Downtown San Luis Obispo by Rafael Chung

DOWNTOWN SAN LUIS OBISPO

project team

FREDDIE SVENDSEN / RAFAEL CHUNG

professors

STACEY WHITE / BRENT NUTTALL

2016, CALIFORNIA CALPOLY SAN LUIS OBISPO

TABLE OF CONTENS

1.0 PREFACE 7 9

11 15

17 41

45 81

1.1 1.2

Letter to the Client Executive summary

2.0

STATEMENT OF PROJECT INTENT

2.1 2.2

3.0

PROJECT BACKGROUND OVERVIEW

3.1 3.2

4.0

PROJECT PROPOSAL - DESIGN / TECTONICS

4.1 4.2

Project intent and Design approach Urban Design and building Typology

Site analysis Program summary Table

Architectural documents Engineering documents

LETTER TO THE CLIENT

“Architecture is about turning a worthless brick to gold” – Frank Lloyd Wright Our mission is to recover the reliability of this complex area which is in an edge condition, but could be transformed into a node full of potential with a simple architectural act. It is a great pleasure to conclude this project in Broad Street with Branch Street. A project that brings more a comunity sense to the neighborhood, and activates the edge condition towards Broad Street, witch was very unpleasant and agressive to the pedstrian and those who passes by. Compatibility achieved with the neighborhood through scale, adequate spacing between the blocks, usage of elegant and comfronting materials, all contributed to a perfect chemistry.

EXECUTIVE SUMMARY

This mixed use development in downtown San Luis Obispo is an act that shows what Mies van der Rohe once said about solving of architectural problems is a necessary humanizing procedure, the old question regarding form and monumentality remains a reality that architects must still confront. The project in the corner by Broad Street and Branch Street wants be represented more than just merely forms, it wants to think spatiality. The various situations that the different levels instances provide, conforming a discovery of experiences between its users, proving that what Le Corbusier stated about “the house being just a machine for living”, does not appear to be correct, at least in this project. Implementing the “California Way of Life”, having more outdoor spaces of gathering and ample balconies which recovers the traditional sleeping porch where the residents could interact with open air while interacts with its neighbors. Also to promote the walkable blocks and neighborhood between the areas, the intriguing landscape suggests this invitation. 16 residential units, shared common spaces, outdoor pool, 3 office units, shared conference room, restaurant, cafes, and other comercial spaces.

PROJECT INTENT AND DESIGN APPROACH

Architecture is, or should be an instrument to (re)think CITY. The interesting about this project is that we are planning mix-use within a site, while it is inside a context that is totally isolated by what was considered the best instrument to approach development and progress, the roadways. The organization of a city became in some point more important to the vehicles than to what really should matter, the people. This topic is also brought by Jane Jacobs in her book Life and Death of Great Cities, where Jacobs talks about streets and walkways, that are both vital for a city, where all the integrations of a society happens, and of course where the main character are the people. And all that integration implies in conflicts, either positive or negative, which can turn difficult the wellness between citizens and urban space. More than just an enclosed space intersected by streets, the city is a territory of relationships, which is alive, pulsatingâ&#x20AC;Ś it is made of, and makes innumerous networks of people, goods, materials, energy. The goal to make a mix-use block or territories is not just about the traffic and the excessive use and dependency of the individual vehicle, within this new scale of proximity between people, contact, it gives more life to the streets sidewalks. People should not forget that they are part of a neighborhood and therefore a city. Relations should be much larger and have commitment to the causes and represent that community as well, for when necessary to overthrow the invisible barriers created by society itself. But also, it is required caution to not lean towards to an extreme position also, like was proposed in Ebenezer Howards plan to Garden-Cities, which was an initiative to fight with the monofunction city, but we are talking about a well tied new city. It is a great challenge to break through the model that is imposed in a vehicle oriented planning of the city, but when it is applied the concept in the city, and it is effective, it is possible to change (slowly) until a new flow of the city is settled.

URBAN DESIGN AND BUILDING TYPOLOGY

Is the house a machine for living in ?

PROJECT BACKGROUND OVERVIEW

SITE ANALYSIS

HISTORY

ZONING

SITE TRANSPORTATION

CLIMATE

CULTURAL

SEISMIC

All the research below was developed with the class members each topic developed by each person. 17

Site Analysis_Transportation bike friendly road bike trail

train station

bus lines

pedestrian crossing

Increase the percentage of all trips made by bicycle within San Luis Obispo. Establish and maintain an integrated system of bikeways and parking facilities that enables safe and convenient bicycling, with an emphasis on travel to employment centers, commercial districts, schools and recreational destinations. Advocate bicycling as a way of addressing climate change, preserving clean air, reducing traffic congestion and noise, conserving land and energy resources, and promoting good health. Develop financial partnerships with other organizations when the resultant bicycle facilities or activities provide significant benefits to San Luis Obispo residents.

South Broad Street Cultural Context

source: Rick Engineering (SLO South Broad Street Area Plan)

The site is located within the South Broad Street Area neighborhood, which is bounded by High Street, Union Pacific Railroad, Orcutt Road, and Broad Street on the four cardinal directions, respectively. Located in the centery of the city, this neighborhood is adjacent to Highway 101, Downtown San Luis Obispo, the Historic Railroad District, and Little Italy. Not only was the southerneast portion of the city one of the oldest residential neighborhoods, it was once home to many Italian-Americans and railroad workers (hence the name Little Italy). Many of the original dwellings remain, but renovations in the past century has increased the number of commercial, light industrial, waste recycling, auto sales, auto repair, and other uses and businesses. Since Broad Street is a main transportation corridor that runs continuously to from Downtown San Luis Obispo down south to Arroyo Grande, Pismo Beach, and Grover Beach, the area is close to many shopping stores (and plazas), schools, employment centers, and major transportation facilities like public transit stops, the county regional airport, and Amtrak Train Station. Although the area offers quite diverse programming and adjacencies to different parts of the city, it is not in an ideal situation to promote any real connection.

The street design allows for high traffic volumes, relatively high speeds, and continuous, uncontrolled left turns into streets and driveways, making it difficult for residents to access businesses, adjacent neighborhoods, schools, parks, and public transit that is present in the area. Traffic volumes on Broad Street, up to 29,100 vehicles per day in 2010, discourage most, if not all, pedestrians and bicyclists from crossing the streets. The lack of continuous sidewalks, street trees, and crosswalks does not facilitate for an active pedestrian community. This area currently houses various types of buildings and programs. Along with the mixed-density residential, small-scale retail and restaurants, there are plenty of manufacturing and industrial services along the street, including parts that were originally developed in the Imperial Addition (1888). The neighborhood originally consisted of railroad workersâ&#x20AC;&#x2122; small houses with simple designs. Over time, zoning changed and non-residential uses appeared while most of the old neighborhood was demolished. The few remaining homes from that period is located between Humbert Avenue and Woodbridge Street. In 2012, the South Broad Street area has been described as a neighborhood in transition with funky, diverse, and/or dilapidated culture due to the mix of older commercial and residential buildings, lack of 29 public facilities, and underutilized properties.

PROGRAM SUMMARY TABLE

Residential: 4 units 3 units 7 units 2 units 1 unit 1 unit

STUDIO (600 sft) 1 BEDROOM (900 sft) 2 BEDROOM (1200 sft) 3 BEDROOM (1500 sft) SHARED SPACE (2750 sft) POOL (1800 sft)

Offices: 3 units OFFICE (1200sft) 1 unit SHARED CONFERENCE (1200sft)

Studio

1 Bedroom

2 Bedrooms

3 Bedrooms

Comercial: Shared Space

1 unit RESTAURANT (4300 sft) 1 unit CAFE (1275 sft) 1 unit CAFE (675 sft)

Offices

Density: 16 units - 0.89 acres (units allowed) Building Footprint - 45% F.A.R. - 1.2 Parking Spots - 55 Bike parking

Comercial

Pool

PROJECT PROPOSAL - DESIGN / TECTONICS

ARCHITECTURAL DOCUMENTS

PLANS

SECTIONS

IMAGES

PROCESS

ENGINEERING DOCUMENTS

PROPOSAL FOR CHANGE THE STREET DESIGN

Before

After

DESIGN PROCESS DEVELOPMENT

residential target market

1 bedroom

2 bedrooms

3 bedrooms

studios

residential

oďŹ&#x192;ces

units required by the client: - 2 units of three bedrooms - 3 units of two bedrooms - 2 units of one bedroom

common/shared areas

subtotal - 7 units

special element - pool

additional proposed -3 units of two bedrooms -6 studios

restaurant/cafe

circulation

First Development

site area : 0.89 acre 11 units permited negotiate units - density project footprint - 45% %oor area ratio - 1

The concept for this project started locating rst the common and shared areas in a half level under the ground level, providing a enclousure full of nature elements. Circulation articulation was also an organizational element with such importance that brings unity to the whole set of buildings. For last, the special element, the pool. A monolithic piece that marks the entrance of the project, and lands on the center of every shared area visually and spatially.

Parking spots are counted to be 13 for the minimum units required, and plus six more parking slots with the new proposal for units quantities. And we can locate up to 30 parking spots with the set backs from the front part of the streets of 20’.

Level 7 30’ - 0” Level 5 20’ - 0” Level 3 10’ - 0” Level 1 0’ - 0”

Level 6 25’ - 0” Level 4 15’ - 0” Level 1 0’ - 0”

Second Development

Gravity System Description/Selection: The overall gravity system for this project consists of two distinct systems: a steel beams an girder system supporting TJI joists within each bay tied together with a plywood diaphragm; and a plywood floor diaphragm system supported by TJI joists, glued laminated timber (glulams), and a bearing wall system. Timber Framing: - Cost Effiective - Easily Customizalble - Natural Material (Sustainability) -Residential and Retail Building Program Steel Framing: - Longer Spans - 100% Recyclable - Open Floor Layout/Building Program

Figure 2

Figure 1

Key Plan

= Timber Framing = Steel Framing Note: Steel and timber shown in same location for some structures. See configuration pages for more information.

Lateral System Description/Selection: The overall lateral system for this project consists of three distinct systems: concrete shear/retaining walls, steel braced frames, and timber shear walls Concrete shear/retaining walls: - Below Grade Construction (Doubles as retianing wall) - Rigid Building Material - Compatible with both Steel and Timber Framing Steel Braces Frames: - Suspends structures over pool/parking while keeping space open - More Cost Effective than Moment Frames -Longer Life Span Timber Shear Walls: - Most Cost Effective - Highly Compatible with Residential Program -Easily Repairable

Figure 1

Figure 2

Key Plan

= Timber Shear Walls = Concrete Shear Walls = Steel Braced Frames Note: Different lateral systems shown in same location for some structures. See configuration slides for more information.

Gravity System Configuration:

= Interior Bearing Walls Timber: TJI joists and glulam beams typically range from 9” to 12” in depth, making the floor to ceiling height between 10’ to 11’. The spans of timber joists and beams vary between 9’ to 20’. Steel: Steel beams and girders are typically 24” in depth, making the floor to ceiling height closer to 10’. Steel beams and girders typically span betwwen 10’ and 30’.

Lateral System Configuration:

= Steel Braced Frames = Concrete Shear Walls = Timber Shear Walls

Foundation System Configuration:

Building Foundation Plan

The mat slabs will be located on two levels: one for the building footprint and one for the parking footprint. For this project, the thickness of each mat slab varies between 12â&#x20AC;? and 24â&#x20AC;?.

= Foundation Footprint

Parking Foundation Plan

Parking System Configuration: The automated parking system will be located along the west and south sides of the site. Drivers will enter the parking space by driving on a turntable plate located under the residential units in the southwest corner, which will lower the car into the parking area under the site. From there, the plate will direct the car to one of four rotating carousel assemblies to place the car in a designated spot. The carousels are incorporated to eliminate the need for drive lanes that transport the car. Because there are no drive lanes, less space is need to properly operate the automated parking system. The parking lot itself can accommodate 90 parking spaces with additional street parking for oversized and any additional vehicles.

Key Plan

= Parking Entrance