UNIVERSITY OF NEBRASKA COLLEGE OF ARCHITECTURE
VOLUME 02
Sampling, Situating, Representing, and Projecting
“Aerial Photography: Sacramento to San Francisco Bay.� Shutter Warrior. January 09, 2015. Accessed November 29, 2017. https://shutterwarrior. com/2015/01/02/aerial-photography-sacramentoto-san-francisco-bay/.
Description There is a severe lack of housing in the California’s major coastal communities. In these areas, community resistance to housing, environmental policies, lack of fiscal incentives, and limited land, hinder development. The high demand drives up cost and pushes the mid to low income population out of the city. The city of San Francisco has propelled the problem further; in 2015, it was recorded that the city had built over double the housing needed for their high income population, leaving the mid to low income population with a severe lack of housing. The existing piers on the shoreline are an extremely underused asset, but according to NOAA projections of 2100, a large portion of the San Francisco Bay Area will be underwater as sea levels are projected to rise three feet.
Questions Due to San Francisco’s peninsular condition and lack of viable land, how might we analyze existing typology and propose methods to build on water? In response to the housing crisis in San Francisco, how might we design atypical housing for low to medium income users? Because of the disparity in low and medium income housing, how might we utilize mass customization in a multifamily program to provide authorship for each user type? In response to a fast-paced, non-permanent cultural mentality, how might we design a dwelling for its entire life cycle, considering materiality, disassembly, and recyclability?
Methods Research into prefabricated methods of construction and erection through use of adaptive component modeling and small scale prototyping as an approach that minimizes impact on the existing ecological site in the bay area. Employing computer design through parametric and building performance modeling to optimize decisions and results, presenting the opportunity of mass production, customization and efficiency in design. Establishing the program, form, location and materiality of the design through iterative studies relating to historical, cultural, and social understandings of the site.
Significance The potential impact of this investigation could foster a dialogue around possible solutions for the housing crisis of San Francisco and cultivate speculation on what a dwelling means in a contemporary society. The design will focus on systems of mass customization for varying user types and prefabricated design with the intention of building system and material recyclability. This investigation has the potential to challenge current housing types and construction life cycles in the United States.
San Francisco City San Francisco Bay Area
Population : 870,887 Population per square mile : 17,179.1
Figure 1
San Francisco City San Francisco History
Figure 2
Bay Area Vulnerability Flooding risk and social vulnerability
Rising water level at the slowest predicted rate around San Francisco Bay Area beginning at 1’ and progressing to 5’.
Figure 3
Population based upon social vulnerability at 3’ rise of ocean level, which has a 98% chance of occuring from present day to 2050.
Population based upon social vulnerability at 3’ rise of ocean level, which has a 98% chance of occurring from present day to 2050.
Currently, living on water is a niche market and is not considered equivalent to a house built on land by the majority of the population in the United States. But with an ever growing population that tends to migrate towards water and the gradual rise in sea level, urban areas must consider expanding new development on the water. Not only have water dwellings proven efficient in times of extreme flooding, but the cost of building and living in a water dwelling can be significantly less than a house built on land.
Vulnerability Major Issues
Layering the outstanding issues in San Francisco, such as homelessness density, social vulnerability, susceptibility to flooding, and location of low income population reveals where there is more need in San Francisco City..
Figure 4
Vulnerability Mapping Major Issues
RESIDENTIAL PIPELINE
ENTITLED HOUSING UNITS 2007 to 2013 Q4 State law requires each city and county to adopt a Housing Element as a part of its gen‐ eral plan. The State Department of Housing and Community Development (HCD) deter‐ mines a Regional Housing Need (RHNA) that the Housing Element must address. The need is the minimum number of housing units that a region must plan for in each RHNA period. This table represents completed units and development projects in the current residen‐ tial pipeline to the fourth quarter of 2013 (Q4). The total number of entitled units is tracked by the San Francisco Planning Department and is updated quarterly in coordina‐ tion with the Quarterly Pipeline Report. Subsidized housing units – including moderate ENTITLED HOUSING UNITS 2007 to 2013 Q4 and low income units – as well as inclusionary units are tracked by the Mayor’s Office of Housing; these are also updated quarterly. RHNA Allocation Units Built Units Entitled in Percent Built State law requires each city and county to adopt a Housing Element as a part of its gen‐ 2013 QUARTER 4 2007 - 2014 2007 - 2013 Q4 2013 Q4 Pipeline* and Entitled eral plan. The State Department of Housing and Community Development (HCD) deter‐ mines a Regional Housing Need (RHNA) that the Housing Element must address. The Total Units 31,193 16,449 16,129 104.4% need is the minimum number of housing units that a region must plan for in each RHNA Above Moderate ( > 120% AMI ) 12,315 10,572 14,596 204.4% period. Moderate Income ( 80 120% AMI ) 6,754 1,075 217 19.1% This table represents completed units and development projects in the current residen‐ Low Income ( < 80% AMI ) 12,124 4,802 1,316 50.5% tial pipeline to the fourth quarter of 2013 (Q4). The total number of entitled units is tracked by the San Francisco Planning Department and is updated quarterly in coordina‐ *These totals do not include three entitled major development projects with a total of 23,714 net new units: Hunters' Point, Treasure Island and ParkMerced. While entitled, these projects are not expected to be completed during the tion with the Quarterly Pipeline Report. Subsidized housing units – including moderate 2007‐2014 RHNA reporting period. and low income units – as well as inclusionary units are tracked by the Mayor’s Office of Housing; these are also updated quarterly.
RESIDENTIAL PIPELINE
2013 QUARTER 4
RHNA Allocation 2007 - 2014
Units Built 2007 - 2013 Q4
Units Entitled in 2013 Q4 Pipeline*
Percent Built and Entitled
Total Units
31,193
16,449
16,129
104.4%
Above Moderate ( > 120% AMI )
12,315
10,572
14,596
204.4%
Fearful of losing their iconicModerate views,Income San( 80 -hour before sunset. include cost of residential construction 120% AMI ) 6,754Other referendums 1,075 217 19.1% Franciscans started passing Low referendums made it easier for communities to prevent and zoning of 40’ height restriction. Income ( < 80% AMI ) 12,124 4,802 1,316 50.5% that established “sunset zoning,” making the development of tall buildings near The rising cost of rent doesn’t just affect *These totals do not include three entitled major development projects with a total of 23,714 net new units: Hunters' it illegal for tall buildings to put any city residential neighborhoods, effectively residents, it also affects the nonprofits. Point, Treasure Island and ParkMerced. While entitled, these projects are not expected to be completed during the park or public square in2007‐2014 RHNA reporting period. shadow for cutting off major expansion outside of Memo more than an hour after sunrise or an the downtown area. Other restrictions
40â&#x20AC;&#x2122; Height Restriction
Sunset Law
Steep Terrain Figure 5
Transportation Commuting Patterns
There is a large portion of the working population within San Francisco that lives outside of the city and county. As of the 2010 census a little over 9% commuted in San Francisco for work. The neighboring counties of Sonoma, Napa, Solano, Marin, Contra Cost, Alameda, Santa Clara, and San Mateo are all a part of the workforce of San Francisco. This is possible due to the extensive Rail and BAY Area Rapid Transit system (BART). BART connects Alameda county through the underwater tube that runs under the San Francisco bay to the east. BART does not run north due to the deep sea bed it would have to traverse.
Figure 6
CONTRA COSTA
MARIN
ALAMEDA
9%
OF BAY AREA COUNTIESâ&#x20AC;&#x2122; EMPLOYED RESIDENTS COMMUTE INTO SAN FRANCISCO TRANSPORATION MODE C
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The Bay Bay Activity
Figure 7
NE
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AF BAY TR
EASTBOUND SAN FRANCISCO BAY TRAFFIC LANE
GOLDEN GATE
The piers in San Francisco run along the Embarcadero, the street that follows the curve of the northeastern edge of the city. The numbering starts at the Ferry Building at the end of Market Street; to the left are the odd-numbered piers, and to the right, the even-numbered piers. The waterfront tourism activity mostly happens between the Ferry Building and Fishermanâ&#x20AC;&#x2122;s Wharf to the north and west. Hence, the piers associated with various San Francisco activities and attractions are usually the odd- numbered ones, like the wellknown Pier 39. The Port is responsible for managing the larger waterfront area that extends from the anchorage of the Golden Gate Bridge, along the Marina district, all the way around the north and east shores of the city of San Francisco. This includes Fishermanâ&#x20AC;&#x2122;s Wharf and the Embarcadero, and southward to the city line just beyond Candlestick Point.
SCO
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SAN FRANCISCO BAY VESSEL TRAFFIC SERVICES AREA
FISHERMANâ&#x20AC;&#x2122;S WHARF
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SAN FRANCISCO BAY VESSEL TRAFFIC SERVICES AREA
FORBIDDEN ANCHORAGE
FORBIDDEN ANCHORAGE
Noise Decible
Golden Gate Bridge
50 - 55
55 - 60
60 - 65
65 - 70
> 70
Oakland Bay Bridge
Muni Pier. Cultural. Hyde Street Pier. Cultural. Pier 45. Historical commercial. Pier 43. Ferry boat dock. Pier 41. Ferry boat dock. Pier 39. Cultural commercial. Pier 35. Cruise Terminal Backup. Pier 33. Departure for Alcatraz. Pier 31. Commercial. Pier 27, 29. Cruise Terminal. Pier 23. Cultural.
Waterfront Activity Pier Usage & Space
Pier 15, 17, 19. Exploratorium. Pier 9. Commercial. Pier 7. Walking pier and public fishing. Pier 3. Parking. Commercial. Pier 1. Public Boat Dock. Public Taxi. Pier 14. Ferry Building. Pier 14. Recreational walkway. Pier 24. Art Gallery. Pier 26. Historic Pier. Pier 28. Cultural, parking. Pier 30, 32. Inactive. Parking. Pier 40. South Beach Harbor
Pier 48. Parking. Entertainment Space. Pier 50. Inactive. Parking Pier 52. Public Boat Launch. Pier 54. Cultural Center.
Pier 64. Inactive. Previous Shipyard. Recreational Area. Pier 70. Inactive. Previous Shipyard.
City Park.Heavy Homelessness Activity, Warm Water Cove. Pier 80. Inactive. 60 acres paved land. Previous Homeless Shelter site. Pier 90, 92. Inactive. Pier 94. Inactive. Wetland Refuge. Pier 96. Inactive. 15 acres paved land. Previous container handling site. Wetland. Refuge Wedland. Heronâ&#x20AC;&#x2122;s Head Park
The numbering system of the piers in San Francisco Bay are split by even and odd numbers. The odd numbers are situated on the north end and the even on the east side. The piers vary depending on use and time of construction. The overall pattern is that the even numbered piers are industrial working piers. Today the odd number piers, due to their location are associated with San Francisco activities and attractions. The even numbered bays do not have as many attractions due to their more industrial nature, though there are a few highlights. Pier 14 juts far out into the bay, with great views of the Bay Bridge and the city. Pier 30-32 are now parking lots. Pier 48 has a large indoor space that is used for various entertainment events. Pier 80 is a huge 60 acres of concrete. This pier is San Franciscoâ&#x20AC;&#x2122;s main cargo terminal.
Inactive. Previous Shipyard. Decontamination Zone.
Inactive Piers based on available area.
Candlestick Park. Recreational Zone.
Figure 8
YERBA BUENA
VAN NESS/ CIVIC CENTER
WESTERN ADDITION
SOUTH BEACH
ALAMO SQUARE
SOUTH OF MARKET HAYES VALLEY MISSION BAY
DUBOCE TRIANGLE
CENTRAL BASIN MISSION DOLORES
EUREKA VALLEY
INNER MISSION
POTERO HILL
CENTRAL WATERFRONT DOGPATCH
NOE VALLEY
ISLAIS CREEK CHANNEL
BAYVIEW
GLEN PARK
BERNAL HEIGHTS INDIA BASIN
SILVER TERRACE
BAYVIEW HUNTERS POINT
PORTOLA
EXCELSIOR
CROCKER AMAZON
SOUTH BASIN
VISTACION VALLEY
CANDLESTICK POINT
Waterfront Southeastern Waterfront
Due to the density of prime factors in this region, we are zooming in on the Southeastern waterfront. From the zoning, to the industrial piers, and characteristics of the surrounding neighborhoods, the Southeastern waterfront is proving to be a strong potential site for our design.
RESIDENTIAL
PRODUCTION, DISTRIBUTION, AND REPAIR
MIXED USE RESIDENTIAL
INDUSTRIAL
RESIDENTIAL/COMMERCIAL
REDEVLOPMENT PLANNING ZONES
PUBLIC SPACE
Figure 9
Climate San Francisco
FEB
JAN
SUNLIGHT
7:22am
6:59am
HIGH WIND AVG
57
64
PRECIP
Figure 10
MAY 5:59am
JUN 70
5:48am
67 10.5mph
10mph
9.7mph
8.8mph
7.7mph
6.8mph 5:16pm
LOW
6:33am
7:05am
62 59
APR
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5:48pm
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44
1.78
2.26
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52 7:04pm
1.34
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m
m
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AUG 73
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10.3mph
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9.8mph 8.6 mph
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7.1 mph
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8:01pm
7.9mph
54 7:17pm
6:31pm
4:59pm
4:54pm
49 44
0.01
0.14
0.7
2.06
Energy Systems Solar, Wind, Water
Figure 11
Significance The potential impact of this investigation could foster a dialogue around possible solutions for the housing crisis of San Francisco and cultivate speculation on what a dwelling means in a contemporary society. The design will focus on systems of mass customization for varying user types and prefabricated design with the intention of building system and material recyclability. This investigation has the potential to challenge current housing types and construction life cycles in the United States.
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Density
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Commuting “EMPLOYED BAY AREA COUNTY WORKERS’ COMMUTES INTO SAN FRANCISCO BY VOLUME AND MODE.” City and County of San Francisco. 2010. Accessed September 27, 2017. http://default.sfplanning.org/publications_ reports/library_of_cartography/Commute2.pdf. Figure 7 Bay Zones “NOAA Charts PDF Format.” NOAA Office of Coast Survey. Accessed November 27, 2017. http://www.charts.noaa. gov/PDFs/PDFs.shtml. Waterfront “Planning Department.” Zoning Map - Zoning Districts | Planning Department. October 2017. Accessed November 27, 2017. http://sf-planning.org/zoning-map. Figure 8 Sound Zones City and County of San Francisco Planning Department Department of Public Health. “AREAS POTENTIALLY REQUIRING NOISE INSULATIONS.” City of San Francisco Planning Department . 2009. Accessed 2017. http://default.sfplanning. org/publications_reports/library_of_cartography/Noise.pdf. Piers
“Public Access to Useful Property Information & Resources at the Click of a Mouse.” San Francisco Property Information Map. 2017. Accessed September 2017. http://50.17.237.182/PIM/?search=0787001.
Figure 9 Southeastern Waterfront “Future.” Pier 70. 2017. Accessed October 27, 2017. http://www.pier70sf.com/future/.
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TEEIC . “Wave Energy Systems.” Wave Energy Systems. 2017. Accessed September 27, 2017. https://teeic.indianaffairs. gov/er/hydrokinetic/restech/desc/wave/index.htm.
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Harris, William. “How Earthquake-resistant Buildings Work.” HowStuffWorks Science. September 13, 2011. Accessed September 25, 2017. http://science.howstuffworks.com/engineering/structural/earthquake-resistant-buildings3. htm.