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CO.BE
co-housing co-working
j o c h e m
m o e r m a n jochem moerman graduating project portfolio
JM
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the big idea precedent program site design process final design
content
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Sharing allows people to live more affordably and engage with their community. One that builds off other peoples strength, day-in and day-out. Communal spaces create interactions between people, whether its in the office, wood shop, or the kitchen.
the big idea
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co-working “Knowledge spillovers� as Jane Jacobs calls it, are spaces were ideas are recycled and reworked to help make them come alive. This cross-pollination of ideas is one of the reasons why co-working spaces are known to be very creative. Someone across from you might have the other piece to the puzzle you’ve been working on. But not only is it much more creative, it is also more affordable. Virtually no start up cost to a space that has luxuries even large offices cant afford. Many of the equipment and spaces in offices become underutilized, but they are required so it cant be removed. The collectiveness of the space also creates a strong community between coworkers. T his community can also extend past the walls of CO.BE through events space and exhibit area where the public can discover what is happening behind the computers.
co-making? The urban design panel (my classmates) have proposed for Raymur ave to be a link between the artists and the industrial zone. Many of the proposed buildings to the south have artist studios or something a bit more gritty, like what you would see at Granville Island. Is it possible to use the same model as coworking space but exchange saws instead of staplers, shared dirty workbench rather than clean tables covered in paper and gadgets? A place to tinker, make, and collaborate. Being adjacent to Raymur Ave would give this space convinces of loading and unloading but also to spill its energy out onto the public realm.
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sustainbility of coworking number of coworking spaces worldwide the priorities of coworkers
what has changed since coworking
number of first name basis relationships
place of work before coworking
source: Deskmag’s 2nd global coworking survey jochem moerman graduating project portfolio
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demographics DTES residents make a third of the income that the rest of Vancouver makes. This is the biggest influence of what makes this a diverse and complex neighborhood. There is also a high concentration of artists and aboriginal people. This group of people are much more dependent on the community services. The use of the facilitates is actually increasing while the rest of Vancouver is decreasing. The average house hold is much smaller, with the average being 1.5 persons. Most people in DTES live by themselves. The second most popular housing arrangement is single parent with a single child.
source: City of Vancouver’s downtown eastside local area plan
90% rent, 10% own
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90% live in apartments
current housing stock 32% non-market self contained units 29% market housing (rent + own) 24% private SRO’s 9% non-market SRO’s 6% community care facilities
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The SRO trend In the 90’s Vancouver was rapidly removing SRO’s from the housing stock, realizing later that it caused a great spike in the homelessness. Today BC Housing is working to renovate and restore 13 provincially-owned SRO hotels. The SRO’s in DTES are in bad condition, with the average SRO being 90 years old.
1/3 of DTES live in sro’s 55% of DTES live by themselves
source: City of Vancouver’s downtown eastside local area plan
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3 major goals for co.be individuality through adaptability
celebrated mobility
communal spaces have priority
flexible spaces minimize repetition playful facades associate suite with character rather than a room number
visible/transparent fully accessible access amenities without shoes or a jacket (semi-heated) oversize dimensions
spaces to have the best light and best views scattered amenities central dining/kitchen roof deck on each floor
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a co-housing community preparing a meal collectively
flexible and adaptible floor space in Berlin, Germany, by popp.planungen
Contenido Proyect by Ingo Bucher-Beholz, Gaienhofen
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Precedents were used throughout this project to establish a better understanding of programmatic relationships, functional layouts and space allocation. Co-housing precedents also showed desirable experiential qualities and architectural expressions.
precedent study
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Description of space
multi purpose block flex desk or temporary users during the day event space in the evenings
The HiVE is a non-profit co-working space in downtown Vancouver. What sets this co-working space apart from its rival, Network Hub, and Profile, is its focus on community. Priority is also given to businesses that focus on environmental and social sustainability. Members get access to business equipment, wireless internet, a receptionist, meeting spaces, and much more from day one, making it much more affordable to start a business. The space could be split into six evensized blocks. One full block is devoted to the kitchen/lounge space. The other block adjacent to the receptionist houses meeting rooms, washrooms, bike storage and mail slots. The ramp brings you down into the multi purpose block. During the day its for temporary coworkers, and in the evening it can be rented out for events. The last three blocks has permanent desk space.
support spaces 2 phone booths printer, scanner, and paper cutter
kitchen + lounge
permanent desks
full kitchen, including 2 fridges and 2 dishwashers variety of seating, bar stools, chairs or couches
desks are rented month-to-month window desks have additional cost
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Aaron Cruikshank, executive director of the HiVE, gave me the run down of the space, including things that worked well and things that he would add. I was really impressed when i saw the community calender at the entrance explaining ways that they engage the workers with each other. Aaron also helps connect people within the HiVE, like a mechanical engineer helping a building designer with a HVAC question. One thing the Hive doesn’t have is a public presence, a chance to showcase your work and gain some clients.
Aarons wish list private office space outdoor patio daytime event space extra meeting room prototyping space
community calender diner nights and theme days public events
reception desk more info about renting space book a meeting room
supporting spaces bike storage washrooms meeting rooms
bulletin table learn about the people in the office bulletins of community events jochem moerman graduating project portfolio
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Description of space Visiting the space during the cultural crawl and talking with a few people made it quickly apparent that this space, like the HiVE, had a very strong community. Being a member at Vancouver Community Laboratory (Co-lab) means that you are also required to do volunteer work in or out of the shop. Drop-in members aren’t required to do volunteer work but have limited access times. Key-holders are also able to buy semi-private spaces(100 s.f.) if it is available and customize it as they wish, typically building mezzanines for storage. Kim, a semiprivate key-holder said she would love to have a gantry crane, more daylighting and better ventilation.
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achslengut residences This building in is located in St Gallen, Baumschlager Eberle. The suites are accessed by interior stairs, an elevator and corridors. Servant spaces are located adjacent to this interior corridor to serve the served spaces on the exterior. All the suites (four per floor) are connected with an exterior walkway. The exterior walkway has sliding opaque panels to create a dynamic and interactive facade.
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Les nids Les Nids by KOZ architects is a unique social housing project that really focused on creating different suites, to create more individualism. Exterior walkways surround the whole building and widen at points to encourage spontaneous gathering. Some private living space have 3-way orientation.
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Rue des suisses apartment buildings This building in Paris, France has both interior vertical circulation and exterior walkways to bring access to the suites. The facade that faces the private courtyard have wooden slates that can roll up to become completely hidden in the soffit. The facade that faces the street has vertical shading devices that fold, like an accordion to adjust to the user and climate demands.
street facade
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courtyard facade
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By referring to the precedents shown previous and understanding the constants of the site a functional program was developed. Sizes and relationships were adjusted and altered as more research want done on demographics and visits were made to the precedent projects.
program
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lobby
1 st floor (co-working(lab))
150m 2
900m2 two entries: down, through atrium space grade entry from Raymur Ave. bike storage office washrooms w/shower kitchen + lounge small exhibit space
open workspace 550m 2 most of the floor area open outside to Raymur st., for increased ventilation adjacent to the semi-private spaces large wooden counter-top-height workbenches loading bay off of raymur st. (south end) storage adjacent to loading area
semi-private workspace 200m 2 100 sf per person people can adapt the space as desired
Vancouver community laboratory co-housing
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2 nd floor (co-working (office))
lobby 900m2
flex desk 30m 2
“the people filter” direct connection to co-working (lab) reception desk mail desk community calender (see the Hive precedent study) desk layout | floor plan
communal spaces 200m 2+ kitchen + lounge games area + chill-out area pin-up space meeting rooms outdoor balcony
prototyping room
150m 2 event space in the evening flex desk space during the day and in the evening if there isn’t an event
set desk 400m 2 approx. half of total floor area three times as much space as flex desk a secondary entrance with key/code security close proximity to printer rooms and phone booths
set office 50m 2 double lock required for many businesses fully glazed partitions, opening up to set desk area
70m 2 3d printer | laser cutter | sewing equipment | modeling tools
a phone booth at the Toolbox in Turino, Italy
fablab in amsterdam
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atrium
3 rd floor (public + co-working)
exhibit space 80m 2
180m2
connect the public with the co-workers below faces people coming from E Hastings St. | transit stop the pedestrian entrance level with The Skyline open and tranparent views across Raymur Ave to the library adjacent to the cafe bistro visual connection to the co-working open to below light, wide, staircase
cafe + seating 30m 2 grab a coffee and a snack and... continue on with your day meet someone at the seating area enjoy the sun on the patio visual connection to the exhibit space no direct connection for anti-theft secondary entry through the outdoor seating
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a a
30m 2 chance for the co-workers to showcase there work create more business get feedback feature along “the s
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3 rd+ floor (co-housing) Âą 2000m2 The demographics study showed that their was a large portion of people living on there own. Another popular household makeup was the single mother with child (or two). Although these families require two separate bedrooms, the wallet cant always afford it. The goal was to minimize each unit as much as possible to increase affordability. Increasing the ceiling height to 10 feet created a space that felt more open and also created more storage spaces above droped ceiling areas (bathroom and entry area).
communal spaces
two bedroom suite
Âą 20% of co-housing central kitchen with dining/lounge space gym laundry reading lounge games room bike storage car share/parking kids playground
6.0m 2 x 10.0m 2 = 60.0m 2 the most adaptable of the three suites serving primarily single parent families utilize movable walls to subdivide space or have an open plan
SRO 2.5m 2 x 4.5m 2 = 11.25m 2 modeled after a university dorm serving a individual that enjoys other peoples company adjacent communal space to include kitchen, dining and living room shared bathroom outside of room
studio 4.0m 2 x 7.0m 2 = 28.0m 2 geared toward an individual or a couple simplified and smaller appliances
WindSong cohousing community jochem moerman graduating project portfolio
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The project is located in the Downtown Eastside (DTES) neighborhood. DTES is one of the most diverse neighborhoods in Vancouver, with residents that are, on average, older and poorer than the rest of Vancouver. There is also a higher concentration of aboriginals and artists. A strong community has formed around this diversity, on the streets and community facilities.
the site
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site context
downtown eastside neighborhood E Hasting street cuts right through this neighborhood, providing danger and opportunity in one sweep. The street is one of the cities biggest arteries, carrying 6 lanes of noisy (but money filled) traffic. Money that is sometimes unfortunately used for prostitution or illegal drugs.
[neighborhood] context co-housing
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raymur ave. streetscape [site] context
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built form The surrounding context is a mix of light industrial and residential. The site is located in the convergence of many zones. A social housing development to the west has a low-mid rise apartment typology. Along the tracks, north and south, are industrial areas. The use of these industrial buildings are typically production distribution or repair (PDR). Further southeast and southwest are single family residential areas, both accompanied with a school. E hasting st. has heavy traffic and is flanked with mixed-use building on either side. The newly proposed 900 hasting will sit north of E hastings st., adjacent to the track. (see picture) The building rises 120 feet above the street and the facade takes cues from the port, which is to the north.
rendering showing proposed 900 hasting project co-housing
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color perception e.hasting st. + raymur ave
pedestrian overpass at e. keefer st.
abandoned heritage home by the railway jochem moerman graduating project portfolio
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points of interest The area is currently lacking community facilities, according to public consent. The site is located between a few newly proposed community facilities, the library and food market to the north and a group of recreation facilities to the south. The parks are toward the south and southwest, fairly disconnected. Their is also Strathcona School, east of the tracks.
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maclean park
strathcona park jochem moerman graduating project portfolio
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connectivity + nodes E Hastings in currently the gateway to Vancouver for people that arrive by car. 3 lanes, both ways, of loud, heavy traffic. The idea is to take out the street parking and replace it with rapid transit to encourage people to take a greener alternative, the transit stops will feed into green, pedestrian routes or bike lanes. DTES residents already walk twice as much as the rest of Vancouver, so it is important to “green up� these routes.
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journey to work share
transportation plan targets
pedestrian crashes | Vancouver vs. dtes
Prioritize bike connections to important destinations like schools and transit stations. Cycling and public transportation support transit improvements to increase acapacity with a fast service
People in the area are happy with their public transport, however, if public transportation through the Hastings to burnaby corridor is fast and smooth, it could decrease car traffic.
The high traffic volumes, speeds and congestion on the streets in the area pose significant barriers for walking and cycling.
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site constraints
9001 E Pender st.
project metrics
the great divide
The north-south orientation of the site makes it difficult to capitalize on daylighting and mountain views. The specific dimensions are 15m/31m by 60m. Raymur street is very flat and sits at about 6.0m geoditic. The train tracks are 1 meter above Raymur street with The Skyline 8 meters above the tracks, lining up with E hastings St. The final difference between each entrance is 9m. Raymur Street has a sewer and water line running along it.
The tracks that run through Strathcona divide the east side from the west. The current pedestrian bridge at the end of Keefer st. provide a safe passage but it is very uncelebrated and skinny. The proposed skyline intends to bring both ends of Strathcona together.
view to site from e. hastings overpass
“the basement affect” The skyline looms over two occupied floors. The 10m wide structure could create an undesirable dark environment to look at, the so called “basement affect”. Many technics can be utilized to liven up the underside of the skyline. The most important part is to simply minimize the cross section width of solid structure.
railway running along the site co-housing
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northshore views The views to the north are outstanding. Currently the view is framed with the sugar refinery on the right with the port cranes on the left. However, the newly proposed 900 Hastings blocks most of the view to the north west.
view to the north
my neighbors The site is situated between numerous new development proposals. The community greenhouse to the north is the most restrictive neighbor. In order to maximize yield in the crop it is essential to minimize the shadows case onto the greenhouse, one floor above the skyline. The two buildings to the south are both live/work studio, with the artist spaces opening up to Raymur Ave. and the residential focusing more on the skyline. The users of these building will be very similar to the ones of Cobe. The Crossroads library is across Raymur Ave., efficient connection at both levels is essential.
E pender view corridor E Pender street is lined with heritage houses and beautiful trees. The road stops at the social housing development and continues again after that track. The intuitive solution would be to continue the absence of structure, and continue the green belt through the site. However, the large social housing apartment is already standing proud between each section of E Pender street. The goal, is to have a celebrated and interactive view at the end of E Pender, possibly facing it with transparent communal spaces.
end of e. pender st. looking at the site
e. pender st. looking west jochem moerman graduating project portfolio
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The design of this project changed rapidly as more site constraints were found and precedents were better understood. Tracing paper and Sketchup were used simultaneously to understand how the massing affected the functionallity and visa versa. The sketched floor plans were then translated to AutoCAD when greater resolution was required.
design process
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first set
hi-rise The project started with a 12 story high-rise, responding to the proposal to densify this area. Both types of co-working would occupy two floors each, having the residential starting on the 5th floor. Having a triangulated floor plate helps minimize shadows onto the greenhouses to the north but it is still undesirable. Also, connection between residents and residents with amenities is much harder in a vertical orientation. Design after this scenario will include more opportunity for interaction along circulation. At this point, the skyline was perceived to be unfriendly and design, except for a few opening, completely enclosed it. A few strategies for getting daylight to the lower floor were already being thought about.
skyline section co-housing
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north-south section
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1st floor plan
2nd floor plan
3rd floor plan
4th floor plan
5th - 12th floor plan jochem moerman graduating project portfolio
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second set “v-shape”
This scenario exchanged vertical circulation with a horizontal one, in the form of single-loaded corridors. These corridors branched off of a central communal area at slightly different angles to form a “v”. The lower floor of one of these branches was left absent to open up the courtyard to the evening light The design also includes a stepping courtyard with south exposure. The central gathering place for the whole building and the public is on the 4th floor, one above the skyline. Many questions were still unanswered at this point, especially about levels of privacy as you go through the building.
cross section co-housing
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longitudinal section
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1st floor plan
2nd floor plan
3rd floor plan
4th floor plan
5th - 7th floor plan jochem moerman graduating project portfolio
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third set
“v-shape� Further exploration in how the public enters the building, focusing mainly on entry from the skyline. Also, discovering that communal spaces in the co-housing floors are more concentrated and stackable, where co-working communal spaces a spotted and variant. Manipulating the mass through digital modeling and sectional sketches to minimize shadowing onto urban greenhouse to the north.
longitudinal section co-housing
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longitudinal section
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1st floor plan
2nd floor plan
3rd floor plan
4th floor plan
5th - 7th floor plan jochem moerman graduating project portfolio
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massing exercise sketchup
Unsatisfied with where the project was heading, further experimentation was done on the massing of the building. Testing each idea and how it meets the three goals (adaptability, mobility, and communal spaces).
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skyline view skyline view
fourth set
central courtyard A separated co-housing entry to the south and moving away the tight V-shaped plan were the biggest changes at this stage of the design. The building was also stepping up and climaxing at the point where is intersects with the E Pender view corridor. courtyard view
entry to co-housing
cross section
longitudinal section co-housing
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2nd floor plan
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8th floor plan
3rd floor plan
4th floor plan
5th floor plan
6th floor plan
7th floor plan jochem moerman graduating project portfolio
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massing study
1:200 physical model
This massing model or working model was built to help understand the proportions of the courtyard and how the building sized up to the ones around it. Keeping floors independent allowed for quick experimentation while developing floor plans. It felt bulky and was challenged to “brake up� the mass, especially the blank east facade.
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shadow analysis Autodesk Ecotec
By analyzing the shadows for each season, it was quickly apparent that massing must be minimized at the south end of the site to provide ample daylighting onto the courtyard.
winter shadows
equinox shadows
summer shadows jochem moerman graduating project portfolio
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take five
3/4 review design
Keeping the overall massing and form, I divided the building up into groups or blocks. Playing with the height and rotation of these elements helped break down the massing and organize the facade treatment. Some blocks are public and transparent, two are designed to connect spaces vertically and others closed off and private
1st floor plan co-housing
CO.BE co-working
2nd floor plan
3rd floor plan
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4th floor plan
5th floor plan
6th floor plan
7th floor plan jochem moerman graduating project portfolio
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final design
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final design fall 2013
The final design features a podium, housing the co-working functions. The co-housing portion rises off of this base with a broken up mass resulting in multiple oreintations and roof decks. Floors are connected with atruim spaces and a central solarium. circulation through th co-housing portion is transparent and semiheated
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co-working (artist) semi-private 10m 2 shared workspace
UG pa rki ng
1st floor plan co-housing
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second floor plan co-working (office) flex desk set desk set office
2nd floor plan jochem moerman graduating project portfolio
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3rd floor plan
CO.BE co-working co-housing circulation
vert. connections
communal spaces
green roofs
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co-housing two bedroom studio
massing
SRO
4th floor plan
5th floor plan
6th floor plan
7th floor plan jochem moerman graduating project portfolio
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SRO
studio
two bedroom suite
10 units in building 2.3m x 4.5m = 10.35m2
16 units in building 3.5m x 6.6m = 21.10m2
14 units in building 5.8m x 9.8m = 56.84m2
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10 meters
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space legend co-working | semi-private space
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co-working | set desk
co-housing | two bedroom
co-housing | studio
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space legend co-working | semi-private space
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co-housing
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co-working | set desk
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co-housing | two bedroom
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elevations
east co-housing
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north
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material palette channel glass
woodstone cladding
slate panel cladding
transparency while maintaining thermal comfort
non-combustible textured
vernacular
west
south jochem moerman graduating project portfolio
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co-working entry perspective channel glass responds to neighboring greenhouse entry onto 3rd floor cafe co-housing
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co-housing entry perspective along the E Pender view corridor entry onto 3rd floor lobby jochem moerman graduating project portfolio
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final model 1:200
model was made using two tones of card stock and sanded plexy glass.
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The goal for this project after the break is to unify the various functions in the building; programmatically, esthetically and experientially. Also, standardize proportions and fenestration on each facade Simplify the massing, while maintaining the lightness and experiential qualities of the current design. resolve the issues that were discovered during the code analysis
onward...
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I’d like to acknowledge the help of the faculty; Peter Levar, Micheal Labrie, and Ron Kato for their help throughout this project. Also, my fellow classmates and of course, my family.
thank-you