inside out /
growing from within
s aya s h i m a d a / s p r i n g 2 0 1 6
inside out /
growing from within
s aya s h i m a d a / s p r i n g 2 0 1 6
Introduction
roof plan
the problem
wat e r c o l l e c t i o n
goals
structure
d e s i g n p r i n c ip l e s
H V AC
PNW
pa r t y wa l l
seattle
wa l l s e c t i o n
rainier beach
details
neighborhood
Demographics
demographics
Zoning
o w n e r s h ip
form
Materials
s i t e a n a ly s i s
floor plans
Rainier Vista
unit plans
Children’s Home
interior renders
urban sustainable features
I n t e r i o r E l e vat i o n s
high point
Fair housing act
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3
“Cities grow by building up, or out, and when a city doesn’t build, people are prevented from experiencing the magic of urban proximity. Preserving a city can, in fact, require destroying a part of it. The modern desire to preserve Haussmann’s Paris has helped turn the affordable Paris of the past into a boutique city that can today be enjoyed only by the wealthy” - Edward L. Glaeser
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introduction /
The portrait of the nuclear family is often depicted with a detached dwelling unit with a car parked out front, and a small patch of grass framed with white picket fencing. For many young families, this opportunity to become homeowners was the pinnacle of life. The home was bought to be passed down to their kids and grand kids. An heirloom capable of providing a home for the generations to come. Each unit provided what a typical family needed: a place to cook, a parlor to relax, a rest room to bathe, and a bedroom to sleep. Often times the units came with a lawn large enough for each homeowner to purchase a lawn mower. All of the homes in the development had similar lot sizes and they were often very similar or identical in their appearance. The only way to differentiate these homes were the numbers that hang on the mailbox at the end of the driveway.
t h e n u c l e a r f a m i ly
This monotonous post war housing led to a disinterest in the original hope for the home. This type of family housing has become more of a currency than a family heirloom. Homes are often bought and sold within 5 years. Families live far apart, losing interest in the “family home�. The worth of property which was once at least partially described in terms of what it could provide for the entire family has been deconstructed into simple monetary value. According to recent census, the average American spends $272,000 dollars towards their home. Unfortunately the homes of what the average American can spend along with certain amenities that are required cannot be found in desirable locations. Consequently this has resulted in the endless sea of suburban homes that loom around the edges of almost every city throughout the United States.
During a time when small, growing cities are starting to experience the effect of sprawl due to overzealous developers and low land costs, planners are looking at developing higher density, more convenient housing with a goal of improving way of life, decreasing cost, and supporting businesses within the core. Many cities throughout the United States are currently administering a comprehensive downtown plan which offers an alternative density to the urban sprawl that typifies the city’s current development.
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the problem /
5
no money mo problems
Based on recent census data, for the first time in over 90 years, and for the first time since the automobile became prevalent in American culture, the largest major American cities grew faster than their respective suburbs. This suggests a trend of humans returning to cities. As the yearning to own a home in suburbia dwindles, and societal lifestyles continue to change, a fundamental shift in the planning and development of cities is necessary in order to better serve the future generations of their inhabitants. However, as cities become more desirable, the cost of living increases substantially, catering only to those who can afford it. The question then becomes: How can we continue to develop cities but retain their affordability for all?
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goals /
objectives
offer an
a lt e r n at i v e t o low density
share
underutilized spaces and objects in order to reduce redundancy and overconsumption
neighborhoods
create flexible spaces that can be used for growing families, aging generations, or rent-able units
Buildings account for one third of carbon emissions today therefor it is the architect and builders responsibility to
thrive for ecological sustainability
achieve social sustainability by creating
affordable housing in order to
retain the current demographic that are getting quickly gentrified in the Rainier Valley neighborhood
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design principles /
intentions
less sqft per person
more people per sqft
more units per acre
better use of smaller spaces
easy moving, less furniture
more functions per unit
limit barriers
more energy sharing
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pnw /
washington EVERETT MONROE SHORELINE REDMOND
BAINBRIDGE ISLAND
SEATTLE ISSAQUAH VA SHON ISLAND
KENT KING COUNTY
TACOMA
SHELTON YOMAN
SOUTH HILL
OLYMPIA ABERDEEN
RY
N TO
FER
ER
EM
R EB
TL AT
SE
8824 rainier ave
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seattle /
rainier beach is a set of neighborhoods located in the southeast corner of seattle along lake Washington. although primarily residential, the neighborhood is home to some of seattle’s best natural parks. beer shiva Park and Pritchard Island beach provide walking trails, and provide great sunbathing sites. further south is lakeridge Park, a 35 acre wooded area with overgrown fauna and hiking trails. located in the center of rainier beach lies the Kubota garden, a
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rainier valley
historical landscape architectural the neighborhood is now one of the gem beautifully articulated with nation’s most racially mixed places. 55% african american, 20% asian, footbridges and stepping stones. 10% caucasian, 10% hispanic and much of southeast seattle has long 5% from other races. this organized been home to the the native duwamish community takes great pride in the people. In the 1890s settlers arrived diversity and host a several of popular bringing with them modern ideals, events in seattle: International music customs and civilization. shortly after and arts festival, summer street block the trolley was introduced,prompting Party, and heritage Parade. a real estate boom in rainier beach.
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neighborhood /
rainier beach
8808 rainier ave / seattle washington
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rainier ave.
1
4
2
seward park ave.
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1
1
5
2
3
4
B
3
5 2
2
1
8808 RAINIER AVE.
s henderson st. 3
9
5
SAAR’S MARKETPLACE 8
4 10
6
11 12
3
ren
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VERY WALKABLE
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GOOD TRANSIT
to
SAFEWAY
Most errands can be accomplished on foot
na ve 7
81 81
1
VERY WALKABLE Most errands can be accomplished on foot
COMMERCIAL
RESIDENTIAL Starliter Apartments (31 units)
59
1
VERY WALKABLE 2 Beach Court Apartments (23 units) GOOD TRANSIT Most errands can be accomplished on foot
Many nearby public transportation options.
Payless ShoeSource
2 Blues Many nearby public transportation options.
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Auto Detail
BIKEABLE
7
New Start Food Mart
8
Saar’s Market Place
Flat as a pancake, good bike lanes Bank of 9
3
South Shore Apartments E (20 units)
3
Metro PCs
4
South Shore Apartments W (24units)
4
Northwest Tap Connection
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Southwest Mortuary
5
Henderson Arms Apartments (39 units)
5
Shabelle Market (SNAP EBT)
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Dentist Office
6
Balance Chiroporactic Center
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Subshop #7
Lake washington Apartmnts (376 units) GOOD TRANSIT BIKEABLE 7 transportation Many nearby public options.Treatment Center Thunderbird 6
America
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RESIDENTIAL
BEER SHEVA PARK
t
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1
Starliter Apartments (31 units)
2
Beach Court Apartments (23 units)
3
South Shore Apartments E (20 units)
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South Shore Apartments W (24units)
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Henderson Arms Apartments (39 units)
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Lake washington Apartmnts (376 units)
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Thunderbird Treatment Center
COMMERCIAL
PARK SHORE MARINA
1
Payless ShoeSource
2
Blues Auto Detail
3
Metro PCs
4
Northwest Tap Connection
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Shabelle Market (SNAP EBT)
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Balance Chiroporactic Center
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New Start Food Mart
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Saar’s Market Place
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Bank of America
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Southwest Mortuary
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Dentist Office
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Subshop #7
EDUCATION
PUBLIC SPACE 1
Rainier Beach Playfield
1
Dunlap Elementary
2
RB Community Center & Pool
2
South Shore K-8
3
Kids Co at Southshore
3 EDUCATION RB Library
PUBLIC SPACE 1
Rainier Beach Playfield
1
Dunlap Elementary
4
South Lake HS
2
RB Community Center & Pool
2
South Shore K-8
5
Rainier Beach HS
RB Library
3
Kids Co at Southshore
4
South Lake HS
5
Rainier Beach HS
3
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demographics /
who?
T h e R a i n i e r b e a c h n e i g h b o r h o o d is one of Seattle’s most diverse community in Seattle. 28.7% of the population is black, 28% is Asian, 23.4% is white, and 13.9% is Hispanic. It has a thriving and interconnected community that contains a rich mix of households, strong social and cultural institutions and services, and access to Seattle’s parks, roads, and public transit. Although culturally rich, the medium household income is just $51,000, with an average household of 2.82 people per home.
This development is a public housing p r o j e c t g e a r e d t o w a r d s FAMILY h o u s e h o l d s t h a t e a r n 5 0 % TO 6 0 % o f t h e m e d i u m i n c o m e of the rainier vista neighborhood.
m e d . i n c o m e OF HOUSEHOLDS IN RAINIER BEACH : $ 5 1 , 0 0 0 / y r @ 50%: $25,500 / yr @ 60%: 30,600 / yr National poverty rate: $22,300 / yr
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Zoning /
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nc2-p-40’
neighborhood commercial 2
pedestrian-designated Zones
a moderately-sized pedestrian-oriented shopping area that provides a full range of retail sales and services to the surrounding neighborhood
P designations are applied to nc and zones along pedestrian-oriented commercial streets
typical land uses
a moderately-sized pedestrian-oriented shopping area that provides a full range of retail sales and services to the surrounding neighborhood.
medium-sized grocery store, drug store, coffee shop, customer service office, or medical/dental facility, and apartments.
street-level uses building types single purpose commercial structures, multi-story mixed-use and residential structures. non-residential uses typically occupy the street front. street-level uses no limit on mix of residential and nonresidential uses, except where P zones or other mapped areas limit residential presence at street level.
limited to pedestrian-oriented nonresidential uses that have the potential to animate the sidewalk environment, such as retail, entertainment, restaurants, and personal services. drive-in or drive-thru businesses are prohibited.
parking quantity street-level non-residential design same as nc1 zone. transparency required for 60% of a street-facing facade. nonresidential uses at street level must have an average depth of 30’, and have a minimum height of 13’.
street-level residential design same as nc1 zone. must contain at least one visually prominent pedestrian entry for residential uses. dwelling units must be at least 4’ above, or 10’ back, from a sidewalk, unless conversion of a nonresidential space to a residential use is authorized.
maximum siZe of commercial use 25,000 square feet for most uses; 50,000 square feet for multipurpose retail sales facilities.
depends on land use and location. no minimum parking is required in urban centers, and portions of urban Villages with frequent transit service within 1/4 mile.
parking location In addition to nc zone standards, surface parking is prohibited adjacent to principal pedestrian streets.
parking access must be from alley or side-street if feasible, otherwise a two-way curb cut on the principal pedestrian street is allowed.
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form /
process diagrams
START WITH TYPICAL ROW HOME DIMENSIONS 30’ X 16’
PUBLIC ACTIVITY ON LOWER LEVEL PRIVATE ACTIVITY ON UPPER
ADD PRIVATE YARD
ADD FRAME TO ADD DEPTH & DEFINITION TO FACADE
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ADD DEPTH
MIRROR FORM TO CREATE ADJACENT UNIT
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CONNECT THE INTERIOR TO THE EXTERIOR
CREATE LOW/PERMEABLE BARRIER FOR PRIVACY
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rainier beach /
SOUTH LAKE HIGH SCHOOL
8808 rainier ave
KIDS CO AT SOUTH SHORE
SOUTH SHORE K - 8
NDER S. hE SOUTH SHORE APARTMENTS
SON
T STREE
H 30 MP
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BEACH COURT APARTMENTS
s i t e a r e a : 2 8 , 1 2 5 s f - o r - 2 / 3 rd a c r e s BALANCE CHIROPTRACTIC CENTER
STARLITER APARTMENTS
NORTHWEST TAP CONNECTION SHABELLE MARKET
METRO PCS
RANIER BEACH HIGH SCHOOL
RAINIER BEACH COMMUNITY CENTER & POOL
RA 20
IN IE
MP H
R
SC OL
ZO
AV
HO
EN
NE
UE 25 MP H SAAR’S MARKETPLACE
BANK OF AMERICA
SOUTHWEST MORTUARY
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floor plan /
statistics
ground level / retail / 13 units u p t o 1 2 - r e t a i l u n i t s - A moderately-sized pedestrian-oriented retail stores and services to support the Rainier Beach neighborhood 1 b a y - 16’ w id e x 30’ d eep = 480 SF 2 b a y s - 32’ w id e x 30’ d eep = 960 S F 3 b a y s - 46’ w id e x 30’ d eep = 1380 SF
25 - parking spots • no minimum parking requirement due to pedestrian zoning • 1 handicap accessible parking spot
20 - storage units 6 ’ 3 ’ x 5 ’ = 2 6 0 SF
1 - rubbish room 1 3 ’ x 20’ = 260 SF
Miscellaneous spaces • Ground Level • Restroom for commercial units • Community room/event space with large kitchen and restroom • 1 handicap accessible parking spot • Community room on plinth level
Level 1 & Level 2 / residential / 25 units 22 - 2 bedrooms + 1.5 bathrooms / 889 sf LV 1 - 437 SF LV 2 - 452 SF YARD - 16’ x 14’ = 224 SF
3 - 3 bedrooms + 1.75 bathrooms / 1,311 sf LV 1 - 708 SF LV 2 - 603 SF YARD - 16’ x 22’ = 352 SF
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floor plan /
ground level
retail
circulation
garbage room
storage
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floor plan /
level 1
scale 1/32”=1’ 3 bedroom units
2 bedroom units
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floor plan /
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level 2
scale 1/32”=1’ 3 bedroom units
2 bedroom units
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2 bedroom apt - lv1
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unit plan /
2 bed & 1.5 bath
LV 2
LV 1 scale 1/8”=1’
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unit plan /
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3 bed & 1.75 bath
LV 2
LV 1 scale 1/8”=1’
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2 bedroom apt - bedroom
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scale 1/8”=1’
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fha /
bathroom
the centerline the walls are reinforced for installation of grab bars.
there is a minimum of 48 x 66 inches of clear floor space, excluding the toilet and the wall-hung lavatory or vanity.
of the toilet is 18 inches from the adjacent side wall and at least 15 inches from a wall-hung lavatory or vanity.
clear floor space
grab bars are critical for many people with mobility impairments to be able to safely transfer on and off the toilet. safety for everyone is greatly increased by the addition of grab bars at bathtubs and showers.
is provided at the lavatory by 30 x 48 inches of clear floor space parallel to and centered on the sink basin.
the door has a minimum clear width of 32 inches nominal and meets all other usable door requirements.
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fha /
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kitchen
minimum clearance there is a minimum clearance of 40 inches between all opposing elements within the kitchen work area such as base = cabinets, counter top edges, appliances, or walls.
clear floor space In instances where there are multiple sink bowls, there is 30 x 48 inches of clear floor space centered on the overall sink. There is 30 x 48 inches of clear floor space centered on the cook top/ range to allow for a parallel approach.
counter top counter top depths do not exceed 25 inches *note: hud allows a maximum counter top projection of 25 ½ inches. counter tops do not exceed 36 inches in height when measured aff.
e l e c t r i c a l o u t l e t s a n d s w i t c h e s are mounted over base cabinets without knee space, the accessible outlets and switches meet the following requirements: electrical outlets and switches are mounted at least 36 inches from any corner to allow for a parallel approach. electrical outlets and switches are mounted no higher than 45 inches aff.
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FHA /
7 design requirement
The fair housing act ensures equal access to housing, guarantees equal opportunity in all Housing and Urban Development (HUD) programs, and prohibits buyers and renters of discrimination based on race, color, religion or national origin. The act also promotes residential integration by adopting universal design standards.
1. Accessible building entrance on an accessible route
2. Accessible and usable public & common use areas
3. Usable doors: wide enough to allow passage by person using wheelchairs
4. Accessible routes into & through covered unit
5. Light switches, electrical outlets, thermostats, & other environmental controls in accessible locations
6. Reinforced walls in bathrooms for later installation of grab bars
7. Usable kitchen and bathrooms
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FHA /
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checklist
Accessible Entrances 1.1 All buildings containing covered dwelling units have at least one accessible entrance along an accessible route. The accessible entrance is the primary entryway used by guests and other residents. 1.2 The accessible entrance to all buildings provides access to all covered dwelling units. 1.3 There is at least one continuous, unobstructed accessible route throughout the community. 1.4 The accessible route connects all features, elements and spaces of the community to the covered dwelling units. 1.5
The accessible route is constructed of a firm, stable, and slip-resistant material.
1.6 The accessible route maintains a minimum width of 36 inches. 1.7 The accessible route reduces to no less than 32 inches (at doorways or short corridors) for a maximum depth of 24 inches. These narrower portions of the accessible route must be separated by at least 48 inches of travel space. 1.13 Changes in level along the route are no greater than ¼ inch in height, or ½ inch if beveled with a slope no greater than 1:2. 2.2 There is an accessible route leading from all covered dwelling units to at least one of each type of common use area. Note: Examples of common use areas include: tennis courts, swimming pools, fitness centers, recreational clubhouses, etc. 2.4 Elements of common use areas are accessible to people with disabilities (e.g., kitchens, bathrooms, etc.). 2.6 A vertical clearance of at least 80 inches AFF is provided along the accessible route (e.g., stairwells, doorways, etc.). In instances where the vertical clearance is less than 80 inches, guardrails or other barriers are provided to assist with detection (e.g., barriers must be provided below open stairwells). 2.7
There is at least a continuous 36-inch route around all obstacles or protruding objects such as fire extinguishers, aesthetic displays, shelving, light fixtures, water fountains, etc.
2.8 The route does not reduce to less than 32 inches for no more than 24 inches maximum
Parking For Residents and Guests of Residents in Common Use Areas 2.27
In areas where parking is provided for residents or guests of residents, at least 2% of the spaces are accessible
2.30 There is at least one accessible space per each type of residential parking provided 2.31 Accessible parking spaces are at least 96 inches wide, and served by an adjacent 60 inch wide access aisle The access aisle is connected to an accessible route 8’ for car and 5’ min striping
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FHA /
checklist
Mailbox Kiosks 2.42
In building with elevators, the operable parts of all mailboxes are within the following acceptable reach ranges: Between 15 and 48 inches AFF with 30 x 48 inches of clear floor space positioned for a forward approach; or Between 9 and 54 inches AFF with 30 x 48 inches of clear floor space positioned for a side parallel approach
3.1 Accessible doors have a clear opening of at least 32 inches between the face of the door and the stop, when the door is open 90 degrees
3.2 The front approach to the pull side of the door has at least 18 inches of maneuvering clearance beyond the latch side and at least 60 inches of space perpendicular to the door wall
3.3 Door thresholds are no more than ¼ inch high or ½ inch high if beveled with a slope no greater than 1:2. 3.7 In instances where there are two doors in a series, (e.g., a vestibule), the distance between the doors is at least 48 inches outside the swing of the doors when: • One door swings into the space (figure a); • Both doors swing out of the space (figure b); or • Both doors swing into the space (figure c).
Usable Doors 3.12
Usable doors have a clear opening of at least a nominal 32 inches (no less than 31 and 5/8 inches) between the face of the door and the stop, when the door is open to 90 degrees.
3.14 Doors leading to closets with a depth greater than 24 inches have a nominal 32-inch clear width 3.15 All secondary doors that provide passage onto exterior areas of the unit (decks, patios, balconies, etc.) have a nominal 32-inch clear width
Accessible Routes 4.2 There is an accessible route starting at the main entry door that leads, uninterrupted, through each room and connects to all spaces and elements within the unit (e.g., bedrooms, bathrooms, living room, etc.). 4.3 The route maintains at least 36 inches in width throughout the unit. 4.7
In instances where the primary entry door to a dwelling unit has direct exterior access (e.g., a garden style building): If the landing material outside of the door is previous, the exterior floor is level with the interior floor of the dwelling unit.
If the landing material outside of the door is impervious, the exterior floor is no more than ½ inch below the interior floor of the dwelling unit.
Thresholds at these doors are a maximum ¾ inch plus the change in level noted above. They must be beveled at a slope no greater than 1:2.
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4.8 In instances where secondary doors lead to decks, patios, balconies, etc.: • If the landing material outside of the door is previous, the change in level is no more than ½ inch on the exterior side. • If the landing material outside of the door is impervious, the change in level is no more than 4 inches on the exterior side. • Thresholds at these doors are a maximum ¾ inch plus the change in level noted above. • The threshold must be beveled at a slope no greater than 1:2.
Controls, outlets, and switches 5.3 Controls, outlets, and switches are mounted • No higher than 44 inches AFF; and • Knee space clearance of at least 27 inches AFF is provided; and • There is 30 x 48 inches of clear floor space at the control to allow for a forward approach. 5.4 The instances where there is a side reach over an obstruction of up to 10 inches, controls, and switches are no higher than 48 inches 5.5
In instances where there is a side reach over an obstruction greater than 10 inches but less than 24 inches, controls, outlets, and switches are mounted on higher than 466 inches AFF
Reinforced Walls 6.1 There is wall reinforcement of at least 6 inches wide by 24 inches long provided centered behind the toilet. The reinforced area is positioned between 32 inches maximum AFF at the bottom edge and 28 inches maximum AFF at the top edge. 6.2 There is wall reinforcement of at least 6 inches wide by 24 inches long provided adjacent to the toilet The reinforced area is positioned between 32 inches maximum AFF at the bottom edge and 38 inches minimum AFF at the top edge The leading edge of the wall reinforcement beside the toilet is positioned at least 36 inches from the back wall. 6.6 In instances where showers are the only bathing fixture in the unit, or on the entry level of a multistory unit in a building with an elevator: • There is a wall reinforcement of at least 6 inches provided on all walls of the shower • The reinforced area is positioned between 32 inches maximum AFF at the bottom edge and 38 inches minimum AFF at the top edge.
Usable Kitchens 7.1
There is 30 x 48 inches of clear floor space centered on the sink to allow for a parallel approach.
7.2
In instances where there are multiple sink bowls, there is 30 x 48 inches of clear floor space centered on the overall sink.
7.3
There is 30 x 48 inches of clear floor space centered on the cooktop/range to allow for a parallel approach.
7.4 Additional appliances such as refrigerators, dishwashers, freezers, wall-mounted microwaves/ovens, and trash compactor have 30 x 48 inches of clear floor space for either a: Centered parallel approach; or Centered forward approach
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FHA /
checklist
7.5 There is a minimum clearance of 40 inches between all opposing elements within the kitchen work area uch as base base cabinets, counter top edges, appliances, or walls. *Note: This measurement is taken from the face of the appliance (excluding handles or controls) to whichever opposing element projects the furthest (cabinet face, counter top edge, wall, etc.) 7.6 In instances where kitchens have an island, the 40-inch minimum clearance is maintained around all edges within the kitchen work area. 7.7 In U-shaped kitchens, there is a 60-inch diameter turning circle at the base of the kitchen. *Note: The 60-inch diameter turning circle must not be encroached upon by countertops, cabinets, refrigerators (excluding handles), etc. 7.8 Narrow U-shaped kitchens (lacking a 60-inch diameter turning circle) meet the following requirements: • There is at least 40 inches between all opposing elements. • The sink or cooktop is located at the base of the kitchen. • The sink or cooktop has removable base cabinets that allow for proper knee clearance. • There is knee clearance at least 30 inches wide by at least 27 inches high. • There is 30 x 48 inches of clear floor space centered on the sink or cooktop for a forward approach (this can include knee space). • All pipes are covered by a removable pipe protection and panel, or wrapped with padded insulation materials. *Note: Because ranges do not allow for knee space, a narrow U-shaped kitchen with a range at the base will not meet the FHA regulations. 7.9 In instances where electrical outlets and switches are mounted over base cabinets without knee space, the accessible outlets and switches meet the following requirements: Electrical outlets and switches are mounted at least 36 inches from any corner to allow for a parallel approach. Electrical outlets and switches are mounted no higher than 45 inches AFF.
7.10 Countertop depths do not exceed 25 inches *Note: HUD allows a maximum countertop projection of 25 ½ inches. Countertops do not exceed 36 inches in height when measured AFF.
Usable Bathrooms 7.11 Usable bathrooms must meet all FHA requirements including, but not limited to: The bathroom is along an accessible route with a nominal 32-inch clear door opening. Switches, outlets, and controls are located in accessible locations. Walls are reinforced for the later installation of grab bars. There is sufficient maneuvering space within the bathroom to permit a person to enter and exit the room, close and reopen the door, and use fixtures.
Specification A Bathrooms 7.14 The door has a minimum clear width of 32 inches nominal and meets all other usable door requirements (3.12-3.13) There is 30 x 48 inches of clear floor space outside the swing of the door that provides a forward approach to the tub. Note: A parallel approach to the tub is also possible if proper knee space or removable base cabinets are provided. The walls are reinforced for the later installation of grab bars.
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Clear floor space is provided at the lavatory by: • 30 x 48 inches of clear floor space parallel to and centered on the sink basin; Or • A removable vanity cabinet to provide knee space for a forward approach.
Specification B Bathrooms 7.15 The door has a minimum clear width of 32 inches nominal and meets all other usable door requirements (3.12-3.13).
There is 30 x 48 inches of clear floor space outside the swing of the door that provides a side approach to the tub.
The walls are reinforced for the later installation of grab bars. Clear floor space is provided for the lavatory by: • 30 x 48 inches of clear floor space parallel to and centered on at least one sink basin; or • A removable vanity cabinet to provide knee space for a forward approach. In instances where knee space is provided at the lavatory: • There is no more than 19 inches of the 30 x 48 inches of required clear floor space extended under the lavatory. • The top fixture rim is a maximum of 34 inches AFF, with the apron at least 27 inches AFF. • The depth of the wall hung or countertop lavatory is at least 17 inches from the wall. In instances where removable cabinetry is provided, pipes are covered for protection by: • Insulation around pipes; or • Adding a fixed, one-piece protection panel.
Both Specification A & B Bathroom Toilets 7.16 One of the following three clear floor spaces is provided at toilets: • The centerline of the toilet is 18 inches from the adjacent side wall and at least 15 inches from a wall-hung lavatory or vanity. • There is a minimum of 48 x 66 inches of clear floor space, excluding the toilet and the wall-hung lavatory or vanity. The centerline of the toilet is 18 inches from the adjacent side wall. There is a minimum of 60 x 56 inches of clear floor space, excluding the toilet.
Showers 7.18
Showers in Spec A and Spec B bathrooms are the only bathing fixture in the unit are at least 36 x 36 inches.
7.19
In instance where the shower stall is 36 x 36 inches, the 30 x 48 inches of required clear floor space is positioned flush with the control wall and 12 inches offset behind the wall opposite the control wall.
7.20
In instances where the shower stall is 36 x 48 inches, the 30 x 48 inches of clear floor space is positioned parallel with the fixture and flush with the control wall.
A T EWR C O L L E C T I O N S
solar shades
ductless mini split
P E ROA B L E W I N D O W S
DECIDUOUS TREES
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sustainable features
high insulated walls
solar pv & solar water panel
pervious pavers
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Roof Plan /
drainage system
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water collection /
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retention
1. rain water is collected from the roof
2. and is collected into a retention pond 3. which then overflows into the platers
4. if there is too much water for the planters to hold, the water overflows onto the permeable pavers which is then taken off of the site.
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structure /
32’
32’
32’
14’
32’
32’
32’
32’
38’
28’
column grid
18’
32’
10’ 11’
10’
18’
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Framing /
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units
2x10 wood joists oc 2x4 wood studs 2x6 wood studs
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HVAC /
ductless mini split
http://www.daikinac.com/content/residential/single-zone/
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INDOOR UNIT/EVAPORATOR
CONDUIT FOR REFRIGERANT LINES & WIRING
OUTDOOR UNIT/ CONDENSER (LOCATED ON ROOF)
Each townhome will be equiped with a multi-zone multi mini split. This system is very minimal and flexible for zone conditioning. Multiple zones allow for seperate thermometers for each designated space and can cost savings and only heat and cool occupied rooms. The first zone will be the kitchen, living and dining
room, and the bedrooms will be designated as seperate zones. Having no ducts avoids the energy losses that are commonly associated with central forced air systems. Traditional ducts can often result up to 30% in energy consumption.
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details /
party wall
(2) 5/8” gypsum board 2x6 stud 6” mineral wool insulation 2” air gap
scale 3” = 1’
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details /
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wall section PARAPET
SOFFIT
FLOOR
PERMEALE PAVERS
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details /
parapet
METAL CAP BLOCKING 2X6 STUD INSULATION SHEATHING VAPOR BARRIER FURRING RAINSCREEN
EPDM RIGID INSULATION SHEATHING
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details /
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soffit
TAPING DRIP CAP FURRING BUGSCREEN SHEATHING RIGID INSULATION VAPOR BARRIER SOFFIT
scale 1” = 1-1\2’
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details /
floor
T&G FINISHED FLOOR SUBFLOOR RIGID INSULATION GYPCRETE PT CONCRETE SLEEPERS
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details /
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permeable paver
CONCRETE PAVERS RISERS TAPERED RIGID INSULATION FILTER FABRIC DRAINAGE PANEL ROOT BARRIER EPDM - ROOF MEMBRANE COVERBOARD VAPOR BARRIER
scale 1” = 1-1\2’
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rainier beach /
garden view
AC C ENT C OLOR S
C ON CRE TE PL ANTE RS
RAIN WAT ER C ATC H M E NT*
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R E C LAIM ED WOOD B E N CH
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demographics / 2011 population total Population 2,006 median age 30.6 average age 32.4 Age 0 - 4 Age 5 - 9 age 10 - 14 age 15 - 17 Age 18 - 20 Age 21 - 24 age 25 - 34 Age 35 - 44 Age 45 - 49 Age 50 - 54 Age 55 - 59 Age 60 - 64 Age 65 - 74 age 75 - 84 Age 85+ 19
rainier beach
education Age 25+: < 9th Grade 254 Age 25+: Some High School, No diploma 97 age 25+: high school graduate, Includes equivalencey 321 age 25+: some college, no degree 220 age 25+: associate degree 72 age 25+: bachelor's degree 78 age 25+: master's degree 114 age 25+: Professional school degree 6 Age 25+: doctorate degree 19
196 185 150 71 94 129 318 299 N/A N/A N/A N/A 89 54
gender
Age 16+ 1,449 age 18+ 1,404 age 21+ 1,310 age 65+ 162
male, age 0 - 4 101 male, Age 5 - 9 93 male, age 10 - 14 68 male, age 15 - 17 37 male, age 18 - 20 50 male, age 21 - 24 61 male, age 25 - 34 148 male, age 35 - 44 160 male, Age 45 - 49 N/A male, Age 50 - 54 N/A male, Age 55 - 59 N/A male, Age 60 - 64 N/A male, Age 65 - 74 39 male, age 75 - 84 24 male, age 85+ 7
Female, Age 0 - 4 95 Female, Age 5 - 9 92 female, age 10 - 14 female, age 15 - 17 female, age 18 - 20 female, age 21 - 24 female, age 25 - 34 Female, Age 35 - 44 Female, Age 45 - 49 Female, Age 50 - 54 Female, Age 55 - 59 Female, Age 60 - 64 female, age 65 - 74 female, age 75 - 84 female, age 85+ 12
male population 972 median age, male 30.1 average age, male
female Population 1,034 median age, female average age, female
31.6
82 34 44 68 170 139 N/A N/A N/A N/A 50 30
31.0 33.3
household total households 653 1-Person households 2-Person households 3-Person households 4-person Households 5-Person households 6-Person households 7+ Person households
137 172 112 97 71 37 27
average household size 3.07 2-person Family Households 129 3-person Family Households 98 4-person Family Households 96 5-Person family households 71 6-Person family households 35 7+ Person family households 27
Average Family Household Size 1-Person non family households 2-Person non family households 3-Person nonfamily households 4-Person nonfamily households 5-Person nonfamily households 6-Person nonfamily households 7+ Person nonfamily households 0
N/A 137 43 14 1 0 2
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ownership/
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property
total buildable area 28,125sf
commercial property details
Property address: 8824 raInIer aVe. SeATTle WA, 98118-4929 county name: KIng Assessor parcel Number: 3524049061 assessor legal description: s 125 ft of W 125 ft of por of gl 3 ly n of henderson st & e of rainer ave assessment and Zoning
use code: csto use code description: stores, retail outlet Zoned county code: nc2P40 building features
year built: 1986 effective year Built: 1986 finished square feet total: 3,053 lot size: 15,625 number of stories: 1 the tax year: 2014
property details
Property address: 8808 raInIer aVe. SeATTle WA, 98118-4929 county name: KIng Assessor parcel Number: 3524049129 assessor legal description: s 50 ft of n 151.31 ft of W 125 ft of por of gl 3 ly e of rainier ave assessment and Zoning
use code: cser use code description: service station, gas station Zoned county code: nc2P40 building features
year built: 1966 Finished Square Feet Total: 2,079 lot size: 6,250 number of stories: 1 the tax year: 2014
vacant lots property details
Property address: raInIer aVe. SeATTle WA, 98118-0000 county name: KIng Assessor parcel Number: 3524049127 assessor legal description: n 25 ft of s 150 ft of W 125 ft of por of gl 3 ly e of rainier ave & n of henderson st assessment and Zoning
use code: Vcom use code description: commercial Zoned county code: nc2P40 building features
lot size: 3,125 the tax year: 2014
property details
Property address: raInIer aVe. SeATTle WA, 98118-0000 county name: KIng Assessor parcel Number: 3524049128 assessor legal description: s 25 ft of n 101.31 ft of W 125 ft of por of gl 3 ly e of rainier ave assessment and Zoning
use code: Vcom use code description: commercial Zoned county code: nc2P40 building features
lot size: 3,125 the tax year: 2014
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materials
VE RT IC AL FIBER C EMENT PANEL
FIBER CE M E NT PANE L
C EDAR SIDIN G
PA LATE OF F IB E R CE M E N T PAN EL S
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L
VIN Y L WIN D OW S
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precedents /
rainier vista
jw architects / 2015 /seattle, washington
r a i n i e r v i s t a is a mixed-income development located in one of the most diverse communities in the country. JWa designed 42 market rate units in partnership with dwell development and seattle housing authority. the JWa units include multiple Passive houses and age-In-Place homes. the 42 single family homes are clustered around shared patios, green spaces, and walkways in order to create smaller communities within the development. designing with sustainability in mind rain barrels, rooftop gardens, heat recover y ventilators, triple paned windows, whole home radian systems, pine floors recycled from telephone poles, recycled glass counter tops, factor y framed wall panels to reduce waste, solar ready rooftop configurations
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VERY WALKABLE
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GOOD TRANSIT
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BIKEABLE
Most errands can be accomplished on foot
Many nearby public transportation options
Some hills, minima bike lanes
42 U
N
I T
S
1,350 SF TO 1,850 SF
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unit #1 /
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440 renton ave s
level 1 910 sf + level 2 931 sf = total
fIrst floor
1841 sf
second floor PUBLIC
PUBLIC
P R I VA T E
PRIVATE
ta k e away p o i n t s PUBLIC
PRIVATE
l o w m a i n t e n a n c e ya r d
planters as barriers
low/permeable fences
small private outdoor space
identity
operable windows
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precedents /
children’s home of the future
cebra / 2014 / Kerteminde, Denmark
ALTHOUGH Cebra’s Children’s Home is not considered as traditional housing, it encompasses safe home environments along with new pedagogical ideas and has become a new type of 24-hour care center for marginalized children and teenager. The tile and wood cladded building plays with familiar elements and shapes to create a homely environment in a modern building that focuses on the residents’ special needs.
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fIrst floor
61
second floor
PUBLIC
P R I VA T E
PUBLIC PUBLIC
PRIVATE
PRIVATE
ta k e away p o i n t s
solar pvâ&#x20AC;&#x2122;s
permeable surfaces
efficient storage
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elevation study /
residential
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elevation study /
retail & materials
retail
hardie panels
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precedents /
charlotte Garden
SLA / 2 0 0 3 - 2 0 0 4 / H j ø r r i n g g a d e , C o p e n h a g e n , D e n m a r k
from the landscape architects... “Transformed into a salt meadow the garden tells a story of the historic proximity of the place to the ocean. The planting consist primarily of different types of grass such as meadow grass, Festuca glauca, Seslevia and Molina caerulea and provides colour all year round. Colours that change from blue and green in the summer to golden tones in the winter – a space of nuances. The different and changing spaces are held together by paths crossing through the garden, whilst the delineation of the spaces is achieved by means of change of material. A textural and sensory space with a particular attention to nuances and movement.”
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precedents /
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Urban Trees
B9 Architects / 2008 / Seattle, Washingtonn
from the architects... â&#x20AC;&#x153;Bisecting the southern live work half from the residential north half of the project is a green drive aisle or woonerf providing access to parking, but more importantly providing a treed place for owners to mingle and gather. Use of this outdoor space encourages social interaction and connections among people. While the transparent commercial facade at street level prioritizes the ground floor, it also informs decisions about fenestration and massing for the remainder of the building.â&#x20AC;?
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precedents /
urban sustainable features
1
2
3
4
1
Fifth street comins / Ross chapin / Whidbey Island, WA / PC: ROSS CHAPIN ARCHITECTURE
2
Manassas Park Elementary School / vMDO Architects / Manassas, Virginia. / pc: vmdo aRCHITECTS
3
GreenBranches Learning Gardens / Marpillero Pollak Architects / new york city, NY
4
secured Bicycle storage / Bogota, Columbia / PC: Aaron Naparstek
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precedents /
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high point
housing distribution / seattle, washington
100 UNITS LOW INCOME: 30% MED. INCOME OR LOWER WOKRING FAMILIES WITH UP TO 60% MED. INCOME AFORDABLE HOME OWNERSHIP LOW INCOME SENIORS: 30% MED. INCOME OR LOWER MARKET RATE TOTAL: 1600 UNITS
the high Point residential neighborhood is located in west seattle bounded by 35th ave to the west, delridge Way to the east, seattle recreational Park to the north, and sW holden street to the south. With the help of private, city, and non-profit donors, the City of High point is designed for mixed income persons of all ages. The 34 block plan follows new urbanism principles and consists of pedestrian friendly infrastructure filled with parks, open spaces, and public facilities. the average density of the project is 16-25 dwelling units per acre. In order to create pedestrian oriented streets, networks of bicycle lanes and pathways were designed. Pocket parks are found throughout the site and can only be accessible by foot. high Point has a diverse types of housing. single-family houses, multi family homes, and row homes are seamlessly intertwined to further encourage a mix of social economic housing. ta k e away p o i n t s
hard/land scaping
housing typology
shared outdoor space
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& a very special shout out to
my parents, family, and friends for endless support, Michael Fifield for dropping endless knowledge bombs and sharing his stories, the cohort for sticking through thick and thin, shooting flaming arrows, and weekly brunches, and lastly, Jesus for making delicious and nutritious dinners!