Tessa Sodini - M.Arch Thesis

ABSORBENT BUILDING Territory, Identity, Craftsmanship, and Flexibility.

Tessa Sodini

ABSORBENT BUILDING

Territory, Identity, Craftsmanship, and Flexibility.

by Tessa Sodini B.Sc. University of Minnesota, 2008 Submitted in partial fulfilment of the requirements for the degree of Master of Architecture in the Faculty of Graduate Studies, School or Architecture and Landscape Architecture, architecture Program.

Committee

John Bass, Chair Christopher Macdonald, GP1 Mentor Greg Johnson Joanne Gates We accept this report as conforming to the required standard.

John Bass, Chair Christopher Macdonald, GP1 Mentor

University of British Columbia May 2012 Š Tessa Sodini

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ABSTRACT What sort of value do spaces hold?

How is it gained?

The issue of enabling inhabitants to change their space comes with two goals that encourage people to stay in a home for longer durations. The first is by designing the space to be adaptable to life changes of scale and need. The second is about allowing the customization that is needed to impress onto territory in order for it to be considered home.

A crafted amount of flexibility is required to allow buildings to be altered, impressed upon, and reused. Many builds are demolished because their special organization does not fit current needs. Design quality is viewed by adherence to budgets set by developers and cities, instead of the vitality of its’ spaces. This has led to buildings with short shelf lives, and a construction industry that encourages short sightedness.

Repurposing existing buildings is an important counterpart to flexibility, not only for material sustainability but for utilizing quality spaces. Such characteristics are high ceilings, large windows, large spans that are rarer in contemporary construction because of increasing costs.

These spatial qualities have a freedom built into them which allows for easier reuse. Reusing buildings and sustaining neighborhood fabric also retains character investment in the identity of an area. This investment is what endears people to a space or place.

Rethinking programmatic possibilities of space furthers potentials for flexibility at regional, neighborhood, building, and unit scales. Norms are rarely challenged because they are ingrained, regardless of how misleading, and outdated they may be. The way homes are used has changed over the past two centuries. There are moments in building design that, with rethinking, can better suite the array of uses.

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CONTENTS ABSTRACT

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CONTENTS

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FIGURE

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PART 1

Absorbent Building

1

Study Area

7

Data Catalogue of Establishments

23

Zoning Alterations

35

Spatial Vocabulary

41

Building Systems

45

A Typology Scenario 1 Scenario 2 Scenario 3

53 54 60 68

PART 2

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Necessities of a migrating concept of dwelling

77

Territory

Spatial Claims

A Brief History of Naming Spaces

79 79 80

Modernism’s attempt to relieve the dwelling of overly 81

determined space limitations.

84

Rules of Territory

99 Identity

Dwelling Memory- Hands off, don’t touch.

99 100

Dwelling Memory- Absorbent Home 103

The Memory of Things- Drawings of my home.

148

The Value of a Homemade Home Craftsmanship

Allure of Craftsmanship

Disconnection Between Technology and Reality

Craftsmanship and Reuse

Flexibility

APPENDIX A: History of Dwelling in North America, 1500s to present.

Housing Size

Use Changes

Exterior Factors Kitchens

151 153 155 156 159

163 163 165 165 173

APPENDIX B: One bedroom and Bachelor apartment plans.

179

PRECEDENCES

203

BIBLIOGRAPHY

214

vii

FIGURES

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Figure 1. American Electrical Heater Co

1

Figure 2. Vancouver Map.

6

Figure 3. Mount Pleasant. Plan.

7

Figure 4. Catalogue of current establishments. Plan.

7

Figure 5. Examples of buildings. Plan.

7

Figure 6. Analysis of common spacial uses. Plan.

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Figure 7. Current area fabric. Plan.

7

Figure 8. Potential development scenario. Plan.

7

Figure 9. Data list.

23

Figure 10. Theory map. Diagram.

34

Figure 11. Current condition. Collage.

36

Figure 12. Densified condition. Collage.

37

Figure 13. Zoning guidelines. Diagram.

38

Figure 14. Vertical and horizontal limitations. Diagram.

41

Figure 15. Ground plan mediation. Diagram.

42

Figure 16. Vertical components. Diagram.

42

Figure 17. Exterior spaces. Diagram.

42

Figure 18. Interior spaces. Diagram.

43

Figure 19. Service spaces. Diagram.

44

Figure 20. Primary and secondary structure. Diagram.

45

Figure 21. Building territories. Diagram.

46

Figure 22. Building chases. Diagram.

46

Figure 23. Exterior wall. Diagram.

47

Figure 24. Radiant heating. Diagram.

47

Figure 25. Plumbing logic. Diagram.

48

Figure 26. Natural light. Diagram.

49

Figure 27. Building balance. Diagram.

49

Figure 28. Building ventilation. Diagram.

50

Figure 29. Water collection, Solar, Geothermal. Diagram.

51

Figure 30. Ground plane. Diagram.

51

Figure 31. Scenario 1 section. Drawing.

55

Figure 32. Scenario 1 plan. Drawing.

57

Figure 33. Scenario 1 close-up. Drawing.

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Figure 34. Scenario 1 close-up. Drawing.

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Figure 35. Scenario 2 section. Drawing.

61

Figure 36. Scenario 2 plan. Drawing.

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Figure 37. Scenario 2 close-up. Drawing.

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Figure 38. Scenario 2 close-up. Drawing.

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Figure 39. Scenario 2 close-up. Drawing.

66

Figure 40. Scenario 2 close-up. Drawing.

67

Figure 41. Scenario 3 section. Drawing.

69

Figure 42. Scenario 3 plan. Drawing.

71

Figure 43. Scenario 3 close-up. Drawing.

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Figure 44. Scenario 3 close-up. Drawing.

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Figure 45. Scenario 3 close-up. Drawing.

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Figure 46. Scenario 3 close-up. Drawing.

75

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Figure 47. Reyner Banham “The Anatomy of a Dwelling.”

85

Figure 48. Reyner Banham “The Anatomy of a Dwelling.”

86

Figure 49. N. J. Habraken. Structure of the Ordinary.

90

Figure 50. N. J. Habraken. Structure of the Ordinary.

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Figure 51. Territory scale. Diagram.

94

Figure 52. Home Things Drawing.

105

Figure 53. Home Thoughts Drawing.

107

Figure 54. Home Space Drawing.

109

Figure 55. Home Things Drawing.

111

Figure 56. Home Thoughts Drawing.

113

Figure 57. Home Space Drawing.

115

Figure 58. Home Things Drawing.

119

Figure 59. Home Thoughts Drawing.

121

Figure 60. Home Space Drawing.

123

Figure 61. Home Things Drawing.

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Figure 62. Home Thoughts Drawing.

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Figure 63. Home Space Drawing.

129

Figure 64. Home Things Drawing.

133

Figure 65. Home Thoughts Drawing.

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Figure 66. Home Things Drawing.

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Figure 67. Home Thoughts Drawing.

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Figure 68. Home Space Drawing.

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Figure 69. Home Things Drawing.

143

Figure 70. Home Thoughts Drawing.

145

Figure 71. Home Space Drawing.

147

Figure 72. Woodworker Shop. Michael J. Hanley

150

Figure 73. Justin Pollard. Comic.

152

Figure 74. Condo repairs. vancouvercondo.info

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Figure 75. Housing History Employments. Diagram.

164

Figure 76. Housing History Homes. Diagram.

166

Figure 77. Housing History Technology. Diagram.

168

Figure 78. Housing History Technology 2. Diagram.

170

Figure 79. Kitchen. www.4kitchen-appliances.com

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Figure 80. Dwelling Plan Study. Drawing.

181

Figure 81. Dwelling Plan Study. Drawing.

183

Figure 82. Dwelling Plan Study. Drawing.

185

Figure 83. Dwelling Plan Study. Drawing.

187

Figure 84. Dwelling Plan Study. Drawing.

189

Figure 85. Dwelling Plan Study. Drawing.

191

Figure 86. Dwelling Plan Study. Drawing.

193

Figure 87. Dwelling Plan Study. Drawing.

195

Figure 88. Dwelling Plan Study. Drawing.

197

Figure 89. Dwelling Plan Study. Drawing.

199

Figure 90. Residential project in Pessac. www.laciudadviva.org

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Figure 91. Jensen, Bärbel, and Roth. 2008. “Typ Berlin”. Berlin: Jovis.

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Figure 92. Alexander, Davis, Martinez, Corner. (1985) The Production of Houses. 208 Figure 93. Alexander, Davis, Martinez, Corner. (1985) The Production of Houses. 208 Figure 94. “Elemental- Lessons in Pragmatism”. The Real Perspecta 42

210

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Figure 95. “Elemental- Lessons in Pragmatism”. The Real Perspecta 42

210

Figure 96. “Elemental- Lessons in Pragmatism”. The Real Perspecta 42

210

Figure 97. PREVI. www.the-return-of-the-previ.blogspot.com

212

Figure 98. PREVI. www.the-return-of-the-previ.blogspot.com

212

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Figure 1. D. D. Kimball.

PART 1 Absorbent Building What sort of value do spaces hold?

How is it gained?

Dwellings hold value because they are afforded the right to be changed. They witness uses and become part of an identity. The value comes from small actions that are absorbed into the space, thus providing the diversity of character.

Communities observe this same process as spatial requirements change over time. Successful buildings meet these transient needs, and are able to sustain development therefore retaining the imprints of time.

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Homes are clearly marked prices of territory that have a freedom of flexibility at an individual level while existing in and informing a greater fabric. It is accepted that dwellings assume whatever needs are required of them by their inhabitants and that physical consequences follow this action.

This same discussion can be had at the scale of a neighborhood as they develop deeper levels of diversity through reuse and smaller units of change. With economics forcing the development of cities, it is currently more viable to allow a larger, more stable ownership bodies to buy up and redevelop large amounts of land into what is most valuable, producing residential and residential targeted programs.

Unfortunately this pattern of development, most often, wipes away whatever is in its path. The result is overly specified spaces which cater only to a small number programs.

This inhibits gradual change by not allotting for small units of workable space. Once the surrounding city requires something different of these area, the buildings will have little ability to accommodate such needs and will be de-constructed, again wiping clear the residue of use.

The goal then is to conceive of a building typology that not only aids in the densification of other non-residential programs, but also one that responds to an ever evolving surrounding city. For this task light industrial space is studied since it has a difficult time densifying, it generally occurs in small ownership units, and it often succumbs to high land values and is moved to the cheaper city perimeter.

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Study Area

Light Industrial area of Mount Pleasant

The following is a series of plans of the 15 block study area of Mount Pleasant, from Main street to Manitoba street on the east and west, and 1st Avenue and 6th Avenue to the north and south, as seen in the first plan.

The second is a catalogue of existing establishments in the 15 blocks. Information related to spacial needs and characteristics is detailed out in the data list following the plans. The investigation of this catalogue flushed out the diversity that light industrial areas thrive on.

The third plan shows examples of area building stock and their corresponding spacial needs.

The forth is an analysis of area uses that shows a pattern of how common uses locate themselves along primary and secondary streets. Although there is a side variety of programs, there are distinct, common spatial needs, such as, heavy lane way use, high ceilings, at grade access, as well as common space use consequences and tolerances like noise and fumes.

The fifth and sixth are plans of the current condition and one of countless potential conditions that could be produced after years of development. The current buildings show light industrial’s tendency to produce low density diversity because of the priority need for ground level access. In order to sustain the crucial central position in the city, these light industrial services need a way to density in order to with stand ever climbing land value, while still producing flexibility of use.

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Mount Pleasant Neighborhood

Figure 2. Vancouver Map

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Area of Focus

The sequence of drawings is as follows; •

Figure 3. Mount Pleasant study area between Main Street, Manitoba Street, 1st Avenue and 6th Avenue.

•

Figure 4. Catalogue of current establishments.

•

Figure 5. Examples of buildings and needs within the area.

•

Figure 6. Analysis of common spacial uses.

•

Figure 7. Current area fabric.

•

Figure 8. Potential development scenario.

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Southeast False Creek mass development. First initiated for the Olympic Athletes Housing.

Formerly industrial land with waterfront access. Four large multi-part residential developments breaking ground within the first quarter of this year. Comprehensive Development land use zoning.

1st Avenue

Light industrial, commercial, retail, livework, and residential land uses.

Main Street

Manitoba Street

More light industrial, similar fabric as study area’s non-edge conditions.

Big-box stacked program typologies along Cambie street.

More light industrial, similar fabric as study area’s non-edge conditions.

6th Avenue

Intersection of Main Street, Broadway Avenue, 6th Avenue, and Knight Street traffic.

Major truck route into the city.

Within a couple blocks of Broadway ave. Day and night activity.

Mount Pleasant Neighborhood, Study Area

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Existing Establishments

Sharp Recording Studios

Modern Auto Plating Ltd

TallGrass Distribution Ltd. Cosmetics and Supplements

Fastenal Canada Co. hardware

N Jefferson Ltd. Crafting supplies.

Martha Sturdy

Stanley’s Sign and Screen Supply

WM Uniform Group

Phoenix West Apparel

Hang Tung Garment Factory

No Limits Sportswear

City Center Motor Hotel

Church of God in Vancouver

Belair Quilt and Bedding Shop

Cycle BC Rentals

Bear Studios. Video and sound production.

Hsin Ko Enterprises.

Clothing.

Qic Enterprises.

Flowers and gifts.

Nakita Creations Mfg. shopping.

Plastic Smith Fabricating

13C Wine Storage

City Passports

Lu’ma Native Housing Society Ann Hoang Fashions and Garment Manufacturing

Surface Products

Free House Wine and Spirits

Dominion Blue Digital Reprographics

Bonnie’s Garment Factory

Oxford Suburban Group. Estate Planning Consultants.

Keyframes Editing

Prominent Fashions Mfg

Business in Vancouver, publication

The Employment Paper

Quality Saw and Knife

R & B Brewing

Pacific Alliance Technologies, GIS, CAD

Avron Ritch Consulting

Valery Black Draperies Ltd

Grin Technologies, bike shop

MP Lighting

Performance Visual Works

SC International Enterprises.

Importers.

Lonsdale Leather Warehouse Trimstyle Consulting Bryan Ward Photography Fiji Island Auto Repairs Thai Away Express Benkei Ramen Restaurant Showroom Auto Spa

Millson Multimedia

3rd World Design

Allstream Clothing

New Looks Business Centre Ltd

Image Engine Visual Effects

Comtex. Filming

Terra Breads

Intracan Sportswear Manufacturing

Eddie’s Hangup Display

Jiffy Steamers co

Custom Surgical Equipment

Hymach Industries

John and Murray Motors

Rupert’s Place Tag Mfg. Paper and tags.

Wing Wah Electric Knitting Garment

Vancouver Product Photography

Action Label. Paper and labels.

Canadian Buttons.

Arts and Crafts

Hipposonic Recording Studios

Tension Clothing

Fabulous Finds

AJ Graphics

Maynard’s Antique Dealer

Refind. Furniture

Pita Star

Swiss Bakery

Tradeglobe Consulting. Trade broker.

City in Focus, Religious

Ootmar Auto Repair

Metal and Wood Products

Cvi Riverside Auto Repairs

Pet Store

Comtect Industries International. Car audio.

Authentic wine and Argo Cafe Spirits Merchant

Andrighetti Glassworks Ltd

Legal Alternative Courier

Caracal Tech

Generation Printing

One45 Software

Vivo Media Arts Center Wholesale Beauty Supplier

3rd Avenue

Printing Center

Alex Algeria Entertainment. music

Cafe Nuba

Revive Auto Repair

Theo BC, Open Door Group.

Counselling and support group.

The Model Shop

Main Street

Northwest Musical Services

Ekistics Town Planning Satellite Video Exchange Society Video Studies

Heather’s Place doggy daycare and grooming

Ledingham Design Consultants

Healing Our Spirit Aboriginal HIV/AIDS Society

French Country Antiques

Quebec Street

Final Touch Frames

San Remo Food Importers

Showcase Automotive Detailing

Alice’s Old Furniture and Memorabilia

Ontario Street

Alsco. Industrial laundry.

Bend-Tech Industries

Rack Attack Products

Manitoba Street

Sparlings Sports Wear

Space Lab. Antiques

Pogue Sports

Maple Leaf Storage

Organic Lives Wear else Fashion

Siddall and Assoc.

Publishers representatives.

Contrav Services Inc. Destination Management

Protection Engineering

Nature’s Wonders Florists

Post Time Technologies. Tech systems services.

Toy Land

Kung’s Travel

IBN

Compukits

Light Resource, fixtures

Conti electronics

Rainmaker

Big City Auto Iron Age Mfg. Landscaping

Playhouse Theatre Company

Zen Mastering.

Dance and recording

Century Car Wash

Airwaves. Sound systems.

Post Digital Works

Big City Auto shop

Social Housing

Intermeccanica International

Commit Auto Body and Repair

Mario’s Gelati

Angel Snowdonia Fashion Manufacturing

Angel Snowdonia Fashion Manufacturing

Boundary Brakes

1st Avenue

2nd Avenue

4th Avenue

5th Avenue

6th Avenue

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12

Sharp Recording Studios

Modern Auto Plating Ltd

TallGrass Distribution Ltd. Cosmetics and Supplements

Fastenal Canada Co. hardware

N Jefferson Ltd. Crafting supplies.

Martha Sturdy

Stanley’s Sign and Screen Supply

WM Uniform Group

Phoenix West Apparel

Hang Tung Garment Factory

No Limits Sportswear

City Center Motor Hotel

Church of God in Vancouver

Belair Quilt and Bedding Shop

Cycle BC Rentals

Bear Studios. Video and sound production.

Hsin Ko Enterprises.

Clothing.

Qic Enterprises.

Flowers and gifts.

Nakita Creations Mfg. shopping.

Plastic Smith Fabricating

13C Wine Storage

City Passports

Lu’ma Native Housing Society Ann Hoang Fashions and Garment Manufacturing

Surface Products

Free House Wine and Spirits

Dominion Blue Digital Reprographics

Bonnie’s Garment Factory

Business in Vancouver, publication

The Employment Paper

Quality Saw and Knife

Main Street

Oxford Suburban Group. Estate Planning Consultants.

Keyframes Editing

Valery Black Draperies Ltd

R & B Brewing

Pacific Alliance Technologies, GIS, CAD

Avron Ritch Consulting

Prominent Fashions Mfg

Grin Technologies, bike shop

MP Lighting

Performance Visual Works

SC International Enterprises.

Importers.

Lonsdale Leather Warehouse Trimstyle Consulting Bryan Ward Photography Fiji Island Auto Repairs Thai Away Express Benkei Ramen Restaurant Showroom Auto Spa

Millson Multimedia

3rd World Design

Allstream Clothing

New Looks Business Centre Ltd

Image Engine Visual Effects

Comtex. Filming

Terra Breads

Intracan Sportswear Manufacturing

Eddie’s Hangup Display

Jiffy Steamers co

Custom Surgical Equipment

Hymach Industries

John and Murray Motors

Rupert’s Place Tag Mfg. Paper and tags.

Wing Wah Electric Knitting Garment

Vancouver Product Photography

Action Label. Paper and labels.

Canadian Buttons.

Arts and Crafts

Hipposonic Recording Studios

Retail

Fumes/ Smells Northwest Musical Services

Ekistics Town Planning Satellite Video Exchange Society Video Studies

Tension Clothing

Cafe Nuba

Revive Auto Repair

Theo BC, Open Door Group.

Counselling and support group.

The Model Shop

Vivo Media Arts Center Wholesale Beauty Supplier

AJ Graphics

Printing Center

Alex Algeria Entertainment. music

Heather’s Place doggy daycare and grooming

Ledingham Design Consultants

Healing Our Spirit Aboriginal HIV/AIDS Society

French Country Antiques

Quebec Street

Final Touch Frames

San Remo Food Importers

Showcase Automotive Detailing

Alice’s Old Furniture and Memorabilia

Ontario Street

Alsco. Industrial laundry.

Rack Attack Products Bend-Tech Industries

Light Resource, fixtures

Fabulous Finds

Maynard’s Antique Dealer

Refind. Furniture

Pita Star

Swiss Bakery

Tradeglobe Consulting. Trade broker.

City in Focus, Religious

Sparlings Sports Wear

Space Lab. Antiques

Pogue Sports

Maple Leaf Storage

Organic Lives Wear else Fashion

Siddall and Assoc.

Publishers representatives.

Contrav Services Inc. Destination Management

Metal and Wood Products Ootmar Auto Repair

Protection Engineering

Nature’s Wonders Florists

Post Time Technologies. Tech systems services.

Toy Land

Kung’s Travel

IBN

Compukits

Playhouse Theatre Company

Zen Mastering.

Dance and recording

Century Car Wash

Airwaves. Sound systems.

Post Digital Works

Big City Auto shop

Big City Auto Iron Age Mfg. Landscaping

Manitoba Street

Conti electronics

Rainmaker

Cvi Riverside Auto Repairs

Pet Store

Comtect Industries International. Car audio.

Authentic wine and Argo Cafe Spirits Merchant

Andrighetti Glassworks Ltd

Legal Alternative Courier

Caracal Tech

Generation Printing

One45 Software

Social Housing

Intermeccanica International

Commit Auto Body and Repair

Mario’s Gelati

Angel Snowdonia Fashion Manufacturing

Angel Snowdonia Fashion Manufacturing

Boundary Brakes

1st Avenue

OPEN

2nd Avenue

3rd Avenue

OPEN

4th Avenue

5th Avenue

6th Avenue

Significant Plumbing

Significant Lane Use

Offices

Large Spaces

Small Spaces

Heavy Foot Traffic

OPEN

Noise

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1st Avenue OPEN

OPEN

OPEN

Significant Plumbing

OPEN

2nd Avenue

Significant Lane Use Offices OPEN

Large Spaces

Retail

Main Street

3rd Avenue

Quebec Street

Small Spaces

Ontario Street

Manitoba Street

OPEN

OPEN

Heavy Foot Traffic Noise Fumes/ Smells

4th Aveenue Light Industrial/ Retail/ Business

OPEN

OPEN

OPEN

5th Avenue

Light Industrial/ Commercial

Commercial/ Retail/ Social Space 6th Avenue

Area Use Analysis

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OPEN

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Existing Condition

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1st Avenue

Main Street

3rd Avenue

Quebec Street

Ontario Street

Manitoba Street

2nd Avenue

4th Aveenue

5th Avenue

Variation of FSR throughout the site. (Average 3.5) Adequately Used as is FSR avg. 2 FSR avg. 3.5 FSR avg. 5.5

6th Avenue

Potential Development Scenario Proposed

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Data Catalogue of Establishments

The following is data derived from the catalogue of establishments in the Mount Pleasant study area. The information is broken down into categories that speak to architectural characteristics.

Program Primary Space Use Client Access Product Access Utilities Size-scale Current Adjacencies This information, remapped onto the area, produces the space use analysis as seen in the previous plans.

Figure 9. Data list.

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Retail/ Office

Food sales

Food sales

Food sales

Food sales

Food sales

Food sales

Food sales

Food sales

Product sales

Terra Breads

Organic Lives

Swiss Bakery

Pita Star

Cafe Nuba

Argo Cafe

Mario’s Gelati

Free House Wine and Spirits

Product sales

Product sales

Maca Studio. Furniture and interiors products.

French Country

Furniture Retail

Product sales

Qic Enterprises.

Flowers and gifts.

Storage and display

Storage and display

Storage and display

Storage and client browsing area.

Storage and client browsing area

Storage and display

Product sales

Beazu. Beads and jewelry

Storage and display

Storage and display

Storage and display

Storage and client browsing area

Street access

Street access

Street access

Street access.

Street access

Street access

Street access

Street access

Street access

Street access

Food prep, storage and Street access client area

Food prep, storage and Street access client area

Food prep, storage and Street access client area

Food prep, storage and Street access client area

Product sales.

Product sales

Toy Land

Street access

Food prep, storage and Street access client area

Client browsing area

Food prep, storage and Street access client area

Food prep, storage and Street access client area

Andrighetti Glassworks Ltd

Product sales

Nature’s Wonders Florists

Client access

Food prep, storage and Street access client area

Primary space use

N Jefferson Ltd. Crafting Product sales supplies.

Product sales

Pet Store

Retail

Food sales

Benkei Ramen Restaurant

Program

Thai Away Express

Restaurant Sales

Business

Loading dock or

Loading dock or large door

Large door

Loading dock or large door.

Large door

Loading dock or large door

Large door

Large door

Large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Product access

Half bath. Air

Half bath. Air conditioned.

Half bath. Air conditioned.

Refrigeration.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Half bath. Air conditioned. Kitchen.

Utilities

Packaging.

Packaging.

Cooking smells. Packaging.

Spoiled food.

Cooking smells. Packaging.

Spoiled food.

Cooking smells.

Cooking smells. Packaging.

Spoiled food.

Cooking smells. Packaging.

Spoiled food.

Cooking smells. Packaging.

Spoiled food.

Cooking smells. Packaging.

Spoiled food.

Cooking smells. Packaging.

Spoiled food.

Cooking smells. Packaging.

Spoiled food.

Noxious Outputs

Large open

Large open space.

Medium open space.

Packaging.

Packaging.

Medium space. Packaging.

Medium open space.

Medium spaces.

Medium open space.

Medium open space.

Medium open space.

Medium spaces.

Medium spaces.

Medium spaces.

Medium spaces.

Medium spaces.

Medium spaces.

Large space.

Medium spaces.

Medium spaces.

Medium spaces.

Size-scale

Aboriginal HIV/AID society.

Design and art.

Clothing manufacturing. Plastic manufacturing. Plumbing manufacturing.

Tech. Courier.

Cosmetic distribution. Large hardware.

Clothing distribution.

Engineering. Tech. Retail.

Engineering. Tech. Clothing manufacturing.

Auto audio. Auto repair. Metal and wood manufacturing.

Housing society. Clothing manufacturing.

Clothing manufacturing.

Car audio. Food retail.

Auto repair. Support group.

Fashion retail. Lawyers.

Restaurant. Trade broker.

Fashion retail. Lawyers.

Filming. Clothing manufacturing.

Restaurant. Auto repair.

Photography.

Restaurant. Auto repair.

Photography.

Current Adjacencies

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Product sales

Qic Enterprises.

Flowers and gifts.

Product sales

Product sales

Product sales

Product sales

Product sales

French Country Antiques

Space Lab. Antiques

Refind. Furniture

Fabulous Finds

Alice’s Old Furniture and Memorabilia

Office.

Courier.

Office.

Publisher representatives.

Kung’s Travel

Legal Alternative Courier

Contrav Services Inc. Destination Management

Siddall and Assoc.

Product sales

Wear else Fashion

Lighting/ Electrical

Product sales

Product sales

Tension Clothing

Sparlings Sports Wear

Product sales

No Limits Sportswear

Product sales

Product sales

Phoenix West Apparel

Pogue Sports

Product sales

Canadian Buttons. Arts and Crafts

Clothing Retail

Dog care and temporary boarding.

Heather’s Place doggy daycare and grooming

Service Retail

Product sales

Maca Studio. Furniture and interiors products.

Furniture Retail

Product sales.

Andrighetti Glassworks Ltd

Street access

Street access

Street access

Street access

Street access

Street access

Street access

Street access.

Storage and display

Storage and display

Storage and display

Storage and display

Storage and display

Storage and display

Storage and display

Office.

Office and client interface area

Office.

Office and client interface area

Street access

Street access

Street access

Street access

Street access

Street access

Street access

Street or interior.

Street access

Street or interior.

Street access

Storage and client care. Street access

Storage and display

Storage and display

Storage and display

Storage and display

Storage and display

Storage and display

Storage and display

Storage and client browsing area.

Large door

Large door

Large door

Large door

Large door

Large door

Large door

Loading dock or large door.

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Loading dock or large door

Large door

Loading dock or large door.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Multiple water fixtures and drainage. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Refrigeration.

Half bath. Air conditioned.

Medium open space.

Medium open space.

Medium open space.

Medium open space.

Medium open space.

Medium open space.

Medium open space.

Small and medium space.

Small and medium spaces.

Small and medium space.

Small and medium spaces.

Medium spaces.

Large open space.

Large open space.

Large open space.

Large open space.

Large open space.

Large open space.

Medium open space.

Paper and ink waste.

Large amounts of grey water.

Packaging.

Packaging.

Medium space. Packaging.

Furniture retail.

Storage space. furniture.

Food retail. Lawyers.

Model shop. Support counseling.

Clothing manufacturing. Clothing distribution.

Clothing manufacturing. Clothing distribution.

Recording. Printing. Photography.

Lawyer. Food retail. Clothing retail. Engineering. Florist.

Engineering. Florists. Lawyers.

Tech. Printing. Retail.

Retail. Tech systems.

Design. Hiv/aids society.

Auto detailing.

Sports wear. Furniture and antiques.

Sports wear. Furniture and antiques.

Sports wear. Furniture and antiques.

Aboriginal HIV/AID society.

Design. Pet daycare.

Design and art.

Clothing manufacturing. Plastic manufacturing. Plumbing manufacturing.

Tech. Courier.

26

Lighting design.

Light fixture manufacturing.

Light Resource, fixtures

MP Lighting

Publication.

Publication.

Publication.

The Employment Paper

Business in Vancouver, publication

City Passports

Community planning.

Real Estate Management

Various businesses.

Trade broker.

Ekistics Town Planning

Oxford Suburban Group.

New Looks Business Centre Ltd

Tradeglobe Consulting.

Office. High computer use.

Tech systems services.

Tech systems services.

Tech systems services.

Tech systems services.

Tech systems services.

IBN

One45 Software

Compukits

Caracal TechBend-Tech Industries

Conti electronics

Office. High computer use. Storage.

Office. High computer use. Storage.

Office. High computer use. Storage.

Office. High computer use. Storage.

Office. High computer use.

Office.

Office.

Office.

Office.

Office.

Office and printing.

Office and printing.

Office and printing.

Office and printing.

Office and production space.

Office.

Office

Storage and display

Post Time Technologies. Tech systems services.

Computer/ Tech Systems

Trade.

SC International Enterprises. Importers.

Lawyer/ Business/ Real Estate

Publication.

New West Press co.

Publication

Lighting design.

Product sales

Total Lighting Solutions

Lighting/ Electrical

Sparlings Sports Wear

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Lane or street access.

Street or interior.

Street or interior.

Street access

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Loading dock or large door.

Large door

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium spaces.

Small and medium space.

Small and medium space.

Medium open space.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Paper, ink waste and packaging.

Paper, ink waste and packaging.

Paper, ink waste and packaging.

Paper, ink waste and packaging.

Packaging.

Lighting tech. Electronics. Retail.

Tech. Courier.

Lighting tech. Electronics. Retail.

Tech. Courier.

Lighting tech. Electronics. Retail.

Tech. Courier.

Tech. Printing.

Retail. Tech. Restaurant.

Engineering. Software.

Retail. Tech. Florist. Engineering.

Software.

Church. Storage. Restaurant.

Clothing retail.

Media production. Clothing manufacturing. Design.

Restaurant.

Publication.

Media production. Pet care.

Restaurant. Distribution.

Theatre. Clothing manufacturing.

Retail.

Clothing manufacturing. Housing society. Food retail.

Publication. Real estate.

Publication. Real estate.

Design. Furniture. Clothing manufacturing. Hardware.

Theatre. Design. Clothing manufacturing. Media production.

Electronics. Software.

Social club. Design.

Furniture retail.

27

Industrial

Tech systems services.

Tech systems services.

Conti electronics

Rainmaker

Cleaning.

Jiffy Steamers co

Product sales.

CMC Architectural Hardware

Custom Surgical Equipment

Wholesale products.

Product sales.

Fastenal Canada Co. hardware

Wholesale/ Distribution

Sales

Maynard’s

Hardware/ Large Industrial Retail

Cleaning.

Alsco. Industrial laundry.

Cleaning

Storage.

Storage and client browsing area.

Storage and client browsing area.

Storage and office.

Clothing and textile cleaning, storage.

Clothing and textile cleaning, storage.

Office.

Engineers and roofing consultants.

Trimstyle Consulting

Office.

Office.

Engineering

Protection Engineering

Office.

Office. High computer use. Storage.

Office. High computer use. Storage.

Office. High computer use. Storage.

Pacific Alliance Surveying Technologies, GIS, CAD

Construction project management.

BTY Group Design

Engineering/ Mapping

Tech systems services.

Caracal TechBend-Tech Industries

Street or interior.

Street.

Street.

Street or interior.

Street or lane.

Street or lane.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Tech systems services.

Compukits

Office. High computer use. Storage.

Tech systems services.

One45 Software

Street or interior access.

Street or interior access.

Street or interior access.

Office. High computer use.

Tech systems services.

IBN

Office. High computer use. Storage.

Office. High computer use.

Post Time Technologies. Tech systems services.

Systems

Loading dock or large door.

Large door.

Large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Airconditioned.

Half bath, air-conditioned and significant plumbing.

Half bath, air-conditioned and significant plumbing.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Packaging.

Packaging.

Audio recording. Retail. Printing.

Furniture.

Clothing manufacturing.

Retail. Distribution. Auto repair.

Sports wear. Furniture and antiques.

Noise, grey water and Smells. Technology/ systems. Cleaning.

Medium space. Packaging.

Medium and large space.

Textile manufacturing. Media production. Photography. Auto repair. Restaurant.

Engineering. Bike repair. Brewing.

Clothing manufacturing.

Florist. Mapping technologies.

Retail. Lawyer.

Design. Clothing manufacturing.

Retail.

Lighting tech. Electronics. Retail.

Tech. Courier.

Lighting tech. Electronics. Retail.

Tech. Courier.

Lighting tech. Electronics. Retail.

Tech. Courier.

Lighting tech. Electronics. Retail.

Tech. Courier.

Tech. Printing.

Retail. Tech. Restaurant.

Engineering. Software.

Retail. Tech. Florist. Engineering.

Software.

Noise, grey water and Smells. Retail. Cleaning.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Medium space. Packaging.

Large open space.

Medium and large.

Medium and large.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

28

Wholesale Beauty Supplier

Wholesale products.

Wholesale.

Wholesale.

Cosmetics and Supplements

Briezh.

WM Uniform Group

Quality Saw and Knife

Tall Grass Distribution Ltd.

Clothing and textile production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Production.

Production.

Production.

Production.

Production.

Production.

Production.

Production.

Production.

Hang Tung Garment Factory

The Family Business Distribution. Fashion

Nakita Creations Mfg.

Hsin Ko Enterprises.

Clothing.

Bonnie’s Garment Factory

Prominent Fashions Mfg Production.

Production.

Intracan Sportswear Manufacturing

Lonsdale Leather Warehouse

Valery Black Draperies Ltd

Belair Quilt and Bedding Shop

Ann Hoang Fashions

Clothing and textile

Clothing and textile production, storage.

Clothing and textile production, storage.

Plumbing fixture production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Marble Garment Factory Production.

Street, lane or

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Clothing and textile production, storage.

Production.

Alpha Sportswear Ltd

Street or interior.

Street, lane or interior access.

Street or interior.

Plastic production and Street, lane or storage. interior access.

Storage.

Storage.

Storage.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street.

Plastic Smith Fabricating Production.

Textile Production

Storage and client browsing area.

Storage.

Storage and client browsing area.

Product sales and wholesale.

Storage.

Storage and client browsing area.

Rack Attack Products

Wholesale products.

Product sales.

Eddie’s Hang-up Display Product sales and wholesale.

Custom Surgical Equipment

Wholesale/ Distribution

CMC Architectural Hardware

Loading dock or

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Large door.

Loading dock or large door.

Large door.

Loading dock or large door.

Large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Large door.

Half bath, air conditioned

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Medium and

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large space.

Medium and large.

Medium and large space.

Medium and large space.

Medium and large space.

Medium and large space.

Medium and large space.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Smells and packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Packaging.

Medium space. Packaging.

Housing society. Publication.

Bike repair. Media production.

Auto repair. Clothing manufacturing.

Media production. Auto repair.

Retail. Brewing. Restaurant.

Media production. Engineering.

Auto repair. Restaurant. Textile manufacturing. Bike repair.

Clothing retail. Clothing manufacturing. Retail. Media production. Brewing. Auto repair.

Clothing retail. Retail. Media production. Brewing. Auto repair.

Textile manufacturing. Florist.

Storage. Hardware. Distribution.

Textile manufacturing. Florist.

Storage. Hardware.

Design. Retail. Media production.

Clothing retail. Media production.

Distribution.

Trade broker. Restaurant. Media production.

Publication. Design. Hardware.

Furniture.

Church. Theatre. Dental lab.

Food distribution. Clothing manufacturing. Retail.

Hardware. Auto repair. Audio recording. Retail.

Clothing manufacturing. Brewing.

Media production.

Clothing retail. Printing. Clothing manufacturing. Designer.

Media production. Printing.

Media recording.

Textile cleaner. Tech. Retail.

Textile cleaner. Tech. Retail.

Audio recording. Retail. Printing.

Furniture.

Clothing manufacturing.

29

Production.

Production.

Production.

Production.

Production.

Production.

Valery Black Draperies Ltd

Belair Quilt and Bedding Shop

Ann Hoang Fashions and Garment Manufacturing

Allstream Clothing

Wing Wah Electric Knitting Garment

Angel Snowdonia Fashion Manufacturing

Auto

Auto

Fiji Island Auto Repairs

Production.

Industrial design, building components.

Revive Auto Repair

Auto Repair/ Detailing

Allstar Dental Labs

Dental Production

Metal and Wood Products

Other Production

Mechanical work

Mechanical work

Production and storage.

Office and product production.

Lane or street access.

Lane or street access.

Street, lane or interior

Street or interior.

Street, lane or interior access.

Wholesale and brewing.

R & B Brewing

Brewing and storage.

Custom Office and production. Lane or street industrial design. access.

Metal rails.

Iron Age Mfg.

Street.

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Street, lane or interior

Large production.

Metal production.

Clothing and textile production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Clothing and textile production, storage.

Street, lane or interior

Street, lane or interior

Street, lane or interior

Hymach Industries

Industrial Production

Clothing and textile production, storage.

Production.

Lonsdale Leather Warehouse

Clothing and textile production, storage.

Clothing and textile production, storage.

Prominent Fashions Mfg Production.

Garage door

Garage door

Loading dock or large door.

Large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door.

Medium and large space.

Medium and large.

Medium to large spaces.

Medium to long and narrow.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Medium and large.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Half bath, air conditioned. Medium and large.

Half bath. Air conditioned.

Half bath. Air conditioned. Brewing equipment. Refrigeration.

Half bath.

Half bath. Air conditioned.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Half bath, air conditioned and significant plumbing.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Lab waste.

Packaging.

Smells and packaging.

Noise. Large recycling and waste.

Noise and packaging.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Noise and Smells.

Photography. Restaurant.

Engineering. Auto repair.

Restaurant. Support counseling.

Theatre.

Auto repair. Pet store.

Clothing manufacturing. Media production. Mapping tech.

Restaurant.

Auto repair. Printing. Clothing manufacturing. Media production.

Technology/ systems. Media production. Auto.

Media production. Printing. Auto.

Design. Lighting. Business.

Housing society. Publication.

Design. Printing.

Bike repair. Media production.

Auto repair. Clothing manufacturing.

Media production. Auto repair.

Retail. Brewing. Restaurant.

Media production. Engineering.

Auto repair. Restaurant. Textile manufacturing. Bike repair.

Clothing retail. Clothing manufacturing. Retail. Media production. Brewing. Auto repair.

30

Auto

Auto

Auto

Auto

Auto

Auto

Auto

Boundary Brakes

Big City Auto shop

Commit Auto Body and Repair

Century Car Wash

Ootmar Auto Repair

Intermeccanica International

Cvi Riverside Auto Repairs

Mechanical work

Mechanical work

Mechanical work

Mechanical work

Mechanical work

Mechanical work

Mechanical work

Mechanical work

Personal storage

Storage

Maple Leaf Storage

13C Wine Storage

Storage

Auto

Storage of common goods.

Storage and moving large quantities of things.

Mechanical work

Auto

Showcase Automotive Detailing

Mechanical work

Installing car audio systems.

Auto

John and Murray Motors

Mechanical work

Big City Auto

Auto

Modern Auto Plating Ltd

Mechanical work

Mechanical work

Mechanical work

Comtect Industries Auto and sound International. Car audio. systems.

Auto

Auto

Fiji Island Auto Repairs

Showroom Auto Spa

Auto

Revive Auto Repair

Loading dock or large door.

Loading dock or large door.

Lane or street access.

Garage door

Garage door.

Garage door

Garage door

Garage door

Garage door through space

Garage door

Garage door

Garage door

Garage door

Garage door

Garage door

Garage door

Garage door

Garage door

Lane or street access.

Lane or street access.

Street.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Lane or street access.

Half bath. Air conditioned.

Half bath. Lifts. Air conditioned.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Air conditioned.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Half bath. Hydraulic lift.

Controlled liquids.

Small and medium spaces.

Multiple small and medium spaces.

Narrow - long spaces, high ceilings.

Narrow, long space.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Narrow - long spaces, high ceilings.

Packaging.

Packaging.

Noise. Liquid wastes. Large recycling and waste.

Noise.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Noise. Liquid wastes. Large recycling and waste.

Plastic manufacturing. Textile manufacturing. Retail.

Clothing retail. Trade broker.

Church.

Auto repair. Iron manufacturing.

Pet retail. Auto repair. Food retail.

Metal and wood production.

Metal and wood manufacturing.

Auto repair. Pet retail.

Theatre. Media production. Auto repair. Clothing retail.

Metal and wood manufacturing.

Auto repair. Pet retail.

Sound recording.

Auto sales and refurbishment.

Clothing retail.

Auto repair. Iron manufacturing.

Auto repair. Iron manufacturing.

Furniture. Food importing.

Printing. Clothing manufacturing.

Engineering.

Recording studio. Cosmetic distribution.

Textile manufacturing.

Restaurant. Engineering. Auto repair.

Photography. Restaurant.

Engineering. Auto repair.

Restaurant. Support counseling.

31

Both

Storage

13C Wine Storage

Food sales

Authentic wine and Spirits Merchant

Bicycles

Cycle BC Rentals

Printing.

Printing.

Printing.

Action Label. Paper and labels.

Rupert’s Place Tag Mfg. Paper and tags.

Printing Center

Street or interior.

Industrial Office and product design, furniture. production.

Architectural design.

Ledingham Design Consultants

Media/

Street or interior.

Designer, artist.

Cocoon Home Designs

Office.

Office and product production.

Street or interior.

Street or interior.

Gorman Studios

Office. Substantial computer use.

Media design.

3rd World Design

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Lane or street access.

Lane or street access.

Street access

Street or lane.

Lane or street access.

Lane or street access.

Designer, artist.

Large art production and office.

Studio

Studio

Studio

Studio

Bike work, display, storage.

Bike work, display, storage.

Storage and client area

Storage and distribution.

Storage of common goods.

Storage and moving large quantities of things.

Martha Sturdy

Artist/Designer

Printing.

Generation Printing

Printing

Bicycles

Grin Technologies, bike shop

Bike Retail/ Repair

Wholesale.

San Remo Food Importers

Food Retail

Personal storage

Maple Leaf Storage

Storage

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Loading dock or large door.

Loading dock or large door.

Loading dock or large door

Loading dock.

Loading dock or large door.

Loading dock or large door.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath.

Half bath.

Half bath. Air conditioned.

Half bath. Air conditioned..

Refrigeration.

Half bath. Air conditioned.

Half bath. Lifts. Air conditioned.

Packaging.

Packaging.

Packaging. Frequent large trucks.

Packaging.

Packaging.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Medium space. Paper waste. Ink smells.

Medium space. Paper waste. Ink smells.

Medium space. Paper waste. Ink smells.

Medium space. Paper waste. Ink smells.

Medium to large space.

Medium to large space.

Medium spaces.

Medium and large.

Small and medium spaces.

Multiple small and medium spaces.

Aboriginal HIV/AIDS society.

Furniture. PrĂŞt daycare.

Design. Clothing manufacturing.

Retail.

Furniture. Design. Clothing manufacturing.

Clothing retail. Business offices.

Visual media. Lighting.

Printing. Distribution. Clothing retail.

Media production. Distribution.

Restaurant.

Retail. Distribution. Photography.

Clothing manufacturing. Auto repair.

Retail. Distribution. Photography.

Clothing manufacturing. Auto repair.

Software. Tech. Courier.

Textile manufacturing. Sound recording.

Engineering. Mapping technologies. Brewing.

Restaurant. Car audio.

Auto repair. Printing. Clothing manufacturing. Media production

Plastic manufacturing. Textile manufacturing. Retail.

Clothing retail. Trade broker.

Church.

32

Satellite Video Exchange Media.

Society Video Studies

Media.

Media.

Vivo Media Arts Center

Hipposonic Recording Studios

High computer use.

Studio.

Media.

AJ Graphics

Media.

Media.

Northwest Musical Services

Media.

Media.

Alex Algeria Entertainment.

Airwaves. Sound systems.

High computer use.

Studio.

Media.

Comtex. Filming

Post Digital Works

High computer use.

Studio.

Media.

Image Engine Visual Effects

High computer use.

Studio.

High computer use.

Studio.

High computer use.

Studio.

High computer use.

Studio.

High computer use.

Studio.

High computer use.

Studio.

High computer use.

Studio.

High computer use.

Studio.

Office. High computer use.

Media.

Media

Keyframes Editing

Office. High computer use.

Vancouver Product Photography

Media

Performance Visual Works

Office. High computer use.

High computer use.

Studio.

Media

Stanley’s Sign and Screen Supply

Office. High computer use.

Bear Studios. Video and Media. sound production.

Media

Dominion Blue Digital Reprographics

Office. High computer use. Studio.

High computer use.

Studio.

Media.

Bryan Ward Photography

Office. High computer use.

Office.

Sharp Recording Studios Media.

Media

Architectural design.

Millson Multimedia

Media/ Audio/Visual Production

Ledingham Design Consultants

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Noise.

Noise.

Noise.

Noise.

Noise.

Packaging.

Noise.

Noise.

Noise.

Paper waste.

Paper waste.

Noise.

Noise.

Noise.

Noise.

Paper waste.

Paper waste.

Paper waste.

Packaging.

Retail. Distribution. Media production. Printing.

Media production. Auto repair.

Clothing manufacturing.

Media production. Auto repair.

Clothing manufacturing.

Media production. Distribution.

Restaurant.

Media production. Distribution.

Restaurant.

Media production. Distribution.

Restaurant.

Media production. Distribution.

Restaurant.

Media production. Distribution.

Restaurant.

Restaurant. Media production.

Business. Clothing manufacturing.

Design.

Restaurant. Media production.

Business. Clothing manufacturing.

Design.

Media recording. Retail. Printing.

Clothing manufacturing. Auto repair.

Auto repair. Distribution. Media recording. Bike repair. Clothing manufacturing.

Auto repair. Distribution. Media recording. Bike repair. Clothing manufacturing.

Auto repair. Restaurant. Retail.

Clothing manufacturing.

Trade brokers. Clothing manufacturing. Restaurant. Media publishing.

Design. Clothing manufacturing.

Retail. Housing society.

Publishing.

Clothing retail. Clothing manufacturing. Retail. Printing.

Clothing manufacturing. Design.

Engineering. Photography. Auto repair. Bike repair.

Textile manufacturing. Design.

Engineering. Photography. Auto repair. Bike repair.

Aboriginal HIV/AIDS society.

Furniture. PrĂŞt daycare.

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High computer use.

Studio.

Media.

Media.

Media.

Airwaves. Sound systems.

Post Digital Works

Hipposonic Recording Studios

Social

Social

Social

Social

Church of God in Vancouver

City in Focus, Religious

Healing Our Spirit Aboriginal HIV/AIDS Society

Theo BC, Open Door Group. Counseling and support group.

Education

Video and sound Dance, music recording recording.

Performance.

Vancouver Acting School

Zen Mastering. Dance and recording

Playhouse Theatre Company

Performance space.

Classroom and performance space.

Display

Client browsing

Hotel

Gathering

Gathering

Gropp’s Gallery

Theatre/ Gallery

City Center Motor Hotel Social

Hotel

Gathering

Social

Lu’ma Native Housing Society

Gathering

Gathering

Social

Gathering

High computer use.

Studio.

Eagles Club

Social

High computer use.

Studio.

Satellite Video Exchange Media.

Society Video Studies

High computer use.

Studio.

High computer use.

Studio.

Studio.

Media.

Vivo Media Arts Center

Street and interior access.

Street and interior access.

Street and interior access.

Street access.

Street.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

Street or interior access.

interior access.

Loading dock or large door.

Large door.

Loading dock or large door.

Large door.

Large door.

Large door.

Large door.

Large door.

Multiple bathrooms. Air conditioned.

Multiple bathrooms. Air conditioned.

Multiple bathrooms. Air conditioned.

Half bath. Air conditioned.

Multiple baths.

Multiple baths.

Multiple baths.

Multiple baths.

Multiple baths.

Multiple baths.

Multiple baths.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

Half bath. Air conditioned.

conditioned.

Medium and large space.

Medium and large space.

Medium and large space.

Medium and large space.

Small and medium spaces.

Small and medium spaces.

Small and medium spaces.

Small and medium spaces.

Small and medium spaces.

Small and medium spaces.

Small and medium spaces.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

Small and medium space.

medium space.

Packaging.

High foot traffic.

High foot traffic.

High foot traffic.

High foot traffic.

High foot traffic.

High foot traffic.

High foot traffic.

Noise.

Theatre. Auto repair.

Theatre. Auto repair.

Detail lab. Clothing manufacturing.

Hotel. Clothing manufacturing.

Church. Gallery.

Model shop. Clothing manufacturing. Auto repair.

Furniture. Design. Pet daycare.

Trade broker. Restaurant. Storage.

Hotel.

Clothing manufacturing.

Publications.

Lighting design.

Retail. Distribution. Media production. Printing.

Media production. Auto repair.

Clothing manufacturing.

Media production. Auto repair.

Clothing manufacturing.

Noise.

Noise.

Media production. Distribution.

Restaurant.

Media production. Distribution.

Restaurant.

Restaurant.

Noise.

Noise.

Nostalgia Preservation

Figure 10. Theory Map

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Absorbent Building Additive development

Typical Development Eliminate previous marks

Zoning Alterations

To make a change at a grand scale, first make a change to the framework.

This is a proposal for a new building typology that absorbs the changing needs of its surrounding area. This is to be done without perpetuating a practice of wiping away existing fabric for highly specific, program focused developments that may become defunct once the city requires a difficult use.

At the same time this is to stay away from the more literal issues of nostalgia. Both poles inhabit the diversity producing flexibility that development an area’s character while still allowing change.

The goal is to form a strategy that allows light industrial areas to densify in a way that promotes a variety of use.

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Figure 11. Current condition.

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Figure 12. Densified potential.

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Retail/ production/ commercial on two ground access levels.

Large lane width.

Small lot sizes are appropriate for smaller owners and programs.

Access into buildings on multiple sides.

Restricted lot merges.

80’ minimum distance between buildings over 60’.

Figure 13. Altered zoning guidelines

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Gradual new development infill on individual lots.

In order to preserve a smaller unit of change, merging of lots is restricted to the aggregation of not more than two at a time. This, as well as, a version of building unit ownership instead of lot-by-lot ownership creates the availability of workable sized units for small businesses and owners to use without the pressure to fill the entirety of a property on their own.

The second change to the zoning is to promote a range of property FSR (Floor space ratio). This allows establishments that aggregate well to densify more intensely while alleviating the stress of those programs that require lower density buildings.

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Spatial Vocabulary

Data from the study area produced a series of basic space needs as well as the determining factors that make these spatial requirements.

Divisable Spaces 12' 24'

8'

16'

vertical structure dimensions. divisible spaces.

horizontal structure dimensions. divisible spaces.

100'

50' 12' 24'

16 16'

8

45' 24'

8'

24'

32' 65' ground slopes to 16' and 8'

27'

auto shop bay dimensions.

truck turning radius and lane width.

Figure 14. Vertical and horizontal limitations determined by car and truck dimensions and angles.

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Ground Plane

at grade

loading dock

to upper floor

car to parking

to lower floor

No slope difference across site

1 meter difference across site

4 meter difference across site

Figure 15. Ground plane mediation.

components

vertical chase

pedestrian elevator

freight elevator

auto elevator

egress stair

ramp

Figure 16. Vertical circulation components.

Exterior space

ground parking

loading and unloading

disposal and exhaust

Figure 17. Exterior space characteristics.

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rec and agriculture

ventilation and circulation

Interior space

tall

lofted floor

short

movable masses

congested

open

heavy load

light load

high foot traffic

low foot traffic

must be away from foot traffic

produces fumes

withstands fumes

must not have fumes

produces noise

withstands noise

cannot withstand noise

significant plumbing

no light

artificial light

natural light

direct street access

street presence

away from street

Figure 18. Interior space characteristics.

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rvice space

Figure 19. General organizing of service space.

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Building Systems

The form of the typology began by assembling building systems in ways that provide highly flexible space use by thoroughly understanding their necessary rigidity.

Structure

Primary

Secondary

Figure 20. Primary structure: Two-way concrete.

Secondary structure: Laminated timber beams and 2x4 walls.

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Territory

Two buildings

Ownership

Figure 21. Building territories. Fire separation on either side of the circulation core. Ownership territory occurs every double story space.

Chase

Utility space

Ventilation

Figure 22. Building chases work as common vertical circulation for utilities and ventilation. Upper floors develop private chases bringing in light and ventilation.

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Exterior wall

Rigid armature

Flexible facade

Figure 23. Activated exterior wall. A rigid frame fits onto the primary concrete structure. On the North facade the frame is shallow, with the responsibilities as guard rail, armature for privacy fixtures and advertisements.

On the South facade the frame is 48 inches from the structure and acts as potential balcony space, plant growth armature, sun shading, guard rail, armature for privacy fixtures and advertisements.

The facade wall reacts to the specific needs of the unit with the ability to locate at the edge of the structure or set in 60 inches at the thermal break to create an in-set balcony space.

Heating

In-slab heat/cool

Floating floor

Figure 24. Primary structure: in-slab radiant heating/cooling per unit.

Secondary structure: floating floor radiant heating as needed.

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Plumbing

Primary

Secondary

Figure 25. The plumbing logic is organized around a standard 5 foot radius distance from drain to vent.

Secondary

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Natural light

Figure 26. Natural light.

Balance

Equal

Offset

Single side

Figure 27. Building Balance.

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Ventilation

Passive

Unplugged space

Active

Figure 28. Building ventilation. Un-plugged units and the service chases activate passive ventilation. Small fans and dampers mediate issues when stack effect does not work in the cool months and close down in the even of a fire.

Active ventilation is installed as needed in areas that require controlled air.

Active

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Large systems

Water collection

Solar

Geo-thermal

Figure 29.

Water collection from the roof pools in small tanks on the outer edge of the building then distrubutes down the facade to be used as free irrigation for plants.

Solar thermal is used to prime water for heated water needs.

Geothermal is used to prime water for heated water needs or linking into the in-slab heating-cooling system.

Ground plane

Flat

Half floor

Full floor

Figure 30. Ground plane.

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A Typology

The following are three building scenarios that demonstrate possible outcomes of the proposed building typology. They are attempts to express possible space uses and adjacencies, and how the typology adapts and accommodates them.

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Scenario 1 Section Corner 100’ lot.

Low density.

Single loaded.

Produces and withstands noise and fume production.

Primary use of lane way.

Figure 31. Scenario 1 section.

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Scenario 1 Plan Corner 100’ lot.

Low density.

Single loaded.

Produces and withstands noise and fume production.

Primary use of lane way.

Figure 32. Scenario 1 plan.

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Figure 33. Auto repair and storage. North side of building. Intermediate floor as loft space. Street access.

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Figure 34. Office. North side of building. Intermediate floor as loft space. Street access.

Scenario 2 Section Inner 50’ lot.

Medium density.

Even double loaded.

Produces and withstands some noise and fume production.

Primary use of lane way.

Primary street access and presence.

Figure 35. Scenario 2 section.

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Scenario 2 Plan Inner 50’ lot.

Medium density.

Even double loaded.

Produces and withstands some noise and fume production.

Primary use of lane way.

Primary street access and presence.

Figure 36. Scenario 2 plan.

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Figure 37. Group gathering space. North side of building. Intermediate floor as loft space.

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Figure 38. Dwelling or small office. South side of building. Intermediate floor as loft space.

Central core terminates a storey above the roof height to a lot space for the elevator and operable windows.

Water collection and distribution building into roof system at building edge.

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Figure 39. Restaurant. South side of building. Street access. Enclosed service chase to allow continuous fire rated space on first floor.

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Figure 40. Restaurant. South side of building. Street access. Enclosed service chase to allow continuous fire rated space on first floor.

Scenario 3 Section Inner 100’ lot.

Higher density.

Asymmetrical double loaded.

Produces and withstands some noise and fume production at lower levels.

Primary use of lane way.

Primary street access and presence.

Figure 41. Scenario 3 section.

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Scenario 3 Plan Inner 100’ lot.

Higher density.

Asymmetrical double loaded.

Produces and withstands some noise and fume production at lower levels.

Primary use of lane way.

Primary street access and presence.

Figure 42. Scenario 1 plan.

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Figure 43. Small agricultural operation. South side of building. Intermediate floor as loft space.

Two facades, the first to separate exterior from green house space, second to separate green house to office space.

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Figure 44. Dwelling or small office. North side of building. Intermediate floor as loft space.

Private chase brings daylight and ventilation to washroom and interior spaces.

One of the facade walls is in-set to the in-slab thermal break, creating balcony space.

Central core floor area pulls away from North side to allow natural light to permeate to floor below. Notice grates placed over area of chase used as bridge from circulation to units.

Unplugged space on South side of the building provides ventilation and acts as communal or private exterior space.

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Figure 45. Dwelling or small office. North side of building. Intermediate floor as loft space.

Private chase brings daylight and ventilation to washroom and interior spaces.

One of the facade walls is in-set to the in-slab thermal break, creating balcony space.

Central core floor area pulls away from North side to allow natural light to permeate to floor below.

Central core terminates a storey above the roof height to a lot space for the elevator and operable windows.

Water collection and distribution building into roof system at building edge.

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Figure 46. Textile manufacturing. North side of building. Enclosed service chase to allow continuous fire rated space on first floor.

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PART 2 Necessities of a migrating concept of dwelling Territory, Identity, Craftsmanship, and Flexibility.

What sort of value do spaces hold?

How is it gained?

Dwellings hold value because they are afforded the right to be changed. They witness uses and become part of an identity. The value comes from small actions that are absorbed into the space, thus providing the diversity of character.

Communities observe this same process as spatial requirements change over time. Successful buildings meet these transient needs, and are able to sustain development therefore retaining the imprints of time.

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Territory Spatial Claims Many people buy a home and make some kind of spatial change, such as updating the kitchen or painting a wall. Others place identity onto a space by filling it with significant items. Overly prescribed environments discourage reinvention, putting forth the feeling that users must conform to the lifestyle decisions of others. This discouragement leads to less emotional and resourceful investment into the space and encourages continuous relocation and/or building new on a fresh piece of suburbia.

In the past three decades, changes in lifestyles and homes styles have pushed for a better understanding of what it means to design a home. The dweller identity has changed via liberalization of relationship types and diversity of household structures, and so the “standards” of previous decades no longer meet the needs of people today. The way dwelling space is designed with specifically delineated and named rooms based on their programmatic function, limits the possibilities of potential dwellers to those whose uses are an exact match. Reacting to this limitation “de-programmed” living environments offers a blank slate of possibilities, left for the dweller to impose upon a space its own purpose.

“Thus de-programmed living also satisfies the desire for distinctive characteristics. The appeal of being different does not lie in the beautiful or the ugly, in the expensive or the inexpensive, but the democratic luxury of distinguishing oneself from others.”1 Altering ones’ dwelling is a fundamental process of making home.

1 Hubeli, E., Schneider, Friederike (2004) Floor Plan Manual: Housing. Princeton Architectural Press.

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A Brief History of Naming Spaces From the book The Structure of the Ordinary, N. J. Habraken explains, through the description of sleeping space, how rooms lose their programmatic freedom. The way spaces are labeled today, via their function is becoming more limiting than useful. In designs of the past (medieval hall, barns, palaces) spaces are named via their spatial qualities, hall, attic, cellar, stoop, porch, mezzanine, etc. Palaces and great buildings, had progressions of space relating to power and dignity with a range of possible activity in each. Eating, greeting, sleeping, and business could occur in different rooms in relation to the level of privacy and importance. Programs within a barn are located in relation to livestock or machine needs. With labeling through function, two things develop; inflexibility of use specific space, and perceived need for more rooms as the number of functions increase. “Form’s names convey a particular kind of space and built form in particular context.”2 The name controls the use, which in turn dictates how it may be designed.

The development of designated territory related to privacy can be traced to the four-poster bed situated in a larger, more public room. With the ability to close off the sleeping space to create privacy and climate control, was the start of the conventional private bedroom.3 Historically the bedroom was a shared space for inhabitants, servants, and visitors. Through the development of more individualized lifestyles and beliefs that separation of spaces enhances the

2 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts.

Pg. 232.

3 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts.

Pg. 132-135.

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hygiene, the bedroom became a single activity space.4 This isolation of the bedroom came in the 18th century.

A change back occurred in the last half of the past century when the bedroom started to be included in parts of a home office, home gym, spa, and entertainment system.5 Habraken’s comparison of today’s practices and that of previous times is summarized by his explanation, “The contrast with contemporary functionalism is stark. Current architectural practice first formulates and fixes highly specific program prior to design.

The program is derived or projected from a single point in time. Function-specific spatial translation then generates the initial form diagram. Rather than suggesting a broad architectural possibility for inhabitation, the resulting form may seek to limit capacity to the one function that is intended, in an approach that ignores the iterative nature of the process of mutual self-definition of form and inhabitation.”6 Functionalism focuses on programmatic requirements of a space and deletes all else, limiting future uses. The limitation he refers to is what is so apparent with the wide range of household needs today.

Modernism’s attempt to relieve the dwelling of overly determined space limitations.

The modernist sense of form as minimal intrusions 4 “The transition from the public, feudal household to the private, family home was under way. The growing sense of domestic intimacy was a human invention as much as any technical device. Indeed, it may have been more important, for it affected not only our physical surroundings but our consciousness as well.”

Pg. 49. Rybczynski, W. (1986) Home: A Short History of an Idea. New York: Penguin Books.

5 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press. Pg 117.

6 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts.

Pg 135.

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upon determined space is reacted against by space that is deprogrammed and therefore primed to receive identity through use. These possibilities create a vastly heterogeneous collection of spaces that are developed out of the same “supra-form”.

The general idea from modernist theory about housing is that all potential inhabitants’ needs can be met through designing the bare minimum, common denominator, letting the people’s lives show against the blank canvas backdrop. In many cases these attempts have formalized in stark and imposing buildings that deter people’s affections. In the failures, the design is too strictly controlling the impression of the people onto their space. Take, for example, Pruitt Igoe’s failure to create social communities in St. Louis, Missouri. The space never became the territory of the inhabitants. They are made acutely aware of the sameness, without being able to mark and determine changes within their own dwelling. “[T]he apartment acquires a concrete quality by being interpreted through taking possession.”7 In le Corbudier’s “Typ Berlin” Unite d’Habitation in Charlottenburg, Berlin, Germany, inhabitants were treated with enough equality that they were able to take ownership in decision about their outdoor space. In later years when the apartments became individually owned, the smaller governing body of fellow owners made decisions about their own space. The difference between success and failure within the modernist types is in the balance of control, building verses dwellers.

With lifestyles continuing to diversify some housing options have the common denominator determined and once purchased the owners get to choose how to finish the space.

For better or worse, the final layout of the spaces are left to be organized like one might organize a cupboard, an attempt at efficiency without sophistication. From the Floor Plan Manual, Ernst Hubeli writes, “In the future, the individualization of lifestyles may 7 Hubeli, E., Schneider, Friederike (2004) Floor Plan Manual: Housing. Princeton Architectural Press.

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give rise to housing development that will consist of more or less unfinished carcass structures, which are then completed to meet different requirements and demands, be it within the framework of predetermined options and construction catalogues or independently of such options.”8 This seems like the extreme response to the modernist typology of rigid spatially determined dwelling design.

“Beyond subjective preferences, heterogeneous lifestyles give rise to the search for a living space where clear allocations of functions and usage values remain undetermined, because any degree of preplanning is increasingly out of step with reality.”9 “All buildings are predictions. All predictions are wrong.”10 A quote by Stewart Brand. If the balance is still off in a way that is too vague with such a blank “carcass” the inhabitants do not know the space’s best design potential and centuries of information gathered by architects is almost completely disregarded. The result is inefficient use of space, poor results that could have been avoided through properly thought out design.

N. J. Habraken reflects on the results of the way homes are designed through the organization of named spaces may be the source of the limitations in the peoples lives today.

“Each act of settlement relies on articulated form to stimulate further interpretation. Given the increasing fluidity and variety of contemporary life, the functionalist approach may prove to be a short-lived phenomenon. Inhabitation remains fundamentally territorial, and architecture may 8 Hubeli, E., Schneider, Friederike (2004) Floor Plan Manual: Housing. Princeton Architectural Press.

9 Hubeli, E., Schneider, Friederike (2004) Floor Plan Manual: Housing. Princeton Architectural Press.

10 Brand, Stewart. (1995) How Buildings Learn: What happens after they’re built. Penguin Books.

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return to the articulation of space that is open to acts of inhabitation.”11 A new way (or maybe it is actually an old way) of determining or allowing space to be territorialized is called for in order to keep up with the many changing lifestyles of today.

Rules of Territory Gravity At the fundamental level of structures, gravity dictates the distribution of control among the physical possibilities of spaces. When dealing with a multi-unit structure where units are interfaced vertically the rules of gravity restrict absolute freedom of change because of the dependant spaces above relying on structural support.

“Distinction between load-bearing wall and in fill is determined by gravity and construction, resulting in a true level of distinction. Control distribution, however, does not follow it.” Inhabitants on the lower floor cannot move walls as freely as upper floor tenants, due to structural necessities to support the upper floors.12 In a multi-level building territories are separate but still influencing one another, there is a system of dominance.

Environmental Reyner Banham’s analogies in “A Home is not a House” about the essential accomplishments a house achieves in order for it to truly be called a house are related to the North American focus of controlling environmental territory.

In attempting to work with the environmental territories, “Man started with two basic ways of controlling 11 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts.

12 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 48.

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Figure 47. Reyner Banham “The Anatomy of a Dwelling.”

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Figure 48. Reyner Banham “The Anatomy of a Dwelling.�

environment: one by avoiding the issue and hiding under a rock, tree, tent or roof (this led ultimately to architecture as we know it) and the other by actually interfering with the local meteorology, usually by means of a campfire, which, in a more polished form, might lead to the kind of situation now under discussion. Unlike the living space trapped with our forebears under a rock or roof, the space around a campfire has many unique qualities which architecture cannot hope to equal, above all, its

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freedom and variability.” 13 A campfire consists of territories of heat and light. Light radiates equally when unencumbered by objects. The permeation of light tapers off in an even gradient. Heat reacts similarly to light until a breeze obscures the zone in an oblong shape, narrower than before and more heat on one side of the fire than the opposite. The overlay of light and heat conditions create a variety of territories in which each program finds its’ appropriately qualified place.

Systems controlling heating, cooling, moisture, waste removal, water distribution, etc make up much of the spatial determinants of North American buildings. Banham’s commentary taking that trend to an extreme, “[I]f dirty old Nature could be kept under the proper degree of control (sex left in, streptococci taken out) by other means, the United States would be happy to dispense with architecture and buildings altogether.”14 15 He goes on to describe a buildingless house with a hovering system block around which programs are placed in their appropriate territories, not any different than the campfire.

Social Cooperation When two pieces of separately controlled spaces equally share an object there is space power equality. Neither can take the power for himself without violating the equality, which would be grounds for unrest. “Party walls under joint control of citizens on both sides constitute a dominant form as well, but not for the technical reasons. Because they are subject 13 Banham, Reyner. “A Home is not a House” from Art in America, vol 2, April 1965.

14 Banham, Reyner. “A Home is not a House” from Art in America, vol 2, April 1965.

15 “Right from the start, from the Franklin stove and the kerosene lamp, the American interior has had to be better serviced if it was to support a civilized culture, and this is one of the reasons that the U.S. has been the forcing ground of mechanical services in buildings so if services are to be felt anywhere as a threat to architecture, it should be in America.”,

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to mutual agreement, they are unlikely to move much. Here, dominance results from the kind of controlled exercised.”16 Social Agreement In a group of equal spaces that have lenience in some areas of change there tends to be a consensus that hardens a decision within the set of options. Once that decision is set the social agreement makes it a bounding element of potential change even if nothing else is dictating the characteristics.

“The façade walls are controlled by individual inhabitants. Outward expansion is constrained by territorial boundaries. But nothing constrains withdrawal. Consequently, the permanence of all such walls is a matter not of dominance but of preferences clearly shared by all inhabitants.”17 Another simple example is neighborhood agreements about yard cleanliness and car parking. These might be issues that are not determined in a city ordinance but one day might be if enough property owners agree to exclude other possibilities.

16 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts.

17 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts.

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Figure 49. N. J. Habraken. Structure of the Ordinary. (Paraphrased explanations) A- Niches within the building mass accommodate sitting and sleeping; utensils are also present.

B- The traditional Japanese house is building internally subdivided by screens: the partitioning level is self-evident. But no furniture is found within. Including the invariably present first level this form manifests three levels of control.

C- Opinions vary as to whether the tent used by nomadic tribes belongs on level 3 or 4. Here, the configuration is placed among the elements of partitioning: it appears to elicit that kind of control. This dwelling exhibits only two levels.

D- Whenever all walls and floors constitute a solitary system, as is the case in some masonry and small balloon-frame house types, the partition level technically does not exist. The furniture level is now present as well.

E- The culture of the integral furniture level is epitomized in the freestanding urban or suburban single-family dwelling. When partitioning is used to subdivide interior space, we find levels 1 through 4 combined. That it encompasses all four levels may well be an ingredient of the universal appeal of this form of house.

F- The condominium has at most three levels of control. Partitions can typically be moved during renovation, and are therefore inclined. Yet the actual building is clearly beyond control of owner-occupant. This leaves three included levels.

G- The rented apartment offers only two levels of control. Exceptions notwithstanding, few tenants are willing or allowed to renovate what is not their property. Even when the partition level is technically separated from the building proper, the furniture level is where tenants operate.

H- The hotel room is the ultimate case of minimal control, for occupants of not even control furniture. Only one level is acted upon by inhabitation: tenants only control the things they bring.

J- The private estate exists at the other end of the scale, encompassing five levels of control. As a contemporary dwelling for a single family, this represents an extreme case. But in feudal society, the manor or castle housed extended family and retainers, or even one’s entire clan. The farm, a small society encompassing all levels shown, may also be placed in this contemporary.

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Hierarchy of Forms Planning and construction methods presently used, engages a hierarchy of control and influence. The environment influences city planning, which determines the overall scheme of a given area with plans for circulation systems and use zoning. Each scale of decisions is directly informed and informing the levels before and after it in a series of prioritized levels. Directly effecting buildings the hierarchy generally looks like this, Road network-> Building-> Partitioning->Furniture-> Body and utensils

This is a vertical hierarchy of influence and control of dwelling space. These distinctions blur when one has a stronger connection with another, such as built in furniture.

Over time parts of the space have changed designation, such as the toilet, which went from a separated utensil within space to a fixed piece of the building.18 By carefully orchestrating the hierarchy system, a designer could encourage people to freely change their spaces in specific ways and discourage other types of change.

Claiming Territory Through Use In claiming territory through use of space the use implies control; control of space implies territory; however temporary. Subway musician, market seller, child with toys in a corner, caller in a telephone booth. Territory can shift on cycles throughout the day, week, year, or be more incidental. “The human body implies territorial presence.”

Common cultural respect of personal space inflicts territorial observation in public spaces.19 18 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 61.

19 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 160.

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Figure 50. N. J. Habraken. Structure of the Ordinary.

Planametric diagrams of territory regarding control of dwelling structure.

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Separating Territory from Building When there are multiple “users” of a space or collection of spaces, the hierarchy of control of the form shifts. Territorial interpretation of spaces may be different from the user to the actual owner to the space as in the instance of rental properties. “The building can operate in either territorial depth but also can be controlled by outside agents.”20 Inversions of public, semi-public, semi-private, and private zones make the “ownership” of spaces more complex.

Rules of Change Understanding the rules of territory includes two types of enforcement, implicit and explicit. Custom dictates the implicit common understanding of how things work. It is assumed that front doors face the street, windows are of average size and design, and the number of people living in one home is relatively stable. N. J. Habraken rephrases a discussion of Amos Rapaport’s on the phenomenon of people’s decision within a similar culture, “[V]ernacular house forms are not fully explicable in terms of available materials, level of technology, climate, or other environmental or economic constraints. There always remain options to be determined by individual preference. Vernacular forms represent such preferences adopted communally. But as agents exercise individual preference, their acts typically conform to a socially determined framework.”21

20 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 170.

21 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 226.

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Figure 51. By author.

Territory diagram regarding scaled control.

Individual dwelling control.

Intermediary governing body control, Strata or gated community.

City control.

Manager control of multiple dwellings.

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When a set of customs is challenged, either by conflicting customs from elsewhere or by someone questioning and thinking outside the box, a moment of unbalance ensues.

Conflict increases, incorporating larger groups of people until it needs to be settled by a governing body, usually a zoning bylaw or other city standards, or in the case of strata organized communities the standards are managed within the community agreement contracts. 22 Bylaws and enforced guidelines are explicit forces that outline the decided terms of territory. When explicit forces have a strong controlling hand in a community, the governing body’s territorial dominance over the smaller territories within. After years of amendments and getting used to the enforced guide, the force turn from explicit into implicit self-evidence. 23 This system can be observed at multiple scales relating to the control of the dwelling. Squatting, camping, short-term renting, long-term renting, leasing, managing, and owner-inhabited. The scale of territory varies among these different types of people inhabitation. See diagram of encapsulating territorial control.

Current Community Trends The organization of cities change over time, areas of agriculture are taken over by suburbs and office parks, areas of industry located on waterways and inner cities are now moved to areas of lower property value and are replaced by residential. Communities shift between rural, suburban, and urban. This trend generally flows from rural to suburban or urban, or urban to suburban. With the increased dependency 22  Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 228.

23  Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 232.

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of cars in the 20th century distance between places of work and places of dwelling increased. In most cases suburbia consists of living, shopping, and recreating zones, each designated and at a distance form the working zone. Those with greater means are able to live and shop in prestigious areas, leaving others in less desirable places. Use segregation runs the risk of leaving areas desolate when activity is focused elsewhere.

To aggravate the unbalance of use, high land value prices, difficult mortgage rates, and lack of employment opportunities, many households are choosing to rent or purchase low quality homes. Scaling-up property values urge NIMBY24 discouraging lower cost homes and higher density. Globalization limits the affordability of housing to the middle and lower class, by sending jobs to low cost locations.

Recessions and severe economic situations abate from the sense of permanent dwelling settlements, rather individuals and families may build temporary homes as they may feel that they will pick up and move in a few years to come.

Further expressing this issue from the text Canadian Cities in Transition, “One mark of a healthy society is how well it ensures equality and equity among its citizens. It is important in this regard to understand that Canadian metropolitan areas have been growing less equal and increasingly segregated spatially over the last decade. While not yet displaying the level of problems witnessed in its neighbor to the south, the Organization for Economic Cooperation and Development (OECD) notes that over the preceding decade income inequality has grown faster in Canada than anywhere else in the developed world except (by a slight margin) Finland 24  NIMBY (Not in my back yard) is the common phenomenon on current residents resisting a change to their surrounding area due to a possible decrease in their own property value. While at the same time, the same people may agree with the possibility of this change happening to another area of similar characteristics.

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(OECD, 2008)”25 Mine Not Yours “We tend to mark our territory by tokens” 26, things that we gather, own, and that represent our identity, communicates the transition of space from one realm to another. Fence, bush, manicured lawn. The lawn in North American suburbs is a distinct territory observed and defended, but goes to great length to avoid noticeable boundary marker, only distinction being the pattern of care of the vegetation. The goal to create the open seamless area of grass may attempt to display confidence, freedom, and community that are part of the picturesque ideal, but in reality each property is rigorously defended by its owner.

The front door is another identifier of ownership.

They are often decorated, painted, and otherwise glorified signs of the individuals within (“we’re the house with the red door”, etc). The front door is also where the public opinion confronts the individual expression, it is not altogether private. It is the median between public and private rituals.

Representing the formality that many people attempt to avoid today. The front door of the past faced the rest of the world with a welcoming confidence. Today homes are treated more as a security retreat to protect from the dangers of the outside world. ““Warning!” the signs at Green Valley read, “Your neighbor is watching.”27 Entering by way of the front door is less private and protected than the back/side/garage door.28 25 Blunting T., P. Filion, R. Walker (2010) Canadian Cities in Transition, Fourth Edition. Don Mills, Ontario: Oxford Press.

26 Habraken, N.J., J. Teicher (1998) The Structure of the Ordinary. MIT Press: Cambridge, Massachusetts. Pg. 128.

27 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press. Pg3.

28 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press.

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The front door lost a portion of its original use, “Welcome! Come on in.”, and is now simply the signage on a home that might say, “We have a red door and a blue wreath, this choice makes us different from our neighbors.” Change of purpose moves the function of the front door from the territory of the interior as a piece of a procession from public to private, to the territory of outward communication to others saying, “This is mine, not yours.”

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Identity Dwelling Memory- Hands off, don’t touch.

The North American lifestyle has manifested a phenomenon of gathering, hoarding, and storing things. Our access to space and consumerist ideals intermingle with a sense of connection, nostalgia, with things we own. “Indeed, our appetite for things seems to be in direct proportion to their availability. And our compulsion to save the things we have has changed the geography of home.”29 The pathological issue of hoarding aside, gathering things has its routes in the memory of items as well as territory marking.

There is a difference between a home that has accumulated memory over time and a home that simply holds a life. The home that holds a life allows people to be within it, but does not absorb the identity of those people. It resists and does not encourage placement of identity onto itself because it may remain outside the inhabitants’ territory of control.

The territory may be that of another owner, or that of the designer who has determined the characteristics of each space by designing it in a way that allows for only one interpretation.

The bed must go against this wall, between the wall sconces.

The chair goes in the reading alcove facing the window. The table must be 4’ by 6’ and of a dark stain in order to fit in its place and match the color scheme. The inhabitants thus bow down to the design in order to use the space as its dictated program suggests.

In the increasingly transient lifestyles of a globalized industry, these predetermined homes are allowed. From the Floor Plan Manual, Ernst Hubeli writes about the social consequences of this alteration in living styles, “The 29 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press. Pg. 75.

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diminishing attachment to location translates into a greater readiness to move.”30 People know what the standards are and relocate with the assumption they will “fit” into the next dwelling. These short-term residencies take the pressure of territory of control off the inhabitants and place it into the hands of the designer. The problems with this approach to housing design come once the site needs to host a different type of program. The spaces are so strictly designed through each scale of the building, the only option is to dismantle and allow for a newly designed building. This leads to issues of sustainability, economic and environmental issues.

Dwelling Memory- Absorbent Home The home that allows for an accumulation of memory through physical and psychological impressions takes time to develop. Dwellings have the ability to function in different ways, as the inhabitants require variability throughout their life. The changes leave imprints on the memory of the people as well as markings onto the building itself. Paint layers add up, rooms divide and merge, space is given and taken away from the exterior. Each development may not be evident to a new visitor, but the markings can be understood by the people who experienced the change.

The importance of memory associated with physical objects is in the desire to keep and display them. Walk around my grandparents’ house and each chair, cup, drawing, and floorboard has a memory reference. My grandparents can tell you who made it, the story of how it was found, and who enjoyed it in the past. On the same vein of grandparents and memory of things, the impulse to gift these items to friends and family members is a continuation of a memory of something into another home. My grandma wants her family to enjoy her gifts but on her terms, not through divvying up 30 Hubeli, E., Schneider, Friederike (2004) Floor Plan Manual: Housing. Princeton Architectural Press.

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property. It is difficult to cultivate memories associated with objects if with each relocation, belongings need to be sold and repurchased, or strictly minimized for moving efficiency.

As I was drawing my childhood home each physical piece had an associated series of memories, some of the memories are interactions that happened in the room, some are about the material qualities that surrounded me as I grew up, others are the little idiosyncrasies that things accumulate as they are lived with over time. Each piece of furniture, its location, its history of people in it, and its appearance in other memories adds to its overall added value to my sense of “home.”

The emotion that comes with these kinds of memories makes it more difficult to relocate, and possibly more likely to continue investing in the space and the community. In Christopher Alexander’s, The Production of Houses, in relation to a project of his of experimental low-cost housing in Mexicali, Mexico, he discusses the importance of people contributing in making of their own homes and the connection to social affects. “[I]t is also true that the process, in which families design their own houses, because it does create such a bond, also reduces the extent to which the families desire to move. It slows down the race in which people tramp from house to house. It settles them, it tends to help society to settle down, and to maintain community.”31 Dwellings that encourage modifications as life changes dictate have the possibility to cultivate identity through the ability to sense accomplishment and history.

31 Alexander, Davis, Martinez, Corner. (1985) The Production of Houses. Oxford University Press: New York, NY. P.206-208

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The Memory of Things Drawings of my home from memory. The sequence of drawings is as follows;

Earlier Years:

Basement Things Thoughts Space

Figure 52.

Figure 53.

Figure 54.

Later Years:

Basement Things Thoughts Space

Figure 55.

Figure 56.

Figure 57.

Earlier Years:

Main Floor Things Thoughts Space

Figure 58.

Figure 59.

Figure 60.

Later Years:

Earlier Years:

Earlier Years:

Main Floor Things Thoughts Space

Figure 61.

Figure 62.

Figure 63.

Second Floor A Things Thoughts Second Floor B Things Thoughts Space

Later Years: Second Floor

Things Thoughts

Space

Figure 64.

Figure 65.

Figure 66.

Figure 67.

Figure 68.

Figure 69.

Figure 70.

Figure 71.

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I used to color on sample paper, from the stack in the corner, with Prismacolor markers. I got to cut out “cool” things from Mom’s big books. Mom made all the cool things on the wall on the computer and by hand. She almost won the banner contest for Summer Celebration, second only to a late entry.

Oregon Trail, the fish game, and our first chat room creeper. This was Nikki’s room before it was an office. Stomp three times in the corner of the living room activate the Sodini house intercom. Email, AIM.

Hearts was allowed to sleep on this couch. Nintendo, Super Nintendo, Game Genie. My video game prowess maxed out at the introduction of 3D games, I got too dizzy. NordicTrack, Trace’s Antique pinball machine in the corner. The old pool table with faded pool balls that would get off track. I could fit inside the table to find them again. The Fake wood wall panels, wooden mini bar, and linoleum tiles made it a designated kid zone.

Old things from Grandma Dottie lived here, her mittens, dishes, Christmas ornaments. Dad’s library of scfi books next to Nikkis old-school Barbies with their extensive wardrobes, next to fabrics for Mom to sew together, next to the furnace, next to the rock cutter that is perched on an elevated portion of the concrete. I used to cut rocks from the garage that we got from “the guy” in the warehouse. It was an experiment to learn how each kind of rock could be cut, ground, and polished. I had to wear the Gumby suit so I wouldn’t get soaked and electrocuted. The old coal chute was still there from back in the day. Our mined gems lived in boxes.

Creepiest room in the house. You could sense the dirt’s closeness. The wooden slat door made it extra dated. The SCUBA gear and other Dad stuff lived here.

“A ring for Rebecca” painted on the wall next to an eye-screw next to the laundry chute. The idea of a maid seemed scandalous. The green painted concrete continued under the caulked metal sheeting that made the shower in the corner. I learned how to shave in the dark, while watching the spider perched in the crook of the shower curtain. I still go downstairs and expect the big mirror at the end of the room. Mandy asked her mom if she could have her birthday before mine, so she could be older for a year. We measured and marked our heights and ages on this wall.

“The cat only grinned when it saw Alice.”

Creepiest picture to have painted in your new house. Cracker Jack boxes are in the cupboard. Pete fell through the ceiling insulation onto the stairs below. Josh fell down all the stairs and landed on the concrete. The stairs were covered in green linoleum and had metal angles to make the extra sharp. Dandelion.

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The old office doesn’t have lights anymore. I don’t know if the breaker is permanently switched off or what.

Mainly used as storage around the framework of an office space. My china cabinet, some old chairs, unused mattresses and bed frames live here with old papers and clothes. I think the scanner still works and is the primary program of the room.

Storage Storage Storage Storage Storage Storage Storage Storage. The princess bed must be moldy by now. Anyone who sleeps on it wakes up with congestion. Most of my apartment things that couldn’t be moved to Colorado and then Vancouver are stored in boxes and bags. The exercise equipment and pool table are reminders of what the space could actually be used for.

This might be the most transient storage space, a dropping station before things find a more permanent place in other corners of the basement. Occasional attempts at organization are most likely to happen in this room before the other storage spaces.

Dead deer hanging in the old metal Storage Storage Storage Storage Storage Storage Storage Storage. The shower. I love the laundry chute, I oldest storage space of the house, asbestos and all. Much of the stuff is didn’t realize its’ greatness until movthe same as years before. New storage is located in newer storage spaces. ing out and having to carry laundry For some reason there was broken glass, but I couldn’t find the source. down to basements, which is always A few years ago I sorted and donated forty garbage bags full of clothes. accompanied by slipping down stairs.

I don’t know where it all came from, and I don’t know where the space Christmas boxes and bulk storage for is that was vacated. Camping gear is the main reason to enter this room. bulk materials. I think this washer is The secondary freezer in here holds, stored berries, caught-filleted-sealed new as of the past five years. We don’t fish and bird, as well as the many forms of the half or half a cow Mom get the magic oil spots on clothes and Dad share with Aunt Robin and Uncle Greg. I feel really dusty think- anymore. Before the dining room was ing about this space. Each room of the basement has a different smell. finished, we could yell through the old grate since the forced air connection Old ice skates and children books, Only a portion of the old concrete was taken out. Probably the best examalong with a rusty hand saw, and more is missing. Most of it is in pieces ple of the merged construction eras, clothes boxes of mine. Saw dust from floating on the sand. If we needed old and new concrete clocks, wooden the band saw, hack saw, and that other to borrow out of the house, this studs, etcs. I’ll fold some laundry giant machine is everywhere, although would me the appropriate location to start digging. Every year I go when I go home for Christmas. The it has been attempted to get cleaned through the hanging clothes here up. I tried making puzzle boxes out of just incase something comes back masonite sliding door cupboard still wood from the woodpile, during my into fashion. I still have hope. Durcontains sports equipment, but no freshman year. I planned on making ing construction, the old block wall more food. Stains, paints, and Mom’s one for each person on my tennis team, hand to be knocked down. Two of Ukrainian egg supplies. Recycling the Heradia boys were working on and then one for each of the six seniors, depot location. and then just one. Non were finished.

I really caught the awkward exchange of these gifts would be overlooked. I really like making things, making gifts, sometimes I have to stretch to find the right recipient.

it when it started to fall outward.

Dad got caught between the wall and the copper cold water pipe. He scooted out of the way, but the copper pipe was partially crushed. Dad’s cupboard from the original kitchen found a new home here.

There is an eight inch drop from original floor height to the finished floor height of the new portion. The cap board is bracketed on but is bowing. The good ‘ol snowboards and a really old check hide under the stairs.

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Crazy climbing lady with short legs’ Mom sliced her finger crazy idea for Christmas decorations. with the hedge trimmers Giant star spanning the roof. Bare feet, logging rope around waist. ConTree swing. Logging ropes tingency plan was us on the ground and a wooden seat. Mom with a phone. The house normally Case landed here with his head on the grass (now will be referred to as looked like a frog, at Christmas it and legs on the pavement after doing a cartwas a frog with a star on its face. crazy climbing lady with wheel of the second story scaffolding. Maybe Dogwood tree that short legs) climbed up to 10 years old. Dad reinforced SuperDad status may have first been tie the ropes. The dogs by flying from the roof to the ground. planted in the back will always get tangled yard. around the tree if it’s dark, Sisters, Gabero and Hearts playing with cold and snowy out. each other, jumped up and over the porch.

Three purple flowers each summer.

Broken oil lamps from chasing a marble.

Carpeting nails the night we moved in.

Orange mohair couch and Casey fell asleep on in a ball. Big flower squares wool rug. Wing back chair that tips over at a very specific moment. 45 minute phone calls. The plastic log fireplace had a rotating film that changed the colors projected.

Dream about cockroaches in a hole in the wall. Wrapped my arm in Grandma’s Ace bandage because my arm was soar. The grandmother clock doesn’t need as much winding as we thought. It rang once three times in a row once a day. I tried to change into my day cloths while still wearing my floral nightgown, it didn’t work. When Hearts was two or three she leapt onto Nikki’s lap. She didn’t know she was so big yet. Hearts really didn’t like thunder. This is where the Santas wrapped the presents.

I knew that but I still really hoped one gift was from the real Santa.

Zip line! Awesome until it hurt your hands and we got too heavy to make it across the yard without touching the ground.

Banister that was never really fun to slide down.

Casey and Dad falling down the stairs, “traaacyyy....”, years The old bathroom mat. later Casey’s white wicker cabinet crooked toe. that I brought to Mpls. Three stairs The toothbrushes hang have been off one side. Beveled stripped. edge md cabinet.

Old colored tiles.

Snow cloths in the draw under the stairs and puddles of water from boots. Doggie silhouettes watching us leave and return.

Grandpa cutting Alex’s hair in the highchair. Birthday parties. The whole family could fit in one room(not really). Pouting at the table because I can’t think of a science project. The science project was plants watered with basic and alkaline solutions and grew by the window. The cool kids printed their reports on fancy paper.

Egg yolk yellow ceiling. All the freezer experiments; rock, food, frozen balloon, nobake cookies. The noise of Hearts’ nails on the floor. Running into the cleaning lady waxing the floor.

Parents asking favorite color, red and purple, ruby Reorganizing by bookcase with the floral print curtains. or amethyst rings they made from our mined Bunk beds, Jamie slept on top. I didn’t like being close to gems. Sitting on the air vent in the yellow Tonka the ceiling. Dream catchers made from the shrub in the truck waiting for waffles and for Dad to learn back yard hanging under the top bunk. The black spider how to perfect the waffle iron. Distracting Casey crawled across my legs when I turned on the light with with making candles on the stove with wax and the metal shade and fake bronze stand. Star clock from water. The counter top skillet with a leg missing, Chicago trip with Mom, back words thinking taxi. Dis- used a metal bowl. covering striations in the plate glass. He sole my $2 bills. Paper making with Where Yelling for Dad when I got scared, wondering how quiet Grandma Dottie’s old Mom taught I could yell and still be heard, deciding best to just yell blender that shocked loudly. Picking out my own clothes out of my built in through the handle and Hearts how draws after chocolate milk spilt on me at school. While smelled like burning. to bark by copying songs from tape to tape can pick up our voices. Casey playing with marexample.

I broke a pane of glass in the door by kicking off a my garine tubs in the sink, Hearts only sweater boots, I was angry about getting in trouble (still Jets and the “Ricans”. guilty). I could almost crawl into the cloths shoot.

Spanning the kitchen chewed on width and crawling up the Dad’s shoes. walls.

Where Dad taught Sunny room with squeaky windows. Case Smashed one with Hearts not to chew on his Dad’s cabihis toy saw. The red brick-blocks and soft wooden blocks live work shoes. $52 stolen net on the in the corners. Jamie and my “dance” routine to the Jackson 5 from Dad’s cupboard by wall. Where and Marvin Gay, she said standing too close to the window was the neighbor. Nikki sleeping in until 10:30. She had Pete continbad because of cold shock. The windows scared me at night really long hair. Spelling ued the incibecause of a story of a young girl being pulled out of a wintexts, timed by the microdow in Fremont County. I locked the windows, even the ones wave that didn’t rotate. dent report on the famwith broken locks. Casey ate most of the Flinstones vitamins The Dad bowl and plastic in one sitting, child-lock failure. Hearts laying next to me with blue cups. Cheerios. Bun- ily by falling nies in Mrs. Lutrie’ s yard. through the her head on my lap. She was very shinny and she wanted the Christmas cookie I was eating. She liked to burrow through our Metal framed windows. ceiling unto Fragrant bushes outside chair-blanket forts. We were too loud during a sleep over and the stairs. under the awnings, atMom had to come downstairs to quiet us. tracted bees. Case and Metal stair I both wanted to sit on angles. the stool.

Forget-me-nots, lilacs everywhere. White flowered bushes by the house attracted bees. Mandy, Jorra, and I tried twice to camp in the canvas tent between the house and the garage. Both times, we got freaked out and ran inside. On the third night Dad slept in the tent with us. SuperDad powers outweigh bogeyman and massive thunderstorm.

Grandpa Pete sitting at the pic-nic table

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Weird grade change in the yard. Ony and Zetta both like to superman jump it.

Soooo many leaves to rake onto the blue tarp.

While raking, thinking that Mom has special powers for not hating it as much as me and Case, Mom Powers Bleeding heart plant that Hearts liked to sleep on.

Sounds of high school from the baseball, football, track, and soccer fields.

Rhododendron, the big one.

Spiders. Dog waiting zone.

Best napping room in the house. When it’s sunny it’s really warm and when it’s dark it’s really cozy. It’s most animated during parties. The extra space makes them bearable. It’s generally the kids (assumption of a wide range of demographic allowed) room, game room, or gaming room. Christmas happens here, presents, and drunk family euchre games. Private phone calls, although I’m pretty sure the level of privacy is questionable. Voted most likely room in which to beak something. Old bookcase with old art books and quilts in the corner and the wall clock in the other. Really cold windows. This room is the closest to the original version of itself. Plaster swirls on the walls and ceiling. Crown moulding, and ceiling pattern. Antique bookcase, round table, oval table, square table, chairs, pie safe, and clock....and probably a few lamps.

Perfect intermediate room, although there are spiders and the edge of the flooring by the screen door is decaying.

Crazy-lady twinkle lights.

Birthday sky chair is the most comfortable, floating feeling. Beer cooler, food chiller, relaxation space, grandkid outdoor activity launch pad.

Rhododendron, the little one

The terror of being eaten by spiders increases in direct correlation with their nocturnal scheming tactics. This grate is a dog sucking vortex.

Stomp stomp stomp stomp THUD ...............

Grownnn nnnnn ahhhh Stomp

Lily of the valleys Brightest room in the house. Voted most likely to pose for a Pottery Barn photo shoot. Best room for plants to grow. Mom’s solid “forget about it” growing method really works here. If you’re looking for something important, start by looking in this room.

Zetta likes to eat her carrots on this rug. Special dog.

Great kitchen to work in, it fits prep spaces, work stations, workers, helpers, unhelpers, loiterers, and dogs. The cabinets, and tin My old bedroom’s french doors, one hot water boils as it window is still missing. Not sure if backsplash and comes up the pipes. ceiling. Before the that was from the shoe incident. AnOne of my favorite finishes went in, we tique round table, chairs, baby changspaces in the house, drew and marked ing table, highchair, stool, and massive not just about food, the cement boards you can see corner cabinet. Gun cleaning. The black and wall studs. to corner, front door Mom 101: put away metal chandelier is centered in the and back door, three any counter clutter room and always in the way during gather spaces. The and wipe down the parties when the table gets moved. materials; hardsurfaces before she Stace, Sara, Chels, Nate, Steve, Amy, wood floors, granite gets home.

Kyle, Brenna, GRAAANT, Luck, tiles counters, wood Lamps, stamps from India

Wagner, and so on. Loud games, terrible laughs.

So many scales of running circles! Ramen noodles, mac and Mosaic tile compass rose, Mom cheese, toasted sandwiches, and peanut butter sandwiches for design and placed the tiles, I got to school lunches. Twenty minutes of quiet. Red Wings games. cut them on the rock cutter in the basement.

Antique square table, coffee table chest, oil lamps, candle holders. Eighth grade- after school, “Abby Road” listening, Fireworks no-bake making, hot chocolate drinking, chili-instead-of-cin- from 14 years nimon roll making, particle board burning fun time. Sitcom ago. Dog bed The cubby, with style time lapse of relationships as they were enacted on the hiding place. stuff in it. Awecouch. Hearts’ old lady wisdom and sass, Ony’s puppy face Easiest place some to play in. to be spooked and couch privileges, Zetta’s special door bell she abuses Shoes in the house. for attention. They know the exact sound of that car Dad is Doors, corners, on the driving each day. A decade of research the recliner that is just lights that make too short. Aunt Robin, Aunt Joy, and Sue flock to the fire. The the other side roughed stove is perfectly proportioned to have spaces between it and of the window out stairs, the wall for cold people to rotate. Window trim spatial contoo dark. Dad’s that Zetta is flict with the fireplace mantel. Mom’s rotating furniture game. other cupterrified of.

Dad’s projects, all of them. Case’s spot on the couch with that board. damn computer.

Calla lilies. The reason to have tomato plants is for the smell of the plant not the fruit.

Oregano is the herpes of garden plants.

Most awkward elevation of the house.

Note to future self, monk’s hood flowers are very pretty and a unique addition to gardens, but they are also highly poisonous. Firewood stacking station and firewood chopping station. Case asked for a new ax for Christmas, awesome helper or budding killer.

Cross the alley neighbors Bill and family. Their grandkids moved to Montana (Miles City?). Crazy, scary Howie. I missed out on the garage renovation. It sounded like a great barn raising. Hours of digging through rock buckets for rubies, sapphires, garnets (darnits), and others. Pic-nic table birthdays. Days of pulling nails out of oak wood floor boards so we could use them in our house. I think I have a delusional sense of how helpful I was with the renovation. Bike parking. Running with Zetta. TRAMPOLINE!!! Consecutive straight back back-flips! Double launching! Landing on my shins on the edge bar. Gaining a sense of mortality. The ground feels terrifyingly hard after jumping on the tramp. Peonies from Grandma’s garden. Lavender that never really grew, but also never really gave up.

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Pete and Casey’s room. Case and his harrowing sleep walking, sleep talking, sleep negotiation adventures.

Old green moulded carpeting covered everything.

There is not excuse to cover hardwood floors. I learned that at age 4.

Hex pattern tile. Iron wall heating unit next to the toilet. Taking a shower mid construction was great. You could see the stars at night.

We used to read bedtime stories in here. The first book I could read/ recite by memory was a Bearinstien Bears book. Climbing up and down the laundry chute.

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Mom and Dad’s room was massive and normally cold. The have the window open even in the winter. Dad likes to sleep with a pillow wrapped around his head. Only wake him up from across the room, not by jumping on him. I got up early and finished a gift for my mom that was surprisingly useful, from my woodcarving, metal bending craft era. Casey and I had sleeping bags stashed under their bed on both sides so we could sleep near Mom and Dad when we got scared. I don’t know how they could sleep while always having one hand hanging over the bed for our reassurance. I broke my are in an “S”-curve when I was five. I had to sleep with it tied above my head, tied to Mom and Dad’s headboard. The cast wrapped all the way up to my shoulders.

There is no stealthy way to creep up these stairs.

Oatmeal bath for chicken pocks. We got them twice.

Yes, it can happen. Hearts got skunked.

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Coldest place in the house. Linens storage. Linens are always cold.

That’s just how it is. This used to be a Christmas Present hiding place.

Case’s room now. Big and empty feeling.

The hardwood floors in this room and mine have the most wear to them. Zetta sleeps in here most of the time. Case is her main man. I put that circle chair in here last August.

Hearts used to come in here during hunting season to make sure Dad didn’t take his hunting gun without taking her.

The one room of the house that Mom and Dad drywalled before hiring a professional. Mom laid the tile. The best shower -tub design. The shower has perfect pressure, at least compared to any of the apartments I’ve been in.

Mom locked herself out with the shower on.

Now I stumble down the stairs more often than Case.

The hand smudges along the stair well are so ingrained, no cleaner can succeed.

My room now. Hiding place for Christmas presents. Present Wrapping station. Zetta is a great helper elf. The big blue braided rug with some fraying. Case still has a shelf of legos and chain meil in here. My big ceramic bowls are on the shelves, the rest of my pottery stays appropriately hidden in the closest.

My bowls are my greatest accomplishment.

No ceiling light. I usually have to steal a lamp from somewhere else in the house while I’m home, and I usually forget to do this until it’s dark. Zetta is a really great heater. She understands the most effective way to heat is to be in the center of the bed, on top of or right next to person needing warmth.

Wayyyy too much stuff. Clothes, books, bad pottery. More Christmas presents.

One of three hobit closest with real doors. Middle school painting in this closet. Nope, not a paint brush, but a stick. I was really cool.

Bats and Squirrels.. Mom and Dad finally got their chance at the new room after more than 11 years of waiting. The windows don’t close properly anymore, stick with the double hung style.

There are about 100 times too many nails in this floor than needed because the subflooring was initially nailed down before it had a chance to expand. The clapper, once of the greatest stocking stuffers, we could turn it on and off by laughing. Water front property, eight foot gap three lots over and we can see Bear Lake. I wanted to make a dress out of the curtains with swirls.

My long lost favorite

shirt from Custo! Found after 11 years! Miracle!

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The Value of a Homemade Home In Christopher Alexander’s reflection of dwelling production, he attempts to evaluate the attractiveness of individually created homes. “[Although,] the principle of individual house design does not make sense even under these conditions,32 if we examine the real-estate market, we find that the houses that command the highest prices are the ones, which are unique, which have charm, which have character, which stand alone. These houses, many of them built years ago, have the charm (and value), which they have, precisely because they were designed by some particular group of people. The fact that some entirely different family is now moving in does not alter the fact that these houses are more human because they are based on a human reality – and that it is this, which makes them valuable.”33 The variety of homes correlates with the variety of households. Each household looking to relocate has the opportunity to discover a unique living environment, eventually finding one that fits their idiosyncrasies. They are not only looking for the correct number and availability of rooms, but a quality of home that resonates with their lifestyle and history. Alexander reiterates the conclusion, “So the principle of individual34 house design creates more humanness, more opportunity for a close relation between house and family, even when many families are buying or moving into houses, which other families have made.”

32 These conditions as referring to the serious lack of suitable housing for all, therefore there are still instances of needing mass produced, therefore identical because of the industrial process, dwelling forms.

33 Alexander, Davis, Martinez, Corner. (1985) The Production of Houses. Oxford University Press: New York, NY. P.206-208 34 This is as compared to tract home developments, pre-fab designs that were picked from a menu of options, and any designs that lack the additive process of being created through the needs of the individuals that inhabit the dwelling.

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The homemade home’s identity, gathered from inhabitants past and present, adds an enigmatic quality that communicates to visitors and future residents a sense of home. The opportunity to relocate to a different dwelling that fulfills psychological needs as well as spatial needs is equally as powerful as being able to create a new dwelling.

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Figure 72. Michael J. Hanley. www.motorcyclesplanesandrevolution.com Woodworker shop.

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Craftsmanship The difference between a design and a product is the craftsmanship. Craftsmanship takes the intention of the design and implements time accumulated knowledge of technique and material to represent the intended product.35 In David Pye’s discussions in his book The Nature and Art of Workmanship, it seems that in the way buildings are constructed today, craftsmanship, as he defines it, occurs in human decisions and applications of learned skill. Designers of products tend to expect the outcome to be as detailed and accurate as the drawings regardless of who is producing the product. It is forgotten that drawings are a summary of intention and the product will be an average of all possibilities.

Nostalgia for qualities of older craftsmanship encourages designers to detail drawings with such specificity is an inefficient summary in the views of contemporary builders.

Drawings are scoured for potential shortcuts or omissions of non-essentials, for the sake of economy. Today’s builders are treated as a piece in a mass production machine.36 Creative moments of incidence are considered a liability and are discouraged. Mandatory education of the general worker is limited to safety and efficiency. General practice should consider selecting craftsmen that have the skill set applicable to the design rather than assume someone with the same title will have the necessary know-how and passion.

Mass production’s achievement of repetition kills the beauty and goal of the craftsman by the vary nature of its’ success, monotony and numbness. It averages skill and precision to a lowest common denominator. The 35 Pye, David (1968) The Nature and Art of Workmanship. Cambium Press.

36 Pye, David (1968) The Nature and Art of Workmanship. Cambium Press.

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Figure 73. Justin Pollard. Comic of Ikea-styled instructions for the construction of stonehenge.

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amount of skill that is put into the making of the producing machine cannot make up for repetitive product, reducing accomplishments to expectation.37 Allure of Craftsmanship In a chapter of Avi Friedman’s book Room for Thought, he recognized as trend in North American ideals of craftsmanship, “The craftsmanship of North American furniture, in contrast, has gone down in recent years. Mechanized production systems and cheaper, synthetic materials have reduced furniture’s durability and eliminated our nostalgic, long-lasting attachment to favored pieces.”

Properly built, older craftsmen technique pieces are difficult to find at most levels of expense. Veneer material determines the price, the use of lesser quality material and poorly engineered construction enjoys high price tag simply because of its’ reminiscent certain characteristics. Solid pieces of furniture are still sought after in pricey antique stores. People want a little bit of history through craftsmanship, but the supply and skilled labor is more and more scarce.38 An awkward partitioning of ideals exists within the home of many North Americans. “Why do some who yearn for the well-crafted old details of North American homes or pay handsomely for antique furniture decide to exclude them from the construction of their own new houses?” 39 A simple answer is cost. The answer might be more complex, including a lack of awareness of how to acquire quality-crafted products. It might be assumed that this quality is no longer 37 Pye, David (1968) The Nature and Art of Workmanship. Cambium Press.

38 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

Pg. 47.

39 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

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Figure 74. Condo repairs at 3400 block West Broadway. vancouvercondo.info A combination of poor construction, poor detail specifications, and poor materials led to the “leaky condo crisis” in Vancouver, BC.”

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produced, therefore only old items fulfill the desire, and newly constructed homes are then clearly left out of the possibility of having these characteristics.

DIY (do it yourself) culture seen on TV “Home� channels and Home Depot-esque stores make available some of the enthusiasm found in unique fabrication. Although, current generations have less of a desire (and know-how) to fix, make, and construct things on their own, there is a renewed fascination with such accomplishments. Unfortunately, the interest is at a singular scale, there are not many woodworking shops opening up for mass business. People are excited to build something themselves, but it will be a one time challenge isolated to their own hobbies and property.

Disconnection Between Technology and Reality

Mistreatment of buildings and miscalculation of the product performance resides in a disconnection between designed intentions and actualities of built environments.

Richard Sennett discussed the dangers of aimless discovery and invention and the affect this has on the integrity of what is being produced in his book The Craftsman. He sets up his disagreement with his mentor Hannah Arendt and her perspective of distinction between the worker and the conductor. Her opinion is of a clear distinction between designer and manufacturer. Sennett disagrees with the perspective that the qualities of accumulated knowledge and the ability to enact upon that knowledge is important in the development of products for the sake of their character and sophistication.

Sennett connects the motivation of the craftsman and quality of product. By displacing decisions from the maker, motivation to pursue innovation is less likely.

Consequently, change made by those away from the action of

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creation is less informed of the process’ realities. The serious consequences of this displacement of knowledge and power are best represented in Sennett’s example citing Los Alamos Laboratory, Robert Oppenheimer, and the development of the atomic bomb.40 Although this example is extreme, it accentuates the severity of consequences when separating the knowledge of a cause and the realistic effects.

Craftsmanship and Reuse As a part of a study on the transitioning of use of spaces, the relationships associated between space and identity it is important to include the value of the transition of use of the building itself. The organization of cities change over time, areas of agriculture are taken over by suburbs and office parks, areas of industry located on waterways and inner cities are now moved to areas of lower property value and are replaced by residential. The turnover of use generally leads to deconstruction of old buildings and new construction of use specific buildings.

Today’s economy of high specificity hides behind a shroud of “efficiency”. The specialization of buildings results in only one use, and with it a predetermined demise.

Other commonly destroyed buildings are those that embrace spatial attributes which would not be built into projects today due to economic strain and lack of acknowledgement of craftsmanship or spatial sensitivities. Due to age, many of these spaces have created some sort of identity for their areas and in some cases have the potential within their structure to be re-imagined for another use.

40 During World War II, Los Alamos Labs was host to the development of what would become the atomic bomb. Robert Oppenheimer led the research during a lecture of the placement of science in modern society, but he sadly admitted after consequences became apparent, that during development he and the research team had no understanding of how their work would be applied to reality. The Pandora’s Box that is blind exploration is a very real danger.

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From a study by a Vancouver, BC office in 2004 of 277 demolished North American buildings, surveys of reason for demolition returned with 34% destroyed for area redevelopment (3.8% cited specific problem with structural or other material or system), 24% lacked proper maintenance up keep, and 22% cited the building was no longer suitable for intended use.41 References from other areas of the world revealed that 46% of residential buildings in the United Kingdom that were demolished were 11-32 years old42, the typical lifespan of office buildings in Japan is between 23 and 41 years43, and the average age of all non-residential buildings in Canada as of 2003 was 17.9 years.44 In both instances (over specificity of the building or ignorance of the value of the space) the rate of deconstruction is highly inefficient and could be prevented either by more thoughtful initial design or by recognizing successful spaces and their value. The expected lifespan of buildings is based off of speculation about the structure and associated major materials. Rarely do buildings meet this intended duration because they are overwhelmed with other failures, derelict systems, lack of knowledgeable upgrades, etc. Demolition is an easy escape route when a building has been neglected.

41 O’Connor, J (2004). Survey on actual service lives for North American buildings. Forintek Canada Corp. Vancouver, BC, Canada.

42 DTZ Pieda Consulting. 2000. Demolition and new building on local authority estates. U.K. Department of the Environment, Transport and the Regions.

43 Yashiro, T., H. Kato, T. Yoshida and Y. Komatsu. 1990. Survey on real life span of office buildings in Japan. Proceedings, CIB 90 W55/65 Symposium, pp. 215-226.

44 Statistics Canada

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Flexibility Many buildings are demolished because their special organizations do not fit current needs.45 Design quality is viewed by adherence to budgets and program specific details set by developers and cities, resulting with a built-in obsolescence. This has led to buildings with short lives. For buildings to last to the full extent of their material, specificity should be exchanged for flexibility. In regards to an aging population and the role of adaptability in housing, Richard Best, former Director of the Joseph Rowntress Foundation said, “Investment in good design will save heavy expenditure in the years ahead”.46 Design focused on levels of possible flexibility,47 success is achieved by development of adaptable and beautiful space. Programs then find the spatial qualities that suite their needs.

In a century of change, lifestyles in North America transitioned from stationary for generations to those that can relocate multiple times. On average North Americans move 45 The top three reasons for demolition; Area redevelopment, lack of maintenance, and no longer suitable for intended needs. O’Connor, J (2004). Survey on actual service lives for North American buildings. Forintek Canada Corp. Vancouver, BC, Canada. www.softwoodlumber.org/pdfs/ SurveyonActualServiceLives.pdf 46 Schneider, T. and J. Till (2004) Floor Plan Manual: Housing. Princeton Architectural Press. Pg. 29.

Quoted within the text.

47 Brand, Stewart. (1995) How Buildings Learn: What happens after they’re built. Penguin Books. The six S’s of a building’s layers of change.

Site- consistent and eternal Structure- this layer is the building Skin- Changing every 20 years, consistent with fashion, technology, and repair.

Services- Changing 7-15 years, utilities and moving parts that wear out or become obsolete over time.

Space Plan- Interior layout can change every 3-30 years, more for commercial, less for others.

Stuff- Furniture, etc.

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every 10 years. 48 During the Post Industrial Revolution the workforce encouraged people leave agrarian lifestyle for work in urban centers, ending linear handing down of property through generations. People moved closer to job opportunities, changing residences as better solutions arise.49 Other technologies have changed behaviors, for example, in the second half of the 20th century birth control allowed for more flexibility in location because of controlled/gauged family size.50 With people relocating often, dwelling spaces are more generic in order to receive a large variety of household types.

From a discussion of deprogrammed living by Ernest Hubeli in The Floor Plan Manual, the idea that flexibility is not only an issue of efficiency but also a contributor to psychological needs for self expression. “[D]e-programmed living also satisfies the desire for distinctive characteristics. The appeal of being different does not lie in the beautiful or the ugly, in the expensive or the inexpensive, but the democratic luxury of distinguishing oneself from others.”51 Chance to change and mould one’s space gives affirmation that the dwelling is a home.52 The housing market treats dwellings as a static commodity, when it is really severely volatile, with changing fashion trends, quickly shifting household forms, and fast paced global economy. To address this in a formal lens, “The issue of flexible housing forms is thus transferred to the “exterior”; it’s no longer a question of one apartment, which can be transformed, but of several units, which allows for different modes of living [to coexist within the same 48 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

Pg. 51.

49 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

50 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

51 Hubeli, E., Schneider, Friederike (2004) Floor Plan Manual: Housing. Princeton Architectural Press.

52 Schneider, T. and J. Till (2004) Floor Plan Manual: Housing. Princeton Architectural Press. Pg. 29.

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building].�53 Hubeli refers to the location of flexibility within a building in relation to the scale of spaces that can be changed.

Ambiguity is different than de-programmed, architectural design has the ability to account for a range of possibilities of a space without being able to fathom the potentials.

53  Hubeli, E., Schneider, Friederike (2004) Floor Plan Manual: Housing. Princeton Architectural Press.

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APPENDIX A History of Dwelling As life styles and priorities change over time, so does the amount and type of space within the living unit. In the past half-century the average square footage of a single family home has more than tripled. Various programs and facilities have transitioned into or out of the domain of the home, changing the way people interact with other people and spaces. What are the associated factors that have encouraged these types of changes, such as frozen dinners and DIY tv shows? What started out as a place for shelter and sustenance turned into a showpiece for entertainment with a “bigger/ newer is better” mentality.

Housing Size The average size of single-family detached houses is a meaningful measure of changing living styles and the physical consequences upon the built forms. The scale and design of the home has developed along with other societal shifts. Before World War I the average home was 600 square feet. Between WWI and WWII, “first step” homes averaged 800 square feet.

Post-WWII tract home developments catering to returning military personal, such as Levittown averaging 1100 square feet. By the 1980s the Baby Boomer generation expanded the average to 2000 square feet with double income households.

The larger expendable income allowed the middle class an increased budget for comforts. Over this same time frame the average household size decreased from 3.9 members in the 1960s to 2.6 in the 2000s.54 As total square footage increased, the average number of people per home decreased, resulting 54 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

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in a dramatic growth of the amount of space per dweller.

What are the changing factors in North American lifestyles that determine house form?

Use Changes The way people use dwelling spaces as established through tradition and programmatic, possibilities are rarely challenged because they are so ingrained, but may be misleading, outdated, and so on. The way homes are used has changed over the past two centuries. Use of the kitchen alone has migrated from center of the home to disgraceful smell producing back house to the gadget showcase that it can be today.55 What are the forces that regulate change of lifestyle?

Exterior Factors Technology Communication technology dictates the physical aspect of person-to-person communication. Before the telephone people communicated face to face or via written word. Face to face contact formed the front porch and entry spaces of dwellings. The process of calling on an inhabitant and being viewed and sent away or greeted and invited in, created the need for the gradient from the public street to private dwelling space. Generally these spaces in order from public to private are street, sidewalk, yard, garden, patio/ porch, entryway/foyer, and living room/inner space within the home. The frequency of visitors made the development of the front porch and foyer useful and important in the lives of the inhabitants. These areas were the primary displays of identity and pride to showcase to guests.

The telephone created less of a need to greet visitors 55  Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

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Figure76. Employment data and single family home size over one hundred years.

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at home, leaving less of a need for the formal spaces. Thus these formal spaces faded to rarely used rooms where use is dictated by tradition. In some cases the rooms disappear from the dwelling, but most often they become ornament, unused space. The front door is the notable example of ornamentation, as it began as a means of communication and interaction; it now is avoided even by visitors.56 Use of the telephone has also increased one-on-one chatting and less group chatting, creating a larger gap between community and its members. ““Warning!” the signs at Green Valley read, “Your neighbor is watching.” And perhaps such surveillance, is what makes a good neighbor these days.”57 With perceptions like this, the home becomes a high security bunker, suspicious of anything out of place.

Another phase of new technology in the home is the home computer which further changed the way communication occurs. “If the telephone reduced the need for face-to-face contact and contributed to the erosion of the front porch, the computer became the porch.” 58 The Internet has chat rooms, dating service, visiting through email, and day-to-day communication needs. The ease of distance communication allows for people to conduct their lives and daily work with minimal physical interaction. More of work life is brought into the home, people continue business past normal office hours and in many cases small versions of offices find their way into the home.

The computer as access to information replaced the home library, which was normally restricted to households of great means.

“Although the cost of hardware and software are 56 Quotation about front door. Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press.

57 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press. Pg3.

58 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press. Pg67.

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War made TV dinners metal and fish scarce, sticks. frozen foods rose over canned goods.

10 million 50-80 US users million users World wide

“Healthy Diets”

“Diets” “Convenience” Microwave ovens.

200 TV sets B&W TV. 1 Tape Recorder VCR Sales 30% of all 1 billion TV world wide million US and rentable and VHSs households in sets world homes.

VCRs. the USA wide

@ @ World Wide Web is created

Figure 77. Employment data, frozen food, television, VHS, WWW, and “the pill” use over one hundred years.

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Pizza Hut offers online ordering

still out of reach for many, the personal computer is now in more homes than the library ever was. As a result, wealth and class no longer determine to the same degree who gets information and turns it into knowledge.”59 As Akiko Busch’s comment from Geography of Home suggests, the personal computer opens up the world of information to a much greater number of people. The speed of information and widened audience allows for a sense of connection between people and the rest of the world without physical interaction with the normal cause and effect of seeking information. The anonymity and ease of access the computer and internet use provides simulates a connectedness that is really not created except for a digital use trail. Busch remarks, “But that sense of comfort is absent at our computer terminals. A recent study by social scientists at Carnegie Mellon University, which investigated the social and psychological effects of spending time online, determined that frequent Internet users experienced a higher level of anxiety and depression than these who were on line less often.”60 The commentary on this study makes an argument of the failure of digital interactions as a comparable replacement of more direct contact situations.

The lifestyle shifts from comfort between neighbors to skepticism may have created or may have been created by the changing modes of communication. The front porch concept started as living space outdoors and community transactions; these goals of openness and communication have been transferred to high security and e-communication zones.

The interface between the public and private has hardened and territorialized. Regardless of how the shift developed, the 59 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press. Pg97.

60 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press. Pg 100.

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4500 Lanes 20 Million Bowling Pro Significant bowling in military TV Bowlers decrease of Americans coverage Association bowling bases leagues.

Bowling Introduction 12 Million allies in of plastic bowling combination equipment Americans with gambling and taverns.

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face-to-face connections made on front porches are arguably important to how people function in a community and I believe there are other spaces that foster moments of casual interaction that can be designed into places of living and dwelling.

Consumerism Increase of dwelling size and changes within the average North American home is closely aligned with trends in consumerist tendencies. Post WWII, home ownership of an idealized vision launched the construction market, as it exists today. In his book Room for Thought: Rethinking Home and Community Design, Avi Friedman discusses how changes in dwelling styles is a reflection of the changes in types of ownership. Before the Great Depression the free market was responsible for general housing needs, types in demand increased in cost and then in quantity.

During the Great Depression there was pressure on the government for housing assistance. In 1933 Home Owners’ Loan Corporation was created to provide refinancing for households that faced foreclosure and to recover properties that had already defaulted. The next year, The New Deal produced the National Housing Act, which created the Federal Housing Administration (FHA). This reduced lenders’ risk, making them more willing to lend on lower down-payment requirement and rates. This created options for workingmiddle class, leading to the development of the suburban family with long-term FHA debt. FHA favored single-family detached homes to multi-family or reconstruction, by giving more incentive to lenders to work with single-family projects.

The single-family detached home is what endured the ideal middle to upper class lifestyle. 61 61 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

From the chapter, “A Home Fit for a Queen.”

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At the end of WWII there is an increase in consumerism society, in regards to housing the GI Bill of Rights via the Veteran’s Administration strongly contributed to this. Many actions took place to increase the availability of home ownership to young generations returning from war needing a way to establish themselves in society. There were mortgage guarantee programs and an immediate requirement determined by the US government to construct five million homes, 12.5 million over a decade. The government provided financing programs for private developers to make massproduced subdivisions profitable. This brings the banking industry into the core of the housing industry. Post-war the government determined that 25% of household income could go to housing cost. During the 1970s double income households were more frequent and the recommended percentage that homeowners allotted for housing expenses increased to 32%.62 Developers took the percentage increase as a signal to find more ways to apportion the larger budget. This manifested in additives, such as, larger spaces overall, fancier gadgets, new rooms/ specific rooms (media rooms, redundant bathrooms, showers and baths, double sinks, great rooms, family rooms, bonus rooms) and the concept of home as an entertainment space rather than assuming purely essential needs. 63 Soon it became evident that the kitchen was the key selling factor. The kitchen room grew in glory, but at the same time so did the occurrence of eating out.

Joan Didion comments in her article “Many 62 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

From the chapter, “A Home Fit for a Queen.”

63 Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

From the chapter, “A Home Fit for a Queen.”

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Mansions” out of The White Album64, on some of the physical outcomes of society’s wants being catered to without consideration of what those impulses really mean in the way of a functioning and desirable dwelling. She attributes the appearance of the Governor’s (Governor of California) new unoccupied mansion to the aesthetics, which created by societal wants for “open”, “contemporary”, “flow”, and “resemblance” to things of quality.65 The lack of space built for shelving books is countered by the abundance of convenient entertainment stations throughout the house, wet-bar, refreshment center, recreation room, etc. Didion describes, “It is a house built for a family of snackers.” 66 The statement extenuates the feeling of little commitment to formal use and lack of sincere intentions. Society leads people to believe openness, efficiency, and transparency is the progressive way of living, but Didion’s recount of the Governor’s old Mansion depicts the want for spaces that can give some privacy and spaces that have history and meaning.

Use of a house such as the Governor’s new Mansion lends itself to scrutiny because of its’ understated superficial character. The old Mansion that burnt down had the history, character, and dignity that, to Didion, seemed respectable and desirable in a home.

Kitchens The kitchen and its’ programmatic uses have changed and migrated in relation to the other living spaces since the 1500s. In many homes of the 1500s the kitchen was the center of the main space, single room homes at this time 64 “Many Mansions” out of The White Album. Joan Didion. Simon and Schuster: New York. 1979.

65 When the governor was asked why he didn’t choose to live in the new mansion, opting for the bachelor flat, he responded with concerns about the appearance of a single governor living in such a swanky house.

The new mansion, built by Ronald Reagan, was very much an entertainment space, not as much a home.

At the time Didion had her tour and wrote the article, the mansion had never been lived in full time.

66 “Many Mansions” out of The White Album. Joan Didion. Simon and Schuster: New York. 1979.

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Figure 79. Contemporary advances in kitchen design. www.4kitchen-appliances.com/2011/07/page/16/ “Not only are pools getting a make over, with waterfalls and garden designs, but now the kitchen has moved outdoors.

Outdoor kitchens, are now a hot item. You can go from a simple grill to a fancy, state of the art full service kitchen on your back deck or patio. But these are not your run of the mill wooden kitchen cabinets outside, these are usually a stainless steel outdoor kitchen.�

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were standard. The centered location helped distribute heat through the dwelling. This also correlated with the center of housework and activities. In the 1800s and 1900s, ideals about health and politeness were of priority and therefore sent the kitchen work either to an outhouse shed or in the basement. The foul smells from the kitchen were referred to as vulgar for the formality of the rest of the home, as well as the very real concerns of fire hazard. 67 In mid-19th century Catherine Beecher studied and reorganized use and layout of kitchens through a set of ground rules. The kitchen became a rationalized space for rationalized labor.

Through the 20th century kitchens became the family home center and the stage to show off the new trendy appliances to visitors. Post-war consumerism brought along rapid development of appliances that can be upgraded and are considered trendy pieces to show off to guests. In the 1960s and 70s women returned to the workforce outside the home, making time and efficiency a commodity. This increased the popularity of frozen foods, more appliances, and eating out (Food preparations are relocated out of the home).68 The kitchen grew in size as more of the family life took place there such as kids homework and home office activities. As formality in the home decreases the kitchen became less of a separate room set off in the back of the house and is merged with dining rooms and living rooms by way of long continuous rooms and half walls. In the late 20th century as the baby-boomer generation bought and builds homes, their double income paid for comfort and entertainment items. The kitchen continued to grow as did eating out and the use of frozen and other pre-made foods.

Even as eating out and fast meals continued to rise the 67  Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press.

68  Friedman, Avi. (2005) Room for Thought: Rethinking Home and Community Design. Penguin Books.

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purchasing of fancy kitchen items continued.

The formalities of dinning and formal living spaces decreased more and living happened in the family room and kitchen, breaking down the separation of spaces.

Entertainment spaces blend and the kitchen became the social center of the home where homework, housework, business duties took place. Nostalgia for home cooking and cooking as a form of creativity and therapy draws people back into the kitchen for food prep reasons, but it generally occurs as a luxury not as a service or duty. Presently kitchens are morphing further as developers are finding new ways to cater to new fascinations. “Social kitchens” and “grand kitchens” can be seen in large homes.69

69 Busch, Akiko. (1999) Geography of Home. Princeton Architectural Press.

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APPENDIX B Single bedroom and bachelor apartment plans The plans are in order from simple/genaric layouts found in many standard Vancouver apartment buildings to view specific/ “wacky� plans found in Vancouver condo towers.

Figure 80.

Figure 81.

Figure 82.

Figure 83.

Figure 84.

Figure 85.

Figure 86.

Figure 87.

Figure 88.

Figure 89.

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18 WEST HASTINGS. MICROLOFTS 225sf and 260sf

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168 POWELL 900sf

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2255 CYPRESS ST 540sf

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1451 HORNBY ST 360sf

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1451 HORNBY ST 500sf

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168 POWELL 900sf

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SEYMOUR ST AND PENDER ST 500sf

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WOODWARDS W34 SUITE #330 535sf

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ARBUTUS WALK. SAVONA 630sf

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711-933 SEYMOUR ST 400sf

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MARINER CONDOS 675sf

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PRECEDENTS Quartiers Modernes Fruges at Pessac Unite d’Habitation, “Typ Berlin” Houses in Mexicali “Quinta Monroy” “Time Builds” PREVI Experimental Housing Project

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Figure 90. Residential project in Pessac, Le Corbusier. www.laciudadviva.org/ blogs/?p=9305

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Quartiers Modernes Fruges at Pessac Le Corbusier and Pierre Jeanneret France, 1926 “All buildings are predictions. All predictions are wrong.”54 A quote by Stewart Brand could be aimed at Pessac which was famously overtaken by impurities of occupation.55 Le Corbusier pursued design standards useful in the occasion of low-income, workers’ dwellings. The development was a system of variations of a simple plan. The open design and non-load bearing interior walls welcomed the overwhelming take-over that occurred as the spaces gathered the history of their inhabitants. As unpopular as they were with the first inhabitants, once personal expressions took over the residences became acceptable living spaces, although this stated another round of critcism by designers.

54 Brand, Stewart. (1995) How Buildings Learn: What happens after they’re built. Penguin Books.

55 Schneider, T. and J. Till (2004) Floor Plan Manual: Housing. Princeton Architectural Press. Pg. 39.

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Unite d’Habitation, “Typ Berlin” Le Corbusier Charlottenburg, Berlin, Germany 1957 “And as residents will testify fifty years later, it still remains a joy to live in. There is no crumbling plaster, the high-rise remains a popular residence with its very own collective charm, in which life reinvents itself everyday, just like elsewhere.”54 Le Corbusier’s “living unit of appropriate size,” was built for the Berlin Senate Department for Housing during the International Building Exhibition, Interbau ‘57. The stark building attracted severe criticism for its forceful nature, but residents’ invigoration of the building’s social mechanisms proved Le Corbusier’s theories.

The social structure was then strengthened when the apartments became privately owned in 1979. Ownership, design, and communal organization brings together a successful living environment.

The stability and encouraged identity (although by an unexpected force of architecture) of the project provided an identifier for Post-war Germany.

54Jensen, Dierk, Bärbel Högner, and Hans E. Roth. 2008. “Typ Berlin”. Berlin: Jovis.

Figure 91. Jensen, Dierk, Bärbel Högner, and Hans E. Roth. 2008. “Typ Berlin”. Berlin: Jovis.

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Figure 92 and 93. Alexander, Davis, Martinez, Corner. (1985) The Production of Houses. New York, NY: Oxford University Press.

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Houses in Mexicali Christopher Alexander Mexicali, Mexico 1976 The project, organized and led by Christopher Alexander and a group of students, was a designed system of parts and methods that included the soon to be residents in the construction process. The team’s hopeful approach to housing was to increase quality of living by giving residents the power and knowledge to alter the dwellings. Seven years later when the project was revisited it was clear that the vibrance that the community exhibited during the construction and decision making processes continued with further developments within and onto the dwellings after the team left.54

54  Alexander, Christopher. (1984). Introduction [Mexicali Revisited]. Places, 1(4), 76. Retrieved from: http://www.escholarship.org/uc/item/7x40j87z

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“Quinta Monroy” Elemental (Alejandro Aravena, Andres Iacobelli, and Pablo Allard) 2003 In 2000 the Chilean government claimed land in the shanty town of Quinta Monroy for proper low-income housing to be built for residents of the area. Elemental was tasked with dwellings for 93 families, following the Dynamic Social Housing Without Debt framework policy. The dwellings anticipated make-shift construction that the area is used to, by being designed and constructed in a way that the space is immediately inhabitable and then alterations can be made as time and money allows.54 Clear delineations are made about the structure’s areas of flexibility and solidity.

54 Roman, Matthew, and Tal Schori. 2010. The real Perspecta. Cambridge, MA: Mit Press. Article: “Elemental - lessons in pragmatism” by Mario Ballesteros.

Figure 94, 95, and 96. Mario Ballesteros, “Elemental- Lessons in Pragmatism”. The Real Perspecta 42 (Ed. M. Roman and T. Schori) Cambridge, MA: MIT Press.

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Figure 97 and 98. http://the-return-of-the-previ.blogspot.com/

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“Time Builds” PREVI Experimental Housing Project Lima, Peru 1969 The Experimental Housing Project (a large collection of high profile architects) studied one of Lima, Peru’s poorest neighborhoods and responded by encouraging the building of homes as a catalyst for positive social diversity and development.54 The study produced projects of dwelling making through celebration of the area’s identity, allowing it to be displayed and made a point of pride.

54 Corvalan, J. P. “The Return of the PREVI.” Updated November 14, 2007. Accessed December 2, 2011. http://the-return-of-the-previ.blogspot.com/feeds/posts/default

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Banham, Reyner. “A Home is not a House” from Art in America, vol 2, April 1965.

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