Boston Architecture College studio
HOMELESS WITH MORE Jerryt Krombeen, MLA
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Boston Architecture College
ARCHITECT AS SOCIAL ENTREPENEUR Jerryt Krombeen, MLA
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SOCIAL MANDATE
Higher Ground Boston is an organization that has its focus on the coordination of social neighborhood support. The non-profit organization teamed up with Center for Teen Empowerment and are located in the same building in Roxbury. Center for Teen Empowerment provides ten internships every year to give youngsters a better opportunity in life and a chance to start a carreer. Higher Ground Boston functions as communicator, think tank and center point for all the activities in the neighborhood. It connects the different players like schools, CDC’s, health centres, entrepeneurs, work programmes and developers. Higher Ground Boston aims for social development in Roxbury, North Dorchester and Mattapan. This social mandate jumps into a relatively new problem that appeared when Higher Ground Boston teamed up with Center for Teen Empowerment. There are in between 20 to 50 homeless young people who have no permanent residence in the area. They live outside on the streets or live as couch surfing nomads at family or friends places. Youth and young adults from families with modest incomes denied the option of attending college and living in a dormitory miss out on this important transitional experience. Many do leave the family home. In fact some are pushed out or leave due to economic and other challenges within the family. Some are in foster care and are aging out of state supported programs. Others are couch surfing or remaining in abusive situations due to lack of other options. Middle class youth have access to congregate housing options otherwise known as college dormitories. College experience allows these young people to begin to transition to adulthood by leaving the family and living somewhat independently yet benefiting from an array of wrap around service available to college dormitory residents. These services include education, health, recreation and resident counselors to provide advice, coaching and mentoring.
Higher Ground Boston, Mossik Hacobian BAC, Jerryt Krombeen
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THE VILLAGE 1.0 Shared housing concept
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HOW BIG IS THE PROBLEM?
AS NUMBERS RISE IN STATE AND NATION, BOSTON GROUP SEEKS TO CREATE SHELTER
One of Zarges’s clients, Lance Tinder, 20, has bounced from shelter to shelter since he left home in Boston last year. “It’s not fun to live with overly aggressive drunk people who can’t understand where you’re coming from because they’re in such a different place,’’ he said, describing his experiences in a shelter.
The Boston Globe, December 9, 2010, David Abel
Federal officials at the Interagency Council on Homelessness in Washington said there are only a few shelters nationwide that are exclusively for youths. They said the US Department of Education in the 2008-2009 academic year counted 52,950 unaccompanied “We’re not sure if it’s the pressure from the economy, but we’re homeless youths between ages 12 and 17 — 32,000 more than they seeing a lot more kids where home just isn’t a safe place,’’ counted five years before. Yazwinski said. Officials said they are seeking to improve the way they collect Many of those youths and young adults seeking a bed at the larger statistics on homeless youths, who often lie about their age and shelters are referred for counseling to Bridge Over Troubled live below the government’s radar by staying with friends or living Waters, which serves nearly 2,500 clients ages 14 to 24, many of on the streets. them runaways. “Our greatest challenge has been the general lack of awareness of After four decades of providing housing, educational, and career youth homelessness, because they try to stay underground because services to homeless youths, the organization that overlooks of their legal status,’’ said Barbara Poppe, the agency’s director, Boston Common has decided it needs to fill what its staff sees as a noting many are younger than 18. “The unreliable statistics makes it harder for us to understand the extent of the problem.’’ yawning gap for its clients. For the first time, he said, his organization is providing apartments and case-management support for 11 older teenagers trying to graduate high school.
Nan Roman, president of the National Alliance to End Homelessness in Washington, said she thinks the numbers are considerably understated and that the country needs to do more to address the issue.
They say adult shelters are the worst possible place for the youths, many of whom have recently left the juvenile detention system, foster care, or fled difficult situations at home. And young people are often insufficiently street savvy, vulnerable to being mistreated while living in close quarters with people who have criminal records, drug problems, or mental illnesses.
“Every indication I have is that our response to the problem is completely insufficient,’’ she said. “We have many more homeless youth than we have help to give them.’’
“I’ve been here for two years and decided I couldn’t see another winter go by watching our clients struggle to find a place to bed down for the night,’’ said Robb Zarges, executive director of Bridge Over Troubled Waters.
For Frankie Rosa, 22, who grew up in East Boston, the possibility of staying at what he describes as “my oasis’’ at Bridge Over Troubled Waters would be a big improvement over the city shelters where he bunks at night.
He said the shelter would cost about $420,000 a year to operate and would provide beds only temporarily, with the goal of moving the youths and young adults to permanent housing as soon as possible. He said the organization has raised a little more than half the $1.3 million it needs and hopes to open this winter.
He wants a place that will allow him to collect his thoughts, let down his guard, and work on his goal of going to college. “I need to live in a place that’s not so depressing, where people haven’t given up on life,’’ he said. “It would be really nice to stay at Bridge if I could.’’
“We’re not under any delusion that this is the final answer to address youth homelessness,’’ Zarges said. “But we do believe this will help and that there is a strong demand.’’
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NOMADIC MOVEMENTS
friend hall
sister
friend
uncle
granny church friend salvation army
aunt
T
T
T T
Monthly movents of youngsters, looking for a place to stay for the night.
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UNTOLD STORIES
21 year old male Confrontation with Mother’s new boyfriend about smoking (marijuana in the apartment around younger siblings & jeopardizing the family’s living situation in public housing complex) led to physical fight. The mother of this young man sided with new boyfriend and kicked the young man from the apartment. Now, he is sleeping wherever he can, sometimes putting himself in potentially threatening places.
21 year old male Left his home around age 17. Since then his single-parent has been overcome with debilitating illnesses. The sick parent moved in with her siblings only to find out that the sibling sold the house & left the state. His ailing mother now lives in an assisted living home leaving this young man homeless.
20 year old female Left an abusive home at age 13. Since leaving that home, her mother passed away and father is/was serving a jail sentence leaving this young woman homeless. She currently lives with her boyfriend’s family where she still faces similar challenges.
21 year old male
19 year old male His mom has a history of homelessness. After he left the DSS/DCF homes he has since been arrested for a number of charges and the only family willing to take him in has recently been evicted. The family still occupies the house but fears that any day they will be forced out onto the street.
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Left a home tainted by drug abuse & domestic violence to live with relatives down south. After completing high school he moved back to Boston only to find his father in jail and his mother seemingly ‘disappeared’. Nevertheless, he is back living in the same environment he needed to escape.
MY NEIGHBORHOOD AS A CAMPUS
sports
sports
school super market glasshouse
dentist
doctor library
liqor store
bakery
church
church
mexican food
offices
italian food
food bank
coffee shop indian food
salvation army
healthcare
T
T
T T
What if the neighborhood was your campus? What if the neighborhood could provide you access to the same facilities as the dormitories for the more lucky people in society? How can we create a local shared economy? 11
B 85 m2
sk 1 16 m2
B 85 m2
wk
k
bk 9m2
wk
b 2m2
sk 2 10 m2
k
k
bk 9m2
sk 1 16 m2
b 2m2
A 93 m2
sk 2 10 m2
A 93 m2
B 85 m2
B 85 m2
sk 1 16 m2
bk 9m2
wk
b 2m2
k
b 2m2
bk 9m2
sk 1 16 m2
sk 2 10 m2
wk
B 85 m2
sk 2 10 m2
sk 2 10 m2
b 2m2
A 93 m2
k
wk
sk 2 13m2
sk 1 16 m2
bk 9m2
k
wk
k
sk 2 13m2 wk
k
B 85 m2
sk 2 10 m2
b 2m2
bk 9m2
sk 2 10 m2
sk 1 16 m2
k
sk 1 16m2
b 3m2
bk 7m2
b 3m2
sk 2 10 m2
sk 1 16 m2
b 3m2
B 85 m2
b 3m2
bk 9m2
sk 1 16 m2
b 2m2
B 85 m2
sk 2 10 m2
bk 9m2
bk 9m2
wk
b 2m2
bk 7m2
bk 7m2
bk 9m2 b 2m2
k
sk 1 16 m2
b 2m2
B 85 m2
sk 1 16m2 sk 1 16m2
sk 1 16 m2
wk
B 85 m2
k
bk 9m2
k
B 85 m2
wk
bk 9m2
sk 1 16 m2
wk k
sk 2 10 m2
wk
sk 2 13m2
k
wk sk 1 16 m2
b 2m2
b 2m2
sk 2 10 m2
b 2m2
bk 7m2
B 85 m2
sk 1 16 m2
b 3m2
k
bk 9m2
B 85 m2
sk 2 10 m2
b 3m2
sk 1 16m2
sk 1 16m2
wk sk 2 13m2
wk
wk
sk 2 13m2
wk
k wk
k
k
B 85 m2
sk 2 13m2
wk k
A 93 m2
A
sk 1 16m2
bk 7m2
bk 7m2
A 93 m2
B
A 93 m2
C
N
1:500
12 0
5
10
25
50m
THE VILLAGE 1.0 Shared housing concept
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B 85 m2
sk 1 16 m2
B 85 m2
sk 2 10 m2
wk
k wk
sk 2 10 m2
b 2m2
bk 9m2
b 2m2
k
sk 1 16 m2
bk 9m2
wk
B 85 m2
k
sk 1 16 m2
b 2m2
sk 2 10 m2
b 2m2
k
bk 9m2
k
B 85 m2
wk
bk 9m2
sk 1 16 m2
sk 2 10 m2
bk 9m2
sk 1 16 m2
b 2m2 bk 9m2
B 85 m2 wk
sk 2 10 m2
b 2m2
sk 1 16 m2
k
A
sk 2 10 m2
B 85 m2
wk
Six housing units combined in one project that should feel like a small village. The collective is built up from the same typology and the public space is the only space people share.
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VARIANT A
N 1:200 0 15
5
10m
wk
B 85 m2
sk 1 16 m2
sk 2 10 m2
bk 9m2
wk
b 2m2
k
k
bk 9m2
sk 1 16 m2
b 2m2
sk 2 10 m2
B 85 m2
B 85 m2
sk 2 10 m2
b 2m2
sk 1 16 m2
bk 9m2
k
wk
wk k
sk 1 16 m2
wk
B 85 m2
b 2m2
sk 2 10 m2
B 85 m2
bk 9m2 b 2m2
k
sk 1 16 m2
bk 9m2 bk 9m2
sk 1 16 m2
b 2m2
k
bk 9m2
B 85 m2
sk 2 10 m2
b 2m2
wk
B
sk 1 16 m2
k
B 85 m2 sk 2 10 m2
wk
B 85 m2
A more upscale version, where people also have a strip of garden in between their house and the public space. The goal was to look for a playful setting, with a public space that leaves enough space for personal creativity and use, in a high density low rise.
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VARIANT B
N 1:200 0 17
5
10m
A 93 m2
A 93 m2
A 93 m2
k
wk
sk 2 13m2 k
wk
k
sk 2 13m2
wk
sk 2 13m2
sk 1 16m2 sk 1 16m2
bk 7m2
bk 7m2
sk 1 16m2
b 3m2
bk 7m2
b 3m2
b 3m2
b 3m2
b 3m2 b 3m2
sk 1 16m2
bk 7m2
sk 1 16m2
bk 7m2
sk 2 13m2
wk
sk 1 16m2
bk 7m2
sk 2 13m2
wk
k
k sk 2 13m2
wk k
A 93 m2
C
A 93 m2
A 93 m2
A playful repetition with a bigger typology of housing. The repetition is what could make housing affordable and cheap to make. This type is a bit more upmarket or could be used by young families. The semi public space is a pedestrian area that could be used as playground for kids and adults.
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VARIANT C
N 1:200 0 19
5
10m
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THE VILLAGE 2.0 Shared housing concept
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LIFESTYLES AND NEEDS
living space m2 BFS
10 - 40
typology
housing needs
puplic space needs
room studio appartment
bike parking own/ shared spaces cheap housing
bike parking outdoor lounge
studio appartment
bike parking own/ shared spaces affordable housing
bike parking car parking outdoor lounge
student
40 - 60 yurp
50 - 100
appartment large appartment family housing
bike parking car parking 1-2 bedrooms privat outdoor space
100 - 180
appartment large appartment single family housing
bike parking car parking 3-5 bedrooms privat outdoor/ garden
bike parking car parking safe public space playgrounds
appartment large appartment single family housing
bike parking car parking 1-2 bedrooms privat outdoor space
bike parking car parking peacefull env.
elderly caring senior housing appartment
car parking ground 1-2 bedrooms privat outdoor space
car parking peacefull env. safe public space near shops/ daily fac.
together
family
50 - 100 50+
40 - 100 senior/ elderly
bike parking car parking
Who are you designing for and can you find similarities in between target groups? Can we mix and match some lifestyles and ages together based on their spacial needs?
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mobility
TARGET GROUP AND TYPOLOGY
7.5m
7.5m
7.5m
A 45 m2
student
sk 1 11 m2
bk 7 m2
bk 8 m2
sk 1 14 m2
sk 2 14 m2 bk 7 m2
sk 1 14 m2
6m
b/ mk 3.5 m2
7.5m
B 45 m2
C 56 m2
together
yurp
1:200 0
5
10m
This typology scheme is a translation of the scheme shown on the left page. The typologies form the basic blocks for a six unit housing model, where people live together and share spaces. The dining rooms, living spaces and kitchens are cut out, because these are the spaces you have to share with your neighbors. The target groups are all in the same age range and are living together because they are all young, starters, students or career makers. It is a group that can maybe blend together easily and could learn from each others life phase. They have almost the same day schemes and have the same interests when they have some time off. Within the housing collective it should be possible to shift to the next typology and make housing career within the same building.
N 1:200 0 23
5
10m
bk 7 m2
sk 1 14 m2
bk 7 m2 bk 7 m2
bk 7 m2 bk 7 m2
sk 1 14 m2 sk 1 14 m2
sk 1 14 m2 sk 1 14 m2
bk bk 8 m2 8 m2
bk 7 m2 sk 1 14 m2
bk sk 1 7 m2 14 m2 bk 7 m2
bk 7 m2 sk 1 14 m2 sk 1 14 m2
bk 7 m2 bk 7 m2 sk 1 14 m2
sk 1 14 bk m2 7 m2
bk sk 1 7 m2 14 m2
bk 7 m2
sk 1 14 m2
bk 7 m2 bk sk 1 7 m2 14 m2 bk 7 m2 bk sk 1 7 m2 14 m2 sk 1 14 bk m2 7 m2
sk 1 14 m2 sk 1 14 m2 sk 1 14 m2
bk 7 m2 bk 7 m2 sk 1 14 m2 sk 1 14 m2 bk 7 m2 bk 7 m2
b/ mk 3.5 m2
sk 1 sk 1 11 11 m2 m2
sk 1 14 m2 sk 1 14 m2
b/ mk 3.5 m2
bk 7 m2
b/ mk 3.5 m2 sk 1 14 m2
bk 8 m2 b/ mk 3.5 m2 bk b/ mkb/ mk 8 m2 3.5 3.5 m2 sk m2 1 11 m2
bk 7 m2
sk 1 11 m2
bk 7 m2 bk 7 m2
bk 8 m2
bk 7 m2 sk 1 14 m2
sk 1 14 m2
bk sk 1 7 m2 14 m2
bk 7 m2
sk 1 14 m2
sk 1 14 m2
bk sk 1 7 m2 14 m2 bk 7 m2
sk 1 bk 14 7 m2
m2
bk sk 1 7 m2 14 m2 bk 7 m2 sk 1 14 m2
bk sk 1 7 m2 14 m2 bk 7 m2
bk 7 m2 bk 8 m2
bk 8 m2
b/ mkb/ mk 3.5 3.5 m2 m2
bk 8 m2
sk bk1 bk sk 1 11 8 m2 8 m211 m2 m2
bk 8 m2
bk bk 8 m2 8 m2
bk 8 m2
sk 1 14 m2 b/ mk 3.5 m2
bk 8 b/ m2mk 3.5 m2 b/ mk 3.5 m2
bk sk 1 7 m2 14 m2
sk 1 11 m2
sk 1 14 m2
b/ mk 3.5 m2
sk 1 14 m2
bk bk 8 m2 8 m2
b/ mk 3.5 m2
bk sk 1 7 m2 14 m2
bk 8 m2
sk 1 14 m2 sk 1 14 m2
sk 1 14 m2 sk 1 sk 1 11 11 m2 m2
b/ mk 3.5 m2 sk 1 11 m2 sk 1 sk 1 11 11 m2 m2
bk 7 m2
k
sk 1 11 m2
bk 8 m2
bk 7 m2
b/ mk 3.5 m2
bk 8 m2
sk 1 11 m2
bk 7 m2 bk 7 m2
b/ mk 3.5 m2mk b/ 3.5 m2
bk 7 m2
k
sk 1 11 m2
sk 1 14 m2 sk 1 14 sk 1 m2 14 m2 bk 7 m2 bk 7 m2
b/ mk 3.5 m2 bk sk 1 7 m2 14 m2
m2
b/ mk 3.5 m2
sk 1 14 m2 sk 1 14 m2
b/ mk 3.5 m2
sk 1 14 m2 sk 1 14 m2
b/ mk 3.5 m2
b/ mk 3.5 m2
sk 1 sk 1 11 11 m2 m2
sk 1 11 m2
b/ mkb/ mk 3.5 3.5 m2 m2
sk 1 14 m2
bk 8 skm2 1 11 m2
bk 8 m2 bk 8 m2
sk 1 11 m2 sk 1 11 m2
bk 7 m2 bk 7 m2 sk 2 14 m2 sk 2 14 m2
b/ mk 3.5 m2mk b/ 3.5 m2
sk 1 14 m2
bk 8 m2
sk 1 11 b/ mkb/ mk m23.5 3.5 m2 m2
b/ mk 3.5 m2
bk 7 m2
b/ mk 3.5 m2
sk 1 11 m2
b/ mk 3.5 m2
b/ mk 3.5 m2
7 m2 bk 7 m2
b/ mk 3.5 m2
sk 1 14 m2
bk sk 1 7 m2 14 m2
sk 2 14 m2
sk 2 sk 1 bk 14 14 7 m2 m2 m2
sk 2 14 m2
b/ mk 3.5 m2
bk 8 m2
sk 1 11 m2
1
N
8 skm2 1 11 m2
sk 1 11 m2 sk 1 11 m2
bk 7 m2
b/ mk 3.5 bk m2mk b/ 8 m2 3.5 m2
bk 8 skm2 1 11 m2
bk 8 m2 bk 8 m2
sk 1 11 m2 sk 1 11 m2
1:500
10
5
sk 1 14 m2
bk 8 m2 bk 8 m2
sk 1 11 m2 sk 1 11 m2
sk 1 11 m2 sk 1 14 m2 sk 1 14 m2
sk 1 14 m2
b/ mk 3.5 m2
b/ mk 3.5 m2
sk 1 14 sk 1 m2 14 m2 sk 1 14 m2 bk 7 m2
sk 2 14 m2
b/ mk 3.5 m2
FF
bk sk 1 7 m2 14 m2 sk 2 bk 7 m2 14 m2
sk 2 14 m2
sk 1 14 m2
bk 8 m2
sk 1 11 m2
bk 8 m2 b/ mk 3.5 m2
b/ mk 3.5 m2 bk 8 m2
bk 7 m2 bk 7 m2
sk 2 14 m2
sk 2 bk 7 m2 14 m2
sk 1 bk 14 7 m2 sk 1 14 m2 m2
sk 2 14 m2
b/ mk b/ mk 3.5 3.5 m2mk m2 b/ 3.5 m2
bk 7 m2
sk 2 14 m2 sk 2 14 m2
bk 8 m2
bk 8 skm2 1 11 m2
bk 7 m2 bk 7 m2
sk 2 14 m2 sk 2 14 m2
b/ mk 3.5 m2mk b/ 3.5 m2
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sk 2 14 m2 bk 7 m2
50m
25
10
5
0
sk 1 14 m2 b/ mk 3.5 m2
sk 1 11 m2
bk bk 8 m2 8 m2 bk 8 m2
sk 1 11 m2
sk 1 11 m2
sk 1 14 m2
bk 8 m2
b/ mk 3.5 m2
bk 8 m2 sk 1 sk 1 11 11 m2 m2
bk bk 8 m2 8 m2
sk 1 11 m2 sk 1 sk 1 11 11 m2 m2
bk 8 m2 bk bk 8 m2 8 m2
b/ mk 3.5 m2 b/ mkb/ mk 3.5 3.5 m2 m2
sk 1 11
N
EE F
sk 2 14 m2 sk 2 14 m2
0
25 25
5 10 10
5
0
0
bk 8 skm2 1 11 m2
sk 1 11 m2
b/ mk 3.5 m2
sk 1 11 m2 sk 1 11 m2
sk 1 14 m2
bk 8 m2 bk 8 m2
sk 1 11
sk 2 14 m2
bk 8 m2
sk 1 11 m2
bk 8 m2
b/ mk 3.5 m2
bk 7 m2
bk sk 1 7 m2 14 m2 sk 2 14 m2 sk 2 bk 7 m2 14 m2
sk 2 14 m2
b/ mk b/ mk 3.5 3.5 m2mk m2 b/ 3.5 m2
bk
sk 1 sk 1 14 14 m2 m2 sk 1 sk 1 14 14 m2 m2
sk 2 sk 2 14 14 m2 m2 7 m2 sk 2 sk 2 14 14 m2 m2
bk bk 7 m2 7 m2 sk 1 14 m2 bk bk 7 m2 7 m2
F F E
sk 2 14 m2 sk 2 14 m2 sk 2 sk 2 14 14 sk 2m2 m2 14 m2 sk 2 14 m2 bk
CC D E E BB C D D
sk 2 14 m2
sk 1 14 m2 sk 1 14 m2 bk 7 m2
bk 7 m2 bk 7 m2 bk 7 m2
C C B A B B A A
sk 1 14 m2 sk 1 14 m2
sk 2 14 m2 sk 1 14 m2
sk 1 14 m2 sk 1 14 m2 bk 7 m2
bk 7 m2 bk 7 m2 bk 7 m2 bk 7 m2
sk 1 sk 1 14 14 sk 1m2 m2 14 m2 bk bk 7 m2 7 m2 sk 1 bk 14 7 m2m2 sk 1 14 sk 1m2 14 m2
sk 2 14 m2 7 m2 sk 2 sk 2 14 14 skm2 2 m2 sk 2 14 14 sk 2m2 m2 14 m2
bk 8 skm2 1 11 m2
sk 1 11 m2
bk bk 8 m2 8 m2 bk 8 m2
sk 1 sk 1 11 11
sk 1 sk 1 14 14 m2 m2
bk 7 m2 bk 7 m2 bk 7 m2
bk bk 7 m2 7 m2
sk 1 14 m2 sk 2 sk 2 14 14 m2 m2
sk 1 sk 1 14 14 skm2 1 m2
14 m2 bk bk 7 m2 7 m2
sk 2 14 m2 sk 2 14 m2
sk 2 14 m2 bk 7 m2 bk 7 m2
bk sk 2 7 m214 m2 sk 2 14 m2 sk 1 14 m2 sk 1 14 m2
sk 1 14 m2
sk 2 14 m2 sk 2 14 m2 sk 2 14 m2
sk 1 14 m2 sk 1 14 m2 sk 1 14 m2 sk 1 14 m2
sk 2 14 m2 sk 2 14 m2
bk 7 m2 bk 7 m2 bk 7 m2 bk 7 m2 bk 7 m2
N N
bk bk 7 m2 7 m2
‘VILLAGE’ HOUSING STUDIES
sk 1 11 m2
sk 1 11 m2
b/ mk 3.5 m2
b/ mkb/ mk 3.5 3.5 m2 m2
VARIANT A
sk 11 m2
br 8 m2
sk 1 14 m2
mk 3.5 m2
bk 7 m2
sk 2 14 m2
sk 11 m2 sk 1 14 m2
bk 8 m2
mk 3.5 m2
bk 7 m2
sk 2 14 m2
sk 14 m2
The blend of the different housing units resulted in this study. The main goal of this study is to find a usable semi public space, where people can cook, meet, eat and spend time together. The students have the least luxury, but the most affordable units. They share a unit with one bathroom and have two separate bedrooms, one for each student. The young professionals or young career makers, have the same unit, but a whole unit with a small living space for themselves. The couples have a larger unit size and have a more spacious home that fits their economic position and spacial usage.
bk 7 m2
N 0
N 1:200 0
25
5
10m
ACCESSING
How you access the building and your house is essential for the experience. You have to enter the shared space first, before you come home. But home still should feel like home, a protected area for yourself. This project combines the search for a balance in shared spaces and a mix of lifestyles in the same building. 26
ENTRANCES
N 0 Light is essential in the corridors and the main central space. The openings in the ceilings of the corridors are guiding you to the big central space, that is lighted by big openings in the roof. Light guides you through the building and helps you find your way.
N 1:200 0 27
5
10m
WHERE DO YOU MEET YOUR NEIGHBORS?
The term ‘shared space’ is mostly defined by sharing food and the use of the kitchen. Food connects people, cultures lifestyles and could be a way to communicate that. Dining together and preparing food together is important for the social coherence in the building. It is the first entrance in the house. The smell of food can spread via the corridors and invites other people to join the daily dining and cooking rituals. The students don’t have a separate living room, so they will always be using the space.
28
WHAT DO YOU SHARE?
The other shared spaces are of course the exterior spaces and corridors. The covered entrances are inviting people to come in and use the entrance to smoke or hang out like in a veranda. The entrances should invite people and introduce the semi public sphere from the streets. The people who live in the building share books, laptops, tools, cooking equipment and bikes. The higher incomes are supporting the lower incomes or students in the building. Their financial contribution to the shared used goods is bigger than the other incomes in the building.
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30
THE CITY AND VALUE CREATION Brief analsys of the city
31
VALUES IN THE CITY I would describe this economic construct as having the effect of producing a ‘layered city’, and is one of the reasons for economic and racial segregation so explicit in our cities. Natural and geographicboundariesalready decide the differences in income in between different neighborhoods. The most favorable and enjoyable natural settlements in town are occupied by the highest incomes. The presence of nature, similar to a coastal environment, creates a high demand and value for the land. The human layers, the built environment and infrastructure, are the value layers in the city we created ourselves. The positioning and locations in these layers are decisive for the value of the land. Accessibility and historic or cultural values are the value creators in this system. Some historically rich neighborhoods will always be higher priced. Some values in the city do not change. Some others, like infrastructural values though, are changing. Thirty years ago the value for areas seen as ‘blighted’ by infrastructure are now experiencing a renaissance of interest and re-investment. The Big Dig is an example of our revaluation of infrastructural needs for instance. Values are also created by the zeitgeist and the genius loci. Value is in a constant state of flux. Dependent upon a variety of influences ranging from the tastes and dictates of the cultural zeitgeist, to value cultivated as an ‘accurate’ distillation of a place’s identity, or ‘Genius Loci’. A more human explanation of segregation is that people from just same background cluster together because of their cultural background or traditions.
Middle incomes are forming the cement in between the richer neighborhoods and the lower incomes. They are not part of these systems, but are segregated in their own neighborhoods around.
The lowest hierarchy in the system of value creation is the level of the building. 19 to 20 percent of all buildings of all buildings in the city are designated affordable housing. However, 30 percent would be an ideal target percentage in every city. The big pressure in Boston’s housing market creates astronomic profits for people who invest in housing, while also contributing to a lack of affordable housing for the people who need it the most. A city cannot exist only for high incomes, and there are more jobs to be done than only those to be found in an office. The city is over occupied by space consuming rich people, who drive out those with less economic access and opportunities in our soceity. How long can this pressure-cooker exist and how long will the weaker people in the city accept this position? Nobody feels really responsible for a solution on creating more affordable housing or keeping housing affordable. On the project level the 20 percent of the budget or space that is reserved for lower or middle income housing, is often cut away and used for commercial space for instance.
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SEGREGATION
Project level failure
Segregation
Rich people are more mobile
Human layers
Natural layer
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IMPACT AREA HIGHER GROUND BOSTON
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STATS AND CHANGES Roxbury Population Change 1990-2000 % -3.8%
2.6%
Density persons sq. mile 2000 14,528 1990 15,101
12,377 12,067
Race and Etnicity, 2000 White 2,742 (5%) Black 35,441 (63%) Hispanic 13,827 (24%) Asian or Pacific Islander 355 (1%) Native American 239 (<1%) Other 1,725 (3%) Multi-Racial 2,329 (4%) Age, 2000 Under 18 18,443 (33%) 18-64 33,241 (59%) 65+ 4,974 (9%)
Boston
291,561 (50%) 140,305 (24%) 85,089 (14%) 44,280 (8%) 1,517 (<1%) 8,215 (1%) 18,174 (3%)
116,559 (20%) 411,246 (70%) 61,336 (10%)
Incomes 1999 Median household income $27,133 68.5% $39,629 Poverty 14,926 (27.1%) 109,128 (19.5%) Low/mod. inc. persons 40,919 (73.2%) 311, 414 (56.2%) Low/mod. inc. households 15,194 (74.0%) 133,552 (55.7%) Households & Tenure, 2000 Occupied Housing Units Owner-Occupants %
20,473 22.7%
239,528 30.7%
Housing costs, 1999 Renters paying +35% of household Income towards Rent 33.0% 32.1% Owners paying +35% of household Income towards Owner Costs 45.3% 30.7% RESIDENTIAL SALES & MEDIAN SALES PRICE percent of sales of 1-3 family properties and condominiums, greater than $25,000 2005 643 2004 526 2003 315 2002 316 2001 282 2000 352
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$344,000 $349,950 $345,000 $258,000 $225,000 $173,500
10,741 11,076 7,195 7,878 6,550 7,687
$390,000 $380,000 $340,000 $315,000 $267,750 $235,000
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FIXED BUILT VERSUS MODULAR BUILT Spacial and financial building concepts
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FINANCIAL STRATEGIES
FIXED The investment span for a fixed building. You have the construction costs once and for completion you need a big investment or amount of money.
MODULAR A modular building could be built in several stages. The project chance of failure is small, because every phase covers its own costs. Of course there is a big pre-investment for buying land and preparing the building procedure like in a traditional building proces. With a modular building process you are able to start earning money in an early phase or during the completion of the whole project.
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3D GRID CONSTRUCTION INVESTMENT
Total building budget
Project development
housing
construction
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3D GRID, MODULAR GROWTH
Total building budget
Project development
second housing phase
first housing phase
construction
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3D GRID, PLANNED GROWTH
Total building budget
Project development
housing
construction
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BUILDING MODULAR
4m
6m
5m
10m
15m
3m
7m
A low cost, repetitive, lightweight construction. That could be a solution for making enough affordable housing. A lot of American houses are made prefab and are made from wood. A prefab, modern and young looking house could be a way to make enough affordable housing and housing for homeless youngsters. The modular system could be a way to expand affordable housing yearly from the yearly given subsidies. The following pages are showing you the possibilities and different mutations with one block. The studies are showing different concepts and studies on shared spaces and how tho chain the houses together. The blocks can grow over time in a large campus-model, but they can of course also spread around in the city. The building could fill in the gaps in the urban tissue or can be built on existing buildings as â&#x20AC;&#x2DC;parasite architectureâ&#x20AC;&#x2122;
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SMALL COURTYARDS
Exponential growth is possible because the several phases make it possible to already earn money back in early stages of the project to finance the new expansions.
Basic floorplan
Functional floorplan
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BIG COURT YARDS
In the campus-model the courtyard is an important spacial tool to create a green peaceful environment. It is the place where people can meet, retreat, play and learn outdoors. The courts are also made to create nice views on the exterior gardens from the inside. Even when you are working inside you are connected with the green gardens or events outdoors.
Basic floorplan
Functional floorplan
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ELEVATED GRID
Densification is one of the ways to make the biggest project investments paying off and keeping the unit-price low. This study is made to research the possibility to â&#x20AC;&#x2DC;low-rise in high densityâ&#x20AC;&#x2122;. The last phase is the most expensive phase. The elevated houses are more expensive, but the already built housing units make it financially possible to construct the new expansion.
Basic floorplan
Functional floorplan
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SQUARES AND COURTS Small blocks are all enclosing a small square that is for the special use of the eight units around it. It will create small communities within a bigger campus community. The public school buildings are centered in the plan to equal the distance to every dorm.
Basic floorplan
Functional floorplan
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CLOSED BUILDING BLOCK
The gradual growth of this campus creates a more intimate protected environment over time. When it has created an enclosed space it starts to fill in the last gaps.
Basic floorplan
Functional floorplan
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CORRIDORS Small corridors make crossing and reaching the inner gardens possible. The gardens are diagonal positioned in the campus block and are connecting all the corridors. The trees in the plan are stable factors who grow with the densifying project.
Basic floorplan
Functional floorplan
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MEADOW Introducing a campus with a landscape feature is a way to make the campus acceptable for the environment where it is going to built in. It is important the affordable housing gets accepted by its new environment. The meadow is a way to expose the architecture in a green complementary landscape.
Basic floorplan
Functional floorplan
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VILLAGE
The different roof orientations, the loose setting and the direct access to gardens will make this campus feel like a small village. The more organic grown densification could fit easily in the urban fabric of Boston. The attached units will form together the public function in the project: a school and library.
Basic floorplan
Functional floorplan
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ORCHARD Part of the first investments is the planting scheme. The trees will create a nice environment to live in and function as a natural airconditioner in the summer. The green look of the full grown trees will create value overtime and create new demands for housing in this project. The housing is built around the trees, what puts the trees higher in the hierarchy of the project. The orientation of the roofs is all the same, what makes this project feel more rigid and strict.
Basic floorplan
Functional floorplan 51
HALF OPEN GRID
Imagine this block is built along a street... it would create new public pocket parks along the street. In combination with the enclosed, semi private gardens it could add a lot of quality in the Boston urban landscape.
Basic floorplan
Functional floorplan 52
THE YARD The central arboretum is where all the development starts. While the trees are growing the yard gets enclosed and form it is a small intimate enclosed space.
Basic floorplan
Functional floorplan
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Collage of all proposed concepts
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A NEW BUSINESS MODEL Three concepts for the social mandate
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EXCHANGE WITH THE NEIGHBORHOOD
electricity grid
service/ work/ friendship
big institutions
rental housing leisure/ work
food education
foodbank
sports
water grid
heat exchange grid
food
shops
solar energy food
school
opening hours 8 am - 6 pm
private owned housing bike exchange program
An institution that is relying on public money, subsidies and donations should use new smart inventions to lower the costs. Maybe the direct environment could support the building and youth program not in a financial way only, but also with material donations or smart cooperation like heat exchange. Schools are maybe only used during day times and could provide a perfect study environment after 6 pm. Big businesses and public buildings could exchange heat for instance or donate electricity monthly. The support is not given in money but via another way. Services and materials is what youngster really need. They need to grow back in society and built up a new life from this program. It could be helpful to think of new smart collectives and connections to save costs and expenses. The yearly budget could be spend on other things instead of
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BALANCE
1. Governmental subsidies are the main financing pillars to bear all the costs.
1. Building costs. Are costs that are maybe made once, but the big investment has to be paid back in some sort of way.
2. Charity and gifts from all over the country.
2. Interior. In most of the cases the people who are going to live in the building are missing all the basics. They totally rely on this program and what the program them has to offer in the first case. There is of course space to make personal growth and space to buy or gather their own stuff later.
3. Crowd funding in all kinds of ways could help the youngsters. Not only with money, but also in support that lower the costs in the daily expenses. 4. Small business development could generate money and a stable income for the juveniles. The youngsters could maybe work in a sports program or run a small restaurant or hostel by themselves.
3. The exterior space needs some basic furniture and paving. 4. Facilities. Books, computers, tools, equipment, internet... some of these things could be donated, but books and computer are necessary for personal development.
5. Rent. A small amount or rent should be asked from the youngsters when they are growing and making progression in the program. They have to learn gradually how to deal with money and be responsible for making a living and dealing with the monthly expenses.
5. Maintenance. Returning costs, weekly, monthly or yearly. Weekly cleaning and basic maintenance as painting could be done by youngsters themselves. But they maybe need some guidance in the jobs they jobs or need professional assistance for bigger issues.
6. Shared economy. Sharing school spaces, provide discounts in local shops with special discount cards could create a local based closed economy. People are benefiting from each other as neighbors and could work together more efficient.
6. Food and living expenses 7. Electricity, water, gas
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THREE CONCEPTS FOR THE SOCIAL MANDATE Brief analsys of the city
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BASIC NEEDS, BUT LIFE CHANGING
1. Build-out the space for group residence for homeless youth, approximately 15-20 boys/ young men and 15-20 girls/ young women on another floor. 2. Lay out space so that sleeping areas are against the outside walls with windows and common areas are in the middle accessible to all residents on each floor. 3. Make the common space available for use by Teen Empowerment and Higher Ground Boston for other services and further integrate the residentsâ&#x20AC;&#x2122; experience with the surrounding community. 4. Provide for a resident counselor on each floor 24 hours a day, seven days a week. 5. To qualify for residence, applicants will need to be referred by a service provider and demonstrate that they are prepared to complete their education, participate in work assignments and adhere by certain house rules. 6. Just as students first apply to and are admitted to college and then are assigned a dormitory room, young men and women would first have to be admitted to or be enrolled in a program designed to move them from their current situation to one where they can move on with their life in order to qualify for the housing. As in a college dormitory, once they successfully complete the program or discontinue enrollment for whatever reason, they must move out and make room for the next â&#x20AC;&#x153;student/residentâ&#x20AC;?.
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SIDE PROGRAMS
Sports, leisure and education Movement, energy, discipline and concentration. A sports program can help youngsters develop leadership and their focus in life. A career in sports or sports education could inspire next generations of kids to make other choices in life or to motivate them in their ambitions. Learning from each other is where sports and education is about. It is also a way to prevent that children en up on the streets.
Arts and crafts Working and learing under the guidance of professional artists or craftsmen could be a way to create jobs for youngster and help them to find their passion and an income. This practical school is in fact no school, but a shop runned by youngsters.
Hotel This price fighter gives a lot of opportunities for youngsters to develop themselves in the hospitality business. The hotel will be a budget hotel and local based. People from the neighborhood deliver services or run this hotel. For youngsters a great opportunity to create new alliances and friendships while they have a job. The hotel jumps in the gap of the overpriced hotels and housing market in Boston. It could be the complementary type of business that brings this youth to a next step in their lives.
Shop A repair shop for bikes, local produced food, a coffee bar, a restaurant... all for a price that fits the budget of the people in the neighborhood. In terms of quality it should attract people from all over the city. The price-quality is what should generate a stable income for youngsters who run these types of business.
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THE FINANCIAL SURVIVAL
The way money is spent and the way how income could be generated is decisive for the typology and way of building. With small yearly subsidies budgets is limited. In this case it is maybe better to start small and expand slowly over time. When there is big budget available for a full scale project, the possibilities and strategies will be more various and extensive. The financial fitness over time is really important to stay alive as institution, especially when you can not expect any income out rent in the first years of the program. The building and program must be able to find other (financial) alliances. cooperation with the neighborhood, cost saving collaborations with surrounding businesses or buildings could help this program to survive over time. Smart energy grid solutions, work and education programs for youngsters, small business development, etc. All these small local inventions could save costs or generate a lifesaving economy to survive. All the involved parties are responsible for the success of this project and the guidance of the cashflow towards the project. The project will mainly rely on governmental money. That is where the cashflow for this project starts. The scheme on the right also shows how the relationships are between all the parties and how they are involved and connected to each other.
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ns atio niz ga or
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Banks
Build ers and co nt ra c rs to
s tion za
rofit orga n-p ni No
63
up ro
Projec t de ve lo t en pm
Urban League of Eastern Massachusetts
Targ et g
Commercial In sti tut i
Gove rnm en ta l
FINANCIAL DIAGRAM
Pr oj ectBudgetPr oFor ma
I ncomePr oduci ng
Pr oj ectRevenues NumberofUni t s Av er ageYear l yRentPerUni t Subs i di es NetPr oj ectRevenues
15 $12. 000 $250. 000 $430. 000
Pr oj ectCost s Bui l di ngAc qui s i t i on LandAc qui s i t i on Pl anni ng,Des i gn&Appr oval s I nt er i orr ebui l di ng Si t ewor k Bui l di ngCons t r uc t i on( Har dCost s) Sof tCos t s Management&Ov er head Tot alPr oj ectCost s Expenses Tax es I ns ur anc e CommonAr eaEl ec t r i c i t y Wat er Heat Mai nt enanc e SnowRemov al Legal andPr of es s i onal St af f ,3FTE Tot alExpenses
$750. 000 $750. 000 $50. 000 $50. 000 $100. 000 $500. 000 $100. 000 $100. 000 $2. 400. 000
$36. 550 $5. 000 $3. 000 $1. 500 $60. 000 5000 500 1000 99000 $211. 550
I ncome NetOper at i ngI ncome( NOI ) Les sDebtSer v i c e Bef or eTaxCas hFl ow
$211. 550 $10. 000 $221. 550
Bui l di ngCos t Tot al Cas honCas hRet ur n Capi t al i z at i onRat e( CapRat e)
$2. 400. 000 9, 23% 8, 81%
Pr oj ectPr of i t NetCashFl ow Bef or eFi nanci ng Les sFi nanc i ngI nt er es t NetCashFl ow t oDevel oper
$1. 970. 000 $350. 000 2320000 $2. 625. 000 88, 38%
Cas hI nv es t ment Tot al Cas honCas hRet ur n
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NEW BUILT CLUSTER
T
T
T T
A new big complex is maybe the cheapest way to serve the needs of the homeless youngsters. The presence of a vacant plot on a strategical position for the program is essential for the success of the program. Especially when the program wants to make new alliances with other educational programs or businesses.
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Pr oj ectBudgetPr oFor ma
I ncomePr oduci ng
Revenue NumberofUni t s Aver ageRentPerUni tpermot h 12Gr ossPot ent i al I ncome Subsi di es Tot alRevenue
15 $1. 000 $180. 000 $250. 000 $430. 000
Pr oj ectCost s LandAcqui si t i on Pl anni ng,Desi gn&Appr oval s Si t ewor k Bui l di ng Sof tCost s Management&Over head Tot alPr oj ectCost s
$750. 000 $50. 000 $500. 000 $500. 000 $100. 000 $100. 000 $2. 000. 000
Expenses Taxes I nsur ance CommonAr eaEl ect r i ci t y Wat er Heat Mai nt enance SnowRemoval Legal andPr of essi onal St af f ,3FTE Tot alExpenses
$36. 550 $5. 000 $3. 000 $1. 500 $50. 000 5000 500 1000 99000 $201. 550
I ncome NetOper at i ngI ncome( NOI ) LessDebtSer vi ce Bef or eTaxCashFl ow
$228. 450 $10. 000 $218. 450
Bui l di ngCost Tot al CashonCashRet ur n Capi t al i zat i onRat e( CapRat e)
NPV I nt er nalRat eofRet ur n
$2. 000. 000 10, 92% 11, 42%
? ?
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REGENERATE VACANT BUILDINGS
library/ workspace sports
school
health
T
T
T T
This model is taking over empty buildings in the city. The homeless youngsters program could be used to create a new boost in the regeneration of the neighborhood and some buildings. It could also be a way to attract more subsidies and governmental money for the goal of this project.
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Pr oj ectBudgetPr oFor ma
I ncomePr oduci ng
Revenue NumberofUni t s Aver ageRentPerUni tpermot h ossPot ent i al I ncome 12Gr Subsi di es Tot alRevenue
15 $1. 000 $180. 000 $250. 000 $430. 000
Pr oj ectCost s Bui l di ngAcqui si t i on LandAcqui si t i on Pl anni ng,Desi gn&Appr oval s Si t ewor k Rebui l di ngandi nt er i orchanges Bui l di ng Sof tCost s Management&Over head Tot alPr oj ectCost s
$325. 000 $750. 000 $75. 000 $500. 000 $100. 000 $500. 000 $100. 000 $100. 000 $2. 450. 000
Expenses Taxes I nsur ance CommonAr eaEl ect r i ci t y Wat er Heat Mai nt enance SnowRemoval Legal andPr of essi onal St af f ,4FTE Tot alExpenses
$36. 550 $7. 500 $3. 000 $2. 500 $75. 000 75000 1000 1000 132000 $333. 550
I ncome NetOper at i ngI ncome( NOI ) LessDebtSer vi ce Bef or eTaxCashFl ow
$96. 450 $10. 000 $86. 450
Bui l di ngCost Tot al CashonCashRet ur n Capi t al i zat i onRat e( CapRat e)
NPV I nt er nalRat eofRet ur n
$2. 450. 000 3, 53% 3, 94%
? ?
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REGENERATION AND NEW
library/ workspace
school
health care
library computer lab
T
T
T T
A mix on different locations is the most expensive model, but used the neighborhood as a campus. The whole neighborhood could collaborate and profit form this program and easily contribute. The acupuncture could be used for regeneration and new impulses for local economies. The new units could easily team up with other buildings, programs and businesses in the neighborhood.
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Boston Architecture College Jerryt Krombeen, MLA
info@jerryt.nl www.jerryt.nl