closets, or privies, or some of them1
Distribution of Buildings and Residential Units, by Building Type, Lower East Side -Usage : Serve a family household - Residential units : 10-15, 6-storey(5+basement) - Ground floor uses : commercials, residential lobby, machine room - Elevator : No - Street Width : 60’(situated on a very narrow lot) - Construction Type : Concrete footing, Rubble stone foundation walls, exterior brick load bearing walls, wood floor joists - Max FAR : 4.0
1. Tenements, Wikepedia, Accessed January 26th, https://en.wikipedia.org/wiki/Tenement
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History of Tenements
The predominating multifamily building types in Lower East Side are midrise walk-up and tower in the park buildings. Multifamily mid-rise walk-up buildings, historically known as “tenements,� were built in the 19th and early 20th centuries prior to passage of the 1929 Multiple Dwelling Law (MDL). By 1900, two-thirds of New York City’s population were living in tenement housing. Reasons New York has so many tenements were the larger number of immigrants, the grid plan on which streets were laid out and the economic practice of building on individual 25- by 100-foot lots combined to produce high land coverage. The condition of living in overcrowded housing was rather intolerable. 12 adults slept in a room some 13 feet across. Only 2 out of 18 room per floor received direct sunlight. Rooms did not have proper plumbing nor ventilation. Occupants shared privies that are only on the ground level.
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The Tenement House Act of 1901(New Law) - Recommendation of a maxi mum of 70 percent lot coverage and mandated strict enforcement - Minimum 12 feet in the middle of the building - Minimum of 12 feet for a rear yard or garbage storage and removal (Exception for the corner lot, which can be built more deeply into the lot)
1830-50 Pre-law
1850-80
The Tenement House Act of 1867 (The Old Law)
Railroad tenement
1879-1901
The Tenement House Act of 1901 (The New Law)
Dumbbell tenement
33
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Left : Frank Leslie’s Illustrated July 1, 1865; Poverty in New York City Slums; #38 Cherry Street “A Source of Pestilence and Crime” Tenement Interior cutaway view; Housing; Social Issues; Architecture Middle : Images of the air shaft of a dumbbell tenement. 1900 Right : Yard of a tenement at Park Ave. and 107th St., New York, ca 1900. 35
Existing Building Documentation Dumbbell Tenements Plans Scale 1/8” = 1’
A unit for Single Family House holds(393sqft)
12’6”x11’6” (144sqft)
11”x11’6” (112sqft)
9’ x7’ (63sqft)
43’ 36
Max 90’
44’
air shaft for light and air
9’ x7’ (63sqft)
Max 25’
Corridor
10’
11’
4’6”
34’ 37
Dumbbell Tenements Elevation Scale 1/16”=1’
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Dumbbell Tenements Section
60-70’
Scale 1/16”=1’
Commercial Space
39
Average Housing Size Comparison
Micro unit 325sf
1 Bedroom 575sf
2 Bedroom 750sf
Illustration courtesy of Peterson Rich Office.
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25’
Micro-unit in New York by Narchitect 250sf 10’1”
Tenements layout - back units 330sf
11’6”
33’
- Front units 400sf
11’6”
12.5’x11.5’
11’x11.5’
9’x7’
9’x7’
43’
41
Zoning Residentce Districts - R7A
(Medium-density contextual residence district)
Zoning-typically produce hight lot coverage R7A : Medium-density contextual residence district Land Use : High density residential/ Mix of commercial/Residential -Typically produce high lot coverage Lot area : min 1,700sf Lot width : min 18ft Rear yard : min 30ft
200’
25’
100’
400’
90%
LowerEast East Side Side Lower
42
block aa block
a alotlot
B
in 1,700sf min 18ft min 30ft
Basic / Inclusionary Base height : max 65(w/QGF 75) / 75 Building height : max 80(85) / 90(95) # of stories: max 8 / 9
Minimum unit size in NYC Minimum size ofrequirement NYC apartments
400 square foot Current zone law
100’
80’ 6 stories
260-360 square foot Exception for “micro units” in 2013
Current zoning laws for minimum units size of NYC apartments is 400 square feet. In 2013, an exception to that rule for “micro apartments.” 260- to 360-square-feet with big windows, ample storage, kitchenettes and Juliet balconies.
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Inside Tenements- Now and Then Ever since the city has began to reform with series of New York State Tenement House Act, the deprived condition of tenement living has improved. The new laws required facing windows, fire safeguards and an open courtyard. Sanitation has also refined from public toilet on the ground floor to
44
each indoor unit with proper plumbing system. Yet the structure of these old buildings remains the same with restricted public space, narrow unit preventing right amount of natural light and air and so on.
Photos by Jocab Riis, How the other half lives, Studies among the Tenements of New York(1890), Photos of restoration of 19th tenement house from Tenement Museum New York.
45
Circualtion
Circulation & Private/Public Space Analysis
Public Private
Circualtion Public Private
46
Sunpath diagram Sun Path -New York - New York
Sun Penetration : Only the rooms of one facade of buildings gets direct sunlight from two windows. Windows in between buildings rarely get indirect sunlight.
47
PROGRAM INTERGENERATIONAL RESIDENCE
PROGRAM
1900s
Current Program
Proposed Program
Accepting Higher density
50
Multi-family Housing
Multi-family Housing
Intergenerational Housing
Very poor condition of living, over crowded(up to 12 people sleeping in a room)
Half of single residents + another half of family residents
Potential of existing tenants with extended families
Public spaces were only public toilet with deprived sanitation dark corridor, and commercial space on the ground floor
Public space still remains the same as corridor and commercial space on the ground floor
Public spaces with intergenerational programs will be expanded connecting each residential units and eventually opened to the urban scale
Unit Occupancy & Public Use
Existing Site Elevation (7 Dumbbell Tenements)
Engaging family/community Private space Engaging family/community Private space Commercial space Proposed Site Elevation (7 Dumbbell Tenements)
More diversity, more connection, more experience
Single family units 18 Residential units x 1 Bedroom = 18-36 tenants
Communal 2 Commercial units on the ground floor Multigenerational family units
spacespace No communal
4 units x 3 Bedroom (3 Gens) 3 units x 2 Bedroom (2 Gens) = 18-36 tenants 1- 2 Commercial units on the ground floor Connected to opened vertical communal spaces Bridge to facing buildings
Connection with the city
Connection with neighbourhood 51
INTERGENERATIONAL LIVING PROGRAM One of the most common factor that people chose multigenerational living is the need to provide care or support. Grandparents can provide a day care for grandchildren when their parents are working. Adult offspring would take care of their elderly parents. Multigenerational living not only benefits among family members, but also interconnect whole neighborhood. Senior generation would foster connection and a sense of belonging within the community than living alone or exclusively among other older people.
Social connection share hobby
GRANDPARENTS
FAMILY
FAMILY Peer interaction Play/study
CHILD
Fam Neig ily gath hbor ering Com relations hip mun ity
GRANDPARENTS care divide housework
PRAENTS
Mentorship prevent loneliness
support reduce financial stress Friend relationship Sharing nurture information Co-working
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CHILD
PRAENTS
NEED
Social time
Private time
USER GROUP
All Generations
GARDEN
URBAN FARM
THEATER
LIBRARY
CAFE
COMMUNITY ROOM
LOUNGE
MEDITATION ROOM
CO-WORKING SPACE
COMMUNAL KITCHEN
MULTIMEDIA ROOM
GYM
SENIOR CENTER
PLAYSGROUNDS
DAYCARE FACILITY
STUDY ROOM
Specific Generation
53
3RD
4TH
5TH FLOOR
4TH FLOOR
TYPE AC
TYPE EAC-1
DESIGN PROPOSALS 1ST FLOOR
2ND
3RD FLOOR
TYPE EA
TYPE EAC-2
DESIGN CONCEPT sleep self expression
hobby
Education
communication
work
care
play
privacy
rest eat/drink
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sleep
eat/drink
Existing family
Extended family potential
Existing rigid layout
Malleable layout potential
SUPERIMPOSITION
You are here now...
a
’A
A
’a
When you have more family? a
’a
’A
A
Cross section of Tenement
57
<PUBLIC SPACE> Integrate with existing vertical circulation
Create horizontal circulation
Reuse of exsiting Grid & Structure
Expand to the urban scale
Semi-private (Study, Lounge, communal kitchen..)
Existing stiarcase /corridor
Public (communal garden, community cafe..)
Semi-private
Existing Commercial space
Open public space, more experience, more connected to intergenerations..
<MULTIFAMILY UNIT> of exsiting Grid & Structure SPACE SECTIONReuse PERSPECTIVE - COMMUNAL
Merge with Public circulation
Rearrange program
Allow the increasing density
SECTION PERSPECTIVE - COMMUNAL SPACE
Communal floor
One Existing Building
(Living room/Kitchen)
RO
YOGA ROOM
OF
Proposed Building
TO
PUBLIC / TEMPORARY
PG
AR
4 unitsDExN 3 (4) bedrooms =12(16) 2 units x 2 (3) bedrooms = 8 (6)
Existing Kitchen area
PUBLIC
BR
SEMI PRIVATE
EA
KZ
ON
E
Entrance
COMMUNITY CAFE
Kitchen/Living room Study
private floor
Bedroom/Bathroom
WA
ITI
NG
AR
(Private entrance/bedroom)
PRIVATE / LONG TERM
EA
PLAY ROOM
LOUNGE
RE
AD
IN
G
ME
DI
ZO
NE
AR
OO
M
FAMILY WORK SHOP
COWORKING SPACE
SECTION PERSPECTIVE - COMMUNAL SPACE
RO
FE
OF
TE
RI
A
COMMUNAL KITCHEN
YOGA ROOM
TO
PG
AR
BR
EA
DE
N
KZ
ON
WA
ITI
FLOOR PLAN - 3RD LEVEL SCALE 3/16” LOUNGE = 1’-0”
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RE
AD
IN
G
NG
AR
EA
PLAY ROOM
ME
DI
ZO
NE COWORKING SPACE
CA
FE
TE
GYM
RI
A
AR
OO
M
WORK SHOP
PUBLIC ZONE
SEMI-PRIVATE
E
COMMUNITY CAFE
SEMI-PRIVATE
PUBLIC
COMMUNAL GARDEN
CA
PUBLIC ZONE
SEMI-PRIVATE
Toal = 20(24)
Communal Space
SEMI-PRIVATE
PUBLIC
...
20 units x 1 bedroom = 20 COMMUNAL GARDEN
FLOOR PLAN - GROUND LEVEL
59
FLOOR PLAN - 2ND LEVEL
60
FLOOR PLAN - 3RD LEVEL
61
A AA TYPE A : ADULT PARENTS - CHILDREN
AAc
AAcc
AAA
AAAA
EEA
EEAA EEAAc PRIVACY IN LEVEL
EAAc
ACCESSIBILITY
PRIVACY IN LEVEL
2GENS - BABYBOOMERS/YOUNG ADULT
2GENS - BABYBOOMERS/ELDER PARENTS
INTEGRATION
MAIN LEVEL 62
SECONDARY LEVEL
3GENS - GRA
MAIN LEVEL
SECONDARY LEVEL
SECTION A - Aâ&#x20AC;&#x2122; 63
TYPE B : ELDERLY PARENTS- ADULT PARENTS
AAc
AAcc
AAA
AAAA
EEA
EEAA EEAAc
PRIVACY IN LEVEL
EAAc
ACCESSIBILITY
ACCESSIBILITY
2GENS - BABYBOOMERS/ELDER PARENTS
3GENS - GRAND PARENTS/PARENTS/CHILDREN
INTEGRATION
MAIN LEVEL 64
MAIN LEVEL
DN
SECTION A - Aâ&#x20AC;&#x2122; 65
TYPE C : GRANDPARENTS-PARENTS-CHILDREN
PRIVACY IN LEVEL
ACCESSIBILITY
INTEGRATION
INTERGRATION 3GENS - GRAND PARENTS/PARENTS/CHILDREN
MAIN LEVEL 66
SECONDARY LEVEL
EEAAc EEAAcc EAAc EAAcc
MAIN LEVEL
SECONDARY LEVEL
DN
DN
SECTION A - Aâ&#x20AC;&#x2122; 67
PRECEDENTS
PRECEDENT 1 - MULTIGENERATIONAL FAMILY HOUSE Dengshikou Hutong Residence B.L.U.E. Architecture Studio, Beijing, 2016 Area : 495sf Multigenerational family housing in a narrow alley, Hutong Hutongs are a type of narrow streets or alleys formed by lines of siheyuan, traditional courtyard residences. B.L.U.E architecture studio has renovated a single family housing into a multigenerational family of six people in between an existing hutong walls. The project is located in historical center of Beijing as a narrow L-shaped site and small 495 sf layout. The size of each modular box inside the house is designed according to the height of peopleâ&#x20AC;&#x2122;s activities in different functional areas like living room, dining room, bedroom study and bathroom. Above box area is the kidâ&#x20AC;&#x2122;s bedroom and play ground. These compartmentalized spaces enable flexibility and openness that encourages communication between family member while keeping each independent space by having sliding walls. The architect took the inspiration from public sharing spaces in traditional Hutong that the shared corridor inside is not only connecting all interior areas but also connected with outdoor just as an extension of the Hutong.
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Images courtesy of ruijing photo
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PRECEDENT 2 - MALLEABLE DESIGN DO HIT CHAIR By Droog (Marijn van der Poll), 1.25 mm stainless steel, hammer, 2000 What is malleable design to you? “With the hammer provided and your own resources, you shape the metal box into whatever you choose it to be. After a few minutes or hours of hard work you become the co-designer of Do hit.”
A hollow steel cube with the hammer is a chair designed by Droog. Once one gets the product, he needs to shape the chair with hammer as you want them to be. This concept of the chair is a good example of malleable design that user also take a role into forming the object with his spatial needs, not just embedded to what is offered. When it comes to a building, architecture also could be constructed, be arranged and be adapted to user’s need by his participation.
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Images courtesy of droog
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PRECEDENT 3 - DESIGNING MICRO UNIT Dengshikou Hutong Residence Gary Chang, Hongkong, 2016 Area : 344sf
Metamorphic Apartment With the dense population and spatial needs in Hong Kong, Architect have studied of micro-space design for the era where the largest number of people in the history of humanity are living in cities. The movable wall units are shifted around, the apartment becomes all manner of spaces - kitchen, library, laundry room, dressing room, a lounge with a hammock, an enclosed dining area and even a spa. The wall units work as a storage or division that eventually allows to have maximize space when it’s needed the most.
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“How big do you need a volume at different times? This is a very good example of flexibility in the sense of blurring the boundary of public and private, or simply [architecture as] a device able to adapt for change.” - Gary Chang
Diagram of 24 configurations
Images courtesy of edge design institute
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ANNOTATED BIBLIOGRAPHY & IMAGE CREDIT
ANNOTATED BIBLIOGRAPHY Overall N, J, Habraken. 1999. Supports; An alternative to Mass Housing. Urban International Press. The book take an important role to understand the issue of living in a mass housing as individuals and what are the possibilities to solve the issue. Plunz, Richard. c1990. A history of housing in New York City : dwelling type and social change in the American metropolis. New York: Columbia University Press. BuildoTech Magazine India.2014. Mass Housing: Means to all ends. June 25. Accessed January 8,2018. https://www.buildotechindia.com/masshousing-means-to-all-ends/ The definition of Mass housing Introduction Dâ&#x20AC;&#x2122;vera Cohn, April 5, 2018, A record 64 million Americans live in multigenerational households, Accessed March 15,2018 http:// www.pewresearch.org/fact-tank/2018/04/05/a-record-64-million-americans-live-in-multigenerational-households/?utm_ source=Pew+Research+Center&utm_campaign=a6f4cd2549EMAIL_CAMPAIGN_2018_04_02&utm_medium=email&utm_ term=0_3e953b9b70-a6f4cd2549-400126377 The article shows increasing number of multigenerational households.
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Responding to Changing Households: Regulatory Challenges for MicroUnits and Accessory Dwelling Units, NYU Furman center, What Works Collaborative White Paper, January 2014, http://furmancenter.org/files/ NYUFurmanCenter_RespondingtoChangingHouseholds_2014_1.pdf This report has comprehensive understanding of Shifting domesticity in US and give information about regulations for micro-units in New York and other cities. Housing data of NYC-Manhattan Community District 3--Chinatown & Lower East Side, Census reporter & U.S. Census Bureau(2016), Accessed Nov 13, 2017, https://censusreporter.org/ profiles/79500US3603809-nycmanhattan-community-district3chinatown--lower-east-side-puma-ny/ General demographic statistics of Lower East Side, Manhattan Romero, Christine. 2017. All in the Family: Multigenerational Living Makes a Comeback. August 2. Accessed January 5, 2018. https://www. realtor.com/news/trends/multigenerational-housing-rising. The article helps to understand why multigenerational living phenomenon has returned in economical and cultural background and how current multigenerational family is adapting their house already. Sisson, Patrick. 2017. How a return to multigenerational living is shifting the housing market. Nov 21. Accessed January 12th,2018. https://www. curbed.com/2017/11/21/16682850/multigenerational-homes-millennials-immigration-family The article address Shifts in senior living, immigration, and affordability have brought extended families together under the same roof.
Trulia. Lower East Side Real Estate Market Overview. Accessed January 10th, 2017. https://www.trulia.com/real_estate/Lower_East_SideNew_York/5159/. The overview information of Lower east sideâ&#x20AC;&#x2122;s real estate market trends and demographics. Findweel, Accessory Dwelling Unit (ADU) , Accessed on April 20th, http://www.findwell.com/real-estate-dictionary/definition/accessorydwelling-unit/ This real estate dictionary helps understanding the definition of ADU(Accessory Dwelling Units) Lennar Corporation, Next Gen, The home within a home, Accessed on May 8th, 2018, https://www.lennar.com/nextgen Lennar is a corporation that builds housing for customed multigenerations. The website helps understand the trend of new multigenerational living with its housing market and what modern family persue. Site Analysis Tenements, Wikipedia, Accessed Nov 11, 2017, https://en.wikipedia.org/ wiki/Tenement The definition and history of Tenement in general. Riis, Jacob. How the Other Half Lives: Studies among the Tenements of New York. New York: Scribners, 1890. Jacob Riis is a photographer who took his works looking into immi-
grantsâ&#x20AC;&#x2122; poor living condition in Tenements. The book takes important role to understand the condition of living and how it eventually affect to improve new architecture law for Tenements. Dolkart, Andrew. c2006. Biography of a tenement house in New York City : an architectural history of 97 Orchard Street. Santa Fe, New Mexico: The Center for American Places. Plunz, Richard. c1990. A history of housing in New York City : dwelling type and social change in the American metropolis. New York: Columbia University Press. Ford, James. Slums and Housing, with Special Reference to New York City: History, Conditions, Policy. Cambridge, Mass.: Harvard University Press, 1936. These books provide the history of Tenements as a building typology in New York City and the condition of living in the past.
NYC Planning, Resilient Neighborhoods; East Village, Lower East Side, Two Bridges, NYC Planning, April 2016, Accessed Oct 15, 2017, https:// www1.nyc.gov/assets/planning/download/pdf/plans-studies/resilientneighborhoods/evillage-leside/resilientneighborhoods_ev_les_tb_report.pdf Even though the report was for resiliency planning for the study area, it gives deep knowledge of urban context of Lower East side and Tenement building typology.
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NYC Planning, Zoning- Residence Districts, Accessed Oct 24, 2017, https://www1.nyc.gov/site/planning/zoning/districts-tools/r7.page Regulations and zoning information of the host structure. New York City Housing Preservation and Development. 2016. HPD Design Guidelines for multifamily new construction & senior housing. Accessed January 15, 2018 https://www1.nyc.gov/assets/hpd/downloads/pdf/HPD-Design-Guidelines.pdf This report provides construction guidelines for housing for multifamily and senior that could be helpful even later in design phases. Program n.d. What Does Home Mean to You? Accessed January 25, 2018. https://www.realsimple.com/magazine-more/inside-magazine/yourwords/home-meaning. This is an interview of 60 American answering to the meaning of home to understand psychological ownership of home. Intergenerational Living, An Affordable Housing Model. Accessed April 13, 2018. https://intergenerationalhousing.wordpress.com/intro/ This research website helps to understand what is intergenerational living and how it benefits from each generations to others. Precedents Kwok, Natasha. 2016. B.L.U.E architecture studio inserts home for six within beijing hutong. Nov 25. Accessed January 10, 2018. https://www.
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designboom.com/architecture/blue-architecture-studio-hutong-residence-dengshikou-beijing-china-11-25-2016/ Droog. Do Hit Chair. Accessed Jan 12,2018. http://www.droog.com/ webshop/product/do-hit-chair-non-hitnew. Cat Garcia Menocal. 2013. Gary Chang on urbanism and his metamorphic apartment. July 28. Accessed January 10,2018. https://www. designboom.com/architecture/gary-chang-on-urbanism-and-hismetamorphic-apartment/ An interview of Gary Chang who created micro unit based on his childhood experience with family. New York City Housing Preservation and Development.2012 adAPT NYC Request for Proposals. Accessed January 20, 2018. http://www1. nyc.gov/site/hpd/developers/adapt-nyc-rfp.page An initiative overview of adAPT competition and the information of Winner, Narchitect that helps understanding what the city currently deals with housing and urban density issue.
IMAGES CREDITS The rise of multigenerational living statistics. Kirkham, Chris. 2016. Hurdles to Multigenerational Living: Kitchens and Visible Second Entrances. March 15. Accessed January 5, 2017. https://www.realtor. com/news/trends/hurdles-to-multigenerational-living-kitchens-andvisible-second-entrances/. Demogrphics and Real estate market statistics. Census reporter, demographics and housing data of NYC-Manhattan Community District 3--Chinatown & Lower East Side, Accessed Nov 13, 2017, https://censusreporter.org/profiles/79500US3603809-nycmanhattan-community-district-3chinatown--lower-east-side-puma-ny/
Renewable living home. Jennifer Castenson, July 27, 2017, 60% OF MULTIGENERATIONAL BUYERS LIVE WITH AN AGING PARENT, Builders, Accessed May 1st, 2018, http://www.builderonline.com/design/ projects/60-of-multigenerational-buyers-live-with-an-aging-parent_o ADU diagram. Gans Studio, 2013, Making Room: New Models for Housing New Yorkers, Accessed March 23rd, 2018, http://www.gans-studio. net/making-room/f0r3xdje38kgxowczreydnrng1estj Old Tenements photo - Jocab Riis, How the other half lives, Studies among the Tenements of New York(1890), Kessinger Publishing, 2004 - Tenements Museum, Accessed Octobe r18,2018. https://tours.tenement.org/tours/ - Jonathan Hillyer, WTTW Chicago Public Media, Accessed October 18,2018. http://interactive.wttw.com/ten/homes/tenement
- model of a lower east side tenement block , “Tenement”, Accessed October 18,2018, http://thegildedhour.com/tenements/ -section/floor plan of old law tenement housing, Accessed October 18,2018 . http://violetwhitney.com/tbd/ Diagram of History of Tenements typology. David Friedlander, Ain’t Nothing New About Micro Housing. Accessed November 23,2017. http://lifeedited.com/aint-nothing-new-about-micro-housing/. Illustration of living in Tenements. Frank Leslie’s Illustrated July 1, 1865; Poverty in New York City Slums; #38 Cherry Street “A Source of Pestilence and Crime” Tenement Interior cutaway view; Housing; Social Issues; Architecture, photo by David M. Doody, Accessed April 30, 2018, https://david-doody-photo.photoshelter.com/image/I0000aXxe5iNKq5Y Image of The airshaft of a dumbbell tenement, ca. 1900 U.S. National Archives and Records Administration, Accessed April 30,2018. https://en.wikipedia.org/wiki/Tenement#/media/File:Airshaft_ of_a_dumbbell_tenement,_New_York_City,_taken_from_the_roof,_ ca._1900_-_NARA_-_535468.jpg Typical Unit dimensions. Peterson Rich Office. 9x18. Accessed January 15,2018. http://pro-arch.com/projects/9x18
Do Hit Chair. Droog. Accessed Jan 12,2018. http://www.droog. com/webshop/product/do-hit-chair-non-hitnew.
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