JOHN F. WILLIAMSON
AIA
LEED BD+C
JOHN F. WILLIAMSON
AIA
LEED BD+C
Architecture+Design Volume Two
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LAKE CITY
Land Use Analysis
Contents
The selected works contained here represent architecture and design efforts completed by a team of design professionals from Valerio Dewalt Train Associates and Mithun.
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BO O LT N T EE R ST
MAIN STREET Outdoor cafes, stormwater planters, public open space
T TREE HIN S DOLP
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PARK STREET Tree alley, bike lanes, stormwater planters
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GREEN STREETS Stormwater planters, pocket parks, permeable paving T
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WOONERFS Cafes, art walks, green walls
T EE R ST
MEWS Front stoops, rooftop terrace, cobble paving
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2014
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Mixed-Use Baltimore
$ MD
50M
MADISON PARK MIDTOWN - PHASE 1
Concept Design | 14 November 2014
450K
STATE CENTER MIXED-USE DEVELOPMENT Project Architect+Designer Located at one of the most active transit nodes in Baltimore, Madison Park / Midtown is a twenty-eight acre urban redevelopment project that will transform a 1960’s state government ofice campus into a vibrant mixed-use, TOD community. This project will consolidate many of Maryland’s state ofices, introduce new retail and offer a range of quality housing choices for in-city living. With a Metro station and Light Rail station on site and easy connections to Amtrak’s
Site Axon
Parcels G and I2 4
high-speed Northeast Corridor service at nearby Penn Station, this project offers residents and employees frequent transit connections and freedom from the costs and burdens of car ownership. Surrounded by diverse neighborhoods rich cultural history, State Center’s central location provides access to institutions such as the Baltimore Symphony Orchestra’s Meyerhoff Hall, Maryland Institute College of Art and the historic Pennsylvania Avenue district.
30% 50%
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Daylighting of the ofice areas is ine tuned through several metrics which pertain to the depth of the ofice space from exterior windows and the size and orientation of those windows from the natural path of the sun. An optimal balance is struck through a complex weighing of criteria to create an eficient and usable ofice layout and structural bay while simultaneously allowing adequate daylight to the penetrate the space. Once this balance is created the façade glazing must be studied to respond to the daily and annual changing sun path. Each façade has a different orientation to these natural paths and must respond to create the best interior space possible.
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60%
The investigation of daylight within the proposed DHMH | DOIT | Private ofice building is central to two components of the design – optimizing daylight for the ofice environment and connecting the building streetscape and entry sequence to natural processes within the building as a statement promoting the healthy workplace within.
30%
HARVESTING THE SUN
% 50
Daylight Autonomy
RAD Daylight Factor
RAD Illumination
Usable Daylight Index
As part of this effort to open the building to natural light, the courtyard has been designed to funnel light from the south throughout the year as well as respond to the summer/winter solstice and biannual equinox. By opening the loor of the courtyard and pulling day light through the building in the direction of the street a connection is made between day light, open space, interior space and streetscape.
E June 21
4:00 AM
December 21 4:00 AM
7:24 AM
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S
4:44 PM
10:00 PM
W
COURTYARD OF SEASONS AND LIGHT
Dappled light ilters through the courtyard trees which emphasize the changing seasons and creating moments throughout the year.
Creating an event out of every light connects viewers to the natural elements around them.
The courtyard located on the second loor is central to the building and integral to utilizing day lighting and seasonal variation to create a more eficient building as well as an aesthetically dynamic experience.
The courtyard has been designed to embrace the southern orientation to bring in natural light in support of the proposed vegetation and human experience. The awareness of seasonal changes is achieved by the use of natural materials like water and vegetation
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PARTICULAR ANGLES OF SUN WILL BE PROJECTED DOWN INTOprojected THE LOBBY AND UP into Particular angles of sun will be down ONTO THE CEILING. the lobby and up onto the ceiling.
WIN
CREATINGCourtyard AN EVENT OUT OF EVERYDAY Section though LIGHT CONNECTS VIEWERS TO THE NATURAL ELEMENTS AROUND THEM.
DAPPLED LIGHT FILTERS THROUGH COURTYARD TREES
which change with the seasons and promote the natural variation of light throughout the day and the year. The courtyard has been designed to funnel light from the south throughout the year as well as respond to the summer/winter solstice and biannual equinox.
O RS TE
By opening the loor of the courtyard and pulling day light through the building in the direction of the street a connection is made between day light, open space, interior space and streetscape.
ICE LST
SITE PLAN AND TYPICAL OFFICE LEVEL PERFORMANCE Ofice loors in the DHMH | DOIT | Private ofice building are designed to optimize the eficiency of building engineering systems to save energy, reduce the carbon footprint, increase daylight access and improve the workplace environment for the health and well being of the inhabitants. The loor plate dimensions have been studied to maximize daylight penetration across the workspace, while the core arrangement and circulation paths utilize typically dark portions of the loor plate. Services like toilet facilities, data and electrical closets, elevators and stairways are sized and located to meet building code and program requirements, while reducing travel distances to ease circulation and reduce service runs. The size, proportion and design of the loor plates are balanced with the building volume to increase loor-to-wall eficiency, and the structural steel super structure is optimized to reduce structural weight over increased spans that support eficient interior ofice planning. The resulting regularity of the building geometry and interior form support current industry standards for enclosed and open ofice space. If future development necessitates a new workspace demising plan, a tenant improvement strategy can be created to allow for multiple tenants while maintaining the building systems and healthy building design strategies. Structural Grid 30’ x
PEDEST Pedestrian SUPPOR Support/Egress SUPPOR VEHICULAR
Vehicular
VEHICULAR
PEDESTRIAN TRAFFIC FROM METRO STOP
EGRESS
F.F. IN EGRESS
9
EGRESS
Travel Distances
Daylight Penetration
Tenant Allocation Circulation and Structural Grid
30’ Sub-divisibility Tenant 1 inhibit future enhancement of the building systems. In concept, the preferred scheme balances structural grid eficiency with loor plate depth, maximizes the courtyard geometry to increase day light and expands the building footprint to optimum eficiency, while still leaving ample space for future residential development along Madison Street. Raising the courtyard to the second loor allowed for larger program spaces that require ground level access to be accommodated, while preserving space above for regularly occupied ofice areas that beneit from natural daylight.
RNATIVE 08
Option 09 | The Winner! OPTIMIZING THE FORM The building form for the new DHMH | DOIT | Private Ofice building was investigated carefully and multiple options explored, to balance the wall-to-loor and building eficiency, zoning (PUD) bulk requirements, day light penetration and program allocation aspirations, with the qualitative goals of creating a healthy workplace. Through the concept phase the design team has worked to synthesize these into a viable project for the tenant, neighborhood, community and city of Baltimore. One fundamental goal of the design as supported by the project goals and master plan initiatives has been to create an appropriate addition to the neighborhood, one that will activate the street and be in scale with its neighbors. As seen in the plan, section and axonometric diagrams below iterations were compiled to ind the optimal design to meet the project brief. Since creating a healthy working Option 07
SEATTLE / Pier 56, 1201 Alaskan Way, #200 / Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300 / San Francisco, CA 94104 / 415.956.0688 Š Mithun, All Rights Reserved / mithun.com
Option 06
10/02/14
Option 08 environment is important, the loor plate depth and size/ STATE CENTER | ALTERNATE 01 - AXON DIAGRAMS orientation of the courtyard have been paramount in choosing a design direction. Also key to this investigation is the goal that this be a Net Zero Ready ofice building which does not inhibit future enhancement of the building systems.
SEATTLE / Pier 56, 1201 Alaskan Way, #200 / Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300 / San Francisco, CA 94104 / 415.956.0688 Š Mithun, All Rights Reserved / mithun.com
10/01/14
In concept, the preferred scheme balances structural grid eficiency with loor plate depth, maximizes the courtyard geometry to increase day light and expands the building footprint to optimum eficiency, while still leaving ample space for future residential development along Madison Street. Raising the courtyard to the second loor allowed for larger program spaces that require ground level access to be accommodated, while preserving space above for regularly occupied ofice areas that beneit from natural daylight.
STATE CENTER |
ALTERNATIVE 06 - AXON DIAGRAMS
Option 05
Elevator
ELEVATO
Garage
GAR
634 SF
Open Ofice
OPEN OF
Retail
RET
Service
SER
Shaft
SH
Stair
STAIR
GROUND LEVEL AND PROGRAM The location of ground loor program is essential in creating a streetscape dynamic which supports the proper activity to engender community esprit de corp. Locating desirable retail along Eutaw and a prominent building entry on Preston, both of which address the transit center to the north are intended to create a destination for the DHMH | DOIT workforce that will also support high demand retail.
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A generous and welcoming building lobby is provided on W. Preston Street, which provides access to the ofice areas above, as well as ground level access to the DHMH conference and Emergency Operations area beyond. Locating those spaces that will be used for public meetings and events on the ground loor will simplify security screening and reduce the need for special visitor access to secure ofice areas. Secure storage is also located on the ground loor, adjacent 3 to a secure loading dock.
P1 | Parking
GROSS AREA
73,761 SF
P2 | Parking GROSS AREA
In an effort to activate the woonerf on the southeast side of the building, ground level program is needed. Ofice and data center space for DOIT, retail space and a bicycle entry are located along this faรงade to create a diversity of use and interaction. Bicycle storage with shower and changing areas are provided as a building amenity to encourage transportation alternatives. P3 | Parking
GROSS AREA
L2 | Ofice
L7 | Ofice
L3 | Ofice
L8 | Ofice
L4 | Ofice
L9 | Ofice
L5 | Ofice
L10 | Ofice
L6 | Ofice
Roof
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Parcel G Test Rendering
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NORTH EUTAW STREET ELEVATION The proposed facade study is a cost effective integration of precast concrete, metal panel, unit windows and curtain wall system which speaks to the contextual historical architecture but creates a composition of these elements to be of it’s time.
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NORTH PRESTON STREET ELEVATION The other dominate facade located on Preston Street integrates the building podium, ofice loors and service areas into one composition. Preston is a signiicant street since it represents the local watershed.
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NORTH MADISON AVENUE ELEVATION The Madison Avenue elevation dynamic is dificult to resolve since the master plan designates that this elevation would have residential up against the facade. The lower level also has mechanical louvers and parking ramp interface.
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WOONERF ELEVATION The woonerf elevation is the lowest in height since it interfaces with the highest portion of the site. There remains glazing on the ground level for access to public program as well as interaction with the proposed school across the street.
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2014
Rendering | Entry Detail
Residential Chicago
$ 25.5M IL
177K
STATE+HURON RESIDENTIAL DEVELOPMENT Project Manger+Architect Located near Chicago’s River North shopping area this thirty-one story high rise development is designed to be luxury rental units. The constrained site dimensions created challenging site access and coordination issues but resulted in a beautifully proportioned and very eficient design solution to create a one of a kind residential experience.
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Rendering | Southwest
ROOF EL. +341' - 9" EXTERIOR MATERIAL LEGEND 01 VISION GLASS IN GLAZING SYSTEM 02 EXTERIOR SOLID PANEL SYSTEM 03 SPANDREL GLASS IN GLAZING SYSTEM 04 PERFORATED METAL PANEL SYSTEM 05 ARCHITECTURAL CONCRETE
01 LEVEL 29 EL. +286' - 9"
LEVEL 21 EL. +205' - 9"
01
02
23 STATE STREET ELEVATION
LEVEL 5 EL. +49' - 9" 03 W/ SOLID PANEL BEHIND 04
RESIDENTIAL PARKING ENTRY
01 | VISION GLASS SSG SYSTEM
RETAIL
02 | PORCELAIN PANEL
LEVEL 01 EL. +0' - 0"
03 | SPANDREL GLASS SSG SYSTEM LEVEL LL
ROOF ROOF EL. +341’-9” EL. +341' - 9"
01
LEVEL 29 29 LEVEL EL. +286’-9” EL. +286' - 9"
02
LEVEL 21 21 LEVEL EL. +205' - 9" EL. +205’-0”
01
02
04
24 02
HURON STREET ELEVATION
LEVELLEVEL 5 5 EL. +49' - 9" EL. +49’-9” 01 W/ SOLID PANEL BEHIND 01
RETAIL
04 | PERFORATED METAL
RESIDENTIALRESIDENTIAL ENTRY LEVEL 01 ENTRY EL. 0’ -EL. 0” +0' - 0"
05 | ARCHITECTURAL CONCRETE
LEVEL LL
PROJECT NA
PUBLIC ALLEY
APE LEGEND
PROJECT AD LEVEL 32
N
PAVERS F OR AREA
PAVERS
EXHAUST FANS
EXHAUST FANS
32%
NORTH STATE STREET
OPEN TO CHILLER YARD BELOW
MECHANICAL AREA
EXHAUST FANS
LEVEL 32
LCULATIONS ESS MECH.) 5465 SF 1773 SF
LEVEL 29
GREEN ROOF
PAVERS DOG RUN
GREEN ROOF
TERRACE PAVERS
LEVEL 29
MECHANICAL AREA
PAVERS
POOL PAVERS
LEVEL 29
25
SHADE TREE IN RAISED CURB PLANTER, 3 TYP. SHRUBS, PERENNIALS AND GROUNDCOVER, TYP
EAST HURON STREET 25' - 0"
25' - 0"
SHEET NUM
0'
© 2013 VALERIO DEWALT TRAIN ASSOCIATES, INC
8'
16'
32'
500 North Dearborn Street, Suite 900, Chicago, Illinois 60654 T 312.260.7300 F 312.260.7301
AMENITY FAR BONUSES In an effort to fully realize the developers proforma, extensive study was put into understanding the full range of FAR bonuses which include street improvements, green roof and affordable housing fund. The limit of the site size required these improvements as well as the ability to raise the allowable building height. This was attainable through negotiations with the City of Chicago through the local alderman’s ofice.
PD‐
GROUND AND PARKING LEVELS PROPERTY LINE
RESIDENTIAL PARKING ENTRY
SERVICE AND LOADING ENTRY
PUBLIC ALLEY
8% RAMP
TRASH LO AD ING
16% RAMP
STAGING TRASH STORAGE
NORTH STATE STREET
The limited site area of about 8500 SF created a unique design challenge to create viable retail, a boutique residential entrance and vehicular access ramp to limited parking on the podium levels. Since eficiency was necessary in every decision, no area was left without consideration when laying out everything from the beautiful yet functional lobby to the core design. Although not shown here, all services entered the building through a sub-grade basement mechanical level.
DRY CLEANING/ PACKAGE
RETAIL AREA 2 1,096 SF
LEASING
RETAIL AREA 1 2,055 SF RESIDENTIAL LOBBY
PROJEC
EAST HURON STREET
LEVEL 1 | Ground Floor
8% RAMP
22' - 10"
PROJEC
8% RAMP
22' - 0"
16% RAMP
ACCESSIBLE PARKING AT LEVEL 2 ONLY (2 REQUIRED)
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8% RAMP
8% RAMP
20' - 5 1/4"
Although the parking levels by conventional standards are considered ineficient, the building met the minimum parking standards by Chicago Zoning Ordinance and still met parking operations standards required by the parking consultant. Once again, the constraints created by a tight site as well as FAR considerations made simple design decisions more dificult but resulted in a very eficient design solution for the site.
LEVELS 2-4 | Parking Levels
SHEETÂ N
The upper level planning methodology, as in any eficient high-rise endeavor, was to stack structural grid and core elements when possible; however, the magic of the building form begins and ends with the planning which, once establish, is dificult to change once consultantPROJECTÂ NAME coordination begins. Once the cores are established the ability to manipulate the building form becomes easier, especially with the liberties allowed with a post-tensioned concrete super structure. PROJECTÂ ADDRESS The program of unit mix is unique since there was a request by the client for very large luxury units which would occupy the upper loors above more traditional market rate units. A major dificulty with planning a residential building vertically with changing program is reconciling the building services in an economical way; however, the beneit of tight riser locations is this allows more formal liberties which are made to the living spaces at the perimeter of the building. This design was able to do both well with a lot of effort of the design team. Although there is a low unit count, the upscale market this building was designed for required a full residential amenity package which included rooftop pool, itness center and community room.
PROJECT NAME
PROPERTY LINE
-03 2 BR 1376 SF
PROPERTY LINE
PROJECT ADDRESS -05 1 BR 719 SF
-06 STUDIO 566 SF
-04 1 BR 659 SF UP
-02 2 BR 1034 SF
-03 1 BR 659 SF
-01 STUDIO 541 SF
-02 1 BR 719 SF
-01 2 BR 1349 SF
LEVELS 21-27 | Three Unit Levels
LEVELS 5-20 | Six Unit Levels
PROJEC
PROPERTY LINE
PROJEC -02 3 BR 1879 SF
SHEET NUMBER
PD‐04 STORAGE
FITNESS CENTER 1097 SF
COMMUNITY ROOM 614 SF B / PD-06
28
POOL
CABANAS
A / PD-06
-01 3 BR 1825 SF
LEVELS 28-29 | Two Unit Levels
GRILL STATION
LEVELS 29 | Amenity Level
SHEET
29
Rendering | Southeast
Through extensive coordination with the community and alderman’s ofice, it became very important to create a building that hid the parking levels at the podium. Additionally, the slender and delicate nature of the tower meant that any strong base element would detract from the simple building form. Thus, the base was designed to continue the tower materials through the base with the use of perforated metal panel and spandrel glass which both mask the utilitarian nature of the parking and also unify the composition.
Podium Rendering | Day Studying the building design at night was important to communicate the transparency of the podium materials to demonstrate that the building was designed to have vibrant retail experience as well as hide the parking levels above. The East facade presented a challenge to compose the materials in a way that the back of the core had the same design language as the rest of the facade. Some transparency was introduced in the stairwells to aid in breaking down the scale.
Podium Rendering | Night
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