POD LIVING OVERVIEW
AFFORDABLE HOUSING FOR THE WORKING CLASS
PATRICK DOUGHERTY HOUSING TERMINAL STUDIO PROF. MICHAEL FIFIELD SPRING 2014
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TABLE OF CONTENTS PURPOSE
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S.F. HOUSING
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PROGRAM
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DESIGN
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STRUCTURE
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CODE
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FAIR HOUSING
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PURPOSE STATEMENT San Francisco is one of the fastest growing cities in the country. The steady influx of upper, and upper-middle class individuals into the city has caused the housing market to skyrocket, leaving little to no option for the working class individual/ family to live. The Pod Living Project, located in the SOMA –a neighborhood heavily rooted in the working class, strives to provide housing that is truly affordable by organizing a number of individually leased bedrooms around a centralized shared living space. Thoughtful design provides residents with many of the desirable qualities of a traditional apartment, while increased efficiencies, along with innovative thinking, provide an affordable option for those looking to live in the city.
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S.F. HOUSING MEDIAN MONTHLY RENT (1 B.R.)
A CITY IN TRANSITION Traditionally, “Working Class” individuals have had the opportunity to live on the outer edges of the city and commute to their place of work. However, with the population influx, older low-rise buildings are beings razed and replaced with new construction. New market-rate condominiums require a total income of about $175,000, while the city’s median annual income per household is only $70,000. Likewise, households making a combined income of $50,000-$99,999 dropped 4.4%, while those making between $150,000-199,999 increased by 52.5% from 2002 to 2006. The dense San Francisco core is expanding and many of the areas that once housed lowincome families are becoming financially out of reach.
< $2000
$2K-2.5k
$2.5K - 3K
> $3000
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S.F. HOUSING CURRENT MODEL The city of San Francisco, like many major cities, regularly meets to develop a housing plan that is designed to meet the current and future demands of the city. These statistics are then used to inform various agencies and programs on what direction they should expect the various aspects of housing to shift. With the rapid increase in San Franciscoâ&#x20AC;&#x2122;s population, demand for affordable housing has sky rocketed. The most recent projections estimate that at least 39% of new housing demand will be from people earning fewer than 80% of that areas median income, with another 22% of future demand coming from those earning 80%-120% of the median income. These projections have prompted the city to fund a large number of affordable and below market rate projects throughout the various neighborhoods that cover the city. Although the city has reached an average production rate of 2000 units per year (an all-time high), it still only achieved 47% of the total affordable housing goal. The main restriction holding the city back from meeting its goals is the high cost of proving subsidies to low and very low-income households. With an range of $170,000-$200,000 of government subsides required per unit, the total cost to meet the cityâ&#x20AC;&#x2122;s housing project is more than two billion dollars.
AFFORDABLE HOUSING PROJECTS >301 201-300 51-200 11-50 <10
BELOW MARKET RATE PROJECTS >201 51-200 11-50 <10
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S.F. HOUSING RE-THINK AFFORDABLE What is affordable? A San Franciscan living alone (39% in 2010) who makes the median $70,000 a year can afford ($1,750/$3.70) a 470 square foot apartment. Arranging the traditional rooms of an apartment (kitchen, bathroom(s), living room, dinning room, bedroom) into 470 square feet is possible, however, a reexamination of how people live suggests that alternative housing arrangements can provide many, if not all of the desired aspects of A traditional apartment at a much lower cost to the user. In San Francisco, where every square foot effects the bottom line, dividing the cost of a kitchen, dining room, or living room with a few other residents is a feasible, non subsidized approach to lowering the cost of living, without sacrificing any required function of an apartment. ROOMS
PRIVATE ENTRY
SPACE
PRIVATE BEDROOM
LIVING ROOM
KITCHEN
PRIVATE BATHROOM
DINING ROOM
ACTIVITY SPACE
CONTROL
RELAXING SPACE
READING SPACE
WORK SPACE
STORAGE SPACE
CLEANLINESS CONTROL
CLIMATE CONTROL
LIGHT CONTROL
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DESIGN CONTROL
PROGRAM AFFORDABLE MARKET-RATE HOUSING COMMERCIAL 5000 - 7000 sq ft of retail space adjacent to necessary services such as restrooms and loading. Option to subdivide space into multiple smaller spaces. PARKING The NCT does not require any vehicular parking on this site 1000 - 1200 sq ft ELF\FOH SDUNLQJ 0D[LPL]DWLRQ RI HIĂ&#x20AC; FLHQF\ WKURXJK YHUWLFDO ELNH UDFNV 1-1.25 spaces per bedroom.
UNITS All unit types are rental units. The 4-6 pods are rented on a per bedroom basis, while the 3 bedroom pods are rented on a per unit basis. 3 bedroom pods 4 bedroom pods 6 bedroom pods
40% 40% 20%
750 - 1050 sq ft 1000 - 1400 sq ft 1500 - 2100 sq ft
LOBBY 600 - 800 sq ft which includes a front desk area, a lounge space, as well as a community board for posting important news, information, and other events.
MAIL ROOM 120 - 200 sq ft allocated for mailboxes, likely located in or near the central lobby space
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PROGRAM AFFORDABLE MARKET-RATE HOUSING COMMUNITY ROOM 350 - 500 sq ft IRU D FRPPXQLW\ URRP ORFDWHG RQ HDFK UHVLGHQWLDO Ă RRU DGMDFHQW the laundry room. Located on an exterior wall, the space will allow residents to wait for their laundry, hang out with friends, or read a book in the separate quiet rooms. SHARED LAUNDRY 150 - 200 sq ft DOORFDWHG IRU ODXQGU\ RQ HDFK RI WKH UHVLGHQWLDO Ă RRUV &RPPXQDO ODXQGULHV will cut down on construction costs, and will help keep maintenance costs down.
OUTDOOR SPACES 150 - 200 sq ft WRZDUGV VKDUHG RXWGRRU EDOFRQLHV RQ HDFK Ă RRU /RFDOL]HG RXWGRRU VSDFHV will provide residents will larger exterior spaces than their personal pod balconies. 5000 sq ft communal garden/courtyard. Arranging various common spaces around the FRXUW\DUG ZLOO GHĂ&#x20AC;QH DQG FHOHEUDWH WKH ODUJH RSHQ VSDFH
BIKE REPAIR 250 sq ft IRU D JURXQG Ă RRU ELNH UHSDLU DUHD *LYHQ WKH QDWXUH RI WKLV SURMHFW DQG LWV VWDQFH on driving, dedicating a small area equip with the tools and equipment typically needed WR Ă&#x20AC;[ ELF\FOHV ZLOO KHOS HQVXUH WKH ORQJ WHUP VXFFHVV RI WKLV SURMHFW
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PROGRAM AFFORDABLE MARKET-RATE HOUSING SERVICE SPACES TRASH
75 - 125 sq ft WUDVK VKRRW URRP RQ HDFK Ă RRU VWDFNHG YHUWLFDOO\ RYHU JURXQG Ă RRU WUDVK FROOHFWLRQ URRP (DFK URRP PXVW EH VHOI FRQWDLQHG DQG KDYH 5â&#x20AC;&#x2122; turnaround 200 - 300 sq ft JURXQG Ă RRU FROOHFWLRQ URRP 0XVW EH FDSDEOH RI KRXVLQJ multiple trash compactors and be in close proximity to the loading area. LOADING 600 - 800 sq ft enclosed loading area. This will provided the commercial spaces with an area to unload goods and will also serve as the pickup location for the garbage and recycling. ELECTRICAL 150 - 250 sq ft electrical room. Fire code requires this room be located on an exterior wall. BOILER ROOM 150-250 sq ft boiler room. A central boiler for the commercial and residential portions of the project will help cut down on overall energy waste, but HIIRUWV PXVW EH PDGH WR FUHDWH HIĂ&#x20AC;FLHQFLHV LQ OD\RXW DQG ORFDWLRQ ELEVATOR 150-200 sq ft HQFORVDEOH HOHYDWRU OREE\ WR SUHYHQW YHUWLFDO VSUHDG RI D Ă&#x20AC;UH 150-300 sq ft elevator room, as required by make and model of selected electrical elevator.
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SITE One of the first major stances this project took was to provide no vehicular parking. Folsom street is a very busy commercial artery and the site is within walking distance of multiple forms of public transit. Since the project is aimed at delivering housing for lower income individuals, providing large bike storage areas as well as designated bike repair areas, instead of the typical car parking garage, seemed more logical and economical. Cars are expensive to own and maintain and having one in a dense city such as San Francisco only amplifies the situation. The three graphics below show how truly accessible the city is by foot, public transit, or bike in just 20 minutes.
20 Minute walking radius
20 Minute transit radius
20 Biking walking radius
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EXISTING CONDITIONS
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CLIMATE
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DESIGN
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GROUND FLOOR PLAN 1/64” = 1’
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FLOOR PLANS
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18 5TH FLOOR PLAN TYPICAL FLOOR PLAN 1/64” = 1’
3 BEDROOM POD 6+$5(' /,9,1* 470 SQ FT 370 SQ FT %('52206 840 SQ FT 727$/ $9(5$*(
1/16” = 1’
280 SQ FT/BEDROOM
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4 BEDROOM POD 6+$5(' /,9,1* 650 SQ FT %('52206 570 SQ FT 727$/ 1220 SQ FT $9(5$*(
1/16” = 1’
305 SQ FT/BEDROOM
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6 BEDROOM POD 6+$5(' /,9,1* 1000 SQ FT %('52206 715 SQ FT 727$/ 1715 SQ FT $9(5$*(
1/16” = 1’
280 SQ FT/BEDROOM
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INBOARD BEDROOMS LIGHT
PRIVACY
The implementation of inboard bedrooms was a key WRRO WR PD[LPL]LQJ XQLW DV ZHOO DV Ă RRU SODWH HIĂ&#x20AC; FLHQF\ Instead of completely enclosing these spaces off from any exterior spaces, large clerestory windows help bring in borrowed light from the narrow living space. While the windows may not bring in direct sun light, the occupant has a sense of the time of day through the ambient light that penetrates through the living space.
In some instance, the interior bedrooms have full Ă RRU WR FHLOLQJ JOD]LQJ ,Q RUGHU WR PDLQWDLQ SULYDF\ the lower portion is made up of translucent glass. When light is not desired in the space, sliding partitions provide an adequate sound barrier on the lower portion, while blackout shade keep out DQ\ XQZDQWHG DUWLĂ&#x20AC; FLDO OLJKW LQ WKH HYHQLQJV
SW Unit Winter Solstice
SW Unit Summer Solstice
Sliding Privacy Partitions
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ENTRY The primary residential entry, located on Rausch street near the intersection of Rausch and Folsom.
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PEDESTRIAN ST. The pedestrian street is a tree lined alley that provides light and air to the northwest facing units as well as gives bicyclists access to the large bike parking area located in the back of the site.
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COURTYARD The courtyard connects all parts of the projects together. Residents can move freely to and from Folsom street, the main lobby, and the bike parking area. It is a large outdoor space for the complex to share as a community.
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RAUSCH ST. 7KH JURXQG Ă RRU UHVLGHQWLDO units have a strong connection with Rausch street and the neighborhood, while the raised concrete plinth provides enough height separation between the units and the sidewalk to maintain a desirable level of privacy.
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STRUCTURE
&RQVWUXFWLRQ 7\SH 9$ RYHU ,$
For spans of 20 - 30 ft. a site-cast concrete two ZD\ Á DW SODWH LV HIÀ FLHQW DQG FRVW HIIHFWLYH Post-tensioning the system increases HIÀ FLHQF\ DQG PD[LPL]HV VSDQ FDSDELOLWLHV 7KH JURXQG Á RRU FRPPHUFLDO SRGLXP LV ODLG out using a 24’ x 28’ column grid, with a 9” concrete slab over the top, and 18” concrete columns. The residential wood frame above uses typical 2x4 and 2x6 stud walls construction WHFKQLTXHV DV ZHOO DV [ Á RRU MRLVWV µ R F Shear is provided throughout the building through the corridor walls, and plans are VWDFNHG YHUWLFDOO\ WR PD[LPL]H HIÀ FLHQF\
Type 5A wood frame
Type 1A concrete podium
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ZONING F-NCT Height and Bulk District Height limit Dwelling Unit Mix Residential Density FAR for Non-residential Usable Open Space/ Dwelling Unit Open Space for Non-residential On-site Parking Subdivision of Dwelling Units Retail Space
65x
65 feet
RED 40x
40 feet
40% 2 bedroom units req. 40% 2 bedroom units req. The pod living arrangement 10% 3 B.R. units suggested 10% 3 B.R. units suggested challenges the current code No density limit
No density limit
68 Dwelling units per acre
.21 Proposed
80 sf if private, 106sf if common
80 sf for either
>7200 sf proposed
N/A
N/A
None proposed
None required, .75 cars/ unit allowed
None required, 3-4 cars/ unit allowed
No on-site parking is proposed
Can be considered
Can be considered
Not Permitted
Permitted (required on JURXQG Ă RRU
Not permitted
6,800 sf retail fronting Folsom
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CODE CALIFORNIA BUILDING CODE Occupancy Mix
R-2 (Residential Occupancies containing 2 or more dwelling units A-2 (Restaurants, Cafeterias, and similar dining facilities)
7KH JURXQG ÁRRU FRPPHUFLDO fronting Folsom is capable of being one large space, or sub divided into smaller spaces. Possible tenants will range from coffee shops, small grocery stores, convenient stores, shops, etc.
M (The use of a building for the sale of merchandise) Construction Type
IA Concrete Podium VA Protected Wood Frame
Allowable Height
R-2 Max of 65’ or 4 stories 20’ and 1 more story if sprinklered
Common Path Egress
75’, 125’ if sprinklered
Maximum Allowable Egress Length
200’, 250’ if sprinklered
Ventilation
FIP RU RI ÁRRU DUHD LV RSHUDEOH windows
Wood frame construction over a podium, or v over I, is a standard construction type and allows IRU PD[LPXP ÁH[LELOLW\ ZLWKLQ WKH housing units. The proposed building is within the 65’ max height limit. Compliant Sprinklered, compliant
Ventilation is provided where the room doesn’t meet the 4% operable window minimum
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CODE CALIFORNIA BUILDING CODE Minimum Ceiling Height Minimum Room Dimensions
7â&#x20AC;&#x2122;6â&#x20AC;? for occupied spaces 7â&#x20AC;&#x2122;0â&#x20AC;? for bathrooms and kitchens Units are required to have at least one room that is 120 sq ft, all other rooms need to be at least 70 sq ft
7KH SURSRVHG Ă RRU WR Ă RRU KHLJKW in the residential section is 10â&#x20AC;&#x2122;. The minimum width of any proposed bedroom is 8â&#x20AC;&#x2122;, and the smallest area of any proposed bedroom is 90 sq ft.
All habitable rooms must have a width no less than 7â&#x20AC;&#x2122; CBC & THE INBOARD BEDROOM The California Building Code states that every room intended for human occupancy is to KDYH D ZLQGRZ IRU QDWXUDO OLJKW RU KDYH DQ DUWLĂ&#x20AC;FLDO OLJKW ZLWK DQ DYHUDJH LOOXPLQDWLRQ RI IRRW FDQGOHV 7KH SURSRVHG LQERDUG EHGURRPV PHHW WKH PLQLPXP DUWLĂ&#x20AC;FLDO UHTXLUHPHQW and through claristory windows, also provide borrowed daylight. R- 2 occupancies must have an exterior means of egress from all bedrooms (typically a window), unless the entire unit is equipped with an approved sprinkler. All proposed units have approved sprinkler systems. %HGURRPV PXVW HLWKHU EH QDWXUDOO\ RI Ă RRU DUHD RU PHFKDQLFDOO\ YHQWLODWHG ZLWK cfm of fresh air. Since the inboard bedrooms have no exterior windows, a mechanical system is proposed for this bedrooms.
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FAIR HOUSING ACT The Fair Housing Act applies to every unit in the proposed complex since an elevator HLWKHU VHUYLFHV HYHU\ Ă RRU RU WKH XQLWV DUH located on the ground level. KITCHENS The Fair Housing Act ensures that those people who rely on mobility aids have the required spaces to have a â&#x20AC;&#x153;usableâ&#x20AC;? kitchen. Since the proposed kitchen designs are linear, and not space restricting in nature, the only aspect of the FHA that needed to be addressed was the Âľ [ Âľ FOHDU Ă RRU VSDFH UHTXLUHG LQ IURQW RI every appliance.
30â&#x20AC;? 48â&#x20AC;? Both forward and parallel approaches are acceptable. Overlap can occur.
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FAIR HOUSING ACT BATHROOMS
B BATHROOM
The Fair Housing Act ensures that those people who rely on mobility aids have access to at minimum one accessible bathroom in every unit. The FHA has two primary levels of accessible bathrooms, A & B. B bathrooms provide more space to maneuver and thus are preferred, however, A bathrooms provided the minimum required space for someone in a wheel chair. If a B bathroom is provided in a particular unit, the remaining bathrooms are only required to have a 36” wide accessible route to their entry. If no B bathrooms are provided, all bathroom within the unit are required to meet the A bathroom VSHFLÀ FDWLRQV The 4 and 6 bedroom pods proposed provide, 1 B bathroom, and a series of compartmentalized (non A/B ) bathrooms to meet the needs of the occupants.
30” x 48” clear space in front of all À [WXUHV
36” accessible route to all bathrooms
48” x 56” clear space at toilet
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FAIR HOUSING ACT BATHROOMS Along with providing the required open VSDFH DW HDFK Ă&#x20AC; [WXUH LW LV QHFHVVDU\ WR also provided at lease a 30â&#x20AC;? x 48â&#x20AC;? space inside the bathroom, but outside of the door swing so that any person in a wheel chair has the clearance to open and close the door. By providing each unit with a B bathroom layout and a number or compartmentalized bathrooms, a desired OHYHO RI HIĂ&#x20AC; FLHQF\ LV DFKLHYHG ZKLOH VWLOO meeting the needs of a variety of possible residents.
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FAIR HOUSING ACT 3 BEDROOM POD
UNITS An accessible route through the primary spaces of any FHA covered unit must be provided. The unit must have a 18” x 60” clear space adjacent to both the interior and exterior sides of an entry door (handle side). Every door in the unit must, at minimum, have a 32” nominal width clearance and must be accessible via the 36” accessible route
Accessible route
18” x 60” Clearance at entry door
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FAIR HOUSING ACT 4 BEDROOM POD
Accessible route
18” x 60” Clearance at entry door
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FAIR HOUSING ACT 6 BEDROOM POD
Accessible route
18” x 60” Clearance at entry door
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ACKNOWLEDGMENTS I would like to thank David Israel and BAR Architects for their sponsorship in the H.I.P. Studio. The time, money, and resources have had a significant impact on our overall experience. Your dedication to The University of Oregon is truly appreciated. A big thanks goes out to Michael Fifield for a wonderful Terminal Studio experience. The last few terms have taught me a lot about architecture, myself, and the world- Thank you.
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