COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK By Payton Narancic Housing Innovation Project // Winter & Spring 2019 // Professor Michael Fifield
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK By Payton Narancic Housing Innovation Project // Winter & Spring 2019 // Professor Michael Fifield
Table of Contents
07
THESIS
13
SITE ANALYSIS
25
CASE STUDIES
35
PROGRAM & PROJECT DESIGN
55
FAIR HOUSING ACT
63
BUILDING CODES & EGRESS
69
STRUCTURE, ENCLOSURE, & DETAILS
77
SITE DEVELOPMENT
83 ENVIRONMENTAL CONTROL SYSTEMS 87
SOURCES
Payton Narancic
6
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
THESIS
7
Payton Narancic
THESIS
SOLUTION: COURTYARD HOUSING
The 1950s mark a critical point in time of
Courtyard housing offers a unique approach
the evolution of housing: the explosive growth of
to building density in suburban areas because its
suburbia. Since the mass production of housing
flexibility in unit types appeals to a broad range of
developments in the mid twentieth century, the
people and encourages inclusive living. Shared
United States has embraced the sprawl to the
outdoor spaces minimize each resident’s living
edges of cities where meandering streets and
footprint which contributes to more sustainable living
indistinguishable homes live. As housing crises and
and strengthens community. Furthermore, courtyard
climate change worsen in the modern era, suburbia
housing projects respect the scale of suburban
has proved to be a significant contributor with its
neighborhoods because the amount of open space
inefficient use of land, long commutes, and alienation.
gives relief to the amount of concentrated density.
Additionally, suburban areas generally lack diversity
in user groups which creates even larger disparities
“pocket neighborhoods” have proven to be successful
between income levels. Cities today are missing
density-builders in suburban neighborhoods and
diverse housing types for middle income families as
utilize a courtyard housing model in order to make
a result of unattainable housing in both the urban
land use more efficient and economical; however,
centers and suburban edges. This project seeks to
cottage developments lack the density needed to
find a middle ground that achieves sustainability and
combat the rampant housing crises in cities with
affordability by:
increasingly scarce land. Furthermore, higher density
»» integrating
sustainable
technologies
and
Cottage developments such as Ross Chapin’s
housing solutions are often too overbearing on
building methods with small footprint lifestyles
the suburban landscape which means expensive,
»» creating a sense of community where people
single-family detached homes continue to be built.
are happy to know their neighbors rather than
However, a hybrid courtyard housing approach to
suffer from suburban alienation
building density in the suburbs that utilizes multifamily
»» providing an inclusive environment with varying
dwelling units at a smaller scale can achieve the sense
degrees of affordability
of community that “pocket neighborhoods” do while
»» addressing the “missing middle” in order to
reaching sustainable densities that surpass those of
provide housing for middle income families
the surrounding suburban area.
»» designing with dignity so that the environment is not oppressive, but rather fosters happiness and health »» creating an appropriate higher density in a low density area
8
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
COURTYARD HOUSING IN SAN JOSE, CA
Located in the heart of the Silicon Valley, this
living footprints and communal outdoor spaces. The
project seeks to combat both an extreme housing
overarching goal was to create an appropriate density
crisis and the trend of low-density housing. As the tech
in a traditionally low-density area (currently zoned at
capital of the nation, San Jose faces soaring housing
8 D.U./acre) that encourages future development of
costs and few housing options for middle income
a similar nature. Heavy emphasis is placed on shared
families. Single-family-detached homes dominate
spaces in order to encourage community, similar to
the San Jose housing market, making housing scarce
what was once shared in villages, and to create an
and unsustainable. This project reimagines a small
inclusive living environment. Different scales of living
stretch of the Willow Glen neighborhood utilizing a
also attract a variety of users which increases diversity
courtyard housing model that emphasizes smaller
in often homogenous suburban neighborhoods.
typical suburban conditions:
typical suburban conditions:
courtyard housing as a solution:
courtyard housing as a solution:
9
THESIS
Payton Narancic
PROJECT GOALS Goal: Units anticipate change by offering flexibility and adaptability as residents’ lives change. Principle: Units provide specific rooms that can be converted into ADUs, home offices, or additional living space.
Goal: The community fosters happiness and healthful living. Principle: The community encourages alternative modes of transportation and places residents within a quarter of a mile of neighborhood activities such as shopping and dining.
Public
Goal: There are varying degrees of outdoor space. Principle: Residents have access to their own personal outdoor space as well as common outdoor space.
Goal: Outdoor space offers relief to density. Principle: Buildings are arranged in clusters around outdoor space in order to deemphasize the scale of the buildings.
Goal: There is a gradient of different scales of living. Principle: The community is comprised of 4 bedroom, 3 bedroom, 1 bedroom, and studio units in order to accommodate different household sizes and life stages.
10
Semi-Private
Private
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
Goal: The community respects the vernacular and scale of the existing neighborhood. Principle: Buildings draw from the California bungalow language and do not surpass 30 feet in height.
Goal: Higher density living and smaller footprints do no compromise overall comfort and privacy. Principle: Private spaces in units are oriented away from one another and have offset windows while outdoor spaces achieve privacy with both natural and built screens.
Goal: All units experience nature. Principle: In addition to private outdoor space, each unit is surrounded with lush landscaping.
Goal: Daylight is intrinsic to the architecture.. Principle: All units receive southern light in key gathering spaces such as the living room and kitchen by designing units in such a way that allows for flexibility in orientation.
Goal: Parking is secondary, architecture and landscape are primary. Principle: Parking is not easily visible from the street but rather hidden from view behind buildings and landscaping.
11
THESIS
Payton Narancic
12
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
SITE ANALYSIS
13
Payton Narancic
PROPOSED LOCATION Location: San Jose, CA
infrastructure. Increasing density in a historically low-
Neighborhood: Willow Glen
density neighborhood will help to alleviate the strain
Context: Suburban; single-family detached homes
of development in the open space areas of San Jose
Size: 2 acres
and will take pressure off of the housing market in
Why this neighborhood?:
the downtown area. A courtyard housing project is
Known for its small town charm within one of the
appropriate in Willow Glen because it respects the
largest cities in the country, Willow Glen is comprised
scale of a suburban neighborhood while increasing
of single family detached homes ranging from
its affordability and sustainability. The intent with this
cottages of the 1920s to ranch homes of the 1950s
site is to establish a precedent of higher density living
to new-build developer homes. Once a modest
in traditional suburban neighborhoods which can be
suburb, Willow Glen transformed into an upscale,
applied throughout other parts of San Jose.
costly neighborhood with home prices increasing in value by $1 million to $2 million in the past 20 years due in part to the tech boom of the Silicon Valley. As someone who grew up in this neighborhood, I have witnessed close friends lose their homes to the rapidly decreasing affordability and have watched exorbitantly large new-construction homes being built on the remains of older, smaller homes. As
Source: willowglen.org
home prices continue to increase, the neighborhood has become out of reach for even those who have lived in the neighborhood for generations. Key issues that Willow Glen faces are the lack of density and multi-family residences available to middle-income families. San Jose’s population of over one million continues to grow on a yearly basis which only worsens the city’s expensive housing market. As of 2018, San Jose was ranked one of the most expensive housing markets in the country with an average single family home price of $1,070,000 (cnbc.com). Although San Jose has a strict urban growth boundary, tract home developments are being constructed in once rural areas with minimal access to pre-existing amenities causing
the
expensive
new
development
of 14
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
15
SITE ANALYSIS
Payton Narancic
AMENITIES & POINTS OF INTEREST Open Space:
resultantly, decreases the required number of
»» Frank Bramhall Park: 0.5 miles away (2 min. drive,
parking spaces.
11 min. walk, 3 min. bike ride)
»» The site’s close proximity to schools, a park, a
»» Los Gatos Creek and Dry Creek: 0.5 miles away
library, and retail suggests a family-oriented
»» Open space is not easily accessible directly from
atmosphere.
the site which suggests the need for more public
»» Open space is individually focused per household
outdoor space.
which suggests the need for adequate outdoor
Services: »» The site is within .25 to .5 miles from shopping, restaurants, fitness facilities, banks, and other niche services. »» Grocery: Safeway is the closest grocery store and is located 0.8 miles away (5 min. drive, 18 min. walk, 11 min. bus ride, 5 min. bike ride). »» Library: the Willow Glen Library is located 0.3 miles away (1 min. drive, 6 min. walk, 2 min. bike ride). »» Schools: Willow Glen Elementary School is the closest elementary school and is located 0.5 miles away (2 min. drive, 7 min. walk, 2 min. bike ride). Willow Glen High School and Middle School are located 1.3 miles away (5 min. drive, 25 min. walk, 7 min. bike ride, 25 min. bus ride). Transportation: »» Bus: there are 5 bus stops located within .25 miles away (5-7 min. walk, 2-3 min. bike ride). »» Car sharing: RelayRides, Getaround, and Lime Scooters are located near and around the site. Important Takeaways: »» This area received a Walk Score of 70 which means most errands can be accomplished on foot.
space in this project.
MATERIAL & FORM Materials: »» Stucco »» Hardie board »» 1950s stone masonry cladding »» Brick »» Concrete sidewalks »» Asphalt street »» Wood fences Landscaping: »» Grass lawns »» Trimmed hedges »» Deciduous and coniferous trees lining street »» Well-kept but lacks diversity Common Building Forms: »» California Bungalow »» Cottage »» Walk-up Apartments »» Townhomes Important Takeaways: »» Single family homes tend to be traditional and domestic in appearance. »» Some lots have single-family detached homes on the street front with a long driveway that leads
»» Ease of walkability and access to public
to other homes in the back.
transportation reduces the need for cars which, 16
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
AMENITIES MAP 20 min. walk
15 min. walk
Parks Dining Shopping
10 min. walk
Grocery Transportation Education
5 min. walk
Walk Score: 70 Transit Score: 42 Bike Score: 76
SITE
CONTEXT IMAGES
17
SITE ANALYSIS
Payton Narancic
18
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
CLIMATE DATA Precipitation: »» San Jose receives an average 17 in. of rain per year and does not receive snow (only rarely in the
Precipitation 4 inch
foothills and Santa Cruz Mountains). »» A dry climate dictates the type of enclosure system.
3 inch
2 inch
1 inch
Dec
Nov
Oct
Sep
Aug
Jul
Jun
May
Apr
Mar
Feb
Jan
0 inch
Source: usclimatedata.com LOCATION:
WIND WHEEL
Latitude/Longitude: Data Source:
San Jose Intl Ap, CA, USA
37.37° North, 121.93° West, Time Zone from Greenwich TMY3 724945 WMO Station Number, Elevation 52 ft
-8
LEGEND TEMPERATURE (Deg. F) < 32 32 68 -
JANUARY - DECEMBER
68 75
75 - 100 > 100
Wind Velocity:
RELATIVE HUMIDITY (%) <30 30-70 >70
»» Winds are moderate throughout the year and,
0 5 10 15 20 25 30 35 mph WEST
35 mph 30 25 20 15 10 5 0
RH
100% 0% 10% 20%
MIN TEMP
10%
design to accommodate high winds.
25 20 15 AVG 10 5 MIN 0
0% AVG
thus, buildings do not need intensive structural
WIND SPEED (mph) MAX
EAST
AVG MAX
HOURS
20%
Source: Climate Consultant
Temperature: »» San Jose is a temperate climate with mild winters and warm summers; temperatures are generally in the 50-60 range for the highs and 40s for the lows during the winter. Highs in the summer range from the 70s to low 80s and lows range from the high 50s to low 60s.
TEMPERATURE RANGE California Energy Code
LOCATION:
Latitude/Longitude: Data Source:
San Jose Intl Ap, CA, USA
37.37° North, 121.93° West, Time Zone from Greenwich TMY3 724945 WMO Station Number, Elevation 52 ft
-8
LEGEND RECORDED HIGH DESIGN HIGH -
110
AVERAGE HIGH MEAN AVERAGE LOW -
100
DESIGN LOW RECORDED LOW -
90
COMFORT ZONE 80
70
»» This data suggests loads for cooling will be higher than loads for heating especially because summer weather is experienced for longer periods of time than winter conditions.
60
50
40
30
20
10
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Annual
Source: Climate Consultant
19
SITE ANALYSIS
Payton Narancic
Cloud Cover:
LOCATION:
SKY COVER RANGE
»» Skies are generally clear year around with more overcast days during the winter.
San Jose Intl Ap, CA, USA
37.37° North, 121.93° West, Time Zone from Greenwich TMY3 724945 WMO Station Number, Elevation 52 ft
-8
LEGEND 100%
Total Cloud Cover
100%
RECORDED HIGH -
»» Sunny days average to 257 per year.
Latitude/Longitude: Data Source:
90%
80%
AVERAGE HIGH MEAN AVERAGE LOW -
»» Clearer skies suggests more focus on shading
70%
RECORDED LOW Clear Skies
0 60%
individual units.
50%
40%
30%
20%
10%
0%
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Annual
Source: Climate Consultant
Solar Orientation:
unique daylighting and shading conditions as the
»» The site is not oriented directly due north, but,
sun casts more unique shadows at an angle.
instead oriented approximately 30º toward
»» The site’s angle, however, also poses challenges because differences in lighting and heating/
northeast.
cooling conditions will be more pronounced.
»» The site’s angle presents the opportunity for
June 21
5:48 AM
8:29 PM
7:04 PM
site
4:51 PM
6:56 AM September 22 12:00 PM
12:00 PM
12:00 PM
20
7:19 AM
December 21
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
ZONING Density:
zones, 7.5 ft for R-M zones
»» Low density with zoning mandating 8 dwelling units/acre and some multifamily zoning.
»» Rear (interior): 20 ft for R-1 zones, 25 ft for R-2 zones, 25 ft for R-M zones
»» R-1 Single-Family Residence District: The purpose of the single-family residence district is to reserve
»» Rear (corner): 20 ft for R-1 zones, 25 ft for R-2 zones, 15 ft for R-M zones
land for the construction, use and occupancy of
Other:
single-family subdivisions. The allowable density
»» Min. driveway length from property line: 18 ft for
range for the R-1 districts is one to eight dwelling units per acre. »» R-2 Two-Family Residence District: The purpose of the two-family residence district is to reserve land for the construction, use and occupancy of single-family and two-family subdivisions. The allowable density range for the R-2 district is eight to sixteen dwelling units per acre. »» R-M Multiple Residence District: The purpose of the multiple residence district is to reserve land for the construction, use and occupancy of higher density residential development and higher density residential-commercial mixed use development.
R-1 zones, 0 ft for R-2 zones, 0 ft for R-M zones
SITE CHARACTERISTICS & USES General Character: »» Suburban »» Located adjacent to the neighborhood’s small downtown strip. »» Although
low-density
in
nature,
this
site
demonstrates an unusual amount of density for the neighborhood with multifamily lots. »» Strong sense of community »» Heavy retail activity along Lincoln Avenue Topography: »» Flat with virtually no grade changes »» The nearby Los Gatos Creek and Dry Creek have
Building Heights: »» Mostly single story homes with 2 story apartments and townhomes »» Max Height: 35 ft for R-1 zones, 35 ft for R-2 zones, 45 ft for R-M zones »» Max # of Stories: 2.5 for R-1 zones, 2.5 for R-2 zones, N/A for R-M zones
the potential to flood but generally do not due to low rainfall Safety: »» Willow Glen is deemed as a safe neighborhood with little crime activity compared to other parts of the city. »» Families represent the largest demographic in
Setbacks: »» Front: 20 ft for R-1 zones, 15 ft for R-2 zones, 10 ft for R-M zones »» Side (interior): 5 ft for R-1 zones, 5 ft for R-2 zones, 5 ft for R-M zones »» Side (corner): 12.5 ft for R-1 zones, 10 ft for R-2 21
the neighborhood which contributes to its safety. Traffic: »» 1 lane in both directions on Brace Avenue »» low pedestrian traffic »» low street traffic SITE ANALYSIS
Payton Narancic
Noise:
»» Homes are entered from the sidewalk for single-family-detached homes and apartments/
»» Minnesota Avenue (busy street) around the
townhomes are entered off of a common
corner
driveway.
»» Fire Department »» Lincoln Avenue (busy street and retail district)
»» Front porches establish a hierarchy of parts to the single family homes.
Parking: »» Limited on-street parking
»» The single family homes are generally the same size with small footprints.
»» Long driveways with tandem parking and/or garage at the end for single family homes
»» The apartments and townhomes feel too abrupt and disturb the spatial sequence.
»» Off-street open-air parking for apartments Existing Uses:
»» Small fences and hedges distinguish the public
»» Apartments and townhomes
realm from the private realm in relationship to
»» Adjacent single family homes
the homes.
»» Apartments and townhomes from the 1950s to
»» Gable roofs and front porches are common features.
1980s are not worth saving because they provide little to no curb appeal to the street and have no relationship to the surrounding homes. Views and Vistas: »» The site offers potential glimpses of the San Jose foothills and Santa Cruz Mountains, but none directly. Systems of Enclosures and Local Construction: »» Common cladding systems: stucco and hardie board »» Nearly all residential buildings are constructed using light wood framing. »» Based on the general appearance and quality of the buildings, many do not look like they meet current energy codes. Order and Trends: »» Front of homes are all in alignment, suggesting that the trend should continue. »» Every single family home has a lawn. »» Long driveways are a trend. 22
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
existing density
new density
23
SITE ANALYSIS
Payton Narancic
24
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
CASE STUDIES
25
Payton Narancic
BASECAMP Architect: Hacker Architects
Variety:
Location: Bend, OR
»» 4 bedroom option: able to fit the needs of a
Completed: 2018
family or housemates
Unit Types: Townhomes with optional studio ADUs
»» 3 bedroom option: able to fit the needs of a
Total Units: 25 with an optional ADU per townhome
couple, small family, or housemates
Density: 14.7 d.u./acre without ADUs // 29.4 d.u./
»» ADU: encourages multi-generational living
acre with ADUs
and/or single tenant
About:
»» separate entrances to the main unit and ADU promote privacy and individuality »» Weakness: does not emphasize universal design Flexibility: »» ADU: gives homeowners the ability to rent out the space for additional income, use it as a home office, or use it as an additional bedroom »» 2 car garage: allows room for expansion including an additional ADU (if zoning allows it) »» 3 bedroom option: private bathrooms attached to each bedroom encourages housemate living situations
Located in Bend, OR, Basecamp resides
one block away from the Deschutes River and was designed with the intention of connecting outdoorminded people with an urban living experience. The complex is comprised of 25 townhomes which surround a central, community outdoor space. While the townhomes vary in size, each has an additional unit on the ground floor which can be used as an ADU. Three different layouts are offered, two of which have four bedrooms and the latter has three
Affordability:
bedrooms. Basecamp uses a shared courtyard
»» NOT AFFORDABLE
housing model which includes the automobile in the
»» average sale price: $764,00 per unit
central communal space.
»» renting out ADU helps with monthly expenses and enables renters to live in the community 26
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
daylighting but might allow excessive heat gain
without having to be a homeowner »» even with a rental ADU, this is not an affordable
Access to Amenities: »» central location in downtown Bend puts
community
residents within walking distance to restaurants, outdoor activities, shopping, and groceries »» Walk Score: 82 (residents can accomplish most errands on foot) »» walkability contributes to Basecamp’s longevity because it minimizes automobile use and transportation infrastructure »» residents do not need to rely on their cars in order to accomplish daily tasks, presumably
Sustainability:
improving their overall wellbeing
»» Earth Advantage Platinum certification: »» exceeds Oregon’s baseline energy codes
Access to Transportation:
»» conserves water with low-flow fixtures
»» multiple bus stops within a 2 to 4 minute walk
»» utilizes a high performance envelope
»» adjacent
»» ensures the use of safe/durable materials
including a pedestrian bridge over the Deschutes
Basecamp Sustainability Summary
Project Type: Multi-Family Residential Location: Bend, Oregon Built Area: 62,950 SF Scope: New Building, completed 2016 Certification: Earth Advantage Platinum
Architect: Hacker
designated
pedestrian
paths,
»» units are expected to use 60% less energy than
River, for walking or cycling
comparable new-builds
»» Weakness: 2-car garage with a 2-car driveway
»» native, drought tolerant gardens
sends a different message as it implies reliance
»» passive heating and cooling techniques
on automobiles
»» Weakness: large windows are used for 20 EUI
Modeled
15 E
5
C 0E Ba BEC UI se S lin e
2030 Targ et
% 60
10% R ema ini
ion uct Red 30
25
ng
10
45
5
4%
50
0
3
0% HO TW AT
LIGHTING
YR t2/ u/f kBt
Bui ldin EU g I
Re ad y
E
15
40
NZ
So lar
20
35
UI
ER
37%
HEATING
20
Design Summary Located in Central Oregon’s high desert, Basecamp is a 25unit townhouse project with 25 Accessory Dwelling Units, situated in the Mill District, Bend’s premier burgeoning high density neighborhood. The unit layout and window placement create light-filled interiors with framed views of the surrounding landscape. The materials and color palette throughout the interior and exterior draw inspiration from the natural beauty of the high desert. The main exterior cladding retains the charred and weathered character of the site’s sawmill origins, while the inset porches and balconies are lined in clear finished wood, revealing new life within. Daylighting and optimal views of the outdoors are the most prominent elements driving the building’s design. Thoughtful window placement and orientation balance the juxtaposition between oversize windows that enhance the indoor-outdoor experience and maintain privacy.
Modeled EUI
VE
NT
F
AN
% 13
S
A P P LIA N C E S & PLUG LOADS
15%
27
Key Sustainability Concepts The design team sought to include a number of passive strategies for natural daylighting and ventilation in this project. The orientation and placement of windows was key. Optimal daylight in each unit helps reduce tenants’ demand on electric lighting, and operable windows provide natural ventilation and reduce the demand on mechanical venting and cooling. The high-performance envelope is the most significant sustainable design strategy used on this building, which incorporates R-23 wall insulation and R-49 roof insulation. Additional insulation is added to code minimum envelope assemblies in order to reduce the building’s demand on mechanical heating in the winter and mechanical cooling in the summer. Units also have high efficiency HVAC systems including gas fired 90% AFUE (Annual Fuel Utilization Efficiency) furnaces and tankless high-efficiency hot water heaters.
CASE STUDIES
Water fixtures thr resistant p landscapin Natura Basecamp, creates the clads the e are all low environme While we are hop 60% reduc EUI.
Payton Narancic
which increases exposure to one another on a
Access to Outdoor Space: »» close proximity to public parks and the
daily basis
Deschutes River
»» Weakness: the automobile is dominant in the
»» communal campfire/dining area at the center
site planning as driveways/garages face the court
of the complex offers a layer of privacy from the
and the paved loop occupies a large percentage
rest of the city
of the site
»» the McKenzie and Tumalo units have private
Conclusion:
balconies for more personal outdoor space »» Weakness: very little kid-friendly outdoor space
Basecamp’s location is a key component to
its success; its close proximity to downtown Bend encourages pedestrian and cycling activity which minimizes the need for a car. From a sustainability standpoint, each townhome anticipates the future and lessens energy demands compared to a typical new-build home. However, Basecamp is considered an exclusive community with an exclusive price tag; this housing project does not address affordability
Community Fostering Spaces: »» organization around a central court creates
effectively. Although the ADUs lower the cost of
community connections: strategically serves as
living in the community, the ADUs themselves pose
residents’ main access to outdoor space and is
challenges as they are quite small due to the large
the first place people see as they leave and return
two car garages. Despite these potential issues, the
everyday
communal outdoor space and versatility of each unit
»» centrally
located
mailboxes
promotes
spontaneous interactions
are highlights of this project that contribute to its longevity.
»» residents are more likely to access their homes from the back where their driveways are located 28
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
Unit A: McKenzie 4 Bed / 4 Bath
Unit B: Tumalo 3 Bed / 3.5 Bath
29
Unit C: Deschutes 4 Bed / 4 Bath
CASE STUDIES
Payton Narancic
GROW COMMUNITY Architect: Davis Studio Architecture + Design //
project utilizes a common greens housing model
Cutler Anderson // Hartman Architecture + Design
which clearly separates pedestrian and automobile
Location: Bainbridge Island, WA
circulation.
Completed: 2014
Variety:
Unit Types: Single-family detached // Townhomes //
»» Main goal: achieve community by providing
Apartments
a variety of living options in order to attract a
Total Units: 142
diverse user group
Density: 17.75 d.u./acre
»» floor plans range from single-family detached to attached townhomes to apartment flats »» rental and purchase options »» the focus of this community is inclusivity rather than exclusivity »» “...a true community should be as welcoming to a 73-year-old as it is to a 3-year-old.” Flexibility: »» certain units can be adapted to meet accessibility standards »» the Village: optional shed for storage, a home office, or a bedroom which enables residents to adapt their homes to fit their current or future needs »» several units provide opportunities for multi-
About: Located in Bainbridge Island, WA, Grow
generational and/or housemate living situations
Community is centered around principles of
»» example: the Juniper 2 bedroom/2
sustainable urban living including urban farming,
bathroom apartment has 2 full size private
One Planet Living®, and community. The project was
bathrooms that each connect to a bedroom
designed in three phases with three distinct sections: the Village, the Park, and the Grove. Grow offers a variety of housing options including single-family detached homes, townhomes, and apartments with varying types of ownership. Each dwelling unit features solar-powered energy, low-flow water fixtures, and high performance envelopes in order to reduce environmental impacts and cost of living. This 30
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
»» site planning, infrastructure, technologies, and
Affordability: »» average home value of Bainbridge Island:
well-being of the people work hand-in-hand Access to Amenities:
$815k »» average sale price at Grow: $300k-$500k
»» Walk Score: 75 (residents can accomplish most
»» shared outdoor spaces, higher density living,
errands on foot)
and tax rebates for sustainable features enabled
»» residents live within a quarter to half a mile
the homes to be more affordable
from downtown Bainbridge Island which hosts
»» rental options allow residents who cannot afford
restaurants, shops, and entertainment
a home to still participate in the community
»» ease of walkability contributes to Grow’s
»» Weakness: Grow’s popularity will most likely
longevity and the overall well-being of its
increase the community’s home values and could
residents
make it less accessible to lower income families
Access to Transportation: »» according
Sustainability:
to
the
community,
bicycle
»» inspired by the 10 principles of One Planet
transportation is common
Living
»» nearby car sharing is available
»» emphasize a wholesome approach to living
»» Weakness: there are very few bus stops located
where the sustainable actions taken by the
within close proximity to Grow which makes it
community contribute to overall happiness
challenging for people without a car who need
»» key features: net-zero energy, walkability,
to travel farther distances
reduced
waste,
healthy
materials,
edible
landscaping, and water efficiency
public pool
future park
5 MINUTE LIFESTYLE
One Planet Living® Principles
schools
»» focus is on the sustainability of the community
grocery store/pharmacy/restaurants public library
1 MILE
Culture and Community
doctors park/playground
dentists
as a whole rather than just energy efficiency and
.5 MILE
Zero Carbon golf club
vet clinic
.25 MILE
Local and Sustainable Food Sustainable Transport
park/playground
technology
Health and Happiness
bus stop
Equity and Local Economy
grow
yoga
community
restaurants movie theatre day care
Land Use and Wildlife theatre/museums farmers market kayak rental gym
optometrist
shops/restaurants schools
restaurants
art museum
bike shop
grocery store
doctors seniors center park/playground
waterfront/marina
ferry terminal - to Seattle bus terminal - to Olympic Penninsula
Everything you need for a healthy, happy lifestyle is within easy distance of Grow Community. Local merchants and grocers, the library, fine cafes and coffee shops, theaters and museums, parks, health clinics and schools … you can reach it all without ever getting behind the wheel. We call it the “5-minute lifestyle,” and it’s just one of the features that makes Grow such an attractive choice for homebuyers seeking a simpler, more mindful way of living. You’ll be amazed by all that’s waiting for you, just beyond your doorstep.
Access to Outdoor Space: »» meandering pathways, edible landscapes, and private decks provide residents with varying degrees of outdoor space »» the Park: provides open space for children to play while the private decks offer privacy »» the Grove: serves as an urban farm that 31
CASE STUDIES
Payton Narancic
residents can stroll through, admire native trees, and eat as they please »» the Village: hosts planter beds filled with fresh vegetables and intimate pathways lined with native vegetation »» generously sized decks eliminate the need for a yard
»» large expanses of open space and intimate pathways encourage gathering and spur-of-themoment conversations Conclusion:
Grow Community’s integration of One
Planet Living principles makes it a resilient project that does more than simply anticipate the future. Grow fosters community by offering a variety of living situations that appeals to a diverse user group and providing community activities such as gardening and workshops. This housing project achieves sustainability in not only its technologies and construction, but in its walkability and location. Although the community’s three distinct areas provide different living conditions, there is the potential for these to feel alienated from one another Community Fostering Spaces: »» community is achieved in several ways: removed parking, pedestrian pathways, a community center, and shared open spaces »» parking is removed from the center of Grow and placed along in the outskirts to not only
as they are all inward focused. Despite this potential problem, there is an abundance of community fostering spaces that help mitigate this challenge. The longevity of this housing project is tied into its ability to create higher density living that is still comfortable and appeals to a range of people.
create a pedestrian-rich neighborhood, but also to create spontaneous interactions between neighbors walking to their homes »» the community center offers opportunities for classes and community events 32
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
33
CASE STUDIES
Payton Narancic
34
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
PROGRAM & PROJECT DESIGN
35
Payton Narancic
4 BEDROOM ROW HOUSE
COMMUNITY SPACE
36
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
ROW HOUSES
1 BEDROOM APARTMENT
37
PROGRAM & PROJECT DESIGN
Payton Narancic
UNIQUENESS OF COURTYARD HOUSING
PARKING
Total Required Parking Spaces
Courtyard
housing
creates
a
unique
ROW HOUSES # of Bedrooms
# of Unit Type
# of Required Parking Spaces for Unit Type
Total Parking Spaces
4
8
2.15
17.2
and fosters community with meaningful site planning.
3
8
2.0
16
Its ability to attract diverse user groups creates a more
DUPLEXES # of Bedrooms
# of Unit Type
# of Required Parking Spaces for Unit Type
Total Parking Spaces
inclusive environment where neighbors can rely on
3
6
2.0
12
1
environment that emphasizes shared outdoor spaces
one another for friendships and safety. Communal spaces, namely outdoor spaces, benefit all users as children have a safe environment to play in, parents
8
1.5
12
APARTMENTS # of Bedrooms
# of Unit Type
# of Required Parking Spaces for Unit Type
Total Parking Spaces
1
4
1.25
5
Studio (0)
8
1.25
10
feel comfortable raising their children within an
TOTAL:
72.2 parking spaces
inclusive environment, and outdoor areas can host
community events for all neighbors.
requirements, the amount of spaces needed for this
DEMOGRAPHICS
community is quite high at 72.2 required spaces.
Varying unit options intend to appeal to: »» families »» couples »» singles »» all ages »» medium income levels
According to the city of San Jose’s parking
However, through exemptions and city approval, I propose reducing the required number of parking spaces to 38 parking spaces by providing an on-site car sharing service such as Zipcar Furthermore, the proposed site will also be within close proximity to multiple public transit routes in order to compensate for the reduced number of spots. Thirty-eight parking spaces guarantees every unit a parking space (except for the studio apartments) and can be determined based on priority of household size. Because this project will reside in a suburban context, there will be no on-site guest parking; street parking is generally easy to find and available in this context.
Community Space
38
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
SITE PLAN
lid
o Co ge Ave
ce
Bra
Ave
POTENTIAL USER GROUPS
2-4 Residents: » roommates » small family
1-2 Residents: » young professionals » empty nesters
39
3-6 Residents: » small to large families
PROGRAM & PROJECT DESIGN
Payton Narancic
HOUSING UNITS Site: 2 acres
»» common parking
Total # of Units: 42
»» common driveway (access into the community)
Density: 21 d.u./acre
Other Programmatic Elements:
Type:
»» garbage and recycling dumpsters
»» Row Houses »» 16 units total
PROMOTING FLEXIBILITY & LIVE/WORK
»» (8) 4 bedroom unit: 1,858 sf »» (8) 3 bedroom unit: 1,329 sf »» Ownership »» Duplexes »» 14 units total »» (6) 3 bedroom unit: 1,281 sf
Additional Bedroom/Guest Room
»» (8) 1 bedroom unit: 695 sf »» Ownership and Rental »» Apartments »» 12 units total »» (4) 1 bedroom unit: 792 sf »» (8) Studio unit: 372-429 sf »» Rental
Office/Guest Room
»» NOTE: Some units will be adaptable to meet accessibility needs. »» Ownership will be achieved with a fee simple model. Common Elements: »» outdoor space including gardens and open
Office
space
SECTION A 40
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
FLOOR PLAN
Coolidge Ave
B Brace Ave
1 5 6 7 8
2
A
FDC
FDC
A
3
9
11
1 2 3 4 5 6 7 8 9 10 11
10
4
Bioswale Shared Courtyard Community Pavilion On-Site Ride Sharing Service Community Mailboxes Apartments 1 Bedroom Duplex 3 Bedroom Duplex 3 Bedroom Row House 4 Bedroom Row House Trash/Recycling
11 B
SECTION B 41
PROGRAM & PROJECT DESIGN
Payton Narancic
SCAN ME Open your smartphone camera and simply hover it over the code. Click on the link that appears and turn your phone to landscape mode. Click the full screen icon in the bottom right corner and enjoy your VR experience.
Courtyards
3 Bedroom Duplex 2nd Floor
4 Bedroom Row House 3rd Floor
1 Bedroom Apartment
Studio Apartment
Small Courtyard and Paths
4 Bedroom Row House Front Porch
3 Bedroom Row House Balcony
3 Bedroom Duplex 1st Floor
42
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
UNIT TYPES
4 Bedroom Rowhouse 3 Bedroom Rowhouse 1 Bedroom Duplex 3 Bedroom Duplex Apartments
SITE CONFIGURATION
Transitional Space
ster clu
clu s
Transitional Space
Duplex
Outdoor Community Space
Parking is hidden off the street
Duplex
clu
Transitional Space
Duplex
Transitional Space
Rowhouses
cluster
Apartments
r ste
Transitional Space
Common Green
Duplex
clus ter
r te
Duplex
Duplex cluster
Transitional Space
Parking is hidden off the street
Duplex
Transitional Space
Apartments
Transitional Space
Smaller scale buildings face the street in order to reï¬&#x201A;ect the current scale of the neighborhood
Rowhouses
Transitional Space
Parking is hidden off the street
Rowhouses
43
Parking is hidden off the street
PROGRAM & PROJECT DESIGN
Payton Narancic
3 BEDROOM DUPLEX
timber columns & railings
North Elevation
East Elevation
South Elevation
West Elevation
WH
blue hardie board siding
vertical light wood siding
UP UP
WH
DN DN
1ST FLOOR PLAN 1,281 s.f.
2ND FLOOR PLAN
44
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
45
PROGRAM & PROJECT DESIGN
Payton Narancic
1 BEDROOM DUPLEX
timber columns and railings
North Elevation
East Elevation horizontal charred wood siding
South Elevation
West Elevation
WH
UP WH
UP
DN
DN
1ST FLOOR PLAN 695 s.f.
2ND FLOOR PLAN
46
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
47
PROGRAM & PROJECT DESIGN
Payton Narancic
APARTMENTS
North Elevation
East Elevation corrugated metal siding
timber columns & railings
horizontal charred wood siding
South Elevation
West Elevation
UP
UP
DN
1ST FLOOR PLAN 792 s.f.
2ND FLOOR PLAN 429 s.f. // 372 s.f.
48
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
49
PROGRAM & PROJECT DESIGN
Payton Narancic
3 BEDROOM ROW HOUSE corrugated metal siding
timber columns & railings
horizontal dark wood siding
North Elevation
South Elevation
4 BEDROOM ROW HOUSE
vertical light wood siding
timber columns & railings
metal panel siding
North Elevation
South Elevation
DN
UP
UP UP
DN
DN WH
3 BEDROOM 1ST FLOOR PLAN 1,329 s.f.
3 BEDROOM 2ND FLOOR PLAN
DN
UP
WH
4 BEDROOM 1ST FLOOR PLAN 1,858 s.f.
50
4 BEDROOM 2ND FLOOR PLAN
4 BEDROOM 3RD FLOOR PLAN
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
51
PROGRAM & PROJECT DESIGN
Payton Narancic
3 BEDROOM ROW HOUSE
3 BEDROOM DUPLEX
52
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
PRIVATE BACKYARD
4 BEDROOM ROW HOUSE
53
PROGRAM & PROJECT DESIGN
Payton Narancic
54
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
FAIR HOUSING ACT
55
Payton Narancic
FAIR HOUSING ACT REQUIREMENTS Requirements 1 & 2:
»» Accessible doors (in public and common use spaces and on public side of dwelling unit entry
»» A building with 4 or more units is covered under
door).
the Fair Housing Act.
»» must provide 32” minimum clear width
»» In housing developments of two or threestory walk-up buildings where the ground floor
»» must meet ANSI 4.13 Doors
dwelling units are single-story, all the ground
»» Usable doors (within interior of dwelling unit)
floor units are covered (unless site impracticality
»» must provide 32” nominal clear width
can be claimed, see Chapter 1: “Accessible
(see page 3.5)
Building Entrance on an Accessible Route”) and
»» have no additional requirements except
must be on an accessible route with accessible
low or no threshold, see Chapter Four:
entrances. Since an accessible route does not go
“Accessible Route Into and Through the
to the upper floors, then the stairs up to those
Covered Unit”
dwelling units, and the halls, corridors, and entry
»» Because primary entry doors to covered units
doors on the upper floors are not covered by the
must be on an accessible route, thresholds at
requirements of the Guidelines.
these doors must be no higher than 3/4 inch and
»» Where parking is provided on a multifamily
must be beveled with a slope no greater than 1:2.
building site, accessible parking spaces on an
»» All secondary exterior doors from the same
accessible route are required for residents and
or different rooms that provide passage onto
visitors. To comply with the Guidelines, such
exterior decks, patios, or balconies must be
spaces must meet the ANSI 4.6 specifications
usable. For example, if a deck is served by French
for parking. The accessible parking that serves
doors or other double-leaf doors, and if only one
a particular building should be located on the
leaf is active, that leaf must be usable, i.e., provide
shortest possible accessible circulation route to
a nominal 32-inch clear opening. If both leaves
an accessible entrance of the building.
are active, one leaf would not have to provide a
»» An accessible route is a path that is at least 36
nominal 32-inch clear opening as long as both
inches wide, smooth, as level as possible, and
leaves, when open, do provide the nominal 32-
without hazards or obstructions.
inch clear opening.
»» Two accessible parking spaces may share one
»» Secondary doors that exit onto exterior decks, patios, or balcony surfaces are allowed to have
aisle with a minimum width of 60”. »» The Guidelines provide that a minimum of two
a 4-inch maximum step (or more if required by
percent of the parking spaces serving covered
local building code) to prevent water infiltration at
dwelling units be made accessible and be
door sills only if the exterior surface is constructed
located on an accessible route.
of an impervious material such as concrete, brick, or flagstone.
Requirement 3: 56
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
SITE ACCESSIBILITY
Pathways are accessible with a min. width of 3’ ranging to ~4’. An accessible ramp leads to the main entrance. UP
-1
2"
3 1/
The unit’s threshold does not exceed 3/4”.
Accessible units are provided with an alternative pathway in order to shorten the distance from the parking lot to the unit.
An accessible ramp leads users to accessible pathways. 4' - 0"
4'
Paver gaps are no more than 1/2”.
4' - 0"
" 4' - 0
1 parking spot is provided per accessible unit. 9' - 4"
4' - 0"
Multi-story townhomes are not covered under the Fair Housing Act
57
FAIR HOUSING ACT
Payton Narancic
when needed. The law does not require installation of grab bars in bathrooms. Requirement 7: »» The Guidelines specify that a 30-inch x 48-inch clear floor space be provided at each kitchen appliance or fixture, and that each of these clear floor spaces adjoin the accessible route that must pass into and through the kitchen. »» Usable bathroom specifications include: »» an accessible route to and into the bathroom with a nominal 32-inch clear door opening (Requirements 3 and 4),
Requirement 4:
»» switches,
outlets,
and
controls
in
accessible locations (Requirement 5), »» reinforced walls to allow for the later installation of grab bars around the toilet, tub, and shower stall; under certain conditions provisions for reinforcing must be made in shower stalls to permit the installation of a wall-hung bench seat (Requirement 6), »» maneuvering space within the bathroom Requirement 5:
to permit a person using a mobility aid to
»» Light switches, electrical outlets, thermostats
enter the room, close and reopen the door,
and other environmental controls in accessible
and exit (Requirement 7), and
locations.
»» maneuvering and clear floor space within
»» Light
switches,
thermostats
and
outlets,
the bathroom to permit a person using a
environmental
mobility aid to approach and use fixtures;
electrical other
fixture dimensions and placement are
controls must be in accessible locations. Requirement 6:
specified only under certain conditions
»» Reinforced walls in bathrooms for later installation
(Requirement 7).
of grab bars.
»» To provide space for a forward approach when
»» Reinforcements in bathroom walls must
a lavatory is adjacent to the toilet, the clear floor
be installed, so that grab bars can be added
space must be a minimum of 66 inches long. 58
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
ACCESSIBLE ROUTE
UP
An accessible route of a minimum of 36” wide is maintained throughout the entire unit.
36"
36"
36"
UP
36"
" 36
36"
36"
59
FAIR HOUSING ACT
Payton Narancic
PROJECT RELEVANCE »» A 30-inch x 48-inch clear floor space is required
Based on the Fair Housing Act, the only
at the lavatory so a person who uses a wheelchair
applicable buildings are the apartment complexes.
or scooter can get close enough to the basin
Because there are more than 4 units under one roof
and controls to use the fixture. When knee space
(6 in total), the ground floor units must adhere. Both
is not provided for a forward approach, this 30-
of the ground floor units are fully accessible.
inch x 48-inch clear floor space must be parallel to the cabinet or counter front and centered on the basin. »» A 30-inch x 48-inch clear floor space must be provided at shower stalls, parallel to the fixture and flush with the control wall. »» In both Specification A and B bathrooms, when a stall shower is the only bathing fixture in the covered dwelling unit it must be at least 36 inches x 36 inches in size.
1-2 Residents: » young professionals » empty nesters
*Taken from the Fair Housing Act Design Manual 60
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
TURN-AROUNDS & CLEAR FLOOR SPACE
UP
UP
5’ diameter turn-arounds enable a wheelchair to fully turn. 0"
30"
48"
ø
5'
Overlapping clear floor space is permitted.
66"
All appliances maintain 30” x 48” of clear floor space.
48" 34"
61
FAIR HOUSING ACT
Payton Narancic
62
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
BUILDING CODES & EGRESS
63
Payton Narancic
KEY CODES & REQUIREMENTS Based on the California Building Code and
than twenty-four inches. (per the city of San Jose)
City of San Jose, basic requirements for residential
»» railings are required on at least one side of
construction are essentially the same throughout
a staircase at 36 in high within an individual
the country in terms of dimensions and egress
dwelling unit
requirements. Key requirements:
»» window openings must be a minimum of 5.7
»» maximum riser: 7 3/4 in; minimum tread: 10 in
sf with a minimum height of 24 in and minimum
»» minimum door width within a dwelling unit: 32
width of 20 in
in
»» stairway headroom: minimum 6ft 8in
»» minimum door width within an adaptable
Construction Type:
dwelling unit: 36 in
»» floor/ceiling assemblies between units must
construction is the most appropriate and most
have an impact insulation class rating of at least
common in San Jose. Light wood frame construction
45
is more susceptible to fire damage and has height
»» wall and floor/ceiling assemblies between units
limitations, but the individual scale of each building
must have a sound transmission class of 45
is not at a high risk for these issues.
»» minimum ceiling height: 7ft 6in for habitable
»» 2X6 wood stud walls for structural and plumbing
For the scale of this project, light-wood frame
walls, 16” o.c.
spaces (7ft in bathrooms, kitchens, halls, and laundry rooms) (per the city of San Jose)
»» 2X4 wood stud walls for partition walls, 24” o.c.
»» rooms with sloping ceilings must meet the
»» Chapter 6 in the California Residential Code provides more specific details
minimum height requirement (7ft 6in) in 50% of the area; portions of the room beneath 5ft are
Light and Ventilation:
not factored into the room’s area
»» All guestrooms, dormitories and habitable
»» townhouses must be structurally independent
rooms within a dwelling unit shall be provided
»» the winter design temperature is below 60ºF at
with natural light by means of exterior glazed
40ºF which means each dwelling unit must have
openings with an area not less than one-tenth
a heater
of the floor area of such rooms with a minimum
»» every dwelling unit shall have at least one room
of ten square feet. All bathrooms, water closet
which shall have not less than one hundred fifty
compartments, laundry rooms and similar rooms
square feet of floor area. (per the city of San Jose)
shall be provided with natural ventilation means
»» habitable rooms should be no less than 70 sf
of openable exterior openings with an area not
with a minimum dimension of 7ft
less than one-twentieth of the floor area of such
»» no water closet space less than thirty inches in
rooms with a minimum of one and one-half
width, and such water closet space shall provide
square feet. (per the city of San Jose)
a clear space in front of the toilet stool of not less
»» All guestrooms, dormitories and habitable 64
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
rooms within a dwelling unit shall be provided
»» Be connected to a sanitary sewer or an
with natural ventilation by means of openable
approved private sewage disposal system
exterior openings with an area of not less than
»» Be connected to an approved system of
one-twentieth of the floor area of such rooms
water supply and provided with hot and
with a minimum of five square feet. (per the city
cold running water necessary for its normal
of San Jose)
operation; and
»» Mechanical Ventilation. In lieu of required exterior
»» Be of an approved glazed earthenware
openings for natural ventilation, a mechanical
type or of a similarly nonabsorbent material.
ventilation system may be provided. Such system
Fire Safety:
shall be capable of providing two air changes per
»» every dwelling unit used for sleeping purposes
hour in all guestrooms, dormitories, habitable
shall be provided with smoke detector(s). The
rooms and in public corridors. One-fifth of the
detector(s) shall be mounted on the ceiling or
air supply shall be taken from the outside. In
wall at a point centrally located in the corridor or
bathrooms, water closet compartments, laundry
area giving access to rooms used for sleeping
rooms and similar rooms a mechanical ventilation
purposes. Where sleeping rooms are on an
system conducted directly to the outside, capable
upper level, a detector shall be placed at the
of providing five air changes per hour, shall be
center of the ceiling directly above the upper
provided. (per the city of San Jose)
landing of the stairway. Within each and every
Sanitation: »» each independent dwelling unit shall be provided with a kitchen. Every kitchen shall be provided with a kitchen sink. No wooden sink or sink of similarly absorbent material shall be permitted. (per the city of San Jose) »» All plumbing fixtures shall:
65
BUILDING CODES & EGRESS
Payton Narancic
APARTMENT BUILDING EGRESS EgressEgress Path Path EgressEgress Window Window UP
60"
60"
UP
UP
UP
51"
51"54"
DN
efficiency dwelling unit or sleeping room or
54"51"
51"
DN
»» a floor or landing is required on each side of a
suite of a hotel or lodging house, a detector
door and shall be at the same elevation as the
shall be located on the ceiling of the sleeping
door except for exterior landings which can
room or the ceiling of the main room of the
have a 2% slope
efficiency unit or suite. (per the city of San Jose)
»» a door is allowed at the top step within a
Egress:
dwelling unit as long as the door does not
»» every sleeping room below the fourth story shall
swing over the top step
have at least one operable window or exterior door approved for emergency escape or rescue. The units shall be operable from the inside to provide a full clear opening without the use of separate tools. »» there must be at least one operable emergency escape opening within every room and it must meet the minimum dimensions above »» window sill heights must not be greater than 44 inches from the bottom of the clear opening to the floor in order to allow for egress »» hallways: minimum width of 36 in »» stairways: minimum 36 in 66
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
SITE COMPLIANCE
15' - 0"
min. back-up distance
setback line
20' - 0"
5' - 0"
144' - 0"
15' - 0"
15' - 0"
Brace Ave the front porch protrudes no farther than 5’ past the setback
a fire department hookup is placed at less than 150’ within the property
min. width for fire apparatus road
20' - 0"
20' - 0"
30' - 10"
units exceeding 150’ from the front property line are sprinklered
reserved for a ride sharing vehicle
exceeds the min. back-up requirement of 26’
trash enclosure
»» stairways serving an occupant load of less than
»» door openings must not be less than 78 in. in
50 shall have a width of not less than 36 inches
height
Garbage:
»» exterior door openings other than the required
»» Trash enclosures are required for all housing
exit door must not be less than 76 in. in height »» door handles, pulls, latches, locks and other
types except single-family detached houses,
operating devices shall be installed 34 inches
court homes, row houses and paired dwellings
minimum and 48 inches maximum above
that front directly onto public or private streets
the finished floor. Locks used only for security
provided that such units include accessible rear
purposes and not used for normal operation are
yard locations or separate compartmentalized
permitted at any height. 67
BUILDING CODES & EGRESS
Payton Narancic
68
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
STRUCTURE, ENCLOSURE, & DETAILS
69
Payton Narancic
STRUCTURAL REQUIREMENTS Due to San Joseâ&#x20AC;&#x2122;s geographic location, it requires
are tables from the International Building Code
the highest degree of structural design related to
regarding specific structural details most pertinent to
seismic activity. Thus, careful attention is needed to
the projectâ&#x20AC;&#x2122;s construction type (light-wood framing):
detailing shear walls and tie downs. Outlined below
70
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
Because this project uses conventional light-
Therefore, its detailing and construction follows
wood frame construction and the occupancy load
typical conventions in small scale residential building.
is relatively low, its detailing and construction is not as stringent as larger residential building types. 71
STRUCTURE, ENCLOSURE, & DETAILS
Payton Narancic
LOAD BEARING WALLS load bearing wall
3 Bedroom Duplex:
WH
UP UP
WH
DN DN
1ST FLOOR PLAN
2ND FLOOR PLAN
1 Bedroom Duplex:
WH
UP WH
UP
DN
DN
1ST FLOOR PLAN
2ND FLOOR PLAN
72
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
Apartments: UP
UP
DN
1ST FLOOR PLAN
2ND FLOOR PLAN
3 Bedroom Row House:
4 Bedroom Row House: DN
UP
UP UP
DN
DN WH
1ST FLOOR PLAN
WH
2ND FLOOR PLAN
1ST FLOOR PLAN
73
DN
UP
2ND FLOOR PLAN
3RD FLOOR PLAN
STRUCTURE, ENCLOSURE, & DETAILS
Payton Narancic
PARTY WALL DETAIL
1' - 4 3/4"
0' - 7 3/8"0' - 2"0' - 7 3/8"
UP
2 layers of 1/2" type x gypsum board 7/8" resilient channels 2x6 studs with batt insulation, 16" o.c. (STC of 45 ) 2" air gap 2x6 studs with batt insulation, 16" o.c. (STC of 45 ) 7/8" resilient channels 2 layers of 1/2" type X gypsum board
UP
TYPICAL ROOF DETAIL PV panel (optional) standing seam metal roof furring strips WRB 2 1/2" rigid insulation OSB sheathing, all seams taped 2x12 rafters filled with cellulose insulation gypsum board
~R 50
PV panel track
PV panel attachment metal flashing
metal gutter
fiber cement 3x16 fascia 2x12 rafter tail trim board blocking seal as insulation stop horizontal open-joint siding cor-a-vent vertical furring WRB 2" rigid insulation vapor barrier OSB sheathing, all seams taped 2x6 studs with batt insulation gypsum board ~R 29
74
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
TYPICAL EXTERIOR WALL DETAILS
horizontal open-joint siding cor-a-vent vertical furring WRB 2" rigid insulation vapor barrier OSB sheathing, all seams taped 2x6 studs with batt insulation gypsum board
vertical open-joint siding cor-a-vent horizontal furring WRB 2" rigid insulation vapor barrier OSB sheathing, all seams taped 2x6 studs with batt insulation gypsum board
0' - 10 1/2"
0' - 10 1/2"
~R 29
~R 29
PAVILION GREEN ROOF DETAIL grass soil perforated metal angle fabric ďŹ lter drainage layer gravel drain pipe
waterproof membrane protection board roof deck 5.125x10.5 glulam rafter 5.125x10.5 glulam beam
knife plate connection
4x4 timber column
2x4 lateral bracing
75
STRUCTURE, ENCLOSURE, & DETAILS
Payton Narancic
76
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
SITE DEVELOPMENT
77
Payton Narancic
LANDSCAPING & MATERIALITY
B
driveway: permeable pavers
Brace
1 5 6 7
parking: permeable pavers
2
pavilion: permeable pavers
A
FDC
3
9
11
1 2 3 4 5 6 7 8 9 10 11
4
Bioswale Shared Courtyard Community Pavilion On-Site Ride Sharing Service Community Mailboxes Apartments 1 Bedroom Duplex 3 Bedroom Duplex 3 Bedroom Row House 4 Bedroom Row House Trash/Recycling
78
10
B
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
Coolidge Ave
e Ave
recycled plastic lumber boardwalk
8
unit walkways: permeable pavers
2
A
FDC
3
concrete walkway
11
79
SITE DEVELOPMENT
Payton Narancic
BIOSWALE: INTEGRATED ECOSYSTEM
80
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
drainage gravel rainwater creek recycled plastic lumber bridge planting soil
n ecosyste m ba r u
perforated drain pipe
81
SITE DEVELOPMENT
Payton Narancic
82
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
ENVIRONMENTAL CONTROL SYSTEMS
83
Payton Narancic
MECHANICAL HEATING & COOLING
PASSIVE HEATING & COOLING
»» A ductless heat pump system is appropriate for
»» Deciduous trees are strategically placed on the
the scale of individual units and are more energy
site to shade the building in the summer and
efficient than traditional central heating/cooling
allow thermal gain in the winter.
systems.
»» Operable skylights allow for night flush in order
»» Different sized mini split systems will be used based on the square footage and number of
to eliminate accumulated heat. »» Operable windows in every room allow for cross-
rooms.
ventilation. »» Trellises in backyards provide shade which helps to maintain stable indoor temperatures. »» Metal roofs reduce heat gain. »» An air tight building envelope mitigates heat loss and gain in order to create a more comfortable, efficient living environment. »» Trellises promote plant growth which can act as vegetative cooling.
ENERGY USE Mini-Split Systems
»» Infrastructure for optional solar panels will be provided on the tops of each unit in order to
REQUIRED R-VALUES
reduce the project’s carbon footprint even further
»» Roof Assembly: 38 (achieves R 50)
and to decrease life-cycle costs.
»» Wall Assembly: 19.6 (achieves R 29)
84
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
FIRE SUPPRESSION
TRASH & RECYCLING
»» Due to the relatively small scale of the unit types
»» 7 total: 4 garbage, 3 recycling
sprinkler systems are not required; however, the
STORM WATER MANAGEMENT
row houses will be sprinklered due to the lack of
»» Storm water is directed to the front of the site
fire truck access to the back of the site.
where it is filtered through a bioswale.
SMOKE & FIRE DETECTION
»» Permeable surfaces filter the storm water and direct it towards the bioswale.
»» Units are equipped with smoke alarms, with at
»» Abundant landscaping also controls storm water.
least one in each habitable room.
optional solar collection
WATER HEATING »» The duplexes and row houses are each equipped with their own water heaters due to their ownership models. »» The apartments are supplied with on-demand hot water which is located beneath the sink units.
natural ventilation through operable windows and skylights
landscaping as a means of passive heating and cooling, water management, and urban ecosystem
ELECTRICAL »» Each unit is provided with its own electrical panel.
85
ENVIRONMENTAL CONTROL SYSTEMS
Payton Narancic
86
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
SOURCES
87
Payton Narancic
»» 2016 California Building Code »» 2016 California Fire Code »» 2016 California Residential Building Code »» 2018 International Building Code »» Climate Consultant »» Fair Housing Act Design Manual »» Google Earth »» Pocket Neighborhoods: Creating Small Scale Community in a Large-Scale World »» San José Municipal Code Volume I 2000 »» architecture2030.org »» basecamp-bend.com »» bioregional.com »» cnbc.com »» davisstudioad.com »» dezeen.com »» dwell.com »» earthadvantage.com »» fairhousingfirst.org »» growbainbridge.com »» hackerarchitects.com »» mapstack.stamen.com »» mitsubishicomfort.com »» sanjoseca.gov »» usclimatedata.com »» walkscore.com »» willowglen.org »» zillow.com
88
COURTYARD HOUSING: MAKING SILICON VALLEY SUBURBS WORK
Thank you to everyone who made this project possible, especially Michael Fifield who provided endless support and encouragement.
89
SOURCES