SCARRITT RENAISSANCE |
VISION STUDY
2016
SCARRITT RENAISSANCE
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SCARRITT RENAISSANCE NEIGHBORHOOD
SCARRITT RENAISSANCE REVITALIZED PART ONE • Neighborhood Revitalization Concept • Site Selection PART TWO • Benton Blvd + Independence Ave • Indiana Ave + Garner Ave • ho pson e • o erts t
SCARRITT RENAISSANCE CONCEPT Scarritt Renaissance is a well-established neighborhood in Northeast Kansas City. The neighborhood holds pride with its connection to Kessler Park, the Kansas City Museum, and its many beautiful, historic homes. However, the area is simultaneously mottled with vacant lots and entire blocks in need of attention and care. After analyzing the history, demographics, and current conditions of the area, a set of six goals were established to guide the revitalization of the neighborhood. These goals were derived from the Scarritt Quality of Life Plan, various plan initiatives affecting the neighborhood, as well as stakeholder feedback. These six goals include: maintaining the character and integrity of the neighborhood by preserving historic buildings and maintaining existing structures, improving accessibility via public transportation and walking, encouraging development by supporting local economy and business within the neighborhood, repurposing and repairing vacant lots and poorly-used areas, promoting a safe and clean environment by improving eyes on the street and maintaining vegetation for better sight-lines, and encouraging diversity by advancing cultural interaction within the neighborhood. e identi ed three recurring c nc t pologies in the neigh orhood st nd rd in ll lots, illeg l lots th t re in iol tion of current oning re uire ents, nd corner lots. t nd rd in ll lots re issing teeth within neigh orhood, illeg l lots re too n rrow to uild on with standard building methods, and corner lots are important to hold together two edges of a block. By addressing vacant lots through ef cient in ll design, we c n restore the issing teeth, e illeg ll n rrow lots uild le g in through ltern ti e ppro ches, and stitch together street fronts with intentional corner buildings. The following proposals seek to employ these strategies to spark revitalization in the neighborhood. hrough neigh orhood n l sis nd st eholder input, we h e de ned focus re sp nning e st west fro enton oule rd to Myrtle Avenue, and north-south from Independence Avenue to Garner Avenue. This area of the neighborhood contains the most vacant sites with the ost pro le tic conditions. ur design propos ls ct s protot pic l odels th t ef cientl ddress the ost co on issues. Our proposals range in both building type and building size. These prototypes can be learned from and adapted as other vacancies in the neighborhood with similar problems are developed in the future.
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CLIFF DRIVE - A scenic byway enjoyed by pedestrians, bikers, photographers, and more.
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KANSAS CITY MUSEUM Hosts family and educational events for the community
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GLADSTONE BLVD Road with many historic homes, the site of Scare-it Halloween.
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THE CONCOURSE - A gathering space in the neighborhood that hosts many events.
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BENTON INTERSECTION IMPROVEMENT
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INDEPENDENCE AVENUE MURALS
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The Scarritt Renaissance Quality of Life Plan aims to increase the use of Cliff Drive and Concourse Park, encourage residential and commercial development, and improve neighborhood safety.
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COMMUNITY IMPROVEMENT RESIDENTIAL COMMUNITY INFRASTRUCTURE
SCARRITT RENAISSANCE QUALITY OF LIFE PLAN
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CLIFF DRIVE - Change into bike path and no longer allow cars, pedestrian only.
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KESSLER PARK - Transient community, problems with dumping when Cliff Drive is open
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NEW DEVELOPMENT Pro osed co ee and o er shop on corner of Gladstone and Anderson.
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GLADSTONE BLVD - Problems with speeding, need to make more pedestrian friendly.
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SCARRITT ELEMENTARY Repurpose into community center, pool, senior housing, town square.
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ROBERTS CORRIDOR - Develop a prototype to follow as a concept on how to improve.
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ST JOHN CORRIDOR - Develop St John into its own commercial corridor.
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AREAS OF IMPROVEMENT REVITALIZATION PEDESTRIAN CORRIDORS
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FEEDBACK FROM FIRST STAKEHOLDER MEETING
Main Objectives Emphasize, promote, and protect attractive and historic character
Improve public transportation and walkability
Better bus stops and sidewalks Provide benches and trash cans along streets
CULTURE
SAFE + CLEAN
DEVELOPMENT
ACCESSIBILITY
CHARACTER
Preserve historic buildings and maintain existing structures
Start a program to help Promote neighborhood educate residents how to take camaraderie by creating care of their homes and yards initiatives to help clean up the neighborhood Spread a mixed use of amenities throughout the neighborhood
Encourage and support local Repurpose, repair, or economy and businesses cultivate vacant and poorly within the neighborhood used areas
Create opportunities for mixed used buildings and provide spaces for small businesses
Encourage outdoor activities by using empty lots to educate about gardening and recycling
Promote eyes on the street to create a safe, social environment
Create front porches and informal gathering areas to encourage interaction
Trim vegetation for better sight-lines
Improve facades and signage, intermingle commercial and residential to prevent “dead zones�
Encourage and advance cultural interaction within the neighborhood
Provide more spaces for events spread throughout the neighborhood
Create a better connection to Kessler for residents and nonresidents alike
Encourage language classes and give an outlet for increased participation
Scarritt Renaissance will become a cultural and ethnic hub while preserving its history and integrity.
CONCEPT DIAGRAM
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REGIONAL HUBS CORRIDORS GATEWAYS LOCAL HUBS IMPROVED WALKABILITY Our goal is to encourage culture and safety within Scarritt Renaissance by improving walkability and by stimulating local and regional activity within the community.
DESIGN PROPOSALS
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BENTON/INDEPENDENCE INTERSECTION- Developed as a transit hub
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JACKSON - Developed as major cooridor. Improve walkability
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MIXED USE DEVELOPMENTWant area to be developled as mixed use.
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ELEMENTARY SCHOOL - To not be a primary focus for redevelopment plan
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MUSEUM - Include bike racks/bike share
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GLADSTONE BLVD Link roads together and develop parking
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ROBERTS/THOMPSON Develop a area of mixed use buildings
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FEEDBACK FROM SECOND STAKEHOLDER MEETING
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REGIONAL DESTINATIONS CORRIDORS GATEWAYS LOCAL DESTINATIONS IMPROVED WALKABILITY Our goal is to encourage culture and safety within Scarritt Renaissance by improving walkability and by stimulating local and regional activity within the community.
DESIGN PROPOSALS
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VACANCIES
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VACANT PARCELS
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ALL VACANCIES
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VACANT PARCELS
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ALL VACANCIES
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R1.5 - LOW URBAN RESIDENTIAL R2.5 - MEDIUM-HIGH DENSITY RESIDENTIAL B3-2 - COMMERICAL BUSINESS
VACANCIES - ZONING
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VACANCIES - RESTORED URBAN FABRIC
INFILL
CORNER
NARROW
<30'
Infill lots will restore the vacancies that currently ruin the consistency and character of the streetfront.
Corner lots anchor the ends of a block and stitch together the varying setbacks of the buildings adiacent to it.
Narrow lots include parcels that are illegally sized according to their current zoning and therefore require rezoning or alternative design options that benefit from its narrow width.
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VACANCIES
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INFILL PARCELS
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VACANCIES - INFILL PARCELS
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CORNER PARCELS
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VACANCIES - CORNER PARCELS
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<30'
ILLEGAL PARCELS
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VACANCIES - ILLEGALLY NARROW PARCELS
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<30'
INFILL PARCELS CORNER PARCELS ILLEGAL PARCELS
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VACANCIES - ALL TYPOLOGIES
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<30'
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MULTIPLE TYPOLOGIES
VACANCIES - PARCELS WITH MULTIPLE TYPOLOGIES
<30'
VACANCIES - SITES CHOSEN BY KCDC
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COMMERCIAL GRADIENT IMPROVED WALKABILITY AREAS OF INTERVENTION CHOSEN SITES We aim to create an adaptable model that improves the quality of the public realm through our six goals.
FOCUS AREA VISION PLAN
INDEPENDENCE AVE + BENTON BLVD
INDEPENDENCE AVE + BENTON BLVD This site holds the potential to be a major activity node along the Independence Ave corridor as well as become an entryway and landmark for the Scarritt Renaissance neighborhood. Independence Avenue is a major commercial corridor that connects Downtown KC and River Market to the Northeast and Independence. Previous KCDC studies of ndependence enue suggest the necessit of uildings th t periodic ll l nd r the street through height nd uni ue ch r cter. his l nd r ing str teg ids in w nding nd neighborhood identity, especially along a major transit line. This corner site must perform the important task of transitioning to a commercial streetfront from a residential streetfront, which differ in use, scale, and character. This transitional corner building forms the gateway into Scarritt Renaissance. Benton Boulevard is misaligned at this intersection, which results in odd relationships between streets, sidewalks, and buildings. We decided to work with this misalignment, continuing the axes of the streets into our sites. This extension formed an urban room, which would host all public spaces. Since our site has a bus stop, and since the KC Streetcar has the potential to be built along Independence Avenue in the future, we decided to implement Kansas Cityâ&#x20AC;&#x2122;s Transit Oriented Design principles to our proposal. This means creating a dense, mixed-use building that hosts commercial functions at the street level and residential uses above. The building is tall enough to act as a landmark, to establish the identity of not only the building itself but also the identity of Scarritt Renaissance and Independence Ave. An existing yet vacant structure called the Perky Brothers Building is located next to our site, and we propose that it be reused for apartments and commercial spaces. here re two or pu lic sp ces in our design. he rst pu lic sp ce is right t the corner of the intersection nd is to e fle i le, ulti purpose pu lic pl . t is le to be rearranged to host food trucks, small and large performances, outdoor cafĂŠ seating, formal and informal gatherings, and changing public art installations. An accessible space for cultural events would be a boon to the Scarritt Renaissance neighborhood, as it would let residents more easily express themselves or learn about the lives of others in their neigh orhood. his pl h s ro n sh de structure th t c n e full or p rti ll retr cted to custo i e the ount of sh de the pl h s. he second pu lic sp ce is the g rden, loc ted etween our in ll uilding nd the er rothers uilding. his g rden is intended to e uieter, ore org nic in for , nd host ore eget tion. ince this g rden is loc ted at the lowest end of the site, it also serves to mitigate stormwater runoff through the use of bioswales and permeable pavement. This garden is protected from the sun by tree c nopies inste d of ro n sh des. ere, fle i le outdoor se ting c n e ist to ser e the co erci l ten nts long the street le el, or ser e the ten nts of the p rt ents o e. t the streetside of this garden is the bus stop (and potentially the future streetcar stop). Our design is to be understood as a prototype that Scarritt Renaissance can consider when looking at future development along Independence Avenue. It is important that future de elop ents in ll c nt lots or reuse e isting structures, h e incre sed densit , nd house i of uses including residenti l, co erci l, nd of ce within one uilding. t is also important that these future developments contribute to the identity and character of the neighborhood and do not exclude people based on race, income, or ability. Finally, new developments should intentionally integrate mass transit systems into their design when appropriate, rather than cater to the automobile.
H I G H WA Y7 1
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T H EP A S E O
I ND E P E ND E NC EA V E
BENTON + INDEPENDENCE SITE - AUGUST 2007
BENTON + INDEPENDENCE SITE - JUNE 2011
600 Benton Blvd
BENTON + INDEPENDENCE SITE - JUNE 2015 Kansas City, Missouri Street View - Jun 2015
The Benton Blvd + Independence Ave intersection is highly accessible to many popular districts of Kansas City, including Downtown and Kessler Park. Otherwise, our site is still accessible to major highways, such as I-70 and I-35.
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CONNECTORS PARKS KC DISTRICTS
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CONNECTIONS TO KANSAS CITY
By walking less than 15 minutes in any direction from the Benton Blvd + Independence Ave site, many useful destinations can be accessed. These destinations include Kessler Park and the Kansas City Museum to the north, the various shops along Ind Ave to the east and west, and to Truman Road to the south.
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5 MINUTE WALK 10 MINUTE WALK 15 MINUTE WALK
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WALKABLE DESTINATIONS
One can walk less than 15 minutes from our Benton Blvd + Independence Ave site and intersect various bus lines. By being able to walk to many bus lines, one can dramatically increase the amount of ground they can cover without depending on a car.
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BUS ROUTES 5 MINUTE WALK 10 MINUTE WALK 15 MINUTE WALK
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WALKABLE DESTINATIONS + TRANSIT LINES
Within Scarritt itself, one can reach quite a few major destinations by walking less than 15 minutes from our Benton Blvd + Independence Ave site. Aside from being able to walk to or from one’s home, one could walk to the Concourse, Cliff Drive, the Kansas City Museum, to various churches, to Scarritt Elementary School, and to each of Kansas City Design Center’s chosen sites.
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KCDC SITE SCARRITT DESTINATION 5 MINUTE WALK 10 MINUTE WALK 15 MINUTE WALK
WALKABILITY IN SCARRITT RENAISSANCE
CORNER
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SITE
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SITE MAP - BENTON BLVD + INDEPENDENCE AVE
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INDEPENDENCE BUS
BUS STOPS
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PARKING SPACES
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PARKING
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2 FT INCREMENTS
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TOPOGRAPHY
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TREE
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VEGETATION
Viewsheds show the areas that can be seen from our site. Conversely, it shows the areas that one can stand and see our site. Due to topography, Benton Blvd + Ind Ave can see far to the east and the south. Because of hills and trees, the north and west are not as visible. To increase visibility, a taller building can be made, which can serve as a ayfinding landmark to users on Independence Ave.
BENTON BLVD
INDEPENDENCE AVE
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BENTON + IND AVE VIEWSHEDS
VIEWSHEDS
Benton dra s traffic from the north from essler ark and the rest of carritt enaissance hile traffic from the south tends to come from or ruman oad. ue to the misalignment of Benton Blvd the axis of the t o roads can be imagined as carrying through into our corner sites.
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CONNECTIONS
By carrying the axis of Benton Blvd through into our sites and re-establishing the urban edges with built forms, an urban room of sorts is created at the intersection. This allows the intersection to function less as a compressed thoroughfare and more as a released area of respite.
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AXIS URBAN EDGE URBAN ROOM
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PARTI OF ALL FOUR CORNERS
he urban edge is defined by the continuity of building facades along a street. By infilling the four corners of Benton Blvd and Independence Ave, we restore the intersection of the urban edge. However, by setting back this defined edge from the street an urban room of sorts is created.
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IMPLIED EDGE
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URBAN EDGE
B3-2 is Commercial Business. R2.5 is Medium-high Density Residential.
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R2.5 B3-2 BOTH R2.5 + B3-2
EXISTING ZONING
B3-2 allows for zero setback when facing the street. R2.5 calls for a 25’ setback on front and rear; 8’ side setback.
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SETBACKS R2.5 B3-2 BOTH R2.5 + B3-2
EXISTING ZONING - MINIMUM SETBACKS
The maximum height for mixed-use buildings along Ind Ave is 45â&#x20AC;&#x2122;.
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MAX VOLUME R2.5 B3-2 BOTH R2.5 + B3-2
EXISTING ZONING - MAXIMUM BUILDABLE VOLUME
According to current zoning and the Independence Avenue Overlay, the maximum height for mixed-used buildings is 45â&#x20AC;&#x2122; high with a zero-lot setback on the street side. These volumes show the maximum allowable building mass.
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BUILDING MASS
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MAXIMUM BUILDING VOLUME
Because the Benton Blvd + Independence Ave intersection is misaligned, we decided to hypothetically extend the Benton Blvd axis into the lot across the street. By extending the axis, we create two large public spaces at the corners.
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BENTON FORCES BUILDING MASS
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EXTENDING THE BENTON BOULEVARD AXIS
In order to create an identifiable building along the venue that can be used for ayfinding e decided it as important to increase the height of our building to exceed any other building in the area. his tall building is a strong terminus to northbound Benton Blvd and provides a precedent to future dense building development along the ndependence venue corridor.
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UPWARD FORCES BUILDING MASS
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LANDMARKING
Although we are increasing the height of our building to exceed any other building on Independence Avenue, it is not without regard to its context. According to KCâ&#x20AC;&#x2122;s Transit-Oriented Development policy, corner sites, such as our site, should gradually increase in height from lowdensity residential to higherdensity mixed use buildings. Our building heights consider this concept of a gradually increasing height to establish a prominent street corner.
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ROOF LINES BUILDING MASS
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GRADUAL INCREASE IN ROOF HEIGHT
A parti is the graphic representation of the designâ&#x20AC;&#x2122;s main conceptual and spatial moves. The axis from Benton Blvd is continued into our site to create a large public space along the street. Two bars are placed on the site to subdivide the public space into three distinct spaces. The Perky Brothers building is repurposed and incorporated into our design. A horizontal axis is created alongside the E-W bar to unite the two public spaces.
PARTI
Programming our proposed buildings was based off of Kansas Cityâ&#x20AC;&#x2122;s TransitOriented Development policy. This policy recommends dense, mixeduse buildings along transit corridors. Commercial uses should line the ground floor while residential is located on floors above. ublic space should be visible and accessible to a variety of users. Parking should be located behind or under the building, and parking garages should be skirted with commercial and/or residential uses.
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RESIDENTIAL COMMERCIAL PUBLIC SPACE TRANSIT FACILITIES PARKING
PROGRAM
The four-corner intersection of Benton Blvd and Independence Ave causes tricky paths for cars, pedestrians, and transit. This map shows how various modes of transit access the four corners. Notice how car access to our sites is not off the major street of Ind Ave, but rather off the less-busy side streets of Benton Blvd and Roberts Street. This reduces the amount of curb cuts on major roads, which can streamline traffic by allo ing less turns to side streets. It also allows unsightly parking lots to be hidden behind buildings. These concepts are in line with KCâ&#x20AC;&#x2122;s Transit-Oriented Development policy.
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CAR ACCESS PEDESTRIAN ACCESS TRANSIT ACCESS
MODES OF TRANSIT
SOLAR STUDY - JULY 21 - 9AM st
SOLAR STUDY - JULY 21 - NOON st
SOLAR STUDY - JULY 21 - 3PM st
SOLAR STUDY - JULY 21 - 6PM st
SOLAR STUDY - DECEMBER 21 - 9AM st
SOLAR STUDY - DECEMBER 21 - NOON st
SOLAR STUDY - DECEMBER 21 - 3PM st
SOLAR STUDY - DECEMBER 21 - 6PM st
The most public open spaces are located along the street in the form of two plazas, an upper plaza and a lower plaza. The upper plaza is far more open and exposed to the sun and street. The lower plaza is smaller and more intimate because it is less exposed to the sun and the street. There is a private open space behind the residential building along Roberts Street, which is a shared space for the residents that form its boundary.
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BUILDING PUBLIC PRIVATE
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PUBLIC VS. PRIVATE SPACES
On a typical day, the plaza can house a variety of functions at once. There can be loose seating for restaurants or cafes at the commercial level. There is plenty of room for public art installations that can change over time. And an open lawn provides the stage for appropriation: groups can assemble, children can play games, and individuals can creatively use the space as suits their immediate needs. Overhead, cloth roman shades can be adjusted to control how much sun or shade is needed and where that sunlight or shade falls.
PLAZA SPACES - EVERYDAY USE
There a many local food trucks in Scarritt Renaissance. This plaza is open enough to accommodate food trucks. Loose seating allows the diners to customize their space before they eat their meal. At the end of lunch or dinner times, the food trucks leave and the loose seating can be removed to accommodate different uses. Users who come for the food trucks may decide to stay to use the other commercial functions at the ground level. Roman shades again allow people to eat in the sun or in the shade, depending on their personal preference as well as the weather on that particular day.
PLAZA SPACES - FOOD TRUCKS
The open plaza also allows for temporary fairs or markets to set up kiosks in a variety of configurations. Large cultural events or small local sales can both occur here. People who are drawn to the plaza by the kiosks may stay to also use the various commercial functions on the ground floor. Roman shades can be fully extended to provide full protection from the sun if kiosks do not own folding tents or other form of protection. Further, fully extended shades would create a â&#x20AC;&#x2DC;ceilingâ&#x20AC;&#x2122; and an experientially more intimate space, if desired.
PLAZA SPACES - FAIR OR MARKET KIOSKS
A raised portion of the plaza typically hosts loose seating, but at special times it can also serve as a stage for performances. While these performances would certainly be mostly informal, it can showcase small local bands, public speakers, or other shows. The open plaza space allows audiences to sit or stand for spontaneous shows; alternatively, loose seating can be arranged for more organized shows. The roman shades can centralize over the stage to call attention to the performance.
PLAZA SPACES - PERFORMANCES WITH ARRANGED SEATING
A raised portion of the plaza typically hosts loose seating, but at special times it can also serve as a stage for performances. While these performances would certainly be mostly informal, it can showcase small local bands, public speakers, or other shows. The open plaza space allows audiences to sit or stand for spontaneous shows; alternatively, loose seating can be arranged for more organized shows. The roman shades can centralize over the stage to call attention to the performance.
PLAZA SPACES - PERFORMANCES WITH LAWN SEATING
The plaza provides the stage for public art installations, especially those from local artists. These public artworks can be fixed or can change over time, providing a different experience for visitors who return time and time again. The art could be interactive, inviting people to touch it, climb on it, or move it around. Ideally, the installation would be crafted by a local artist and it would evoke local culture and identity. The roman shades can be fully retracted to maximize sunlight exposure on the plaza. This would feel best in the colder months, but also allows for shadowplay with the artwork.
PLAZA SPACES - PUBLIC ART INSTALLATIONS
Bioswales are landscape elements that help manage stormwater in urban environments. They are bowl-shaped landscapes with native vegetation and permeable soils. Runoff from parking lots, streets, roofs, and other man-made impermeable surfaces can drain into a bioswale. This captures excessive stormwater and reduces the effects of flooding. Further, bioswales capture the pollutants from stormwater (such as motor oils, windshield wiper fluids, etc) and the vegetation within the bioswale can break down these pollutants instead of sending them into the water system.
BIOSWALES
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PARKING GARAGE FLOOR PLAN
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LOWER PLAZA FLOOR PLAN
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GROUND FLOOR PLAN
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TYPICAL FLOOR PLAN 1ST-3RD FLOOR
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TYPICAL FLOOR PLAN 5TH - 6TH FLOOR
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2ND FLOOR TOTAL APPROX 1600 SF
1 BEDROOM APPROX 700 SF
STUDIO APPRX 380 SF UNIT COUNTS +/12 RETAIL STORES 10 STUDIOS UNITS 14 ONE BEDROOM 6 TWO BED ROOMS 16 LIVE WORK TOTAL+/-60-70 UNITS PERKY BROâ&#x20AC;&#x2122;S 1.5 FLOORS RETAIL 16 UNITS 3 OFFICE
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STANDARD UNIT LAYOUTS
BENTON
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BENTON NORTH ELEVATION
INDEPENDENCE
ROBERTS
PARKING PARKING
PARKING PARKING PARKING
SECTION A-A
BENTON
PARKING PARKING
PARKING PARKING
SECTION B-B
INDIANA AVE + GARNER AVE
1+ 2
INDIANA AVE + GARNER AVE orner sites re the ost i port nt for in ll, ec use the hold together the ur n f ric of the loc . pic ll in neigh orhood the corners re ignored nd the houses uilt on the onl respond to one street. ur propos l is n tte pt to cre te new situ tion in which c nt corner lots c n e in lled with uildings th t ddress oth street fronts nd cre te pu lic sp ce, ret il sp ce, nd ulti f il residences. here re n sites throughout the neigh orhood in which two or three corner lots re c nt, ut there is onl one occurrence where ll four corners re e pt , so it pro ides the ost opportunit for i p ct. t the intersection of ndi n nd rner enue re tot l of nine c nt p rcels which e up four corner lots of r ing si es. he l rgest eing , s ft nd the s llest site eing , s ft. ll four sites re oned s . , which is eigh orhood usiness. his cre ted the opportunit for the t polog of i ed use corner uilding, with residenti l on upper floors nd loc l co erci l usinesses on the otto . his intersection would e neigh orhood hu , pl ce to stop long ndi n enue on the w up to the ns s it useu . he in dri ing concept in the ndi n nd rner pro ect w s the cre tion of pu lic sp ce. ing the i u olu e th t c n e pl ced on e ch site nd then su tr cting its nd pieces so th t e ch of the uildings t into e ch other in interesting w s cre tes different t pes of pu lic sp ce. ing sure ll the uildings rel te to e ch other in this push pull di gr is how the pu lic sp ce etween ll four uildings w s cre ted. his newl cre ted pu lic sp ce would e denoted teri l ch nges in the l ndsc pe nd streetsc pe. oo ing to the t pologies of the neigh orhood dro e the rest of the uildings for . fter the cre tion of the pu lic sp ce on the in le els, se i pu lic sp ce w s cre ted on the second le el of e ch uilding. oo ing t the different t pe of porches round the neigh orhood nd dr wing fro those proportions, ll the uildings h e porch open to the residents of e ch respecti e uilding. he se i pu lic sp ces re ll on the front corners of the uildings to eep the ide of the front porch nd long with it the opportunit for t l ing to our neigh ors either fro our own co ple or fro cross the street to nother corner. stl , se i pri te sp ce w s cre ted for the three l rger uildings to gi e the residents re fro the pu lic fronts of the street nd to llow for so e pri c nd e es on the lle , si il r to the c rds nd c dec s of the current ho es in c rritt. nce ll these sp ces were incorpor ted, the uilding for w s cre ted. he in co ponent of the uildings is the circul tion corridor spine th t lin s the se i pu lic sp ce to the se i pri te sp ce with the residences r di ting fro th t. his spine is denoted with different color f de to further e ph si e the corridor nd the pu lic sp ces co ing out fro it. t either end of the spine re secured circul tion towers th t t e residents to the upper floors of the co ple . hese towers ct s the in for of circul tion s well s structure for the whole uilding. he teri ls were then chosen sed on the proportions nd current teri ls in c rritt. o rd for ed concrete is used for the plinths th t the uildings sit on s well s the circul tion towers to rec ll the stone se nd ric chi ne s throughout the neigh orhood. orrug ted et l siding for the residences continues the hori ont lit of the neigh orhood s e isting hori ont l siding nd ric coursing, nd the red p inted corrug ted et l w s chosen sed on ll the ric in the neigh orhood. scri w s designed to help with sun sh ding on south, west, nd e st f cing gl ss, so th t residents still h e iew ut do not h e too uch he t g in in the d cent sp ces. he p nel di ensions re sed on t pic l window si ing of e isting houses, nd the teri ls, et l fr ing nd wood lou ers, were chosen sed on the et l r ilings nd shutters found throughout the neigh orhood. stl , the roof c nop w s designed to ring ll the sp ces together. he uilding for s h e the su tr ction of sp ces in e ch design th t cre te the se i pu lic or se i pri te sp ces so the c nop tries to ind these su tr ctions c to the ide of the origin l ss. he c nop is loose tr nsl tion fro the t pic l pitched roof throughout the neigh orhood, with o erh ngs nd slight slope th t is in erted fro the t pic l situ tion found in c rritt. nce ll four lots re uilt, there would e newl cre ted pu lic hu in the c rritt. oc l usinesses would t e o er these ret il sp ces, which could include n things such s c fe, r, produce r et, of ce sp ce, l undro t, g , nd n thing else the neigh orhood need or desire. hese usinesses nd their cco p n ing pu lic sp ces would ring new life to the re nd the new se i dense i ed inco e housing will llow for ore people to co e to c rritt, nd for e isting residents to o t in different st le of li ing with ore enities. his ppro ch c n e pplied to other corner situ tions within the neigh orhood to further i pro e the e isting conditions nd to cre te opportunities for loc l usinesses, i ed inco e ulti f il housing, nd pu lic sp ces throughout c rritt en iss nce eigh orhood.
1+ 2
SITE
Inconsistent Street Front Public + Cultural Space Neighborhood Identity Multiple-Zoned Parcels Lack of Parking Extreme Topography
Anchor Block Improve Sidewalks Mixed Use Development Increase Diverse Density Eyes on the Street Public Space for Local Events
SOLUTIONS
ISSUES
INDIANA AVENUE + GARNER AVENUE
here is onl one occur nce of ll four corners eing c nt in c rritt, howe er there re n situ tions where two or three of the corner lots re e pt , within which this t polog could still e pplied.
N
CORNER LOTS VACANCY LAND BANK
egend
OVERALL NEIGHBORHOOD CORNERS
1+ 2
N
ORANGE
egend
SITE MAP
N
egend
SITE TYPOLOGIES
1+ 2
N
egend
SITE TYPOLOGIES
SITE PHOTOS
he selected sites have a lot of existing trees around the perimeters.
INDIANA AVE
GARNER AVE
THOMPSON AVE
N
egend
TREE COVERAGE
Ma ority of the neighborhood is single family residences. Our proposal ould bring more multi family residences into the area.
N
MULTI-FAMILY SINGLE FAMILY
egend
LAND USE
N
egend
VACANCIES
HISTORY - 1896
N
egend
VACANCIES
HISTORY - 1925
N
egend
VACANCIES
HISTORY - 1957
istorically these lots have been occupied except for hen the neighborhood as founded in the late s and currently.
N
egend
VACANCIES
CURRENT - 2016
N
egend
B 1.1 ZONING
ZONING
N
egend
B 1.1 ZONING
ZONING - SETBACKS
N
egend
MAX INFILL B 1.1 ZONING
ZONING - INFILL
Maximum buildable area.
PARTI
mphasi e the corners to generate public space bet een all four forms.
PARTI
ush and pull the forms into each other.
PARTI EXPLORATION
ush and pull the forms into each other.
PARTI EXPLORATION
ush and pull the forms into each other.
FINAL PARTI
Maximum buildable masses.
FORM DIAGRAM - STEP ONE
he masses are pulled back to the re uired setback lines.
FORM DIAGRAM - STEP TWO
he masses are then pulled back further to match the regulating lines of the street fronts.
FORM DIAGRAM - STEP THREE
he masses are pushed do n to match the heights of neighboring houses.
FORM DIAGRAM - STEP FOUR
he remaining mass is the cut to create public space in the front.
FORM DIAGRAM - STEP FIVE
The final masses are diagrammed to show how all four buildings fit together based on the subtractions from each. This creates a unique public space for each site.
FORM DIAGRAM
astly the back corner is subtracted to create a secondary public space.
FORM DIAGRAM - STEP SIX
he spaces in the back create eyes on the alley and serve as a more private outdoor space for residents.
PRIVATE SPACES
he front extrutions as ell as the ground surface turns the entire intersection into public space.
PUBLIC SPACES
ADJACENT HOUSES
ADJACENT HOUSES
NEIGHBORHOOD FACADES
Elements of the typical Elements typicalhouse in Scarrit were used to inform house in Scarritt were used building’s design. totheinform the building’s design, such as typical porch 1. Typical porch dimensions: dimension (8ft deep x 10 ft 8ft depth tall) and the push and pull 10ft tall from the rectangle to vary side profiles. 2. Extrusions to vary the side profiles
HOUSING TYPOLOGIES
HOUSING TYPOLOGIES
+
=
By analy ing the typologies in our neighborhood e ere able to abstract fromal ualities of the housing and create a facade the immitates these features.
HOUSING TYPOLOGIES
CASE STUDY - FORMOSA 1140, LORCAN Oâ&#x20AC;&#x2122;HERLIHY ARCHITECTS
CASE STUDY - MAKI HILLSIDE TERRACE, MAKI AND ASSOCIATES
CASE STUDY - LATTICEWORK APARTMENT BLOCK, JUANA CANET ARQUITECTOS & ANGEL M MARTIN COJO
SMART AVE.
INDIANA AVE.
GARNER AVE.
THOMPSON AVE.
SITE PLAN
he creation of public space as our main design goal. t is connected through a circulation spine that becomes the organi er for the living spaces.
N
LIVING SPACE PUBLIC SPACE CIRCULATION
egend
PARTI
N
RESIDENTIAL PUBLIC SPACE CIRCULATION PARKING COMMERCIAL
egend
FLOORPLAN - LEVEL 0
N
RESIDENTIAL PUBLIC SPACE CIRCULATION PARKING COMMERCIAL
egend
FLOORPLAN - LEVEL 1
DN
N
RESIDENTIAL PUBLIC SPACE CIRCULATION PARKING COMMERCIAL
egend
FLOORPLAN - LEVEL 2
DN
DN
N
RESIDENTIAL PUBLIC SPACE CIRCULATION PARKING COMMERCIAL
egend
FLOORPLAN - LEVEL 3
NORTH
EAST
ELEVATIONS
SOUTH
WEST
ELEVATIONS
EXPLODED AXON
The modules are adaptiable, so that two single bedroom apartments can be combined to create one three bedroom apartment.
MODULE ADAPTABILITY
SEMI-PRIVATE
PRIVATE
PUBLIC
SECTION PERSPECTIVE DIAGRAM
SECTION PERSPECTIVES
SECTION PERSPECTIVES
EAST-WEST
NORTH-SOUTH
SECTIONS
VIGNETTES
VIGNETTE - SOUTHEAST PUBLIC SPACE
RENDER - NORTHEAST CORNER
RENDER - SOUTHEAST CORNER
RENDER - NORTHWEST CORNER
1+
THOMPSON AVE + GARNER ST
<30'
1+
THOMPSON AVE + GARNER ST orthe st ns s it h s repe ting neg ti e situ tion of c ncies throughout its neigh orhoods. f the three c nc t pologies defined pre iousl , the steep topogr ph nd n rrow lot t pologies re often oriented cross the lle fro e ch other. his situ tion c n e ddressed with protot pe t ing into consider tion the ost se ere topogr ph , nd n rrow lots as the base for research and design. he p rcel longside ho pson e is oned s . , which is ediu densit residenti l. here re ho es to oth the left nd right of the c nt lot. he p rcel longside rner e is lso oned s . , ut due to its n rrow width of feet, is dee ed illeg l for per nent uilt structure. he go ls for these sites re to cre te producti e l ndsc pe, int in e es on the lle nd streets, ddress topogr phic l ch llenges, nd i pro e o ergrowth nd eget tion. connecting the p rcels cross the lle , it is reco ended th t the e seen s one site nd the owner purch ses the s p c ge. he ho pson lot is used to uild sust in le single f il ho e for riet of f il t pes. he rner lot pro ides the ho eowner with l nd to est lish ho este d or g rden re th t will sust in to person f il with grown fruits nd eget les. his site would lso include tool shed g r ge with studio o e. ot onl does the co in tion of two lots pro ide good de l of fin nci l st ilit , ut lso introduces n inno ti e protot pe for the rest of the neigh orhood where there re si il r occurrences nd c nc p tterns. u lic sp ces in the ho e re positioned round the court rd which recei es ple ounts of d light on oth the first nd second floors. ll ser ice sp ces, long with the in circul tion, re loc ted in corridor on the west side of the ho e. he studio on the ho este d site is pushed c to the southern edge of the p rcel in order to cre te cle r connection of the sites, pro ide e es on the lle , nd ensure th t there is enough sunlight for the eget tion. , g llon cistern is loc ted ne t to the shed which collects the r inw ter fro the rooftop. his collected r inw ter c n e stored nd used on site. ith the three co ponents of o este d, tudio, nd o e, this protot pe c n e produced in ri tions th t est suit other sites in the neigh orhood. hese co ponents c n e d usted in sc le nd order depending on the site, ut ll re well de eloped for n rrow nd co ple lots. co ining these two p rcels into one, the owner is pro ided with housing nd e ns of ddition l inco e. his ethod of p rcel co ining c n e used in the neigh orhood where there re si il r conditions of cross lle infill nd topogr phic ll ch llenging lots. his will help he l the f ric of the neigh orhood infilling c ncies nd pro iding co unit e ers n opportunit for self i pro e ent on their ho este d.
<30'
SITE
Overgrowth Trash and Dumping ADA Access Porch Functions Underused Space Problematic Parcels
Large Front Porches Off-Street Parking Repurpose to Public Space Overhang Second Floor Eyes on the Alley Eyes on the Street
SOLUTIONS
ISSUES
Thompson and Garner
TYPOLOGIES
Infill + Homestead
In addition to the vacant parcels in the outlined block, other vacancies in the neighborhood focus area are shown. GARNER AVE
MONROE AVE
ASKEW AVE
BALES AVE
INDIANA AVE
THOMPSON AVE
MYRTLE AVE
BENTON BLVD
ROBERTS ST
INDEPENDENCE AVE
N
Legend
FOCUS BLOCK VACANCIES
AREA VACANCIES
The similar situation of an infill lot across from a problematic lot, occurs in other blocks within the neighborhood focus area. GARNER AVE
MONROE AVE
ASKEW AVE
BALES AVE
INDIANA AVE
THOMPSON AVE
MYRTLE AVE
BENTON BLVD
ROBERTS ST
INDEPENDENCE AVE
N
Legend
FOCUS BLOCK VACANCIES
SIMILAR CONDITIONS
Our chosen sites address both the narrow parcel issue, and steep slope to nd solutions for the most complex context.
GARNER AVE
INFILL
ASKEW AVE
MONROE AVE
CHALLENGING
THOMPSON AVE
<30'
N
Legend
SITE SELECTION SITES
SITE SELECTION TYPOLOGIES
Reported crime is shown within the last 6 months (July 2016 - Dec 2016).
ASKEW AVE
MONROE AVE
GARNER AVE
THOMPSON AVE
N
Legend
311 REPORTS CRIME SITE
CRIME AND 311 REPORTS
This map documents the parcels on the block that were vacant in 1896.
ASKEW AVE
MONROE AVE
GARNER AVE
THOMPSON AVE
N
Legend
VACANCIES
VACANCY - 1896
This map documents the parcels on the block that were vacant in 1925.
ASKEW AVE
MONROE AVE
GARNER AVE
THOMPSON AVE
N
Legend
VACANCIES
VACANCY - 1925
This map documents the parcels in the block that were vacant in 2016.
ASKEW AVE
MONROE AVE
GARNER AVE
THOMPSON AVE
N
Legend
VACANCIES
VACANCY - 2016
Zero energy house no. 1 Zoka Zola lot area: 3066.6 sq.ft. main building interior: 1737 sq.ft. detached multi-use building: 600 sq.ft. basement: 671 sq.ft. dining terrace: 257 sq.ft. total garden spaces: 2241 sq.ft
Sideyard development Ravenna, Washington
Sideyard development Fremont, Washington
Narrow lot home
The Odyssey porch house Lake | Flato The design for this project presents a new way of thinking, designing, and building for residential clients. The final design developed into a custom, site-specific house where porches and other outdoor areas served as connecting tissue to each area of the house. Site setbacks created a constricted, buildable area for the house location and created a compact, economical design solution.
Summer
Winter
PRECEDENTS
Large operable windows with steel mullions
Integration of refurbished wood
Slanted roof to imitate surrounding homes
INSPIRATION IMAGERY - BUILT FORM
Urban planter boxes
Bioswale
Patio
INSPIRATION IMAGERY - HOMESTEAD
ASKEW AVE
MONROE AVE
GARNER AVE
THOMPSON AVE SITE MAP
TREES
VEGETABLES Few sprays needed per year.
Sour Cherry Disease resistant: Williams Pride Enterprise Priscilla Redfree
Sprouts
Garlic
Onion
Cabbage
Arugula
Kale
Mint
Rosemary
HERBS
Basil
Removable shelves to allow transport indoors during colder weather.
Apple
HOMESTEAD
What are the current issues:
HOMESTEAD
?
Consider: Soil Quality: days to maturity sand sun requirements silt depth of planting clay spacing between plants organic matter spacing between rows transplant Sunlight: height of growth 4 hours for leafy greens 6 hours for roots germination time ? for fruits 8 hours greenhouse HOW can we HELP residents of neighborhoods schools churches business owners community organizations
VACANT LAND
WATER RETENTION
URBAN AGRICULTURE
DENSIFY RESIDENTIAL
ACTIVATE COMMERCIAL
HOMESTEAD
Several amenities and sustainable practices were considered during the design process.
Alternative Transit
Site Cleanliness
Bioswale
Efficient Landscape
Thermal Comfort
Cistern
Energy Performance
â&#x20AC;&#x153;Eyes on the streetâ&#x20AC;?
Green Roof
Legend Street Clean-up
Connectivity
Alley Improvement
ICONS
AMENITIES
Combining new materials with refurbished materials will help to blend the new structures into their existing neighborhood context.
MATERIALS
A 1,500 gal cistern is located on the site and can capture nearly half of the water runoff from the roof (depending on the intensity and duration of a rainstorm). The remaining water will travel through the site and be directed toward the storm sewers on Garner Ave.
Cistern Location
1,500 gal. cistern 39.0 in/yr 414 sq. ft. x .50 co-eff 8,073 gal/yr
WATER COLLECTION
Air is ventilated through the house from east to west. Cool air enters through operable windows on the east, and warm air leaves through operable windows on the west behind the service bar.
SOLAR CHIMNEY
The house portion of the project is broken up into 3 sections of program. Living space, circulation space, and a service bar. This service bar contains the ventilation shaft for passive cooling as well as all bathrooms, storage, and kitchen spaces.
LIVING
CIRCULATION SERVICE
PROGRAM HIERARCHY
18' - 0"
12' - 5" 10' - 5"
5' - 8"
23' - 0"
23' - 0"
6' - 0"
6' - 0"
5' - 5" 4' - 0"
8' - 0"
9' - 6" 8' - 0"
8' - 0"
27' - 0"
27' - 0"
8' - 0"
3' - 6"4' - 0" 95' - 0"
95' - 0"
Second Floor
45' - 0"
45' - 0"
4' - 0"4' - 0"
7' - 0"
First Floor 10' - 4"
12' - 6" 18' - 0"
HOME
6' - 0”
6' - 0"
3' - 11"
First Floor
0' - 6"
18' - 0"
Second Floor
HOMESTEAD
DIMENSIONS
SITE AND IMAGES
HOMESTEAD GROW
n the ground floor, there is an emphasis on ‘line of sight’ from the front of the house through the studio on the homestead lot.
LIVE
INFILL
RENT
Due to the height and proximity of the neighboring building, we decided the circulation for the house should run along the west side of the parcel.
N
Legend
BUILDING FOOTPRINT TRANSPARENCY CONNECTION CIRCULATION
SITE DEVELOPMENT
Keeping the existing trees on both lots is the main driver for this design. A retaining wall is needed on the west side of both sites, and regulating lines helped inform the location of building footprints.
N
Legend
VEGETATION PROPOSED SETBACKS EXISTING SETBACKS REGULATING LINES
INFORMED DESIGN
Existing setbacks and height restriction
Pushed to the west parcel line
Lowered to match adjacent building height
Seperated to connect to alley + homestead
Connected to create courtyard
Emphasized circulation corridor
BUILDING FORM STUDY
REF.
UP
REF.
UP
N
Legend
Scale: 1/8” = 1’-0”
First Floor
Second Floor
FLOOR PLANS
North
East
East
North
THOMPSON
MONROE
ASKEW
GARNER
N
Legend
SITE PLAN- SECTIONS
South West
HOME
ALLEY
STUDIO
West
HOMESTEAD
South
SITE DIAGRAM - SECTIONS
Alternative Transit
Efficient Landscape Alternative Transit
Alternative Transit
Site Cleanliness
Site Cleanliness
Thermal Comfort
Bioswale
Thermal Comfort
Cistern
“Eyes on the street”
Green Roof
Our efforts to create both sust in le nd fle i le project includes all of the following amenities and features.
Bioswale
Energy Performance
Bioswale Efficient Landscape
Alternative Transit
Site Cleanliness
Site Cleanliness
Cistern
Bioswale
Alternative Transit
Site Cleanliness
Bioswale
Alternative Transit
Efficient Landscape
Thermal Comfort
Street Clean-up
Cistern Energy Performance
Efficient Landscape Site Cleanliness
Thermal Comfort
“Eyes on the street”
Connectivity
Green Roof
Cistern
Efficient Landscape
“Eyes on the street”
Connectivity
Alley Improvement
Alternative Transit
Green Roof
Site Cleanliness
Street Clean-up
Energy Performance
“Eyes on the street”
Connectivity
Street Clean-up
Connectivity
Cistern
Green Roof “Eyes on the street”
Energy Performance
Green Roof
Alley Improvement Efficient Landscape Alley Improvement
Thermal Comfort
Street Clean-up
Cistern Connectivity
Alley Improvement
Street Clean-up
Green Roof
Energy Performance
Connectivity
Thermal Comfort
Bioswale
Cistern
Thermal Comfort
Cistern
Green Roof
“Eyes on the street”
Street Clean-up
“Eyes on the street”
Thermal Comfort Efficient Landscape
Energy Performance
Bioswale
Alley Improvement
Bioswale
Energy Performance
Site Cleanliness
“Eyes on the street”
Connectivity
Alley Improvement
Alternative Transit
Site Cleanliness
Bioswale
Efficient Landscape
Thermal Comfort
Cistern
Energy Performance
“Eyes on the street”
Green Roof
Street Clean-up
Connectivity
Alley Improvement
Green Roof
Alley Improvement
Street Clean-up
Connectivity
Alley Improvement
AMENITIES
Summer AM
Winter AM
Summer PM
Winter PM
SEASONAL VARIANCE
4
SOUTH
West 1/4" = 1'-0"
WEST
NORTH
4
EAST
4
West 1/4" = 1'-0"
West 1/4" = 1'-0"
SCALE: 1/8” = 1’-0”
ELEVATIONS
STREET VIEW - THOMPSON
SOUTH
South 3 1/4" = 1'-0"
WEST 4
4
West 1/4" = 1'-0"
EAST
NORTH
2
West 1/4" = 1'-0"
North 1/4" = 1'-0"
1
1
East 1/4" = 1'-0"
East 1/4" = 1'-0" 3
2
2
South 1/4" = 1'-0"
North 1/4" = 1'-0"
North 1/4" = 1'-0"
3
3
South 1/4" = 1'-0"
South 1/4" = 1'-0"
SCALE: 1/8” = 1’-0”
ELEVATIONS
HOMESTEAD VIEW - GARNER
RENDERINGS
RENDERINGS
RENDERINGS
1+ 2
ROBERTS STREET
1+ 2
ROBERTS STREET Vacant lots, often narrow and in violation of current zoning ordinances, are abundant throughout the neighborhood. The strategy of combining such lots into larger, more uild le re s cre tes opportunities for oth ur n in ll s well s eli in tion of n rrow lots. o ining lots lso di inishes the unus le nd inoccupi le sp ce etween houses created by zoning ordinances that require setbacks from either lateral side of the lot. A majority of the vacant lots in Scarritt Renaissance are zoned for residential housing, both single family and multi-family. Our proposal maintains the scale of a typical house, but effectively re-structures the typical layout. The typical suburban home consists of a house joined to a sidewalk with a path leading to a balcony or porch, a semi-private zone of the house that overlooks the public realm of the street. Behind the house, a private entity, is a yard that is either private or semi-private depending on individual adornments of fencing. A garage or shed typically edges the yard along the alley in most 20th century homes. Historically, these structures were either stables or carriage houses, extensions of the private home for guests. Our proposal echoes this tradition by placing an additional residential space next to the alley. The main house remains the same width and height as many nearby homes, and the unit is established as the yard being contained by the house to the front and by the bonus living to the rear, offering a more contained and protected yard while activating both the front and the rear of the unit. he unit c n e d pted to t n site in the neigh orhood. here re, howe er, two ele ents th t ust re in st tic. he ertic l circul tion etween floors is i i ed nd its loc tion is ed, though si e nd height r . he chi ne ser es du l purpose of structur l integrit s well s n tur l entil tion nd for these re sons is lso ed ele ent, though its length nd height r . ust in le str tegies, such s d lighting to offset the need for rti ci l lighting nd n tur l entil tion to cur the use of mechanical systems, are meant to not only ebb the use of energy but also to ease the cost of utilities. hen the unit is pl ced on speci c site, it is cruci l to consider the conte t nd sc le of its surroundings in order to se lessl erge into the ur n f ric. he proposed site on o erts treet, etween s ew nd onroe, w s chosen for its dif cult n ture. he site h s se ere topogr phic l ch nge etween the lle nd the street. he propos l is the co in tion of e n rrow lots th t include oth single f il nd ulti f il oning e isting on the p rcels re three conde ned uildings nd two c nt lots. o ining the e lots results in single, l rger lot. his i i es the nu er of units th t c n e uilt eli in ting side set c s etween units. repe ting the unit, the unus le interstiti l space between buildings is eliminated and six units c n e pl ced on wh t w s once e lots. ur response to the steep topogr ph of the proposed site illustr tes the d pt ilit of the unit. he units pro ide ridge etween the lle nd the second floor of the house. he ridge lin s the house to the lle nd lso pro ides r ised p tio etween the house nd the onus li ing re t the lle . f the topogr ph of speci c site is less severe, the house and bonus living are simply connected by the yard. he use nd occup nc of the units re lso d pt le. he in house c n function s li e wor unit, with the usiness sp ce elow nd studio p rt ent o e wor unit elow nd edroo p rt ent o e edroo house sp nning oth floors or n of ce studio sp ce sp nning oth floors. n ll four sche es, the onus uilding t the lle serves as living quarters or as a rentable unit for extra income. he d pt le housing unit is not ed uilding t pe to e i ple ented er ti r ther, it is n d pt le reference for future housing de elop ent in c rritt en iss nce.
Topography Parking Illegal Lots Underused Space Inconsistent Street Lack of Public Space
Remove Sideyards Eyes on the Street & Alley Stitching Together Setbacks Combined Lots Shared Space Off-Street Parking
SOLUTIONS
ISSUES
SITE Roberts St. between Askew & Monroe
GARNER AVE
MYRTLE AVE
MONROE AVE
BALES AVE
INDIANA AVE
ROBERTS ST
ASKEW AVE
BENTON BLVD
THOMPSON AVE
INDEPENDENCE AVE
Combined Sites
INFILL SITES COMBINED SITES Infill Sites
URBAN CONCEPT
Housing context within the neighborhood exhibits heavy use of the covered porch typology.
1+ 2
NEIGHBORHOOD CONTEXT
The typical layout of a lot depicts the house, a detached garage or shed, and a backyard either bounded by a fence or spilling into the surrounding yards. The alley defines the rear of the yard.
1+ 2
NEIGHBORHOOD CONTEXT
Neighborhood blocks within Scarritt Renaissance are bounded by on all sides by pavement, and bisected by an alleyway that residents use for parking.
1+ 2
NEIGHBORHOOD CONTEXT
1+ 2 SITE FROM ROBERTS ST
1+ 2 SITE FROM ROBERTS ST
1+ 2 SITE FROM ROBERTS ST
1+ 2 SITE FROM ROBERTS ST
1+ 2 SITE FROM ROBERTS ST
1+ 2 SITE FROM ROBERTS ST
1+ 2 SITE FROM ROBERTS ST
CONTEXT_1896 Empty Parcels
1+ 2 N
Legend
CONTEXT_1925 Empty Parcels
1+ 2 N
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CONTEXT_1957 Empty Parcels
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CONTEXT_2016 Empty Parcels
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CONSTRUCTION Years homes were built in area. This information provides us with an understanding of the need for residential updates in the area. With the most current construction in 1940, the block is in need of modern face lift.
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TYPICAL HOUSE SIZE The approximate living area square footages are denoted on each property (from parcel viewer). The average of these is about 1,400 SF and was used to obtain the size of each individual unit. The parcels that are zoned for multi family units were not included in the average in order to 1,468 SF 1,200 SF
1,582 SF
1, 934 SF
1, 500 SF
1,570 SF
1,075 SF
1,090 SF
1,328 SF
1,388 SF
1,561 SF
1,392 SF
1,364 SF
2,000 SF 2,030 SF
1,419 SF
1,334 SF
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Land Use Multi-Family Improved Single Family Residential Improved Residential Vacant Land Though primarily Single Family Residences, the evidence for combining 5 parcels resides partly in the adjancecy of 2 vacant lots to 3 lots zoned for multi-family residences. These three parcels currently all contain duplexes and all three are condemned.
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CONDEMNED HOUSES 1 3610 Roberts Street: Currently Empty Lot 2 3612 Roberts Street: Currently Empty Lot 3 3614 Roberts Street: Currently Condemned House 4 3616 Roberts Street: Currently Condemned House 5 3618 Roberts Street: Currently Condemned House Maximum Buildable Area: 2,000 SF Typical House SF (1st Floor) : 1,300 SF Zoning: R 2.5 Medium Density Housing Maximum Building Height: 40â&#x20AC;&#x2122; The current (condemned) houses on lots 3,4, and 5 do not adhere to current setback requirements.
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The unique topography of the site makes for interesting design possibilities.
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ROBERTS STREET FORM EXPLORATIONS
ERIC JANES // CONNOR PRIVETT
SCARRITT RENAISSANCE KANSAS VISION STUDY CITY DESIGN CENTER
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ROBERTS STREET FORM EXPLORATIONS ERIC JANES // CONNOR PRIVETT
SCARRITT RENAISSANCEKANSAS VISION STUDY CITY DESIGN CENTER
1+ 2 PREVIOUS FORM EXPLORATIONS
ROBERTS STREET FORM EXPLORATIONS
ERIC JANES // CONNOR PRIVETT
SCARRITT RENAISSANCE KANSAS VISION STUDY CITY DESIGN CENTER
1+ 2 PREVIOUS FORM EXPLORATIONS
ROBERTS STREET FORM EXPLORATIONS
ERIC JANES // CONNOR PRIVETT
SCARRITT RENAISSANCE KANSAS VISION STUDY CITY DESIGN CENTER
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The residential typology has a gap of underused housing styles that could be implemented on the site
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PREVIOUS FORM EXPOLORATIONS
EXISTING SETBACKS 1 3610 Roberts Street Parcel Dimensions: 34’ x 128’ Setbacks: Front & Back: 25’ Sides: 8’ 2 3612 Roberts Street Parcel Dimensions: 36’ x 128’ Setbacks: Front & Back: 25’ Sides: 8’ 3 3614 Roberts Street Parcel Dimensions: 34’ x 128’ Setbacks: Front & Back: 25’ Sides: 8’ 4 3616 Roberts Street Parcel Dimensions: 36’ x 128’ Setbacks: Front & Back: 25’ Sides: 8’ 5 3618 Roberts Street Parcel Dimensions: 36’ x 128’ Setbacks: Front & Back: 25’ Sides: 8’
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infill_DETACHED Typical size of Detached Home: 1,300 SF per floor
Interstitial and UNUSED space: 3,072 SF If the 5 parcels remained as they are, and Single Family or Multi-Family houses that adhered to the existing setbacks were built, almost 800 SF of unusable space will occur between the buildings, for a total of 3,072 SF (almost the size of 2.5 more houses).
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infill_DUPLEXES Typical size of unit: 1,300 SF per floor
Interstitial and UNUSED space: 1,536 SF If 3 parcels are created in order to create 3 duplexes with similar squarefootage to a single family home, the unused space between the parcels would be larger than the footprint of a single home. PROS: Less unused space 6 units on 3 parcels Buildings match context CONS: Unused Space issue remains Do not address topography Parking still an issue No eyes on alley No eyes on street
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infill_TRIPLEXES Typical size of unit: 1,300 SF per floor
Interstitial and UNUSED space: 1,536 SF If 2 parcels are created in order to create 2 triplexes, with similar squarefootage to a single family home, the unused space between the parcels would be larger than the footprint of a single home. PROS: Less unused space 6 units on 2 parcels CONS: Unused Space issue remains Buildings growing in size Do not address topography Parking still an issue No eyes on alley No eyes on street
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infill_FOURPLEXES Typical size of unit: 1,300 SF per floor
Interstitial and UNUSED space: 768 SF If 2 parcels are created in order to create 2 fourplexes with smaller squarefootage than a single family home, the unused space between the parcels would be similar to that of the space between detached houses. PROS: Less unused space 8 units on 2 parcels CONS: Do not address topography Buildings are larger Parking still an issue No eyes on alley No eyes on street
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infill_COURTYARD Typical size of unit: 1,300 SF per floor
Interstitial and UNUSED space: 0 SF If 1 parcels is created with a courtyrad scheme, the unused space is no longer an issue. The building size is growing still and possibly out of context, but communal space is now a priority. PROS: NO unused space 7+ units on 1 parcel Communal/shared space Eyes on alley CONS: Building size out of context Removed from street
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infill_BUNGALOW Typical size of unit: 900 SF per floor
Interstitial and UNUSED space: 0 SF If 1 parcel is created with the Bungalow scheme, there is no unused space. However, there is also no communal space and a lack of eyes on both the street and the alley. Density is now much higher than the surrounding blocks. PROS: No unused space 6 units on 3 parcels CONS: No communal/shared space Do not address topography Parking still an issue No eyes on alley No eyes on street Density very high
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infill_TOWNHOUSE Typical size of unit: 900 SF per floor
Interstitial and UNUSED space: 0 SF If 1 parcel contains the Townhouse scheme of repeating houses smaller than typical detached homes, there is again no unused space. However, there is a lack of shared space and eyes on the alley PROS: No unused space 8 units on 1 parcels Buildings match context CONS: No communal/shared space Do not address topography Parking still an issue No eyes on alley No eyes on street Density
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infill_MULTIPLEX Typical size of unit: ?
Interstitial and UNUSED space: 0 If all the parcels are combined and a multiplex building is built, the number of units will be maximized, but there is little outdoor space, excessive parking and high density. PROS: No unused space Maximized number of units CONS: Large building Do not address topography Parking still an issue No eyes on alley No eyes on street No community
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infill_LIVE-WORK Typical size of unit (same as detached home): 1,300 SF per floor In the Live-Work scheme we have chosen, the design combines all of the positive attributes of the other layouts. This scheme is also flexible to allow for reconfiguration and adapability. PROS: No unused space 10 units on 3 parcels Variety of unit size Buildings match context size/scale Ample communal/shared space Eyes on street Eyes on alley FLEXIBILTY: Variety of Configurations Live - Studio Live - Store Live - Office Live - Cafe Live - Live Live - Rent
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1+ 2 2nd Floor living space.
INSPIRATION
1+ 2 Modular Planes
INSPIRATION
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INSPIRATION
Modular homes | Context | Alley
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PROPOSED PARCEL 3614 Roberts Street Parcel Dimensions: 176’ x 128’ 22,500 SF TOTAL Setbacks: Front & Back: 25’ Sides: 8’ Buildable Area: 160’ x 78’ 12,480 SF - Compared to 10,000 SF of buildable area with separated parcels. Zoning: R2.5 Medium Density Housing Live/Work? Maximum Height: 40’ Benefit to Combining: By combining the 5 parcels, the issue of setbacks is aleviated as well as the interstitial space between the buildings.
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PARTI A larger building and a smaller building are separated by open space. Although disconnected, the two share the relationship of an internalized communal space
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PROPOSED BUILDING 3614 Roberts Street Maximum Buildable Area: 160’ x 78’ 12,480 SF - Compared to 10,000 SF of buildable area with separated parcels. Proposed Building (1st Floor): 2,000 SF - Compared to 1,300 SF for typical house footprint. Zoning: R2.5 Medium Density Housing Live/Work? Maximum Height: 40’ Unit Scale: Each of the 6 units to the south is scaled to be a similar to width to those in the area.
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VARIANCES 3614 Roberts Street Building aspects that exceed current setback limitations. Variances: Front (South) - Street: We propose to move setback to align with house to theWest in order for building to match context as well as stretch towards street. Rear (North) - Alley: We propose to move setback to the edge of the alley in order to allow for living units in the rear, effetively doubliong the occupnacies as wells as putting eyes on the street
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designing_WINDS The prevailing winds in the area come primarily from the South. This leaves the southern edge of the home exposed to the elements but also leaves the north protected. The southern edges must be able to withstand the weather, while the north can remain an active place for interaction free from the constant Kansas wind.
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The French School in Damascus, Syria employs Thermal Chimneys for natural ventilation
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Thermal Chimney section
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THE STACK EFFECT The Thermal Chimney, as it pertains to natural ventilation, works through the Stack Effect. As large openings are created low in the building on the side of the prevailing winds, and smaller opening are made on the leeward side of the building, the positive and negative pressures create a draft throug the building.
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CHIMNEY LAYOUTS KEY QUESTIONS: How can the Chimney begin to divide the units? How may it define interior space? How can it separate space? How can it bring light in as well?
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sustainbility_DAYLIGHT The SUMMER sun agles are steeper and more harsh, so the roof overhang is such that it prevents excessive heat gain. The WINTER sun agles are lower and reflect deeper into the space. Northern light helps to create even light across the spaces.
Summer Sun Angle Winter Sun Agle
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sustainbility_VENTILATION Summer: Cool air is allowed into the building via the south facing fenestration. As the thermal chimney warms, it draws air up and out the vent on the top, creating natural ventilation.
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Max Buildable Volumecommunal space between form and alley.
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FULL PARCEL YARD
THE UNIT: FORM
Form separated and moved to alley to protect communal space and mirrors the houseshed typology prevalent within neighborhood.
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UNIT YARD
THE UNIT: FORM
Communal space enclosed to create privacy.
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UNIT
THE UNIT: FORM
Unit can conform to regulating lines in order to fit street face context
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UNIT REGULATING LINES
THE UNIT: FORM
Wind Chimney placed in livable spaces to act as passive heating/cooling strategy and divide the form.
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UNIT WIND CHIMNEY
THE UNIT: FORM
Smaller form becomes circulation for Unit and the chimney is constrained within the circulation space.
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THE UNIT: FORM
Courtyard space is opened to allow light and air to penetrate further into the Unit.
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Southern livable space is lowered to allow more sunlight into courtyard.
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY SUN PATH
THE UNIT: FORM
Livable Space that borders the alley is opened up to allow for parking and visibility to the alley.
1+ 2 LIVABLE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Unit is introduced to the Roberts Street site.
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Unit adapts to block context specific to Roberts Street site.
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Livable space that borders alley is separated to adapt to the topographic condition of Roberts Street site.
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Main livable space is pushed away from courtyard to create porch space and let more sunlight into courtyard.
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Planes injected into unit to create space.
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Circulation conforms to established floor planes
1+ 2 LIVABLE SPACE CIRCULATION WIND CHIMNEY
THE UNIT: FORM
Unit is enclosed
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THE UNIT: ROBERTS ST
Unit repeated to fill available combined skinny parcels on Roberts Site.
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THE UNIT: ROBERTS ST
Configuration of the Unit is dependant upon topographic location of the street and alley of any parcel within the neighborhood.
1+ 2 LIVEABLE SPACE COURTYARD PARKING
THE UNIT: FORM
Unit can be both mirrored and repeated to provide any desirable configuration on any number of parcels.
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THE UNIT: ROBERTS ST
ROOFTOP PLANTERS PARKING 1 BED/1BATH
SCHEME: Live/Live/Work 2 Bedrooms 2 Bathrooms Work space on ground floor Bonus dwelling on alley
1 BED/1BATH + KITCHEN
ROOFTOP COMMUNAL SPACE
COMMUNAL SPACE
KITCHEN
WORK STORAGE PORCH WORK SPACE 1 BED/1BATH
COURTYARD
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PHOTOVOLTAIC PANELS PARKING 1 BED/1BATH
SCHEME: Live/Live/Live 3 Bedrooms 2 Bathrooms Bonus dwelling on alley
1 BED/1BATH + KITCHEN
ROOFTOP COMMUNAL SPACE
COMMUNAL SPACE
KITCHEN
PORCH 1 BED 1 BED/1BATH
STORAGE COURTYARD
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THE UNIT: FLEXIBILITY
PHOTOVOLTAIC PANELS PARKING
SCHEME: Live/Work 1 Bedroom 2 Bathrooms Work space on ground floor Bonus dwelling on alley
1 BED/1BATH + KITCHEN 1 BED/1BATH ROOFTOP COMMUNAL SPACE
COMMUNAL SPACE LIVING SPACE
KITCHEN
WORK STORAGE PORCH WORK SPACE 1 BATH WORK SPACE
COURTYARD
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THE UNIT: FLEXIBILITY
PHOTOVOLTAIC PANELS PARKING
SCHEME: Work/Work/Work 2 Bathrooms Work space on both floors Bonus dwelling on alley
1 BED/1BATH + KITCHEN WORK SPACE ROOFTOP COMMUNAL SPACE 1 BATH
COMMUNAL SPACE WORK SPACE
WORK STORAGE PORCH WORK SPACE 1 BATH WORK SPACE
COURTYARD
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THE UNIT: FLEXIBILITY
Groundfloor Unit options
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THE UNIT: FLEXIBILITY
Mainfloor Unit Options
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THE UNIT: FLEXIBILITY
Roof Plan and Bonus Living Plan
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THE UNIT: FLEXIBILITY
Bonus apartment floorplan and roofplan
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ROBERTS STREET: PLANS
Main Floor Plan
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ROBERTS STREET: ELEVATIONS
Ground Floor Plan
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ROBERTS STREET: PLANS
Eastern Elevation
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ROBERTS STREET: ELEVATIONS
Northern Elevation
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ROBERTS STREET: ELEVATIONS
Southern Elevation
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ROBERTS STREET: ELEVATIONS
Western Elevation
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ROBERTS STREET: ELEVATIONS
Northern Interior Elevation
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ROBERTS STREET: ELEVATIONS
Southern Interior Elevation.
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ROBERTS STREET: ELEVATIONS
Exterior perspective of Northern Facade taken from alley.
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ROBERTS STREET: RENDERINGS
Exterior perspective of Southern facade taken from Roberts Street
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ROBERTS STREET: RENDERINGS
Section-Perspective through the main form
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ROBERTS STREET: SECTIONS
Section-Perspective through the courtyard
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ROBERTS STREET: SECTIONS
Section-Perspective through the circulation corridor
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ROBERTS STREET: SECTIONS
Section-Perspective through the main form
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ROBERTS STREET: SECTIONS
Interior vignette from bonus apartment towards Live space
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ROBERTS STREET: VIGNETTES
Interior vignette from Live space towards bonus apartment
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ROBERTS STREET: VIGNETTES
Interior vignette from Work space towards courtyard.
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ROBERTS STREET: VIGNETTES
Exterior vignette from rooftop communal space.
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ROBERTS STREET: VIGNETTES
Exterior vignette from bonus apartment towards courtyard
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ROBERTS STREET: VIGNETTES
Exterior vignette taken from courtyard
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ROBERTS STREET: VIGNETTES
Exterior vignette from circulation corridor
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ROBERTS STREET: VIGNETTES
Exterior vignette taken from communal space on bridge
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ROBERTS STREET: VIGNETTES
Headline-esque sentence to explain the conclusion or main point of this map.
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ROBERTS STREET: VIGNETTES
Headline-esque sentence to explain the conclusion or main point of this map.
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ROBERTS STREET: VIGNETTES