Cornerstone Outloook Action Uptown Proposal by Yuriy Sountsov

ACTION UPTOWN: CORNERSTONE OUTLOOK

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CORNERSTONE OUTLOOK

Action Housing + Uptown Final: Comprehensive Implementation December 14th, 2012 Jae Han Bae, Erica Tong, Steven Ko, Sandra Kalanyan, Yuriy Sountsov

COVER SHEET

GC0.00

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

INDEX Index Index / Governing Use Stipulations Sources

IN1.00 IN1.01 IN1.02 PROJECT NARRATIVE

Introduction / Decision Making Introduction / Decision Making Introduction / Decision Making

PN1.00 PN1.01 PN1.02 PROJECT SCOPE

Location Location Location Location Location Location Demographics Demographics Environmental Data Environmental Data Environmental Data Environmental Data Environmental Data Environmental Data Land Use and Zoning Requirements Land Use and Zoning Requirements Land Use and Zoning Requirements Land Use and Zoning Requirements Land Use and Zoning Requirements Land Use and Zoning Requirements Site Utilization Site Utilization Site Utilization Site Utilization Site Utilization Deviation Site Utilization Deviation Condition Condition Materials and Construction Materials and Construction Materials and Construction Materials and Construction Systems Systems Systems Systems Typology Case Study and Precedent Typology Case Study and Precedent

PS1.00 PS1.01 PS1.02 PS1.03 PS1.04 PS1.05 PS2.00 PS2.01 PS3.00 PS3.01 PS3.02 PS3.03 PS3.04 PS3.05 PS4.00 PS4.01 PS4.02 PS4.03 PS4.04 PS4.05 PS5.00 PS5.01 PS5.02 PS5.03 PS6.00 PS6.01 PS7.00 PS7.01 PS8.00 PS8.01 PS8.02 PS8.03 PS9.00 PS9.01 PS9.02 PS9.03 PS10.00 PS10.01

IN1.00

CODE ANALYSIS

Cover Sheet

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Index: INDEX

Definitions Sequence of Sections Application Application Building Land Use Building Land Use Building Land Use Building Land Use Construction Construction Adaptive Transformation Adaptive Transformation Adaptive Transformation Adaptive Transformation Conclusion Conclusion

CA1.00 CA1.01 CA2.00 CA2.01 CA3.00 CA3.01 CA3.02 CA3.03 CA4.00 CA4.01 CA5.00 CA5.01 CA5.02 CA5.03 CA6.00 CA6.01 SITE CONTEXT

Water Management Water Management Construction Staging Construction Staging

SC1.00 SC1.01 SC2.00 SC2.01 ADAPTIVE TRANSFORMATION

Exterior Perspective Southeast Corner Exterior Perspective Southeast Corner Exterior Perspective Southwest Corner Exterior Perspective Southwest Corner Exterior Perspective Northeast Corner Exterior Perspective Northeast Corner Exterior Perspective Northwest Corner Exterior Perspective Northwest Corner Exterior Perspective Lawn Exterior Perspective Lawn Interior Perspective Community Center Uses, Looking South Interior Perspective Community Center Uses, Looking North Interior Perspective Live/Work Interior Perspective Live/Work West-East Section Information With Context West-East Section Information With Context Section Through Live/Work Looking West Section Through Community Center Looking West Plan Information With Context Plan Information With Context Plan Information With Context Plan Information With Context Plan Information With Context Plan Information With Context Plan Information With Context Plan Information With Context

AT1.00 AT1.01 AT1.02 AT1.03 AT1.04 AT1.05 AT1.06 AT1.07 AT1.08 AT1.09 AT1.10 AT1.11 AT1.12 AT1.13 AT2.00 AT2.01 AT2.02 AT2.03 AT3.00 AT3.01 AT3.02 AT3.03 AT3.04 AT3.05 AT3.06 AT3.07

ACTION UPTOWN: CORNERSTONE OUTLOOK

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GOVERNING USE STIPULATIONS East Facade Details East Facade Details Garage Door Details Garage Door Details Garage Door Details Garage Door Details Lawn Details Lawn Details

AT4.00 AT4.01 AT4.02 AT4.03 AT4.04 AT4.05 AT5.00 AT5.01 ASSEMBLY SEQUENCE AS1.00 AS1.01 AS1.02 AS1.03 AS2.00 AS2.01 AS2.02 AS2.03 AS2.04 AS2.05 AS3.00 AS3.01 AS4.00 AS4.01 AS4.02 AS4.03 AS5.00 AS5.01

Phasing and Implementation Phasing and Implementation Phasing and Implementation Phasing and Implementation Live/Work Assembly Live/Work Assembly Live/Work Assembly Live/Work Assembly Live/Work Assembly Live/Work Assembly Interior Renovations Interior Renovations Exterior Restoration Lawn and Garage Doors Lawn and Garage Doors Lawn and Garage Doors Future Additions Future Additions

These documents are the copyrighted property and intellectual property of Carnegie Mellon University and the authors of the documents. The documents shall not be reproduced or utilized for any purpose other than originally intended, without written consent of the authors. None of the documents included in the drawing index are intended to be considered in isolation of one another. All parties utilizing these documents for bidding, quantity survey, and/or construction shall consult the general notes and information located on each sheet before proceeding. All work shall conform to the requirements of the ICC International Building Code 2009 Edition, ICC International Residential Code 2009 Edition, governing AHJ Land Use and Zoning Ordinances/Codes, ADA 2000 Edition and all subsequent Amendments, and ANSI 117. Pittsburgh Fire Department regulations, Utility company requirements, and best trade practices.

SPECIFICATIONS SP1.00 SP1.01 SP1.02 SP1.03 SP2.00 SP2.01 SP2.02 SP2.03 SP3.00 SP4.00

Live/Work Specifications Live/Work Specifications Live/Work Specifications Live/Work Specifications Retrofit Specifications Retrofit Specifications Retrofit Specifications Retrofit Specifications Garage Door and Lawn Specifications Specifications Summary

IMPLEMENTATION DOCUMENTATION IMP1.00 IMP1.01 IMP2.00 IMP2.01 IMP3.00 IMP3.01 IMP3.02 IMP3.03 IMP4.00 IMP4.01 IMP5.00 IMP5.01

Critical Path Analysis Critical Path Analysis Lifecycle Analysis Lifecycle Analysis Business Model Business Model Business Model Business Model Revenue Analysis Revenue Analysis Hard Cost Analysis Soft Cost Analysis Index: INDEX GOVERNING USE STIPULATIONS

IN1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK SOURCE CITATIONS: PS1.01: 1. Fitzpatrick, Dan. “The Story of Urban Renewal.” Post-Gazette. N.p., 21 May 2000. Web. 2. Fullilove, Mindy T., MD. “Be It Ever So Humble.” Shelterforce Online. National Housing Institute, Nov.-Dec. 2004. Web. 3. http://www.city-data.com/city/Pittsburgh-Pennsylvania.html 4. http://apps.pittsburghpa.gov/dcp/PGHSNAP_v0.91_Beta_(Oct_2010)_For_Web.pdf PS3.00: 1. “Bluff.” Ninety Hoods. N.p., n.d. Web. 02 Nov. 2012. <http://ninetyhoods.wordpress.com/the-neighborhoods/bluff/> PS4.00: 1. http://www.city.pittsburgh.pa.us/cp/maps/grid_maps.html 2. http://library.municode.com/index.aspx?clientId=13525 PS4.02: 1. Noun Project: Designed by Roman J. Sokolov, http://thenounproject.com/noun/people/#icon-No2300 2. Designed by Laurent Patain, http://thenounproject.com/noun/interchange/#icon-No2031 PS4.03: 1. Sections in http://library.municode.com/index.aspx?clientId=13525&stateId=38&stateName=Pennsylvania 2. Designed by Unknown Designer, http://thenounproject.com/noun/garbage-truck/#icon-No690 3. Designed by Giorgia Guarino, http://thenounproject.com/noun/listen/#icon-No7214 CA1.00: 1. http://www.city.pittsburgh.pa.us/bbi/ 2. International Building Code 2009 SP4.00 1. http://rsmeansonline.com IMP 5.00: 1. http://www.overstock.com 2. http://www.dickssportinggoods.com

IN1.02

Index: SOURCES

ACTION UPTOWN: CORNERSTONE OUTLOOK

Allegheny Council To Improve Our Neighborhoods secure and self-sufficient lives

Aim to provide a welcoming amenity to the residents of Uptown that they can continue to use on their own with minimal maintenance from a caretaker.

essential supportive services

Give back to the community, acting as a central backbone for social gatherings and events.

innovative technology

Utilize advanced technologies to augment and improve the lives of Uptown residents.

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ACTION HOUSING MISSION STATEMENT The mission of ACTION Housing is to empower people to build more secure and self-sufficient lives through the provision of decent, affordable housing, essential supportive services, asset building programs, and educational and employment opportunities. As an extension of that central mission, ACTION Housing links its activities with other public, non-profit and private entities in a common effort to address the needs of their clients. The organization provides decent, safe, and affordable housing for the most vulnerable populations despite their physical, developmental and income limitations; demonstrating leadership in the implementation of innovative technology in the delivery and management of social services. GOAL FOR UPTOWN Uptown Action Housing and the Issues of Practice class at Carnegie Mellon University concurrently focused on the Uptown neighborhood as a microcosmic sample of the transitional potential of a majority of Pittsburghâ&#x20AC;&#x2122;s neighborhoods. In particular, this neighborhood poses interesting future urban outcomes due to its proximity to Downtown and other commercial neighborhood centers and the existing integrated ease of public transportation.

EL HIL

R SQUIR

DOWNTOW

DUQUESNE UNIVERSITY

OAKLAND

Figure 1.1: The extent of Action Housingâ&#x20AC;&#x2122;s collaboration with Carnegie Mellon University Issues of Practice. Marked are nearby neighborhoods and the neighboring university.

Project Narrative: INTRODUCTION / DECISION MAKING

PN1.00

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK WHAT IS CORNERSTONE OUTLOOK? While out of all the lots in Pittsburgh, 12% vacant and the lots in Uptown are 35% vacant, with 39 vacant lots in the blocks confined by Watson Street, Tustin Avenue, Jumonvillle Street, and Seneca Street, there are many opportunities in refurbishing existing and historic construction. Uptown is a transitioning community that retains vestiges of its former thriving state around the turn of the century. The vision of Action Uptown is focused upon the utilization of Uptownâ&#x20AC;&#x2122;s urban potential to remediate the lack of housing for below-market residents. Through these efforts, it also aims to sensitively reinforce a sense of community that is autonomous from the nearby Duquesne University and Downtown. Action Uptown proposes to provide repurposed housing with an environmental focus and other potential projects and has asked fourth year Carnegie Mellon architecture students to create proposals to meet these criteria. The chosen site for Cornerstone Outlook is the Corinthian Baptist Church at 2037 Forbes on the corner of Forbes Avenue and Seneca Street - a rarely used and neglected church with an empty side lawn that is yet relatively prominent in the surrounding neighborhood. The church is one of three churches in Uptown, with the other two churches at Duquesne University and at a spot five blocks towards the west. The property line of the church encompasses two lots (see fig. 1.2). The larger main lot includes the church building and the lawn. The other lot is used as housing for the pastor, but it is in disrepair. The location of the Corinthian Baptist Church and its attached lot on the centerline of Uptown and not too far from its center provides a great opportunity to transform something existing into something more.

FORBES AVE. Figure 1.2: Schematic of program layout.

flexible conditioned space

outdoor space

live-work

Community Center former primary axis (front entrance of church)

Figure 1.3: Schematic of program layout with axial transformation.

PN1.01

Project Narrative: INTRODUCTION / DECISION MAKING

SENECA ST.

WATSON ST.

new primary axis (public access)

ACTION UPTOWN: CORNERSTONE OUTLOOK

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REPURPOSING STRATEGIES REDEFINE the eastern fence INTRODUCE exterior community space OPEN east side to connect to interior space PRESERVE the other sides INJECT the live/work on the west side IDENTIFY live/work entrance and back

4 Figure 1.4: Original concept drawing of community interaction, northeast.

The solution is to repurpose the church as a community center. This resolution is based upon the recognized lack of need for a fully functioning church and the opportunity the building can provide if it was opened for a larger program. The program devoted to religious services would be reduced and the building would devote a greater amount of program to flexible community space. Multiple live/work participants would be contracted to maintain and organize events for the community center (including religious services) in exchange for free rooming.

Figure 1.5: Original concept drawing of community interaction, south.

Figure 1.6: Key map of drawings.

7 Figure 1.7: Original concept drawing of community interaction, north.

Project Narrative: INTRODUCTION / DECISION MAKING

PN1.02

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK UPTOWN’S PROXIMITIES Uptown is located strategically between Downtown’s central business district, Oakland, and Southside across the Monongahela River. However, as many highways and transportation routes pass through it, many people see Uptown only as a blur outside the window. It is not a place to get to, but a place to get through. This is why it is important for Uptown to rise in prominence and become another major Pittsburgh hub.

Figure 2.1: Map showing downtown Pittsburgh, Southside, Oakland, and Uptown between them all.

PS1.00

Project Scope: LOCATION

ACTION UPTOWN: CORNERSTONE OUTLOOK Social Amenities: A - YMCA B - Community Leadership Development C - Community Care Behavior Health D - Point Park Community Classes E - The Gay and Lesbian Community Center of Pittsburgh F - Pittsburgh Community Reinvest G - UPMC Mercy Hospital H - Community Human Services Corporation I - Friendship Community Church J - Community Human Services Corporation K - Community Options - Pittsburgh L - Community Alternatives Inc M - Community Correctional Center Fitness Clubs: A - Verve Wellness B - Pilates Sol C - Executive Fitness Center D - One on One Personal Training and Fitness E - Goldâ&#x20AC;&#x2122;s Gym F - Grant Fitness Club G - Pittsburgh Personal Trainer H - Fitness With A Twist I - Bodyxchange J - East Carson Fitness Child Care Centers: A - Hug Me Tight Child Life Center B - Addison Terrace After School Program C - Oakland Sunshine Daycare

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EXISTING COMMUNITY CENTERS The proposal would introduce another entry into a decently widespread set of buildings all around Pittsburgh. Relating to an eventual program for the proposal, there are three major types of community centers: social amenities, fitness clubs, and child care centers. Within a mile radius of the site are fourteen community centers, and a large bulk of the rest are in Downtown. Uptown itself, however, only has one: UPMC Mercy Hospital, which serves the larger community of Pittsburgh. The nearest of these centers to the proposal site is one of two Community Human Services Corporation sites. The CHS revitalizes Oakland and is in many ways similar to the proposal. The proposal is unique in that it combines several of these programs into an existing building in an area that is not dense with community centers. This way it can provide a far greater influence on its neighborhood without having to balance with other centers. Also, the typology of repurposed churches has been carried out in other neighborhoods of Pittsburgh, such as the Church Brew Works in Lawrenceville.

Figure 2.2: Nearby social amenities, fitness clubs, and child care centers.

Project Scope: LOCATION

PS1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK UPTOWN During the turn of the century, the area was called “the most beautiful place in Pittsburgh” due to its proximity to Downtown and waterfront property. However, the gentrification and revitalization efforts of the 1960’s shifted the demographics of the area. Now it is a dip between Downtown and Oakland in terms on economic stature, quality of life, and livability. The area within a mile around the proposed site has fairly even green spaces. However, compared to Squirrel Hill, Shadyside, and Oakland, Uptown is sparsely forested. Most of the public and semi-public garden spaces are loosely maintained or serve as public littering spots.

Figure 2.3: Map of Uptown indicating the area of Action Uptown’s focus.

PS1.02

Project Scope: LOCATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

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BUSWAYS AND PARKING ACCESS There are seven nearby bus stops within walking distance of the proposal. Forbes Avenue and Fifth Avenue run the major bus routes from Squirrel Hill, Shadyside, and Oakland areas to Downtown and South Side. There are also three large parking areas, two to the north and one to the south, only two blocks away. An unofficial parking area also exists to the northwest.

Figure 2.4: Map of Action Uptown’s focus indicating the locations of nearby access routes from parking lots and bus stops.

ACTION UPTOWN’S FOCUS The proposed site is within sight range of all of the other proposals for Action Uptown. Four of these are new construction, two are adaptive reuses of existing construction, two are revisions of side streets, and the last proposal deals with the unity of the blocks as a whole and thus affects the proposed community center. The proximity of the other proposals to the proposed community center means that a significant amount of change may be happening simultaneously, so the design of the community center would have to reflect that.

Figure 2.5: Map of Action Uptown’s focus indicating the locations and lots of the other projects.

Project Scope: LOCATION

PS1.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK PEOPLE AND VEHICLE ACTIVITY

The reverend currently employed at the church only visits every few weeks, even though the church is fully equipped for regular sessions. The rest of the foot traffic is comprised of walkers, bikers, and runners. This means that the site is frequented often, so the availability of an open area for stopping or lounging is an opportunity the community center is designed for. The bus stop near the site is also well situated to resonate with the community center. People leaving or getting on the bus may welcome the activity at a community center and may help propel it as a positive influence on the community.

Non-mechanical

REVEREND, handles funerals too

Mechanical

1.1% of Pittsburgh residents use BIKES

Duquesne University RUNNERS frequent area

SCALE OF ACTIVITY

The area receives a significant amount of varied foot traffic along the sidewalks and near the surrounding residences. As the site is along Forbes Avenue, buses often pass as well as heavy vehicle traffic during peak times of the day.

L UA

VID

I ND

CHURCH-GOERS when Reverend comes in. 43.1% of Uptown residents WALK to their job

25.5% commute by CAR

23.1% use public BUSES

L PA

ICI

N MU

HL Y

DA ILY

ESTIMATED RATE Figure 2.6: Chart mapping the scale and rate of site activity.

BI-

MAIL AND POWER CABLES The power cables crisscrossing the streets and connecting to the church building impact the site. Aside from being a visual sore, the wires may interfere with foliage on the lawn and the poles may impact visibility of the site from various directions along Forbes Avenue and Seneca Street. The mail route visiting the church and nearby housing as well as a mailbox across the intersection may have an impact and be impacted by any modification. Community activity, such as a mail delivery agent, is what the community center fosters and is a positive force in the revitalization of any community. The availability of a mail service depends on the safety of the community. If the community center can ensure that safety, then it plays a key, connected, role in the community.

mailbox

Figure 2.7: Map showing power cables and mail routes.

PS1.04

Project Scope: LOCATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

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SURROUNDING NEIGHBORHOOD The area is in great need of a revival. A community center and an adjacent lawn and live/work space as replacements of the existing church building and its yard could promote such a revival. The surrounding neighborhood is populated by inherently good and hopeful people - the fact that large scale economic changes occurred which shifted fortunes away from the area was not of their doing and does not affect their mentality.

Figure 2.8: The community center will both outreach and give back to the surrounding residential and commercial areas.

Project Scope: LOCATION

PS1.05

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK DEMOGRAPHIC BREAKDOWN The vision for Uptown is to become a incubator for future economic and social developments in the city of Pittsburgh. Its proximity to the all ready flourishing neighborhoods of Downtown, Oakland, and Southside, grants Uptown a opportune position to attract various demographics. The current statistics of Uptown equals around 6,600 inhabitants. They represent only 2.16% of the total population of Pittsburgh. Only a small fraction of the 6,600 inhabitants represent the actual residents living in the Uptown neighborhood, as the greater portion are students who attend the nearby Duquesne University and prisoners at the Allegheny Police Department.

Figure 2.9: Visiting parties.

Figure 2.10: Population graphs.

PS2.00

Project Scope: DEMOGRAPHICS

ACTION UPTOWN: CORNERSTONE OUTLOOK

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DEMOGRAPHIC BREAKDOWN

less high

than

Uptown’s neighborhood greatly lacks a educational background. The majority of the population only boasts high school education or less. The significant percentage of postgraduate degrees mostly likely reflects the students attending Duquesne University.

32.9%

ool h sch

hig

49.1%

uate l grad

scho

03.3%

e egre te’s d ia c o ass gree ’s de r lo e ee bach degr duate a r g t pos

04.1% 0.7%

Figure 2.11: Population breakdown by education.

Historically the white population of the area was replaced by the black community during the gentrification efforts of the 1960’s. Overall, the neighborhood lacks a diverse range of various ethnic groups.

% 31.17 % 65.83

black white

% % 0.58

01.11

asian other

Figure 2.12: Population breakdown by ethnicity.

ring factu manu tion porta trans rance / insu e c l n fina socia lth & a e h n al / atio ation inistr educ c adm li b u p ent ploym unem other ent rtainm e t n e ntific arts / / scie ional s s e f ation pro inform trade retail

Unemployment is a great issue for Uptown’s community. Although the area is concentrated with age groups well into the work force, almost half of the population is unemployed. This is reflected by the number of people under the poverty line, who consist of 58.6% of the total population. Most of the employed members work in the educational and health fields. The next largest group are involved in the arts and entertainment industry, which reflects the neighborhood’s transitional state with its under market value real estate.

05.2% 00.7% 05.9% 48.5% 00.4% 41.6% 02.1% 16.8% 05.0% 03.5% 11.8%

Figure 2.13: Population breakdown by employment.

0.08%

% 31.17

5 -59

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age 5

00.52

0.00%

5 age <

03.50

24.74

-19

0 -3 age 2

0 -7 age 6

age >

The largest age groups are under the age of 40. Younger members represent this growing community, but the insignificant infantile percentage reflects that the intrinsic community growth has stagnated.

Figure 2.14: Population breakdown by age.

Project Scope: DEMOGRAPHICS

PS2.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

9 AM

SUN SHADING AND EXPOSURE

12 NOON

WINTER DECEMBER 21

FALL SEPTEMBER 21

SUMMER JUNE 21

A typical morning condition occurs around 9 AM in the spring, summer, and fall; a typical midday condition occurs around noon in the spring, summer, and fall and also until 3 PM in the summer; the lawn is typically partly shaded around 3 PM in the spring, fall, and winter; the lawn is fully shaded around 6 PM in the spring, summer, and fall; and the site is completely dark at 6 PM in the winter. The winter 9 AM condition is unique to the winter, as the sun is lower than it is during the other seasons.

SPRING MARCH 21

The large bulk of the church building and the adjacent lot structure pose problems in sun exposure in the morning and sun access during the late afternoon and evening for a large portion of the year.

Figure 2.15: Sun shading diagrams. The church building is marked as pink. Each set of colored diagrams corresponds to the typical conditions described in the text on pages PS3.02 and PS3.03, with gray indicating unspecific conditions.

PS3.00

Project Scope: ENVIRONMENTAL DATA

ACTION UPTOWN: CORNERSTONE OUTLOOK

6 PM

For all four seasons, the lawn located to the east of the church is exposed to plenty of sunlight from morning to mid-day. This allows this portion of the site to become an ideal location for public activities and congregations throughout the day. It is also flexible - aside from inclement weather, the fact that the lawn is always well-lit allows for organizations or groups of nearby residents to take advantage of the lawn and schedule events..

FALL SEPTEMBER 21

SUMMER JUNE 21

SPRING MARCH 21

OPPORTUNITY

WINTER DECEMBER 21

3 PM

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Project Scope: ENVIRONMENTAL DATA

PS3.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK TYPICAL MORNING/WINTER NOON In all seasons except winter, when this happens at noon, the low morning sun shines directly on the eastern facade of the church building, applying a strong amount of heat that will have to be dissipated through the rest of the day. Any glazing on this side would need temporary shading to reduce direct glare and heat exposure. Figure 2.16: Sectional view of solar effects on a typical morning or winter noon.

TYPICAL MIDDAY In all seasons except winter, the midday sun applies heat on the entire roof of the church building and the adjacent lot structure. At this angle the maximum amount of surface area is exposed, so the building receives the most heat and the lawn is unshaded. Insulation in the roofs would need to be used to reduce this source of heat. Figure 2.17: Sectional view of solar effects on a typical midday.

TYPICAL PARTLY SHADED LAWN In all seasons except summer, the afternoon sun partly shades the lawn by the church building. Because of this, any outdoor activities that require full daylight would need to end by around 3 PM during these seasons.

Figure 2.18: Sectional view of the extent of shading when the lawn is partly shaded.

TYPICAL FULLY SHADED LAWN In all seasons except winter, the early evening sun fully shades the lawn by the church building. Because of this, any outdoor activities should end by around 6 PM as the area will be without light. During the winter, the sun would have set so the entire site would be in darkness, necessitating an earlier closing time for the community center. Figure 2.19: Sectional view of the extent of shading when the lawn is fully shaded.

PS3.02

Project Scope: ENVIRONMENTAL DATA

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550 TEMPERATURE

The greatest impact yearly temperature has is on any public openings added to the community center. The yearly temperature also has an impact on what types and range of activities are possible in the lawn. Any openings in the church building can be open as long as the exterior temperatures do not fall below a comfort level somewhere around 65°. This means that, on average, they can be open from mid-March to mid-November during the day, however they might need to close on occasion as long as the low temperatures stay below freezing before May and after November. The freezing point can be a good swing point between cold and warm activity types. Warm activities may begin around May and last until early November. After that, the temperatures get lower until mid January when the average point reaches freezing, allowing cold activities to happen. There is a lull between mid-January and mid-February when the average temperature is at freezing and the community center lawn might be inactive.

80° 70° 60° High

50° 40° Average

30° 20°

Low

10° 0°

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Figure 2.20: Yearly temperature ranges.

Project Scope: ENVIRONMENTAL DATA

PS3.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK WIND The site receives strong winds from the northwest, southwest, and southeast. The northwest winds would be blocked by the church building, but the combination of those winds with the southeast winds could allow for a channel of moving air diagonally through the church building. Any north- or west-facing windows in the live/work area would need to be operable to reduce drafts. The southwest winds would be blocked by the church building, however any south- or west-facing windows in the live/work area would need to be operable to prevent severe drafts. The southeast winds would impact the lawn and part of the church building. Planters with small trees could reduce these winds before they get to the lawn. Alternatively the winds could pass into the church building to allow for diagonal ventilation.

Figure 2.21: Yearly wind speed peaks from 13.5 mph to 25.5 mph. The more layers there are going out from the church the faster the wind is there, from that direction, on average yearly.

Figure 2.22: Dominant winds through the church building in plan.

INTERIOR VENTILATION Currently the church building can be well ventilated if the windows were made operable. Due to the size of the stained glass windows, prevailing winds entering the church would circulate from the main space around to the smaller rooms and side areas. Some wind might get in through the smaller windows, again if they were more operable than currently. st

thea

sou est rthw

west

hsout

nort

st rthea

east

st hwe

sout

Figure 2.23: Air circulation patterns inside the church building. Each view shows the dominant flows most visible.

PS3.04

Project Scope: ENVIRONMENTAL DATA

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550 RAINFALL

Inches 1.25

The rainfall graph illustrates that the raining season peaks during the months of July and August during the middle of each month fairly regularly throughout the day. At those times during the year the rain falls more than an inch, so proper irrigation and water collection management are paramount to the proposal.

1 .75 .5 .25 0

During the late fall, winter, and early spring months the rain falls only about a quarter of an inch. This yearly presence of precipitation means that all exposed surfaces have an opportunity for working with the rain as a resource.

12 Midnight

6 Pm

12 Noon

6 Am

1/4â&#x20AC;&#x153; Jan Feb Mar Figure 2.24: Yearly rainfall graph.

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

CLOUD COVER

17 25 33 41 50 58 66 74+ % Covered

12 Midnight

The majority of the winter days have significant cloud cover during all times of the day. For large outdoor events on the lawn, this is acceptable because the frigid temperatures then will mostly prohibit the gatherings. During the summer months, that same level of cloud cover only appears during late morning, with skies being mostly clear in early morning and evening during June and July.

6 Pm

12 Noon

6 Am

Jan Feb Mar Apr May Figure 2.25: Yearly cloudcover frequency and density.

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Project Scope: ENVIRONMENTAL DATA

PS3.05

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LAND ZONING AND ALLOWED USES The following pages are based on the published Pittsburgh Code of Ordinances available at municode. com. The zone that Action Housing is focusing their attention is classified as R1A-H, meaning Single-Unit (R1) Attached (A) Residential High (H) Density. This, generally, allows the use of a zoning lot for one dwelling unit that is attached to one or more dwelling units by a party wall or separate abutting wall that is located on its own separate lot. This zone is in the neighborhood of Uptown, planning sector 15, and council district 6. There are four types of uses, permitted uses, uses with an administratorâ&#x20AC;&#x2122;s exception, special exception uses, and conditional uses. The permitted uses are: Single-Unit Detached Residential, Single-Unit Attached Residential, Agriculture (General), and Agriculture (Limited) with Beekeeping. The uses with an administratorâ&#x20AC;&#x2122;s exception are: Personal Care Residence (Small), Parks and Recreation (Limited), and Utility (Limited). The special exception uses are: Community Home, Child Care (Limited), Community Center (Limited), Cultural Service (Limited), Religious Assembly (Limited), and Religious Assembly (General). Finally, the conditional uses are: Communication Tower, Class C and School, Elementary or Secondary (General).

R1A-H - Single-Unit Attached Residential, High Density

GI - General Industrial

R2-VH - Double-Unit, Very High Density

EMI - Education Medical Institution

RM-M - Multi-Unit, Moderate Density

RP - Residential Planned

LNC - Local Neighborhood Commercial

SP-1 - Specially Planned

CP - Commercial Planned

SP-3 - Specially planned

H - Hillside

GT-A - Golden Triangle A

P - Park

GT-B - Golden Triangle B

UNC - Urban Neighborhood Commercial

GT-C - Golden Triangle C

NDI - Neighborhood Industrial

GT-E - Golden Triangle E

UI - Urban Industrial

Figure 2.26: Surrounding zoning and land use.

PS4.00

Project Scope: LAND USE AND ZONING REQUIREMENTS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

NEARBY AND PROPOSAL LOTS

36 167

165

168 169 170 171 172

240

161 161-A 162-A

163

88-0-1

164

160

82-A 85

247 246 245 244 243 241

158

159

156

157

96 95-1 95-2 94 95 93 88-0-2

253 252

257

251

98 97-0-1

99 100

255 261

271-4 271-5 271-1 0 271-9 265 267 271-3 265-A 263-1 271

266-B 266 266-C 266-A

147 14 7-A 148 148 -A 150 149 151 152 153 155 154

271-1 271-2 264 264-A 263-C 263-A 263 271-6 271-7 271-8

140 140-E-D

102 101

22 23 24 25 26 27 28 29 30 31

105 103 104

140 140--8 6 1140-7 40-B 139 14 141A 1 0-C 40-A 141 140 141 1 144-B 40-F 144-A 143-C 1 143-B 143-A 43 144 143 145 146

107 106 109

The proposed lots are 88-0-1 and 88-0-2, somewhat out of place numerically as the nearby lots are a few numbers above or below and without extra sets of numbers (see fig. 2.20). The 88-0-1 lot is fairly large and is one of the largest within Action Uptown’s focus. The 88-0-2 lot is comparable to any of the other residential lots.

257-A

Figure 2.27 Parcel map showing the proposal lots as well as all the surrounding lots within Action Housing’s focus..

Project Scope: LAND USE AND ZONING REQUIREMENTS

PS4.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK RESIDENTIAL COMPATIBILITY STANDARDS Since the site is in the R1A-H zone, it must conform to the site development standards for that zone. The proposal is allowed to have Contextual Side and Front Setbacks (CSS and CFS respectively) and Contextual Building Heights (CBH). However, as the two lots have adjacent occupied lots, the side setback is zero and the CSS standards do not apply.

The CFS can reduce the required minimum setback to a point established by adjacent construction or by over 50% of the adjacent lots on the same streetside. This has to be demonstrated to the Zoning Administrator with plans, surveys, maps and other evidence. The CFS does not increase the minimum setback nor does it reduce it so much that right-of-way widths are reduced below established minimums.

ZONING

and Figure 2.28: Contextual front setback regulations.

The CBH can be between the zoneâ&#x20AC;&#x2122;s height limit and the average height of the adjacent lots on the same streetside. The CBH does not decrease the maximum allowed height or increase the minimum allowed height.

and

The code recommends any project pursues environmental considerations, but that is outside the scope of this proposal.

Figure 2.29: Contextual building height regulations.

Otherwise, the standards are: Minimum Lot Size: 1,800 sq. ft. Minimum Front Setback: 15 ft. Minimum Rear Setback: 15 ft.

40 ft.

15 ft.

Minimum Exterior Sideyard Setback: 15 ft. Minimum Interior Sideyard Setback: 5 ft. Maximum Height: 40 ft. (3 stories maximum)

15 ft.

5 ft. 1800 sq. ft.

Figure 2.30: Lot standards.

PS4.02

Project Scope: LAND USE AND ZONING REQUIREMENTS

15 ft.

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

RESIDENTIAL COMPATIBILITY STANDARDS Some additional restrictions apply to site development in R1A-H: Dumpsters and refuse receptacles shall be located a minimum of 30 ft from any property in R1A-H. 30 ft.

Operating Hours will be as follows: no trash or recycling will be collected between 10:00 p.m. and 6:00 a.m., no loading/unloading operations will be done between 10:00 p.m. and 6:00 a.m, and construction operations will occur only between the hours of 10:00 p.m. and 6:00 a.m.

Figure 2.31: Required minimum distance to a dumpster.

Noise will not exceed 45 dB between the hours of 10:00 p.m. and 6:00 a.m. or 55 dB at all other times, as measured at the lot line.

< 55 dB

Lights or combinations of lights that casts light on a public street shall not exceed 1 foot-candle (meter reading) as measured from the centerline of the street. Any light or combination of lights that cast light the adjacent lots shall not exceed 0.4 foot-candles (meter reading), as measured no more than 3 ft inside the lot line.

< 45 dB

Figure 2.32: Operating hours and noise regulations.

Odors that are detectable after the air has been diluted with six or more volumes of odor-free air shall not be permitted.

4 ft. candle midway

3 ft. 1 ft. candle

Signs: any sign shall not exceed 12 sq. ft. in face area; the use shall be limited to one sign for each primary entrance; and the sign may be attached to a wall of the building and shall not project more than 12 in. or may be situated as a pole sign not extending more than 12 ft. from the top of the sign to the grade beneath the sign and shall be setback at least 5 ft. from any lot line if that space is unoccupied.

Figure 2.33: Lights limitations.

Figure 2.34: Odors regulations.

<12 ft.

Cornerstone Outlook

<12 in.

<12 sq. ft. >3 ft.

Figure 2.35: Signs regulations.

Project Scope: LAND USE AND ZONING REQUIREMENTS

PS4.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LOT DEVELOPMENT AND COMPLIANCE Of particular interest to this proposal is the potential of attaining a Special Exception in the R1A-H district for a Community Center (Limited). A Community Center (Limited) is a facility used for social or recreational programs generally open to the public and intended to accommodate and serve significant segments of the community which primarily serves the community in which it exists, and with a gross floor area of less than 5,000 square feet and for which fewer than 10 off-street parking spaces are provided. Activities at the community center would have to be noncommercial and nonprofit. During the process of acquiring the Special Exception, the approving body will determine if a community center can exist in the neighborhood based on its location, use, and activity. The proposal may also utilize the Religious Assembly (Limited) use. A Religious Assembly (Limited) is an establishment operated by a religious organization for religious worship, religious training and related religious services for which fewer than 20 parking spaces are required. During the process of acquiring the Special Exception, the approving body will work with the Planning Director to modify the standards and requirements to allow for the proposal to go through. Both uses will need to be handled carefully in regards to normal and event parking and traffic, as well as people and operational loads.

PS4.04

Project Scope: LAND USE AND ZONING REQUIREMENTS

<5000 sq. ft.

Figure 2.36: Lot development required for a community center.

<10

<20 Figure 2.37: Lot development required for a religious assembly.

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

EXEMPTION FROM COMPLIANCE

ZONING

45 days Figure 2.38: Process to get an exemption from compliance to the Community Center or Religious Assembly codes.

The proposal can only be either Community Center (Limited) or Religious Assembly (Limited). Both would require a Special Exception: give an application to the Zoning Administrator, attend a public hearing before the Zoning Board of Adjustments, and receive notice of the decision within 45 days. The Zoning Board of Adjustments will determine that the proposal will not be in any way detrimental to the surrounding neighborhood and propose alternative methods that the proposal may work without a Special Exception if there are discrepancies. The conversion of an existing church is further exempt from compliance with the Residential Compatibility Standards because it satisfies two of the following requirements for exemption: a) Development within the GT, DR, PD districts (see Fig. 2.19 for a map of nearby zones); b) Structural alteration of an existing building when such alteration does not increase the buildingâ&#x20AC;&#x2122;s square footage or height;

500 sq. ft.

c) A change in use that does not increase the number of off-street parking spaces required (minimum one for every 500 sq. ft, maximum one for every 200 sq. ft). 200 sq. ft.

Figure 2.39: Regulations on converting an existing church.

Project Scope: LAND USE AND ZONING REQUIREMENTS

PS4.05

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK Lot Number: 11-K-85 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

STOOP

DOOR MOULDINGS

RAILINGS

WINDOW MOULDINGS

CANOPY

DORMER

FENCING

GABLED ROOF

BASEMENT

FLAT ROOF

2,850 SF 36’ 0’ 30’ 11’ 0’

Figure 2.40: Diagram showing lot 11-K-85.

Lot Number: 11-K-82 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

STOOP

DOOR MOULDINGS

RAILINGS

WINDOW MOULDINGS

CANOPY

DORMER

FENCING

GABLED ROOF

BASEMENT

FLAT ROOF

587 SF 30’ 0’ 0’ 0’ 0’

Figure 2.41: Diagram showing lot 11-K-82.

Lot Number: 11-K-88-0-2 Lot Size: 2,035 SF Height: 38’ Front Setback: 0’ Rear Setback: 62’ Ext. Side-Yard Setback: 0’ Int. Side-Yard Setback: 0’

STOOP

DOOR MOULDINGS

RAILINGS

WINDOW MOULDINGS

CANOPY

DORMER

FENCING

GABLED ROOF

BASEMENT

FLAT ROOF Figure 2.42: Diagram showing lot 11-K-88-0-2.

PS5.00

Project Scope: SITE UTILIZATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

Lot Number: 11-K-85 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

ARC48_550

1,965 SF 36’ 0’ 0’ 0’ 0’

DOOR MOULDINGS

STOOP

WINDOW MOULDINGS

RAILINGS

DORMER

CANOPY

GABLED ROOF

FENCING

FLAT ROOF

BASEMENT

Figure 2.43: Diagram showing lot 11-K-85.

Lot Number: 11-K-160 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

1,190 SF 36’ 0’ 8’ 2’ 0’

DOOR MOULDINGS

STOOP

WINDOW MOULDINGS

RAILINGS

DORMER

CANOPY

GABLED ROOF

FENCING

FLAT ROOF

BASEMENT

Figure 2.44: Diagram showing lot 11-K-160.

Lot Number: 11-K-159 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

2,030 SF 36’ 0’ 70’ 0’ 0’

DOOR MOULDINGS

STOOP

WINDOW MOULDINGS

RAILINGS

DORMER

CANOPY

GABLED ROOF

FENCING

FLAT ROOF

BASEMENT

Figure 2.45: Diagram showing lot 11-K-159.

Project Scope: SITE UTILIZATION

PS5.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK Lot Number: 11-K-169 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

STOOP

DOOR MOULDINGS

RAILINGS

WINDOW MOULDINGS

CANOPY

DORMER

FENCING

GABLED ROOF

BASEMENT

FLAT ROOF

760 SF 32’ 0’ 25’ 0’ 0’

Figure 2.46: Diagram showing lot 11-K-169.

Lot Number: 11-K-168 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

STOOP

DOOR MOULDINGS

RAILINGS

WINDOW MOULDINGS

CANOPY

DORMER

FENCING

GABLED ROOF

BASEMENT

FLAT ROOF

587 SF 34’ 0’ 0’ 8’ 0’

Figure 2.47: Diagram showing lot 11-K-168.

Lot Number: 11-K-175 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

STOOP

DOOR MOULDINGS

RAILINGS

WINDOW MOULDINGS

CANOPY

DORMER

FENCING

GABLED ROOF

BASEMENT

FLAT ROOF

1,050 SF 28’ 0’ 26’ 0’ 3’

Figure 2.48: Diagram showing lot 11-K-175.

PS5.02

Project Scope: SITE UTILIZATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

Lot Number: 11-K-176 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

ARC48_550

1,050 SF 30’ 0’ 38’ 0’ 2

DOOR MOULDINGS

STOOP

WINDOW MOULDINGS

RAILINGS

DORMER

CANOPY

GABLED ROOF

FENCING

FLAT ROOF

BASEMENT

Figure 2.49: Diagram showing lot 11-K-176.

Lot Number: 11-K-177 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

Figure 2.50: Diagram showing lot 11-K-177.

1,050 SF 36’ 0’ 4’ 0’ 0’

DOOR MOULDINGS

STOOP

WINDOW MOULDINGS

RAILINGS

DORMER

CANOPY

GABLED ROOF

FENCING

FLAT ROOF

BASEMENT

Lot Number: 11-K-75 Lot Size: Height: Front Setback: Rear Setback: Ext. Side-Yard Setback: Int. Side-Yard Setback:

3,540 SF 32’ 0’ 17’ 0’ 0’

DOOR MOULDINGS

STOOP

WINDOW MOULDINGS

RAILINGS

DORMER

CANOPY

GABLED ROOF

FENCING

FLAT ROOF

BASEMENT

Figure 2.51: Diagram showing lot 11-K-75.

Project Scope: SITE UTILIZATION

PS5.04

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK SITE UTILIZATION DEVIATION The site deviates in two significant ways, but both are not ultimately issues.

Minimum Front Setback: 15 ft Actual Front Setback: 0 ft Although this does not comply with the current regulations of the Pittsburgh Code of Ordinances, it will not pose a problem because of the Contextual Front Setback exception, given in Section 925.06.B. It holds that as long as more than 50 percent of the buildings on a block have the same front setback, any proposed additions to this building would be able to follow this contextual standard regardless of the minimum front setback requirements for the district.

Figure 2.52: Diagram showing front setback deviation.

PS6.00

Project Scope: SITE UTILIZATION DEVIATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

Maximum Height: 40 ft (max. 3 stories) Actual Height with Apex: 43 ft (3 stories) Actual Height without Apex: 40 ft (3 stories) Although the height of the church exceeds 40 feet when the Ornamental Tower is included, it is acceptable by code because of the Exemptions from Height Standards given in Section 925.07.C of the Pittsburgh Code of Ordinances. The 7th item in this section exempts “Monuments and Ornamental Towers” from compliance with Height Standards for the zoning district.

Figure 2.53: Diagram showing height deviation.

Project Scope: SITE UTILIZATION DEVIATION

PS6.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK EXTERIOR CONDITIONS

1. Brickwork - in spots the brick facing is crumbling or in disrepair. With no original plaster surfacing the bricks have been exposed to the environment. These bricks would need to be restored.

8. Window Debris - in the back yard the coverings over the windows are in severe disrepair. This would need to be addressed as part of the restoration of the back area. 9. Plaster - the western wall of the building is covered in an aging plaster that has visible cracks and is peeling away from the brickwork. It would need to be replaced or removed. 10. Faux Brick - the attached lot is covered in a faux brick facing over the original brickwork. The purpose of this is unclear, as the original brick is not completely gone. This would have to be addressed as part of the back yard restoration.

5. Chimneys - two chimneys extend above the roof. These chimneys may be unstable and may need to be demolished to improve the look of the building.

7. Plant Growth - untended plants have encroached on the back of the building. These plants conceal parts of the building and may pose a hazard to the old brickwork. Along with the growth in the yards, these plants would need to be controlled.

Figure 2.54: Key map.

4. Stained Glass Windows - of the twenty one windows around the building, eight are completely covered by a fiberglass covering, perhaps missing, three are partially covered, one is boarded over, two have steel bars, and the rest are dirty and unused exposed glass. All would need to be restored, replaced, or repaired.

6. Side Door - the side door in the back of the side yard is dilapidated. It should be part of the general restoration of the building.

2. Gaps in Sidewalk - in two spots at the front facade are holes in the sidewalk leading to basement glazing. The bricks around them are in disrepair and pose a danger to foot traffic outside the building. These holes would need to be repaired. 3. Window Frames - the wooden frames around the windows have peeling paint and are in disrepair. A climatic seal and aesthetic quality would need to be preserved. They would all need to be repaired or replaced.

10 Figure 2.55: Detail photos of exterior conditions keyed to overall photos.

PS7.00

Project Scope: CONDITION

ACTION UPTOWN: CORNERSTONE OUTLOOK

INTERIOR CONDITIONS

ORGANIZED

RARELY USED

ARC48_550

The quality of the interior conditions ranges from fully functional and well-kept to absolute clutter and disuse. The unkempt rooms, particularly the closet spaces in the basement and the partitioned rooms on the second floor balcony, have been reduced to storage spaces without a sense of organization. Behind the clutter of piled up storage are signs of a sick building. The original stained glass windows have gaps throughout the window frames or even have glass panels all together missing. Interior walls and ceilings suffer from heavy water damage. Molds are evident around the corners of rooms. Layers of wall plaster, ceiling boards, and floor tilings are found in deteriorated states throughout the entirety of the church.

OUT OF USE

CLUTTER

UNINHABITABLE

Figure 2.56: Detail photos of interior conditions ranging from organized to rarely used to out of use to clutter to uninhabitable.

Project Scope: CONDITION

PS7.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK EXTERIOR MATERIAL MAPPING The exterior of the church building is primarily composed of masonry with conrete details. The roof is covered in tiles while a small back area has a plaster roof. Roof trim is made out of fascia. The windows and doors are framed with painted wood.

3 5 1

4 6 2

Painted Wood Plaster Masonry Fascia Concrete Roof Tiles

Figure 2.58: Unfolded material mapping of the exterior of church building with photo keys.

FACADE DETERIORATION Significant portions of the south and east facades require restoration of the masonry exterior. Some areas would need to be replaced completely as the bricks there are gone or falling apart. The north and west facades have extensive foliage cover that would need to be removed and the masonry there checked for structural faults. Some areas of the masonry there would also need a facing restoration. The estimated area that would need to be completely replaced is 30.8 sq ft, so the estimated number of bricks would be about 220 bricks (mortar included). The estimated area that would need to be partially restored is 60 sq ft, so the estimated number of bricks within that area is about 430 bricks. Since the amount of degradation varies, some of these bricks might need to be completely replaced after inspection. The estimated area of foliage cover is 343 sq ft, however the bricks that may be structurally compromised may only comprise a small percentage of that area.

PS8.00

Project Scope: MATERIALS AND CONSTRUCTION

South

North

East

West Face restoration Complete replacement Foliage removal Figure 2.57: Elevations mapping areas and types of deterioration and restoration on church building.

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

Figure 2.59: Detail photos of exterior materials.

Project Scope: MATERIALS AND CONSTRUCTION

PS8.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK INTERIOR MATERIAL MAPPING The interior has a larger material palette. Some floors, like the lobby and Wood the elevated area in the main space, have carpets, while the rest of the main space is tiled. Plaster The basement’s floor is painted concrete. Most of the interior walls areExposed either wood or wood combined Concrete Masonry with plaster, split at a height above the floor. The and plaster basement’s ceilingWood is panelled and the ceiling of the main space is wood. There is some exposed concrete Carpet masonry in the basement. The rest of the interior is Painted concrete plaster.

DOOR

Ceiling panels Wood

Tiled

DOOR

Plaster DOOR

Wall connection Exposed Concrete Masonry

Floor connection Wood and plaster Carpet Painted concrete

Ceiling panels

FIRST FLOOR

Tiled

8 STAIRS

STAIRS

Wall connection

DOOR

A A B

DOOR

Floor connection TOP FLOOR

STAIRS

TOP FLOOR

C A B

STAIRS

FIRST FLOOR

DOOR

BALCONY12

DOOR

TOP FLOOR

BASEMENT 11

KITCHEN

TOP FLOOR

STAIRS

Figure 2.60: Unfolded material mapping of the interior of church building with photo keys.

BASEMENT

PS8.02

KITCHEN

Project Scope: STAIRS

MATERIALS AND CONSTRUCTION

BALCONY

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

Figure 2.61: Detail photos of interior materials.

Project Scope: MATERIALS AND CONSTRUCTION

PS8.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK ACTIVE SYSTEMS The active systems in the church building include ducts and their associated machinery, faucets and toilets, windows and doors, and miscellaneous appliances.

COMBINED ACTIVE SYSTEMS This graphic shows the active systems combined. All of the systems utilize user input to function, however many interface with passive systems as part of the whole building. Although the active systems appeared to be still functional, most of them were in need of retrofitting.

Figure 2.62: Diagram showing all active systems.

DUCTS The ducts extend from air handling units located in a mechanical room in the basement. The darker ducts are guessed at based on the locations of vents. Most of the vents are located in the floors with one potentially exiting out of the building.

Figure 2.63: Diagram showing ducts.

PS9.00

Project Scope: SYSTEMS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

FAUCETS AND TOILETS The majority of the faucets and toilets are in the basement. A faucet and toilet are located on the ground floor in two back rooms on the north end. The rest of the faucets and toilets are spread between the kitchen and two bathrooms in the basement.

Figure 2.64: Diagram showing faucets and toilets.

WINDOWS AND DOORS The first floor has a number of standard sized doors and also the large garage doors separating the main space from the extension area on the east side. The basement has some smaller doors leading to storage areas and a mechanical space. A vestibule connects the main entrance to two doors that lead to the sanctuary space. The sanctuary is divided by two folding doors that distinguish the worshiping area from the waiting space. Similar folding doors are also installed on the second floor, separating the balcony from the storage rooms.

Figure 2.65: Diagram showing windows and doors.

MISCELLANEOUS APPLIANCES The ceilings of the sanctuary are equipped with fans and hanging lights. These appliances appear to be crucial elements to the space as they are integrated parts of the material palette (mahogany wood) and a historic aesthetic. The basement has long rows of fluorescent set in the ceiling. The kitchen in the basement is equipped with appliances such as a refrigerator, freezer, stove and oven.

Figure 2.66: Diagram showing miscellaneous appliances.

Project Scope: SYSTEMS

PS9.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK PASSIVE SYSTEMS The passive systems in the church building include fire safety, water pipes, pews as a unique furniture system, and electrical wiring.

COMBINED PASSIVE SYSTEMS This graphic shows the passive systems combined. All of the systems remain active without user input, however many interface with passive systems as part of the whole building.

Figure 2.67: Diagram showing all passive systems.

FIRE SAFETY The only visible element of fire safety in the building is a fire extinguisher located in the extension space. It is unknown if there is fire insulation within any of the walls or roof. An alternative means of exit exists on the east facade of the church, although it appears to be inoperable.

Figure 2.68: Diagram showing fire safety equipment.

PS9.02

Project Scope: SYSTEMS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550 WATER PIPES

There are visible pipes in the mechanical room and the bathrooms in the basement and in the back rooms on the north end of the extension space. Their connections are unknown, however the pipes used for heating have to lead to the boiler and there also has to be a separate set of pipes for sewage.

Figure 2.69: Diagram showing water pipes.

PEWS The pews represent a unique passive system in the building because of their significant presence and importance to the church as a gathering place. The pews offer opportunities for recycling, as a furniture or resource for reusable material (wood). There is one pew that is half the length of the others.

Figure 2.70: Diagram showing pews.

ELECTRICAL WIRING The majority of the visible wires are on the first floor, with several prominently leading to the hanging lights and fans in the main space. There is a circuit breaker in the kitchen in the basement. It is unknown how the wires connect through the floors and walls.

Figure 2.71: Diagram showing electrical wiring.

Project Scope: SYSTEMS

PS9.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK CASE STUDY AND PRECEDENT ANALYSIS lawn

These are case studies and precedents that influenced the proposal. Each one contributes to one or two elements of the total design.

live/work

High Line Field Operations, New York, New York, USA Deichmann Square Chyutin Architects, Beâ&#x20AC;&#x2122; er Sheba, Israel Both of these projects utilized an active concrete intervention to spatially improve greenspace as well as providing seating and leisure areas.

1+2

Chicken Point Cabin Olson Kundig Architects, Hayden, Idaho, USA This cabin features a unique door that opens to a vista. The door is manually operated and syncs with the program of the resident.

Custom Bookshelf DBD Studio, Washington DC, USA This fabricated wood shelving system, built under space limitations, fuses aesthetics with functionality with modern technology.

church

storage

Figure 2.72: Lawn design, bringing life to outdoor activity.

Figure 2.73: Bringing the outdoors inside by opening to the lawn.

Figure 2.74: Interactive wall system .

Boekhandel Selexyz Dominicanenkerk Merkx and Girod Architects, Maastricht, The Netherlands

Private Home Willis Greenhalgh Architects, Brisbane, Australia These retrofit projects introduced activities into existing church buildings and engaged their respective communities.

5+6 Figure 2.75: Renovation of Church interior to introduce diverse types of occupancy.

LiveWork Studio Studio dâ&#x20AC;&#x2122;ARC Architects, Pittsburgh, Pennsylvania, USA

Live Work Home, Syracuse Cook + Fox Architects, Syracuse, New York, USA These projects combined live and work into seamless experiences that mutually benefited their clients. The Live Work Home also features a large exterior door. Lllycaffe Push Button House Cafe Adam Kalkin, New York, New York, USA Snack Box Muvbox, New York, New York, USA These projects take cargo containers and make them habitable, filling the containers full of use, in a public setting, to achieve an effective actuating element.

PS10.00

Project Scope: TYPOLOGY CASE STUDY AND PRECEDENT

7+8 Figure 2.76: Live/work, where live and work coexist.

9 + 10 Figure 2.77: moveable storage unit.

ACTION UPTOWN: CORNERSTONE OUTLOOK

10 Project Scope: TYPOLOGY CASE STUDY AND PRECEDENT

ARC48_550

PS10.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK CODE ANALYSIS The code analysis is extracted from the 2009 Edition of the International Building Code. This page lists various specific definitions that are useful in understanding the original code text. The opposite page displays a reorganization scheme that groups similar code sections for facilitated reading and understanding as applied in the following pages. Useful Definitions: ACCESSIBLE: A site, building, facility or portion thereof that allows for wheelchair and disabled access. ADDITION: An extension or increase in floor area or height of a building or structure. ALLOWABLE STRESS DESIGN: A method of proportioning structural members, such computed stresses do not exceed specified allowable stresses. ALTERATION: Any construction or renovation to an existing structure other than repair or addition. APPROVED: Acceptable to the code official or authority having jurisdiction. BUILDING AREA: The area included within surrounding exterior walls. BUILDING OFFICIAL: The officer or other designated authority charged with the administration and enforcement of this code, or a duly authorized representative. In Pittsburgh, this is the Bureau of Building Inspection, which can be contacted at 412-255-2181. CONSTRUCTION DOCUMENTS: Written, graphic and pictorial documents prepared or assembled for describing the design, location and physical characteristics of the elements of a project necessary for obtaining a building permit. DWELLING UNIT: A single unit providing complete, independent living facilities for one or more persons in the form of habitable spaces. EXIT: A fire-protected passage out of a building. EXIT ACCESS: That portion of a means of egress system that leads from any occupied portion of a building or structure to an exit. EXIT PASSAGEWAY: An exit component that is separated from other interior spaces by fire-resistance-rated construction and opening protectives. FIRE AREA: The aggregate floor area enclosed and bounded by fire-resistance-rated walls. HABITABLE SPACE: A space for living, sleeping, eating or cooking that is not a bathroom, toilet room, closet, hall, storage or utility space. HANDRAIL: A horizontal or sloping rail intended for grasping by the hand for guidance or support. INTERNATIONAL RESIDENTIAL CODE: The code part of the ICC family of codes that deals specifically with residential construction. LOAD AND RESISTANCE FACTOR DESIGN: A method of proportioning structural members and their connections using load and resistance factors such that no limiting cases are achieved when the members are subjected to loads. MEANS OF EGRESS: A continuous and unobstructed path of vertical and horizontal egress travel from any occupied portion of a building or structure to a public way. NOSING: The leading edge of treads of stairs and of landings at the top of stairway flights. OCCUPANT LOAD: The number of persons for which the means of egress of a building or portion thereof is designed. PERMIT: An official document or certificate issued by the authority having jurisdiction which authorizes performance of a specified activity. PRIMARY FUNCTION: A primary function is a major activity for which the facility is intended. PUBLIC WAY: A street, alley or other parcel of land open to the outside air leading to a street. REGISTERED DESIGN PROFESSIONAL: An individual who is registered or licensed to practice their respective design profession (architecture) as defined by the statutory requirements of the professional registration laws of the state or jurisdiction in which the project is to be constructed. RELIGIOUS WORSHIP, PLACE OF: A building or portion thereof intended for the performance of religious services. REPAIR: The reconstruction or renewal of any part of an existing building for the purpose of its maintenance. STAIRWAY: One or more flights of stairs, either exterior or interior, with the necessary landings and platforms connecting them, to form a continuous and uninterrupted passage from one level to another. STORY: That portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above. TECHNICALLY INFEASIBLE: A fully code compliant and necessary-for-accessibility alteration of a building that has little likelihood of being accomplished because the existing structural conditions require the removal or alteration of an essential load-bearing member or because other existing physical or site constraints prohibit it.

CA1.00

Code Analysis: DEFINITIONS

ACTION UPTOWN: CORNERSTONE OUTLOOK 105 Permits 107 Submittal Documents 110 Inspections 111 Certificate of Occupancy 112 Service Utilities 303 Assembly Group A 310 Residential Group R 311 Storage Group S 419 Live/work Units 505 Mezzanines 508 Mixed Use and Occupancy 1004 Occupant Load 1009 Stairways 1010 Ramps 1011 Exit Signs 1012 Handrails 1021 Number of Exits and Continuity 1028 Assembly 1208 Interior Space Dimensions

Permits 105 Submittal Documents 107 Inspections 110 Certificate of Occupancy 111 Assembly Group A 303 Residential Group R 310 Live/work Units 419 Storage Group S 311 Change of Occupancy 3408 Mixed Use and Occupancy 508 Accessibility for Existing Buildings 3411 Compliance Alternatives (Existing) 3412 Repairs 3405 Alterations 3404 Additions 3403 Construction Safeguards 3302 Protection of Adjoining Property 3307

Demolition 3303 Site Work 3304 Excavation, Grading and Fill 1804 1604 General Design Requirements Formwork, Embedded Pipes and Construction Joints 1906 1804 Excavation, Grading and Fill Service Utilities 112 1906 Formwork, Embedded Pipes and Construction Joints 3302 Construction Safeguards 3303 Demolition 3304 Site Work 3307 Protection of Adjoining Property 3403 Additions 3404 Alterations 3405 Repairs 3407 Glass Replacement 3408 Change of Occupancy 3411 Accessibility for Existing Buildings 3412 Compliance Alternatives (Existing) HI09 Ground Signs

General Design Requirements 1604 Occupant Load 1004 Assembly 1028 Interior Space Dimensions 1208 Mezzanines 505

ARC48_550

REORGANIZATION DIAGRAM This reorganization diagram shows the revised order of sections that are analyzed in the following pages. On the left are all the sections in their original order in the IBC that are relevant to the proposal and on the right is the revised list broken down by type. The new “chapters” are as follows and are analyzed in sequence in the following pages: Application: CA2.00 - CA2.01 Building Land Use: CA3.01 - CA3.03 Construction: CA4.00 - CA4.01 Adaptive Transformation: CA5.00 - CA5.03 A comprehensive conclusion for the entire code analysis is at the end of this section on pages CA6.00 and CA 6.01.

Stairways 1009 Ramps 1010 Number of Exits and Continuity 1021 Glass Replacement 3407 Ground Signs HI09 Exit Signs 1011 Handrails 1012

Code Analysis: SEQUENCE OF SECTIONS

CA1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 105: PERMITS Section 105 deals with Permits. This section applies to all construction with some exceptions. Since the proposal is composed of substantial construction, a permit is required. Subsection 105.1 indicates that a project that is construction, alteration, repair, demolition, or that changes the occupancy of a structure, or that involves new electrical, gas, mechanical, or plumbing systems needs a permit. For the proposal, this is the case. Subsection 105.3 describes the process to get a permit: locate and describe the proposal, its use and occupancy, include construction documents, describe the value and sign this package and give it to the building official.

107: SUBMITTAL DOCUMENTS Section 107 deals with Submittal Documents. These are the documents required to be submitted for a permit. Subsection 107.1 describes the submission. As described in 105.3, the documents must include construction documents, any site data and other data.

CA2.00

Code Analysis: APPLICATION

105.1

Required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.

105.3

Application for permit. To obtain a permit, the applicant shall first file an application therefor in writing on a form furnished by the department of building safety for that purpose. Such application shall: 1. Identify and describe the work to be covered by the permit for which application is made. 2. Describe the land on which the proposed work is to be done by legal description, street address or similar description that will readily identify and definitely locate the proposed building or work. 3. Indicate the use and occupancy for which the proposed work is intended. 4. Be accompanied by construction documents and other information as required in Section 107. 5. State the valuation of the proposed work. 6. Be signed by the applicant, or the applicant's authorized agent. 7. Give such other data and information as required by the building official.

107.1

General. Submittal documents consisting of construction documents, statement of special inspections, geotechnical report and other data shall be submitted in two or more sets with each permit application. The construction documents shall be prepared by a registered design professional where required by the statutes of the jurisdiction in which the project is to be constructed. Where special conditions exist, the building official is authorized to require additional construction documents to be prepared by a registered design professional.

ACTION UPTOWN: CORNERSTONE OUTLOOK

110.1

General. Construction or work for which a permit is required shall be subject to inspection by the building official and such construction or work shall remain accessible and exposed for inspection purposes until approved. Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Inspections presuming to give authority to violate or cancel the provisions of this code or of other ordinances of the jurisdiction shall not be valid. It shall be the duty of the permit applicant to cause the work to remain accessible and exposed for inspection purposes. Neither the building official nor the jurisdiction shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.

111.1

Use and occupancy. No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made, until the building official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction.

111.3

Temporary occupancy. The building official is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit, provided that such portion or portions shall be occupied safely. The building official shall set a time period during which the temporary certificate of occupancy is valid.

ARC48_550

110: INSPECTIONS Section 110 deals with Inspections. Inspections are required for any project that requires a permit. Construction cannot proceed until an inspector has verified the integrity of the completed parts. Subsection 110.1 indicates that the completed parts of construction need to remain accessible for an inspector and that any materials required for the inspection be handled without making the inspection agency liable.

111: CERTIFICATE OF OCCUPANCY Section 111 deals with the Certificate of Occupancy. This certificate allows the proposal to be occupied once it has been constructed and inspected. Subsection 111.1 indicates that both construction and a change of occupancy require certificates of occupancy to be issued by the building official. Subsection 111.3 allows for a certificate of occupancy to be issued temporarily for a part of the proposal to be occupied before the entire proposal is completed. The process of inspections and temporary certificates of occupancy can be useful for the proposal to arrange each part of the proposal to be subsequently open to the public once it is complete: the live/work space can be open for habitation, the community center can be open for events, and the lawn can be open for occupancy. Also, the future additions to the proposals will have to go through their own permit and inspection processes.

Code Analysis: APPLICATION

CA2.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 303: ASSEMBLY GROUP A Section 303 deals with Assembly Group A. This is the group that the community center part of the proposal would fall into. Subsection 105.1 describes all of the types of construction that would be classified as assembly, including for the gathering for social or religious functions, or recreation. The subsection further lists specific descriptions, including community halls, gymnasiums, and places of religious worship. Since the community center part of the proposal includes these functions, the proposal falls into Assembly Group A-3.

310: RESIDENTIAL GROUP R Section 310 deals with Residential Group R. This is the group that the live/work part of the proposal would fall into. Subsection 310.1 describes all of the types of construction that would be classified as residential, namely anything that can be slept in as long as it is not regulated by the IRC or is not classified as Institutional Group I. Both of these special cases do not apply, the live/work part of the proposal is regulated by this code. The subsection further lists specific descriptions, including live/work units, indicating that the proposal falls into Residential Group R-2.

419: LIVE\WORK UNITS Section 419 deals with Live\Work Units. This is the group that the live/work part of the proposal would fall into. Subsection 419.1 describes what a live\work unit is along with limitations. The unit cannot be more than 3000 GASF, the office spaces must be on the first floor and not more than 50% of the space, and only five additional personnel are allowed to occupy the space along with the live/workers.

CA3.00

Code Analysis: BUILDING LAND USE

303.1

Assembly Group A. Assembly Group A occupancy includes, among others, the use of a building or structure, or a portion thereof, for the gathering of persons for purposes such as civic, social or religious functions; recreation, food or drink consumption or awaiting transportation. ... A-3: Assembly uses intended for worship, recreation or amusement and other assembly uses not classified elsewhere in Group A including, but not limited to: ... Community halls ... Gymnasiums (without spectator seating) ... Places of religious worship

310.1

Residential Group R. Residential Group R includes, among others, the use of a building or structure, or a portion thereof, for sleeping purposes when not classified as an Institutional Group I or when not regulated by the International Residential Code in accordance with Section 101.2. Residential occupancies shall include the following: ... R-2: Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature, including: ... live/work units

419.1

General. A live/work unit is a dwelling unit or sleeping unit in which a significant portion of the space includes a nonresidential use that is operated by the tenant and shall comply with Sections 419.1 through 419.8. ... 419.1.1 Limitations. The following shall apply to all live/work areas: 1. The live/work unit is permitted to be a maximum of 3,000 square feet (279 m2); 2. The nonresidential area is permitted to be a maximum 50 percent of the area of each live/work unit; 3. The nonresidential area function shall be limited to the first or main floor only of the live/work unit; and 4. A maximum of five nonresidential workers or employees are allowed to occupy the nonresidential area at any one time.

ACTION UPTOWN: CORNERSTONE OUTLOOK

311.1

Storage Group S. Storage Group S occupancy includes, among others, the use of a building or structure, or a portion thereof, for storage that is not classified as a hazardous occupancy.

ARC48_550

311: STORAGE GROUP S Section 311 deals with Storage Group S. This is the group that the mobile storage future part of th proposal would most nearly fall into. Subsection 311.1 indicates that the storage would fall into this group as long as it is not classified as hazardous occupancy. According to Section 307, High-Hazard Group H, Exception 3, any closed system using flammable gases would not be classified as hazardous. This means that the outdoor grill equipment that would be part of the storage would not exclude the storage future part of the proposal from Storage Group S as it is not hazardous.

3408.1

Conformance. No change shall be made in the use or occupancy of any building that would place the building in a different division of the same group of occupancies or in a different group of occupancies, unless such building is made to comply with the requirements of this code for such division or group of occupancies. Subject to the approval of the building official, the use or occupancy of existing buildings shall be permitted to be changed and the building is allowed to be occupied for purposes in other groups without conforming to all the requirements of this code for those groups, provided the new or proposed use is less hazardous, based on life and fire risk, than the existing use.

508.1

General. Each portion of a building shall be individually classified in accordance with Section 302.1. Where a building contains more than one occupancy group, the building or portion thereof shall comply with the applicable provisions of Section 508.2,508.3 or 508.4, or a combination of these sections.

3408: CHANGE OF OCCUPANCY Section 3408 deals with a Change of Occupancy. This occurs in the entirety of the proposal because a former church becomes a community center, a former attached residence becomes a live/work space, and a former sideyard becomes a communal lawn. Subsection 3408.1 indicates that the changed occupancy must conform to the new codes for the new occupancy, which is the goal of these pages.

508: MIXED USE AND OCCUPANCY Section 508 deals with Mixed Use and Occupancy. The proposal falls under this section because it is a mixture of at least an Assembly, Residential, and Storage uses. Subsection 508.1 indicates that each use needs to conform to its applicable code requirements.

Code Analysis: BUILDING LAND USE

CA3.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 3411: ACCESSIBILITY FOR EXISTING BUILDINGS Section 3411 deals with Accessibility for Existing Buildings. This section applies because the community center and live/work parts of the proposal are alterations of existing buildings. Subsection 3411.1 indicates that this section encompasses any construction that changes occupancy, adds to, or alters an existing building, which the community center and live/work parts of the proposal are. Subsection 3411.4 describes the regulations for a change of occupancy as it applies to existing buildings, indicating that certain accessible features must be part of the change: one or more accessible entrances and one or more accessible routes from said entrances to primary function areas. Subsection 3411.5 describes that any additions must follow the regulations for new construction. Subsection 3411.6 describes that any alterations must follow rules of accessibility outlined in Chapter 11 and ICC A117.1 unless technically infeasible. Subsection 3411.7 describes that any alterations affecting a primary function area, which is the case in the community center, must follow rules of accessibility. This compliance must also include accessible toilets or drinking fountains that serve the primary function area.

3412: COMPLIANCE ALTERNATIVES Section 3412 deals with Compliance Alternatives. These can be used with existing buildings without requiring the regular provisions. Subsection 3412.1 indicates that this section permits alteration and addition as long as the construction maintains or increases the quality of the existing building without requiring the regular provisions in preceding sections.

CA3.02

Code Analysis: BUILDING LAND USE

3411.1

Scope. The provisions of Sections 3411.1 through 3411.9 apply to maintenance, change of occupancy, additions and alterations to existing buildings, including those identified as historic buildings.

3411.4

Change of occupancy. Existing buildings that undergo a change of group or occupancy shall comply with this section.

... 3411.4.2 Complete change of occupancy. Where an entire building undergoes a change of occupancy, it shall comply with Section 3411.4.1 and shall have all of the following accessible features: 1. At least one accessible building entrance. 2. At least one accessible route from an accessible building entrance to primary function areas. 3. Signage complying with Section 1110. ...

3411.5

Additions. Provisions for new construction shall apply to additions. An addition that affects the accessibility to, or contains an area of, a primary function shall comply with the requirements in Section 3411.7.

3411.6

Alterations. A building, facility or element that is altered shall comply with the applicable provisions in Chapter 11 of this code and ICC A117.1, unless technically infeasible. Where compliance with this section is technically infeasible, the alteration shall provide access to the maximum extent technically feasible.

3411.7

Alterations affecting an area containing a primary function. Where an alteration affects the accessibility to, or contains an area of primary function, the route to the primary function area shall be accessible. The accessible route to the primary function area shall include toilet facilities or drinking fountains serving the area of primary function.

3412.1

Compliance. The provisions of this section are intended to maintain or increase the current degree of public safety, health and general welfare in existing buildings while permitting repair, alteration, addition and change of occupancy without requiring full compliance with Chapters 2 through 33, or Sections 3401.3, and 3403 through 3409, except where compliance with other provisions of this code is specifically required in this section.

ACTION UPTOWN: CORNERSTONE OUTLOOK

3405.1

General. Buildings and structures, and parts thereof, shall be repaired in compliance with Section 3401.2. Work on nondamaged components that is necessary for the required repair of damaged components shall be considered part of the repair and shall not be subject to the requirements for alterations in this chapter. Routine maintenance required by Section 3401.2, ordinary repairs exempt from permit in accordance with Section 105.2, and abatement of wear due to normal service conditions shall not be subject to the requirements for repairs in this section.

3404.1

General. Except as provided by Section 3401.4 or this section, alterations to any building or structure shall comply with the requirements of the code for new construction. Alterations shall be such that the existing building or structure is no less complying with the provisions of this code than the existing building or structure was prior to the alteration.

ARC48_550 3405: REPAIRS

Section 3405 deals with Repairs. This applies to the part of the proposal that involves the restoration of the exterior of the church building. Subsection 3405.1 indicates that repairs are to be made to levels described in Section 3401.2, namely levels of normal safeness, and that routine maintenance is also required to maintain those safety levels.

3404: ALTERATIONS Section 3404 deals with Alterations. This applies to the community center and live/work parts of the proposal. Subsection 3404.1 indicates that the alterations must not reduce the buildingâ&#x20AC;&#x2122;s code compliance and must comply with code for new construction.

3403.1

General. Additions to any building or structure shall comply with the requirements of this code for new construction. Alterations to the existing building or structure shall be made to ensure that the existing building or structure together with the addition are no less conforming with the provisions of this code than the existing building or structure was prior to the addition. An existing building together with its additions shall comply with the height and area provisions of Chapter 5.

3403: ADDITIONS Section 3403 deals with Additions. This applies to the community lawn and storage parts of the proposal. Subsection 3403.1 indicates that the additions must not reduce the buildingâ&#x20AC;&#x2122;s code compliance and must comply with code for new construction.

Code Analysis: BUILDING LAND USE

CA3.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 3302: CONSTRUCTION SAFEGUARDS Section 3302 deals with Construction Safeguards. These are necessary precautions on a construction site. Subsection 3302.1 indicates that exits, fire protection, and sanitation are required to be maintained during construction of additions or alterations only if the building is occupied. Since the proposalâ&#x20AC;&#x2122;s construction will not be thus, these safeguards do not apply.

3307: PROTECTION OF ADJOINING PROPERTY Section 3307 deals with Protection of Adjoining Property. This is a regulation governing how nearby buildings are to be protected and warned of nearby construction. Subsection 3307.1 indicates that connecting walls and any roofs, foundations, footings, chimneys, and skylights must be protected during construction. Any water and erosion at the construction site must be controlled, as well as demolition. Also, notice of construction activities must be given to the nearby buildings no more than 10 days before construction begins.

3303: DEMOLITION Section 3303 deals with Demolition. Demolition is required in most of the proposal, largely in the live/ work and the lawn parts. Subsection 3303.1 indicates that the building official may require construction documents and a schedule of demolition.

3302.1

Remodeling and additions. Required exits, existing structural elements, fire protection devices and sanitary safeguards shall be maintained at all times during remodeling, alterations, repairs or additions to any building or structure. Exceptions: 1. When such required elements or devices are being remodeled, altered or repaired, adequate substitute provisions shall be made. 2. When the existing building is not occupied.

3307.1

Protection required. Adjoining public and private property shall be protected from damage during construction, remodeling and demolition work. Protection must be provided for footings, foundations, party walls, chimneys, skylights and roofs. Provisions shall be made to control water runoff and erosion during construction or demolition activities. The person making or causing an excavation to be made shall provide written notice to the owners of adjoining buildings advising them that the excavation is to be made and that the adjoining buildings should be protected. Said notification shall be delivered not less than 10 days prior to the scheduled starting date of the excavation.

3303.1

Construction documents. Construction documents and a schedule for demolition must be submitted when required by the building official. Where such information is required, no work shall be done until such construction documents or schedule, or both, are approved.

3303.2

Pedestrian protection. The work of demolishing any building shall not be commenced until pedestrian protection is in place as required by this chapter.

Subsection 3303.2 indicates that pedestrian protection must be in place before demolition can begin. As the proposal is adjacent to active sidewalks, this provision applies.

3304: SITE WORK Section 3304 deals with Site Work. This section applies mostly to the lawn part of the proposal, but may come into effect in the other parts too. Subsection 3304.1 indicates that any remaining chunks of wood or formwork be removed from the site before the building is occupied.

CA4.00

Code Analysis: CONSTRUCTION

3304.1

Excavation and fill. Excavation and fill for buildings and structures shall be constructed or protected so as not to endanger life or property. Stumps and roots shall be removed from the soil to a depth of at least 12 inches (305 mm) below the surface of the ground in the area to be occupied by the building. Wood forms which have been used in placing concrete, if within the ground or between foundation sills and the ground, shall be removed before a building is occupied or used for any purpose. Before completion, loose or casual wood shall be removed from direct contact with the ground under the building.

ACTION UPTOWN: CORNERSTONE OUTLOOK

1804.1

Excavation near foundations. Excavation for any purpose shall not remove lateral support from any foundation without first underpinning or protecting the foundation against settlement or lateral translation.

ARC48_550

1804: EXCAVATION, GRADING AND FILL Section 1804 deals with Excavation, Grading, and Fill. This applies because the live/work, lawn, and storage parts of the proposal include excavation work. Subsection 1804.1 indicates that any nearby foundations be supported before excavation commences. All three parts, the live/work, lawn, and storage, include excavation near the church building, so they would need to follow this provision.

1906.3

Conduits and pipes embedded in concrete. Conduits, pipes and sleeves of any material not harmful to concrete and within the limitations of ACI 318, Section 6.3, are permitted to be embedded in concrete with approval of the registered design professional.

1906: FORMWORK, EMBEDDED PIPES AND CONSTRUCTION JOINTS Section 1906 deals with Formwork, Embedded Pipes, and Construction Joints. The formwork regulations are standard, but since the lawn part of the proposal has an embedded sprinkler system, the part of the section dealing with embedded pipes applies. Subsection 1906.3 indicates that as long as the pipes are not harmful to the concrete they are in within the limitations in ACI, they can be embedded in the concrete.

112.2

Temporary connection. The building official shall have the authority to authorize the temporary connection of the building or system to the utility source of energy, fuel or power.

112: SERVICE UTILITIES Section 112 deals with Service Utilities. The community center, live/work space, and lawn parts of the proposal all use utilities, but may begin to use them at different times. Subsection 112.2 indicates that it is possible for utilities to be connected to a part of the building if allowed by the building official. This is important to allow for the function and occupancy of the parts of the proposal that are completed before the rest of the proposal is completed.

Code Analysis: CONSTRUCTION

CA4.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 1604 : GENERAL DESIGN REQUIREMENTS Section 1604 deals with General Design Requirements. These are regulations defining structural and material design standards. This applies throughout the proposal.

1604.1

General. Building, structures and parts thereof shall be designed and constructed in accordance with strength design, load and resistance factor design, allowable stress design, empirical design or conventional construction methods, as permitted by the applicable material chapters.

Subsection 1604.1 indicates that any design should follow strength, load, stress and empirical design standards and methods. While the proposal does not go into specific load calculations, this section is important to keep in mind during design to allow for structural considerations.

1004 : OCCUPANT LOAD Section 1004 deals with the Occupant Load. This defines how many occupants the proposal may hold. From this calculation the number of required exits can be established, as analyzed in a later section.

1004.6

Mezzanine levels. The occupant load of a mezzanine level with egress onto a room or area below shall be added to that room or areaâ&#x20AC;&#x2122;s occupant load, and the capacity of the exits shall be designed for the total occupant load thus established. TABLE 1004.1.1: MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT:

Subsection 1604.6 indicates that a mezzanine is to be counted as part of the space below it for purposes of calculating occupant load.

Unconcentrated Assembly(tables and chairs) Exercise Rooms

50 gross sq. ft.

Table 1004.1.1 lists some functions and their maximum assignable floor square footages for occupant load calculation that are relevant to the proposal. Assuming a square footage for the part of the community center that is not used for exercise of 4000 sq. ft., 1000 sq. ft. for the exercise rooms, and 3000 sq. ft. for the live/work space, the total occupant load comes out to be 302.

Residential

200 gross sq. ft.

1028 : ASSEMBLY Section 1028 deals with Assembly. This applies to the community center part of the proposal. Subsection 1028.2 indicates that any building with an occupant load greater than 300 must have a main exit. According to Table 1004.1.1 from Section 1004, the occupant load for the community center part of the proposal is less than that. Thus it does not have to have a designated main exit and may follow standard regulations on exit count.

CA5.00

Code Analysis: ADAPTIVE TRANSFORMATION

1028.2

15 net sq. ft.

Assembly main exit. Group A occupancies and assembly occupancies accessory to Group E occupancies that have an occupant load of greater than 300 shall be provided with a main exit. The main exit shall be of sufficient width to accommodate not less than one-half of the occupant load, but such width shall not be less than the total required width of all means of egress leading to the exit. Where the building is classified as a Group A occupancy, the main exit shall front on at least one street or an unoccupied space of not less than 10 feet (3048 mm) in width that adjoins a street or public way.

ACTION UPTOWN: CORNERSTONE OUTLOOK

1208.1

Minimum room widths. Habitable spaces, other than a kitchen, shall not be less than 7 feet (2134 mm) in any plan dimension. Kitchens shall have a clear passageway of not less than 3 feet (914 mm) between counter fronts and appliances or counter fronts and walls.

1208.2

Minimum ceiling heights. Occupiable spaces, habitable spaces and corridors shall have a ceiling height of not less than 7 feet 6 inches (2286 mm). Bathrooms, toilet rooms, kitchens, storage rooms and laundry rooms shall be permitted to have a ceiling height of not less than 7 feet (2134 mm). Exceptions: ... 2. If any room in a building has a sloped ceiling, the prescribed ceiling height for the room is required in one-half the area thereof. Any portion of the room measuring less than 5 feet (1524 mm) from the finished floor to the ceiling shall not be included in any computation of the minimum area thereof. 3. Mezzanines constructed in accordance with Section 505.1.

505.1

General. A mezzanine or mezzanines in compliance with Section 505 shall be considered a portion of the story in which it is contained. Such mezzanines shall not contribute to either the building area or number of stories as regulated by Section 503.1. The area of the mezzanine shall be included in determining the fire area defined in Section 902. The clear height above and below the mezzanine floor construction shall not be less than 7 feet (2134 mm).

1009.2

Headroom. Stairways shall have a minimum headroom clearance of 80 inches (2032 mm) measured vertically from a line connecting the edge of the nosings. Such headroom shall be continuous above the stairway to the point where the line intersects the landing below, one tread depth beyond the bottom riser. The minimum clearance shall be maintained the full width of the stairway and landing.

ARC48_550

1208: INTERIOR SPACE DIMENSIONS Section 1208 deals with Interior Space Dimensions. These regulations apply to the community center and live/work parts of the proposal. They regulate the redesigned partitions in the community center part and new partitions in the live/work part. Subsection 1208.1 indicates that habitable rooms must be more than 7 feet wide in any dimension and kitchens must have a passage of 3 feet or more between counters and walls or appliances. Both of these limitations apply to the proposal. Subsection 1208.2 indicates that habitable rooms and corridors must be 7 feet 6 inches or more in height, except for bathrooms, kitchens, storage rooms, and laundry rooms, which can be 7 feet in height. The second exception applies to the parts of the community center part of the proposal that have a sloped ceiling. In that case, only half of the area of that space is to be used to calculate the minimum height. The third exception is for mezzanines, which a part of the community center part of the proposal counts as, and specifies that Section 505.1 holds regulations concerning mezzanines.

505: MEZZANINES Section 505 deals with Mezzanines. This applies to the community center part of the proposal. Subsection 505.1 indicates that a mezzanine is to be considered part of the story that it is over and thus may not contribute to the building area, however it still counts towards the fire area. The height of the spaces below and part of the mezzanine has to be 7 feet or more.

1009: STAIRWAYS Section 1009 deals with Stairways. This applies to the community center and live/work parts of the proposal as both have new stairways. Subsection 1009.2 indicates that stairways must have a continuous headroom of 80 inches above any horizontal part of the stair. This is especially important for the community center part of the proposalâ&#x20AC;&#x2122;s stair as there is little room for it.

Code Analysis: ADAPTIVE TRANSFORMATION

CA5.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 1010 : RAMPS Section 1010 deals with Ramps. This applies to the lawn part of the proposal as it incorporates an accessible ramp that leads to the community center. Subsection 1010.2 indicates that the ramp must not have a slope steeper than 1 to 12 if used for exit purposes or a slope not steeper than 1 to 8 if used for regular movement. Subsection 1010.6 indicates that the ramp must have landings at either end and at doors and that the length of each landing be at least 60 inches. Subsection 1010.7 indicates that the ramp be built out of regular building materials except that wood handrails are permitted. Since the ramp in the lawn part of the proposal is outdoors, it must be designed such that water cannot accumulate on its surfaces. Subsection 1010.8 indicates that a ramp with a rise of more than 6 inches must have handrails on both sides. Handrails are regulated in Section 1012.

1021 : NUMBER OF EXITS AND CONTINUITY Section 1021 deals with the Number of Exits and Continuity. This governs how many exits the proposal must have and may affect the design. Subsection 1021.1 indicates that all spaces in the proposal must have access to all of the exits and that the exits are to be determined by the occupant load. Based on Table 1021.1 and the previous calculation of an occupant load of 302, the proposal must have 2 exits.

3407: GLASS REPLACEMENT Section 3407 deals with Glass Replacement. This applies to the community center part of the proposal because of its existing dated glass assemblies. Subsection 1208.1 indicates that the replacement of glass is to be treated as installation of glass in new construction. Thus the condition of the existing panes does not matter.

CA5.02

Code Analysis: ADAPTIVE TRANSFORMATION

1010.2

Slope. Ramps used as part of a means of egress shall have a running slope not steeper than one unit vertical in 12 units horizontal (8-percent slope). The slope of other pedestrian ramps shall not be steeper than one unit vertical in eight units horizontal (12 .5-percent slope).

1010.6

Landings. Ramps shall have landings at the bottom and top of each ramp, points of turning, entrance, exits and at doors. Landings shall comply with Sections 1010.6.1 through 1010.6.5. ... 1010.6.3 Length. The landing length shall be 60 inches (1525 mm) minimum.

1010.7

Ramp construction. All ramps shall be built of materials consistent with the types permitted for the type of construction of the building, except that wood handrails shall be permitted for all types of construction... ... 1010.7.2 Outdoor conditions. Outdoor ramps and outdoor approaches to ramps shall be designed so that water will not accumulate on walking surfaces.

1010.8

Handrails. Ramps with a rise greater than 6 inches (152 mm) shall have handrails on both sides. Handrails shall comply with

Section 1012.

1021.1

Exits from stories. All spaces within each story shall have access to the minimum number of approved independent exits as specified in Table 1021.1 based on the occupant load of the story... TABLE 1021.1: MINIMUM NUMBER OF EXITS FOR OCCUPANT LOAD: 1-500 occupant load

2 exits

501-1000 occupant load

3 exits

More than 1000 occupant load

4 exits

3407.1

Conformance. The installation or replacement of glass shall be as required for new installations.

ACTION UPTOWN: CORNERSTONE OUTLOOK

H109.1

Height restrictions. The structural frame of ground signs shall not be erected of combustible materials to a height of more than 35 feet (10668 mm) above the ground. Ground signs constructed entirely of noncombustible material shall not be erected to a height of greater than 100 feet (30 480 mm) above the ground. Greater heights are permitted where approved and located so as not to create a hazard or danger to the public.

1011.1

Where required. Exits and exit access doors shall be marked by an approved exit sign readily visible from any direction of egress travel. The path of egress travel to exits and within exits shall be marked by readily visible exit signs to clearly indicate the direction of egress travel in cases where the exit or the path of egress travel is not immediately visible to the occupants. Intervening means of egress doors within exits shall be marked by exit signs...

ARC48_550

H109: GROUND SIGNS Section H109 deals with Ground Signs. This applies to the lawn part of the proposal because of a proposed sign there that identifies Cornerstone Outlook. Subsection H109.1 indicates that signs made of combustible materials can be at most 35 feet tall and signs made of noncombustible materials can be at most 100 feet tall. Since the proposed sign is well under these limitations, this provision does not matter.

1011: EXIT SIGNS Section 1011 deals with Exit Signs. These regulations are important in the community center part of the proposal because it is proposed to have multiple exits. Subsection 1011.1 indicates that exit signs should mark exits and exit access doors and be readily visible. They should also be placed to mark a path of egress.

1012.1

Where required. Handrails for stairways and ramps shall be adequate in strength and attachment in accordance with Section 1607.7. Handrails required for stairways by Section 1009.12 shall comply with Sections 1012.2 through 1012.9. Handrails required for ramps by Section 1010.8 shall comply with Sections 1012.2 through 1012.8.

1012: HANDRAILS Section 1012 deals with Handrails. These are required on the accessible ramp that is part of the lawn part of the proposal.

1012.2

Subsection 1012.1 indicates that handrails be adequate in strength and attachment, which means they should withstand standard design loads.

1012.4

Subsection 1012.2 indicates that handrails are to be between 34 and 38 inches above the ramp surface.

Height. Handrail height, measured above stair tread nosings, or finish surface of ramp slope, shall be uniform, not less than 34 inches (864 mm) and not more than 38 inches (965 mm)... Continuity. Handrail-gripping surfaces shall be continuous, without interruption by newel posts or other obstructions.

Subsection 1012.4 indicates that handrails must also be continuous without breaks.

Code Analysis: ADAPTIVE TRANSFORMATION

CA5.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK CODE ANALYSIS CONCLUSION: APPLICATION By the International Building Code, the proposal must:

Acquire a permit by submitting construction documents, any site data and other data. Receive inspections. Be inspected before being rewarded a certificate of occupancy. Allow for a temporary occupancy for each subsequently completed part of the proposal. Have each part of the proposal be classified as separate occupancies and have each conform to their respective codes. Give notice of the construction to nearby buildings no more than 10 days before construction begins and protect those buildingsâ&#x20AC;&#x2122; connecting walls, roofs, foundations, footings, chimneys, and skylights. Provide where necessary construction documents and a schedule of demolition. Provide pedestrian protection during demolition. Have an occupant load of approximately 302. CODE ANALYSIS CONCLUSION: COMMUNITY CENTER By the International Building Code, the community center part of the proposal must:

Be classified as Assembly Group A-3. Allow for a change of occupancy and conform to the codes of the new occupancy. Have one or more accessible entrances and one or more accessible routes from said entrances to primary function areas. Follow the regulations for new construction for any additions, including structural considerations. Follow rules of accessibility for any alterations, also including toilets or drinking fountains and not reduce code compliance by means of those alterations, following it as if it was new construction. Consider compliance alternatives if the scheme improves the building. Perform restoration of the exterior to normal levels of safeness and set up routine maintenance. Allow for utilities to be connected for use before the entire proposal is complete. Count the mezzanine as part of the floor below and have the space below and above it have a height of at least 7 feet. Have habitable rooms of at least 7 feet in width, 7 feet 6 inches in height, except for ancillary spaces which can be 7 feet in height. Count only have of the area of a room with a sloped ceiling for height. Have 80 inches of headroom in stairways. Have a pathway to 2 separate exits. Replace glass as if it was being newly installed. Position exit signs over exits and exit access doors and other visible spots to mark a path of egress.

CA6.00

Code Analysis: CONCLUSION

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

CODE ANALYSIS CONCLUSION: LIVE/WORK SPACE By the International Building Code, the live/work part of the proposal must:

Be classified as Residential Group R-2. Allow for a change of occupancy and conform to the codes of the new occupancy. Follow the regulations for new construction for any additions, including structural considerations. Have one or more accessible entrances and one or more accessible routes from said entrances to primary function areas. Consider compliance alternatives if the scheme improves the building. Not reduce code compliance by means of alterations, following it as if it was new construction. Support nearby foundations during site work. Allow for utilities to be connected for use before the entire proposal is complete. Have habitable rooms of at least 7 feet in width, 7 feet 6 inches in height, except for ancillary spaces which can be 7 feet in height. Have 80 inches of headroom in stairways. Have a pathway to 2 separate exits. Position exit signs over exits and exit access doors and other visible spots to mark a path of egress. CODE ANALYSIS CONCLUSION: LAWN By the International Building Code, the lawn part of the proposal must:

Consider compliance alternatives if the scheme improves the building. Not reduce code compliance by means of additions, following it as if it was new construction. Follow the regulations for new construction for any additions, including structural considerations. Remove chunks of wood and other construction debris before occupancy. Support nearby foundations during site work. Ensure embedded pipes are not harmful to the concrete they are in. Allow for utilities to be connected for use before the entire proposal is complete. Have the accessible ramp be no steeper than 1 to 12, have landings at either end of at least 60 inches in length, be built out of regular building materials, have it drain water so that it does not accumulate, and have it include handrails on both sides if it rises more than 6 inches. Have the ramp handrails be able to withstand standard design loads, be between 34 and 38 inches in height, and be continuous. CODE ANALYSIS CONCLUSION: STORAGE By the International Building Code, the storage part of the proposal must:

Be classified as Storage Group S. Consider compliance alternatives if the scheme improves the building. Not reduce code compliance by means of additions, following it as if it was new construction. Support nearby foundations during site work. Code Analysis: CONCLUSION

CA6.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK WATER MANAGEMENT The introduction of a lawn in the proposal as well as roof modifications on the adjacent lot provide opportunities to reclaim or recycle stormwater. In the original configuration, the sloped roof of the church building allowed it to shed water to the sides. The building on the attached lot also has sloped roof conditions but many of them led to the water accumulating in inward-sloping corners. The lawn was also heavily sloped so the water there drained to the lowest point which was just off the southeast corner nearest the intersection. The biggest problems were that water would puddle in areas before it was able to get to a collection point and then to a sewer drain and that no water was reclaimed.

Figure 4.1: Water runoff scenarios on the original site.

SC1.00

Site Context: WATER MANAGEMENT

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

WATER RECLAMATION Once the proposal is in place, the simple roof of the old building is augmented by a system of guides on the roof of the adjacent lot as well as a perforated surface treatment that is part of the lawn. The guides can lead behind the building into a unified irrigation system that can keep the lawn watered without having to draw water from the city.

Figure 4.2: Water runoff scenarios on the proposal.

Site Context: WATER MANAGEMENT

SC1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK PREPARING THE SITE FOR CONSTRUCTION The early stages of construction staging involve cleaning preparations that can be done with equipment that can remain on site for the rest of the construction phase.

Next, as the site is cleared larger and more permanent

Figure 4.3:Early construction.

(for the duration of construction), equipment is brought in.

Figure 4.4: Site preparation.

After the heavy equipment is brought in, the affected areas of the sidewalks are fenced off and the construction sites are marked off. As there are sidewalks on the opposite sides of Forbes Avenue

and Seneca Street this should not be a hazard for foot traffic passing through the area.

Figure 4.5: Site marking off.

SC2.00

Site Context: CONSTRUCTION STAGING

X X

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

Next, the live/work construction combined with interior work inside the church building extend and fully integrate construction activities across the

X X

whole site.

X X

Figure 4.6: Construction begins inside out.

Finally, other equipment is brought in and temporarily stored along the adjacent streets as needed for construction.

X X

Figure 4.7: Temporary equipment is used as needed.

Site Context: CONSTRUCTION STAGING

SC2.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT1.00

Adaptive Transformation: EXTERIOR PERSPECTIVE SOUTHEAST CORNER

ACTION UPTOWN: CORNERSTONE OUTLOOK

Adaptive Transformation: EXTERIOR PERSPECTIVE SOUTHEAST CORNER

ARC48_550

AT1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT1.02

Adaptive Transformation: EXTERIOR PERSPECTIVE SOUTHWEST CORNER

ACTION UPTOWN: CORNERSTONE OUTLOOK

Adaptive Transformation: EXTERIOR PERSPECTIVE SOUTHWEST CORNER

ARC48_550

AT1.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT1.04

Adaptive Transformation: EXTERIOR PERSPECTIVE NORTHEAST CORNER

ACTION UPTOWN: CORNERSTONE OUTLOOK

Adaptive Transformation: EXTERIOR PERSPECTIVE NORTHEAST CORNER

ARC48_550

AT1.05

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT1.06

Adaptive Transformation: EXTERIOR PERSPECTIVE NORTHWEST CORNER

ACTION UPTOWN: CORNERSTONE OUTLOOK

Adaptive Transformation: EXTERIOR PERSPECTIVE NORTHWEST CORNER

ARC48_550

AT1.07

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT1.08

Adaptive Transformation: EXTERIOR PERSPECTIVE LAWN

ACTION UPTOWN: CORNERSTONE OUTLOOK

Adaptive Transformation: EXTERIOR PERSPECTIVE LAWN

ARC48_550

AT1.09

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT1.10

Adaptive Transformation: INTERIOR PERSPECTIVE COMMUNITY CENTER USES, LOOKING SOUTH

ACTION UPTOWN: CORNERSTONE OUTLOOK

Adaptive Transformation: INTERIOR PERSPECTIVE COMMUNITY CENTER USES, LOOKING NORTH

ARC48_550

AT1.11

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT1.12

Adaptive Transformation: INTERIOR PERSPECTIVE LIVE/WORK

ACTION UPTOWN: CORNERSTONE OUTLOOK

Adaptive Transformation: INTERIOR PERSPECTIVE LIVE/WORK

ARC48_550

AT1.13

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

LIVE/WORK DWELLING

COMMUNITY CENTER

Bed Room

Meeting/Seminar Room

Living Room Kitchen Office Transitional Hallway Fitness Area

AT2.00

Adaptive Transformation: WEST-EAST SECTION INFORMATION WITH CONTEXT

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

COMMUNITY LAWN

Refreshment Room Multi-purpose Flexible Space

Adaptive Transformation: WEST-EAST SECTION INFORMATION WITH CONTEXT

AT2.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LIVE/WORK SECTION This section shows the stepped levels of occupancy ranging from the most public to the less public from left to right and the most private section, or the bedrooms, as sharing overlapping space with the Live\Work office. The Live\Work emphasizes an open floor plan to optimize transparency and the continuous concept of living and working as a direct and integrated annex to the community center core.

Bed Room 1

Bed Room 2

office

Figure 5.1: Short section passing through the live/work space.

AT2.02

Adaptive Transformation: SECTION THROUGH LIVE/ WORK LOOKING WEST

Kitchen

Living Room

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

COMMUNITY CENTER SECTION This image depicts the nature of the materiality of the storage wall and the visual unification that the three occupiable spaces begin to have with its presence. As the wall begins to blur the divide between the community center and the Live\Work activity as shown in the adjacent section, the presence of the Live\Work philosophy of the community center is also emphasized.

conference room

perforated cladding

clear acrylic panelling

Figure 5.2: Short section passing through community center.

Adaptive Transformation: SECTION THROUGH COMMUNITY CENTER LOOKING WEST

AT2.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LIVE/WORK PLANS These diagrammatic plans show some of the design decisions made for the live/work space as it had more flexibility than the community center. The roof plan reveals how the core of the live\work space is divided into a larger half and a smaller half. However, this is only true for the most private level, or the bedrooms and bathroom. The lower levels merge seamlessly.

Live/Work & Storage Corridor

Angled Glass/Panel Roof

The circulation is looped and begins in the office space. It moves parallel to the kitchen landing and merges with the living room landing before merging with the staircase leading to the private bedrooms and bathroom. The use of walls along the longitudinal axis is minimized in favor of stepped spaces and soft partitions.

Figure 5.3: Live/work roof plan.

Balcony & Steps to Storage

Living Room Storage Wall Kitchen and Dining

Bedroom 1 Bedroom 2 Bathroom

Figure 5.4: Live/work second floor plan.

Living Room

DISH

Kitchen and Dining

Office & Live/Work Entrance

Figure 5.5: Live/work first floor plan.

AT3.00

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

COMMUNITY CENTER PLANS These diagrammatic plans show some of the design decisions made for the community center given the rigid parameters of the existing building.

Open to Below

Stairs Kitchenette Meeting Space

Figure 5.6: Community center second floor plan.

Bathroom

Side Space Main Space Storage Wall Lawn Stairs Reception Space

The second floor plan shows how the original balcony was completely remodeled into a meeting space with an extended platform over the side space that has a flexible kitchenette installed. The balcony can serve as an extra viewing platform for people participating in events on the ground floor. The windows from the second floor areas also give good views of Uptown. The first floor was also heavily remodeled in the waiting area which is proposed to be a reception space with the old stair completely removed. All vertical circulation occurs in a part of the side space and leads both to the basement and to the second floor. The bathroom to the north is expanded. All cross circulation is arranged along an east-west axis. The lawn is fully accessible from the ground floor and also features recycling bins as well as a ramp leading to secondary doors. The basement has space for fitness events as well as a kitchen to aid with other events. This kitchen is in a similar location to the old kitchen. There are more bathrooms here as well as storage spaces. The old bathrooms are completely gone, their plumbing having been rerouted to the new ones. Also gone is the second entrance to the basement.

Recycling Bins Figure 5.7: Community center ground floor plan.

Storage Fitness Area Mechanical Room Storage Stairs Kitchen Bathrooms

Figure 5.8: Community center basement plan.

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

AT3.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK CONTEXT PLAN The surrounding context of Uptownâ&#x20AC;&#x2122;s residential units is composed of similarly sized buildings to the live/work space and most are about half the size of the community center. The only large constructed feature nearby is a parking lot to the north, but itâ&#x20AC;&#x2122;s impact is greatly lessened because it is low to the ground. The Cornerstone Outlook is nevertheless uniquely sited because it is on a corner, with the other residential units aligned as bars perpendicular to the streets they are on. It is also towards the bottom of the large slope most of Uptown is on, allowing it to radiate a sense of comfort because it is more exposed.

Figure 5.9: Nearby floor outlines cut at the same height as a regular plan. The gray area is the ground and streets - they are cut because the topology slopes in Uptown.

AT3.02

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

OVERALL DETAILED BASEMENT PLAN

10' - 6 1/8"

STORAGE 85 SF

3' - 10"

12' - 1 1/2"

12' - 4 1/2"

The basement plan shows the fitness area, bathrooms, and a kitchen space. This and the plans on AT3.01 through AT3.04 are more developed.

FITNESS ROOM 650 SF 9' - 5 3/4"

10' - 6"

15 MECHANICAL ROOM 88 SF

EL. = +7'-6" A.F.F. CEILING HEIGHT TYP.

TYP.

1' - 6"

10' - 4"

2' - 5"

8' - 6 1/8"

6' - 0 7/8"

3' - 5 1/8"

6' - 1 3/8"

TYP.

5 7

3' - 10 1/8"

W/ 1" NOSING

9 TYP.

(9) TREADS AT 11" WIDE

KITCHEN 178 SF

MEN'S RESTROOM 130 SF

7' - 1 3/8"

14' - 11 1/4"

6' - 7 3/4" WOMEN'S RESTROOM 130 SF

12' - 5 3/4"

2' - 5"

1' - 8" 10' - 4"

1' - 5" 1' - 6"

3' - 0"

3' - 6"

STORAGE 75 SF

3' - 0"

16' - 2"

TREAD WIDTH

8' - 0"

6' - 2 3/4"

3' - 2"

Keynotes 1. Standard 2’ x 4’ wood stud framing finished with drywall on both sides. 2. 3’ x 7’ exercise mats to be installed on 1” platform as moisture barrier. 3. Steel tube column to be covered on the exterior with drywall. 4. New CMU block wall to match existing. Finished with paint on both sides. 5. New vanity sink to be installed as specified on sheet SP2.02. 6. New toilet to be installed as specified on sheet SP2.02. 7. New bathroom stalls to be installed as specified on sheet SP2.02 8. New urinal to be installed as specified on sheet SP2.02. 9. New refrigerator 10. Dish washer to be installed beneath new countertop. 11. Sink to be installed in the countertop with sink hole. 12. Wooden countertop with sink hole.

13. Range stove top to be installed as specified. 14. Arrange exercise equipment as space will allow. 15. Demolish existing door and move to new location. 16. Keep water boiler. 17. New gas furnace as specified.

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

AT3.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 17' - 11 5/8"

6' - 3 1/4"

(15) TREADS AT 11" WIDE W/ 1" NOSING

6' - 0 3/8"

2' - 6"

34' - 6 1/2"

6' - 0"

DOWN

3' - 0 1/8"

5' - 5"

8' - 1 1/8"

3' - 1" LIVING ROOM 270 SF EL. = +12' A.F.F. CEILING HEIGHT

4' - 10"

4' - 10 1/8"

14' - 8 1/4"

11' - 4 7/8"

2' - 0 1/8"

4' - 8 7/8"

2' - 3" 2' - 2 3/4"

5' - 6 3/4"

7' - 3 7/8"

CIRCULATION CORRIDOR 320 SF KITCHEN 410 SF

EL. = +8'-3" A.F.F. CEILING HEIGHT

LARGE ACTIVITY SPACE 942 SF EL. = +22' A.F.F. CEILING HEIGHT 9' - 9 1/4"

20' - 0"

59' - 5 1/4"

(10) TREADS AT 11" WIDE W/ 1" NOSING

7 UP

7' - 4 1/8"

12 14' - 3"

0' - 5 1/4"

OPEN OFFICE 350 SF EL. = +11'-4" A.F.F. CEILING HEIGHT

8' - 0"

TYP.

11" TREAD

RECEPTION SPACE 420 SF EL. = +10' A.F.F. CEILING HEIGHT

16' - 1"

20' - 0 1/8"

11' - 8"

4' - 0"

8' - 10"

2' - 4 1/8" 4' - 6"

5' - 3"

10 8

8 7' - 9 1/2"

Keynotes 1. Double glazed window to be installed 3’ above floor level. 2. Mount railing onto the floor and the treads. 3. Range Oven install as instructed. 4. Counter top with sink hole.

AT3.04

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

5. Install dishwasher beneath counter top. 6. Re-finish existing church pew and secure to new location. 7. Custom fabricated bookshelves. Each cubbie to be 18” x 24”. Mount to the floor. 8. Remove existing single pane windows and replace with double pane as specified. 9. Double glazed window to be installed 18” above ground level.

ACTION UPTOWN: CORNERSTONE OUTLOOK 34' - 6 1/2"

OVERALL DETAILED GROUND FLOOR PLAN

14' - 7 1/4"

The first floor plan shows the main activity space, the reception space, and the flexible side space. The lawn and the first floor of the live/work space are also shown. The first floor of the live/work space shows an office, the kitchen, and a living room.

UNISEX RESTROOM 65 SF EL. = +8' A.F.F. CEILING HEIGHT

6' - 3 1/2"

2' - 0"

2' - 1"

GE ACTIVITY SPACE 942 SF

11' - 9"

11' - 6 3/8"

2' - 6"

2' - 5 1/8"

6' - 0 1/2"

8' - 7"

MAINTANENCE ROOM 30 SF EL. = +8' A.F.F. CEILING HEIGHT

TYP.

ARC48_550

FLEX. TRANSITION SPACE 300 SF EL. = +15' A.F.F. CEILING HEIGHT

(6) TREADS AT 11"

3' - 9 3/8"

TYP.

6' - 0"

6' - 0" 2' - 1 3/8"

EL. = +10' A.F.F. CEILING HEIGHT

2' - 6 1/4"

WIDE W/ 1" NOSING

5' - 11 1/2"

3' - 7 3/8" RECEPTION SPACE 420 SF

6' - 11 3/4"

5' - 3 3/8"

3' - 9 7/8"

6' - 5"

5' - 3"

3' - 0"

TREAD WIDTH

8' - 4"

3' - 0"

8' - 0"

TREAD WIDTH

3' - 9 7/8"

11' - 9"

11' - 6 3/8"

EL. = +22' A.F.F. CEILING HEIGHT

4' - 3"

2' - 4 1/8" 4' - 6"

4' - 9 7/8"

24' - 2 1/4"

3' - 11 7/8"

7' - 0"

8' - 2"

7' - 9"

7' - 4"

10. Cut glass panes as specified and fit to the exterior of existing window openings. 11. Match new finished floor to existing floor. 12. Curtain to be hung from railing attached to the underside of balcony. 13. Cut glass panes as specified and fit to the exterior of existing window openings

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

AT3.05

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

3' - 7 7/8"

11' - 9 3/8"

13' - 2 3/8"

6' - 3"

19' - 4 5/8"

3' - 7 7/8"

DOWN

7 7' - 11 1/2"

BEDROOM 1 155 SF EL. = +10'-3" A.F.F. CEILING HEIGHT

TYP.

MEETING ROOM 380 SF EL. = +16'-6" A.F.F. CEILING HEIGHT

5' - 6 5/8"

KITCH 26

EL. = + CEILIN

18' - 3 3/4"

2' - 11 7/8"

4' - 3 1/8"

9' - 1"

11' - 4 5/8"

7' - 9 1/8"

BEDROOM 2 155 SF EL. = +10'-8" A.F.F. CEILING HEIGHT

Keynotes 1. Remove existing single pane windows and replace with double pane as specified. 2. Cut 4’ x 8’ pane of glass to fit to the exterior of existing window openings. 3. Cut 2’ x 8’ pane of glass to fit to the exterior of existing window openings. 4. Install skylights as specified. Seal all edges with caulk and weatherstripping. 5. Standard 2’ x 4’ wood stud wall assembly finished with drywall on both sides. Align center to the centerline of columns. 6. Standard 2’ x 6’ wood stud wall assembly with 5” R-30 batt insulation.

AT3.06

4' - 10 1/2"

(11) TRE

DOWN

3' - 0"

8' - 0"

5' - 8 5/8"

8' - 0"

6' - 0"

4' - 8 1/4"

8' - 0"

TREAD WIDTH

13' - 9"

13' - 2 3/8"

5' - 2 5/8"

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

OVERALL DETAILED SECOND FLOOR PLAN

5' - 6 5/8"

DOWN 4' - 10 1/2"

5' - 0"

(11) TREADS AT 11" WIDE

W/ 1" NOSING

6'-6" A.F.F. G HEIGHT

10' - 11 5/8"

G ROOM SF

3' - 0"

- 0"

TREAD WIDTH

The second floor plan shows the balcony meeting space, and a kitchenette. The second floor of the live/ work space is also shown. The second floor of the live/ work space shows the bedrooms and a bathroom.

KITCHENETTE 260 SF EL. = +7'-6" A.F.F. CEILING HEIGHT

10 7' - 9 1/8"

7. Standard 2’ x 4’ wood stud wall assembly finished with drywall on both sides. 8. Glass panels held in place by aluminum framing. 9. Aluminum extrusion to support glass. 10. R-30 spray insulation applied to existing space between the ceiling and the roof.

Adaptive Transformation: PLAN INFORMATION WITH CONTEXT

AT3.07

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

3 8 8 4

8 9 7 8

7 8 9

5 10

35 14

15 29 18

28 27 26

23 20

21 22

AT4.00

Adaptive Transformation: EAST FACADE DETAILS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

EXPLODED EAST FACADE This shows the elements that comprise the east facade.

16 13

14 33

15 19 34

20 18 21

37 28 26

24 25 30 36

Keynotes 1. 1x6 lumber 2. 1x7 lumber 3. Standard brick 4. Single pane glass, 29x72, fit in 8 5. 1x5 lumber 6. Single pane glass, 13x72, fit in 10 7. 1x3 lumber 8. 1x4 lumber 9. Metal frame for glass inserts , 30x73 10. Metal frame for glass inserts, 14x73 11. 1x9 lumber 12. 1x4 lumber trim around double door 13. Metal structural frame for door 1 14. Metal hinge 15. Metal frame for door glass inserts, 24x27 16. Rubber seal on door edge 17. Door sill for double door 18. Metal structural frame for door 2 19. Metal frame for door glass inserts, 7x24

20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38.

Metal frame for door glass inserts, 6x27 Metal frame for door glass inserts, 9x27 Metal frame for door glass inserts, 25x27 Single pane glass for door, 24x26 Single pane glass for door, 8x26, fit in 21 Metal door handle Single pane glass for door, 5x26, fit in 20 Single pane glass for door, 1x23, fit in 30 Single pane glass for door, 24x26, fit in 19 Single pane glass for door, 24x26, fit in 15 Metal frame for door glass inserts, 2x24 1x6 lumber trim framing double door Single pane glass for door, 1x26, fit in 33 Metal frame for door glass inserts, 2x27 1x4 lumber trim around double door Metal structural frame for door 3 Door sill for single door 1x6 lumber trim framing single door Single pane glass, 24x72, fit in 9

Adaptive Transformation: EAST FACADE DETAILS

AT4.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 10

2 1

3 1

7 5

16 14 11 2

15 3

8 6

14 10 1

AT4.02

Adaptive Transformation: GARAGE DOOR DETAILS

13 13

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

EXPLODED GARAGE DOOR This shows the elements that comprise the garage door.

20 20

25 22

24 TYP.

20 26 TYP.

21 TYP.

18 TYP. 28 TYP.

17 TYP.

12 TYP.

27 TYP.

Keynotes 1. 1x1 lumber trim 2. Drywall cover 3. Extruded metal frame 4. Assembly of 5, 6, 7 5. Metal rod, spins in 7 6. Rubber gasket, 4â&#x20AC;? 7. Metal sleeve, 1â&#x20AC;? 8. Metal stopping blocks, prevent door from overspinning 9. 1x6 lumber 10. Rubber sill 11. Rubber strip maintaining contact with drive mechanism 12. Glass, 29x24 13. Metal L-shape 14. Metal structural member

15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28.

Metal structural member with wheel structure Metal structural member with side connection 1x2 lumber, outer frame 1 1x2 lumber, inner frame 1 Metal support frame 1x1 lumber frame trim 1x4 lumber, vertical frame 1x4 lumber, outer frame 2 Metal frame for garage door glass inserts 1x4 lumber, inner frame 2 1x4 lumber, outer frame 3 1x4 lumber, outer frame 4 Glass, 35x24 Glass, 17x24

Adaptive Transformation: GARAGE DOOR DETAILS

AT4.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK 1

6 7

16 7

15 30 17 18

Keynotes 1. Metal brace, small 2. Metal wheel 3. Rubber gasket 4. Metal rod, spins in 5 5. Metal sleeve, 2.5â&#x20AC;? 6. Lumber support, upper 7. gear

AT4.04

Adaptive Transformation: GARAGE DOOR DETAILS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

EXPLODED GARAGE DOOR This shows the elements that comprise the garage door.

31 4 1 2 6 3 29

29 29

29 9

15 17 16 13 17

30 18

8. 9. 10. 11. 12. 13. 14. 15.

20 21

16. 17. 29 15 29 18. 29 29 19. 20. 7 21. 22. 23. chain 24. 1x1 lumber trim 25. Lumber lathed control handle 26. Metal attachment rod, slides in 12 27. Lumber window, front, 10, 11, 27, 26 slide sideways in this and in 28 28. Metal brace, large 29. Rifled gear 30. Wheel tensioning 16, transfers motion from control assembly (10, 11, 27, 26) to 7 31.

Rubber belt Metal rod, spins in 15, 7 Metal sleeve, 3” Metal washer, 10” Metal nut, 6” Bolt cap, 4.5” Metal rod, connects turn handle Metal handle Metal nut, 3” Bolt cap, 2.25” Metal rod, slides in 28 Transmission sleeve Lumber window, back Metal L-shape Lumber support, lower Metal structural member with wheel structure Adaptive Transformation: GARAGE DOOR DETAILS

AT4.05

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

AT5.00

Adaptive Transformation: LAWN DETAILS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

LAWN SPRINKLER SYSTEM MANAGEMENT This diagram shows the phasing and management of the lawnâ&#x20AC;&#x2122;s sprinkler system. To keep the lawn management easy for the housekeepers, the lawn is on a timed controller that also has a manual setting. The sprinkler heads are strategically located so that the lawn is uniformly watered. The concrete grid allows for the ease of fixing the pipes if necessary. 1

The lawn consists of several types of low maintenance grass. The grid allows for sections of the lawn to be removed and replaced with flowers or bushes more easily than a free range/terrain landscape. 2 3

irrigation controller

shutoff valve

auto control valve

pop-up sprinkler head

Figure 5.10: Operation of sprinkler system.

Adaptive Transformation: LAWN DETAILS

AT5.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK VOLUMETRIC PENETRATION The initial phases of construction will begin with the lawn and pierce through both lots in a five step process. The first step is demolition and clearing of the lawn.

The second step is demolition and shoring the eastern facade of the church building.

The third step is clearing and preparation of the church building.

Figure 6.1: The existing site.

Figure 6.2: The lawn that would be demolished and cleared.

Figure 6.3: The eastern wall that will be demolished.

AS1.00

Assembly Sequence: PHASING AND IMPLEMENTATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

The fourth step is clearing and preparation of the church building.

Figure 6.4: The church building that would be cleared and prepared for access.

The fifth step is demolition and clearing of the adjacent lot. After these steps new construction can begin.

Figure 6.5: The existing adjacent lot that would be demolished and cleared.

Assembly Sequence: PHASING AND IMPLEMENTATION

AS1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK NEW CONSTRUCTION EXTRACTION New construction will begin with the adjacent lot and work backwards out. Both retrofit and new construction will follow a five step process. The first step is new construction and reuse of the adjacent lot.

Figure 6.6: Diagram showing new construction and refurbishing inside the adjacent lot.

The second step is new construction of the storage wall and partition between the two lots. At this point the live/work space can be inhabited and occupied.

Figure 6.7: Diagram showing the storage wall that would be installed after the live/work space is constructed.

The third step is retrofit and new construction inside the church building.

Figure 6.8: Diagram showing the interior retrofit that would be in the church.

AS1.02

Assembly Sequence: PHASING AND IMPLEMENTATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

The fourth step is new construction of the garage doors and and renovation of the church exterior. At this point the community center can be inhabited and occupied.

Figure 6.9: Diagram showing the garage door.

The fifth step is new construction of the lawn and sealing of church building

Figure 6.10: Diagram showing the lawn and exterior renovation that would complete the proposal.

Once the community center is operational, another further step exists. Five years down the line, this is the installation of a mobile storage unit.

Figure 6.11: Diagrams of further development: a mobile storage unit and classroom modification.

Assembly Sequence: PHASING AND IMPLEMENTATION

AS1.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LIVE/WORK DEVELOPMENT The live/work spaces will be developed within the shell of the existing building on the lot.

Figure 6.12: Base conditions for live/work development.

The first step will be to remove the windows and demolish the basement entrance in the wall between the church building and the adjacent lot. Then a part of the existing shell will be demolished, the connection space between the two buildings.

Figure 6.13: Demolition of existing construction.

Second, the glass from the stained glass windows will be preserved for recycling as it is a unique relic of the old church.

Figure 6.14: Recycling.

AS2.00

Assembly Sequence: LIVE/WORK ASSEMBLY

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

The third step will be to remove the interior ledge and begin preparing the partition wall for reconstruction.

Figure 6.15: Church building interior partition preparation.

The fourth step will be to create openings and reinforce them temporarily. Once the reinforcements are in place, new steel members can be installed after which both the storage wall and interior live/work construction can proceed.

Figure 6.16: Partition reinforcement.

The final step will be to construct the connecting corridor that leads to the future storage unit. After this step construction continues as if for a new building.

Figure 6.17: Corridor and further construction.

Assembly Sequence: LIVE/WORK ASSEMBLY

AS2.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LIVE/WORK CONSTRUCTION The first step will be to prepare the floor plate and adjacent partitions.

Figure 6.18: The remaining facade, west partition, and floor plate.

The next step will be to secure studs and floor joists to begin shaping the topography of the interior first floor.

Figure 6.19: First floor joists and studs.

The next step will be to construct additional studs and structural elements.

Figure 6.20: Additional floor studs.

AS2.02

Assembly Sequence: LIVE/WORK ASSEMBLY

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

Once the first floor is complete, surface elements need to be secured onto the floor assembly.

Figure 6.21: Surfacing on the east axial passage.

Next, further floor elements are attached to the exposed joists.

Figure 6.22: Additional first floor elements.

The next step is to continue vertical construction and begin on the ceiling of the second floor.

Figure 6.23: More vertical studs.

Assembly Sequence: LIVE/WORK ASSEMBLY

AS2.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK Next, the second floor is constructed with further vertical elements.

After that, some roof elements and the remaining vertical elements are constructed.

Lastly, the roof is constructed.

Figure 6.23: Second floor joists.

Figure 6.24: Ceiling elements and more studs.

Figure 6.25: Roof elements.

AS2.04

Assembly Sequence: LIVE/WORK ASSEMBLY

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

At the final point any remaining surface features are constructed and furniture and appliances are installed.

Figure 6.26: Completed live/work.

Assembly Sequence: LIVE/WORK ASSEMBLY

AS2.05

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK INTERIOR RENOVATIONS The interior of the church building is first gutted to prepare for the live/work construction but begins its retrofit in earnest when the live/work is completed.

The first step in the renovations is to eliminate the existing walls, stairs, and balcony. Any structural weaknesses must be braced to prevent collapse as future construction is installed.

The next step is to patch and resurface the scarring left by the removal of existing partitions.

Figure 6.27: Existing partitions and plates in the church building.

Figure 6.28: Existing elements are removed.

Figure 6.29: Patches for the holes left over from replacement operations.

AS3.00

Assembly Sequence: INTERIOR RENOVATIONS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

The next step is to install the storage wall to the interior of the far wall.

Figure 6.30: The storage wall is constructed.

The last step is to construct new partitions, stairs, and windows.

Figure 6.31: Added construction.

Assembly Sequence: INTERIOR RENOVATIONS

AS3.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK EXTERIOR RENOVATION The exterior bricks are to be renovated and exterior surface features to be refurbished.

The first step is to secure scaffolding around the church and begin restoring the copper elements. The two chimneys will be removed.

The renovation continues downward, moving largely solely onto brick.

When the restoration reaches the bottom of the walls, it continues somewhat into the sidewalk to work on the openings there that lead to the basement. The fence on the north of the lawn area is removed.

Figure 6.32: Scaffolding is set up around all exterior brick surfaces, renovation begins with the copper elements.

Figure 6.33: The upper layers of the scaffolding are removed as renovations move down.

Figure 6.34: With the last few layers of brick needing restoration, the crumbling brick at the base is also repaired.

AS4.00

Assembly Sequence: EXTERIOR RESTORATION

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

GARAGE DOORS DEVELOPMENT The garage doors and lawn phase of construction will follow a nine step procedure. The first step is to remove and set up temporary supports for the east facade. At this point exterior renovation can begin concurrently as the garage doors are installed and the east facade is constructed.

Figure 6.35: East facade removal.

The second step is to remove and set up temporary supports for the east facade. At this point the double opening for the garage doors is left open so construction can move in and out to work on the live\ work space and the retrofit and renovation of the church building.

Figure 6.36: East facade reinforcement.

The third step is to install the permanent supports that will later hold the garage doors. This happens once any large materials have been moved in or out of the building and the exterior renovation has been finished on the east side.

Figure 6.37: East facade construction, windows and doors.

Assembly Sequence: LAWN AND GARAGE DOORS

AS4.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK The fourth step is the actual installation of the garage doors. The garage doors are custom assembled on site. They signify the completion of the interior renovations as once they are installed the interior becomes climatically sealed and large materials can no longer be moved inside.

Figure 6.38: East facade construction, garage doors.

Next, the lawn is cleared of construction equipment and the soil is torn up and prepared.

The irrigation system is laid down.

Figure 6.39: Lawn preparation and soil development.

Figure 6.40: Lawn irrigation development.

AS4.02

Assembly Sequence: LAWN AND GARAGE DOORS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

Seventh, the concrete grid is laid over the pipes to establish a system for growth later on.

Figure 6.41: Lawn foundation development.

Figure 6.42: Lawn grass and planters development.

Next, the planters are set up. These planters are designed to be interchangeable with other types of foliage.

Last, the recycling and trash bins are installed, a large designed sign post is installed, the ramp is poured and the handrails for it are installed.

Figure 6.43: Lawn ramps and miscellaneous development.

Assembly Sequence: LAWN AND GARAGE DOORS

AS4.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK CONTAINER The container is not part of the initial phases of construction and is proposed to be later added to the community center. The mobile storage transports event-related furniture and utensils between the storage space and the lawn. All four walls can potentially open out, activating new program through its extension of tools. When it is not in use by the community, one long wall can be flipped open to be used for private purposes by the live\work participant. Also, a shelving unit pivots out. When the mobile storage is stationed at the lawn, it can serve as a podium for the community space, a grill with a pivoting unit, and it can provide equipment such as tables and chairs.

Figure 6.44: Container deployed, large storage out.

The container sits on a bed with wheels for easy deployment and to provide secure storage for the tools held within. The long doors can safely open and close via a hydraulic system.

Figure 6.45: Container deployed, grill out.

Figure 6.46: Container locked.

AS5.00

Assembly Sequence: FUTURE ADDITIONS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

Figure 6.47: Section through container, locked.

Figure 6.48: Section through container, deployed.

Assembly Sequence: FUTURE ADDITIONS

AS5.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

SP1.00

Specifications: LIVE/WORK SPECIFICATIONS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

LIVE/WORK SPECIFICATIONS SUMMARY Total Material and Labor Costs: $83,073 + $31, 794.40 = $114,867.40 Live/work Cost Per Square Foot (1964 sq. ft): $58.49

Specifications: LIVE/WORK SPECIFICATIONS

SP1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LIVE/WORK ADDITION CSI

Material

Price

072113100010

R-30 Batt Insulation

$1/sf

7740 sq. ft

= $7740

$60

= $180

061110022000

2” x 4” Wood Studs

220

= $1100

$60

= $1200

061110022200

2” x 4” x 12 Wood Studs

$17

117

= $1904

$60

= $1200

061110022200

2” x 4” x 8 Wood Studs

304

= $912

$60

= $1200

0925001

Gypsum

$10

215

= $2150

$60

= $3600

088130100400

Double Glazed Windows

$300

= $900

$60

= $4800

081416090010

Smooth Wood Door

$150

= $450

$40

= $480

073113100010

Asphalt Single Roofing

1300 sq. ft.

= $3000

096400000000

Wood Flooring

$10

1964

= $19640

$60

= $2400

099103200300

Interior Paint

$35

31 gallons

= $1085

$60

= $3600

099250001

Kilz Primer

$76

5 gallons

= $380

$20

= $400

096429108015

Transition Molding

$10

40 (per 8 ft.)

= $400

$15

= $300

113113433300

Garbage Disposal

$160

= $160

.25

$20

= $5

224116303300

Stainless Steel 43” Kitchen Sink

$300

= $300

$20

= $60

224139101300

Kitchen Faucet with Pull Out Spray

$70

= $70

$20

= $16

13113239797

Refrigerator

$500

= $500

$40

= $160

113113130750

Range, Freestanding With Oven

$500

= $500

$40

= $80

113113534150

Range Hood

$150

= $150

$40

= $80

113113131250

Microwave Oven

$200

= $200

$20

= $40

220505101301

Lavatory Sink

$120

= $120

$40

= $40

224139102120

Lavatory Faucet with Pop up Drain

$35

= $35

1.2

$40

= $48

224139104220

Faucet/fitting for Shower Head

$50

= $50

$20

= $10

224119100010

Residential Bathtub

$400

= $400

$60

= $240

224139104220

Towel Bar

$20

= $20

.25

$20

= $8

102813130200

Shower Curtain Rod

$20

= $20

.25

$20

= $8

1554002

Toilet, Low Flow

$200

= $200

$25

= $100

Caulking

$25

case

= $25

$60

= $60

122113000000

Window Blinds

$50

= $200

.42

$20

= $8.4

123223100700

Custom Cabinets

$3000

multiple

= $3000

$60

= $1500

0990002

SP1.02

Specifications: LIVE/WORK SPECIFICATIONS

Area/Quantity

estimated

Cost

Man Hours

$/Hour

Labor Cost

included in estimate

ACTION UPTOWN: CORNERSTONE OUTLOOK

Area/Quantity

Cost

Man Hours

$/Hour

ARC48_550

CSI

Material

Price

123600000000

Countertops

$1500

= $1500

8.25

$60

= $495

113133237260

50 Gallon Water Heater

$1200

= $1200

6.4

$60

= $128

230505100100

Air Conditioner, 3 ton

$5000

= $5000

$60

= $200

233300000000

Air Duct Cover

= $42

2.4

$60

= $48

260590106200

Light Fixtures

$50

= $2000

$60

= $500

220505000000

Plumbing Piping

$14000

estimated

= $1400

included in estimate

260500000000

Electricity Installation

$5000

estimated

= $5000

included in estimate

042119190010

Brick Veneer Masonry Exterior

$20

709

= $14180

$22

= $440

07419920011

Aluminum Panels

$10

400

= $400

$60

= $600

051223100010

Ceiling Support Column

$200

= $800

$60

= $7200

085100000000

Custom Glass Window

$15

396 sq. ft.

= $5940

$40

= $360

Total

= $83073

Total

Specifications: LIVE/WORK SPECIFICATIONS

Labor Cost

= $31794.40

SP1.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

SP2.00

Specifications: RETROFIT SPECIFICATIONS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

COMMUNITY CENTER SPECIFICATIONS SUMMARY Total Material and Labor Costs: $84,290.50 + $29,428 = $113,718.50 Cost Per Square Foot (4524 sq. ft): $25.14

Specifications: RETROFIT SPECIFICATIONS

SP2.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK COMMUNITY CENTER RENOVATION CSI

Material

Price

072113100010

R-30 Batt Insulation

$1/sf

2200

= $2200

$60

= $180

0925001

Gypsum

$10

169

= $1690

$60

= $3600

061110022200

2” x 4” x 6 Wood Studs

= $27

$60

= $600

061110022200

2” x 4” x 8 Wood Studs

124

= $372

$60

= $2400

061110022200

2” x 4” x 12 Wood Studs

$17

= $493

$60

= $600

040120300010

CMU blocks 8x16

$12

220

= $2640

$60

= $1200

096400000000

Wood Flooring

$10

2914

= $29140

$60

= $2400

099103200300

Interior Paint

$35

30 gallons

= $1050

$60

= $3600

099250001

Kilz Primer

$76

= $456

$20

= $400

096429108015

Transition Molding

$10

= $500

$15

= $300

113113433300

Garbage Disposal

$160

= $160

.25

$20

= $5

224116303300

Stainless Steel 43” Kitchen Sink

$300

= $300

$20

= $60

224139101300

Kitchen Faucet with Pull Out Spray

$70

= $70

$20

= $16

13113239797

Refrigerator

$500

= $500

$40

= $160

113113130750

Range, Freestanding With Oven

$500

= $500

$40

= $80

113113534150

Range Hood

$140

= $140

$40

= $80

113113131250

Microwave Oven

$200

= $200

$20

= $40

123223100700

Custom Cabinets

$3000

= $3000

$60

= $1500

123600000000

Countertops

$1500

= $1500

8.25

$60

= $495

220505101301

Lavatory Sink

$120

= $480

$40

= $160

224139102120

Lavatory Faucet with Pop up Drain

$35

= $140

4.8

$40

= $192

1554002

Toilet, Low Flow

$200

= $600

$25

= $300

224213403300

Urinal

$200

= $600

$25

= $100

051223102400

Bathroom Stalls

$150

= $450

$20

= $60

235415133526

Gas Furnace

$1616

= $1616

$20

= $60

081416090010

Smooth Wood Door

$150

= $1500

$40

= $960

083200000000

Sliding Glass Doors

$300

= $1200

$40

= $960

097223102100

Wood Veneer Paneling

$50/8 ft x

= $3000

$40

= $1600

= $90

$60

= $180

088100000000 Single Panes for Existing Stained Glass

SP2.02

Specifications: RETROFIT SPECIFICATIONS

$15/sf

Area/Quantity

Cost

Man Hours

$/Hour

Labor Cost

ACTION UPTOWN: CORNERSTONE OUTLOOK

Area/Quantity

CSI

Material

Price

260590106200

Light Fixtures

$50

220505000000

Plumbing Piping

$14000

estimated

= $14000

included in estimate

260500000000

Electricity Installation

$5000

estimated

= $5000

included in estimate

= $74614

Total

Cost = $1000

Man Hours 20

$/Hour

ARC48_550

$25

Labor Cost = $5000

= $27288

STORAGE WALL CSI

Material

Price

Area/Quantity

Cost

060505106164

Plywood 3/4” Framing

$44

= $968

051223790050

Beams, W 6 x 9

$305

= $915

050523310100

1/2” dia. 1-1/2” Bolts, Hex Nuts, Steel

100

= $800

064439200050

Columns, aluminum 2” x 4” rect. Tube

$14

= $154

097223102750

Acrylic PVC, .028” thick

$56

= $1400

095123103700

Perforated Aluminum Sheets

$32

= $576

085113201000

Aluminum Window, 3’-1” x 3’-2”

$20

= $1000

Total

= $5813

Man Hours

$/Hour

Labor Cost

$15

= $900

Total

= $900

STAIRCASE CSI

Material

Price

034123500020 Precast Stairs, Conc. Treads, Steel Stringers

$40

055213500010

$300

Beams, W 6 x 9

Area/Quantity x

34 estimated Total

Cost

Man Hours

$/Hour

Labor Cost

= $1360

$60

= $120

= $300

$60

= $600

Total

= $720

= $1660

GARAGE DOOR CSI

Material

Price

Area/Quantity

081213130025

Steel frame, Hollow, 16 Gauge

$57

= $1368

$20

= $400

062516104700

Plywood Paneling, Birch, 1/2” Thick

$95

= $760

$20

= $80

085216150320

Windows, Wood, Dbl Glazed 36” x 40”

$63.50

= $63.50

$20

= $20

050523310100

1/2” dia. 1” Bolts, Hex Nuts, Steel

= $12

$20

= $20

Total

= $520

Total

Cost

= $2203.50

Man Hours

$/Hour

Specifications: RETROFIT SPECIFICATIONS

Labor Cost

SP2.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK LAWN SPECIFICATIONS SUMMARY Total Material and Labor Costs: $2,518.75 + $12,000 = $14,518.75 Lawn Cost Per Square Foot (1630 sq. feet): $8.91

LAWN CSI

Material

210523506210

Sprinkler System Valves/Components

Price

Area/Quantity

Cost

Plastic Spring Pop-Up Sprinkler Head

$3.28

= $26.24

3/4” FPT Auto Inline Valve NFC

$13.13

= $13.13

12” Standard Valve Box

$21.90

= $21.90

Controller

$98.88

= $98.88

3/4” Eco-Lock Tee

$1.79

= $1.79

Pipe 3/4” x 10 PVC Pipe

$2.18

= $26.16

Streamline 3/4” PVC 90° S x S Elbow

$.47

= $5.17

Streamline 3/4” PVC S x S Tee

$.47

= $1.88

3/4” 90° PVC SCH 40 Outlet Elbow

$1.60

= $1.60

211113160010 PVC

Man Hours

200

$/Hour

Labor Cost

$60

= $12000

Total

= $12000

031113000000 Structural Cast-In-Place Concrete Forming

SP3.00

Concrete Pat

250

= $750

Concrete Grid

62.5

= $1572

Total

= $2518.75

Specifications: GARAGE DOOR AND LAWN SPECIFICATIONS

ACTION UPTOWN: CORNERSTONE OUTLOOK

Material Costs:

ARC48_550

SPECIFICATIONS SUMMARY Many elements were estimated based on the closest similarity they had with existing CSI specifications.

Live/work $83073.00 Community Center Total $84,290.50 Community Center $74614.00 Storage Wall $5813.00 Staircase $1660.00 Garage Door $2203.50 Lawn

Of the three parts of the proposal, the community center will cost the most in material, the live/work space will cost a little less, and the lawn will cost the least by a significant margin of $80,000. Labor-wise, the live/work space will cost the most, the community center will cost a bit less, and the lawn will cost a little less than half of either.

$2518.75

Labor Costs:

The live/work space will cost almost double what the community center will cost square foot-wise while the lawn will cost about a third what the community center will cost square foot-wise.

Live/work $31794.40 Community Center Total Community Center Storage Wall Staircase Garage Door

$29428 $27288 $900 $720 $520

Lawn

$12000

In total, the live/work space and the community center will cost about the same with the lawn costing about an eighth of either. The final cost of the proposal before other costs are calculated will be a little under $250,000.

Costs per Square Foot: Live/work $58.49 Community Center Total

$25.14

Lawn

$8.91

Total Costs: Live/work $114,867.40 Community Center Total

$113,718.50

Lawn

$14,518.75

LIVE/WORK

COMMUNITY CENTER

LAWN

= CUMULATIVE MATERIAL & LABOR TOTAL: $243,104.65

Specifications: SPECIFICATIONS SUMMARY

SP4.00

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

Client

Action Housing

grants/foundations contracting

contracting design approval

building permits

construction permit

real estate appraisal

Special Exception Zoning Application for Community Center and Religious Assembly

Design

hired as designers

architects & consultants

contracting surveying site

site analysis

geotechnical survey schematic design

design development construction drawings bidding for contractor

Construction

hired as general contractor

contractors & laborers

contracting

surveying site

Municipality

City of Pittsburgh

initial review

real estate appraisal

public works review

building permits

land-use review/zoning clearance Special Exception Zoning Application for Community Center and Religious Assembly

PROJECT DURATION

IMP1.00

Implementation Documentation: CRITICAL PATH ANALYSIS

site inspection

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550 CRITICAL PATH

The critical path represents the entire path of development from permitting to final salary negotiations. For the first two months only the client and design team are operating on the proposal with some contact with the municipality. Once the permits and clearance are attainted in the first half of the third month the contractor can come in and begin construction. Construction lasts until the end of the fifth month, leaving clean-up, payment, and inspection for the start of the sixth month.

client happy

payment

construction drawings

demolition

change order/addenda specifications writing construction administrationreview final completion

review construction drawings attain material demolition construction retrofit cleanup

site inspection

ection

Implementation Documentation: CRITICAL PATH ANALYSIS

IMP1.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK CONSTRUCTION PROCESS PARTICIPANTS

Caterin g Port a-Po CoCi tties ntyt-rP alacnt noinr g Ar ch ite ct

er ingen negsi E n D eer tio g/ gin uc nin ical En str n n tor Co Pla otechn trac Con Ge

at io

Archit ect Con trac tor Co ReStur b ns ocfiotnt tru tirn cti acg tor on Ma Po na rtge ar po tti es

Drywallers

Painters

ties

nin

-Pot

ite Ar ch

Cit y-P l

Caterin g

Port a

Permits

e gin

ine ng

lE ica

trac Con

ction

ru Const

tor ger

Mana

Subcontractor

Action Housing

Archit ect Con trac tor Co Sub ns con tru tra cti cto on r Ma Po na rtge ar po tti es

Drywallers

Painters

be rs

t Lay ers

Plu m

Carp e

Figure 8.2: Lifecycle breakdown by entity.

c ti

g us in Ho io n Ac t

g rin te Ca r ee gin En rs aye ckl Bri

s orer

Roofe

Lab

s/ nter

e Carp

HVAC Technicians

/ R etro fitting

Co n str u c ti o n

Planti n

chn

ote

or at

sti

s Co

n io

Construction

rs be

t Lay ers

Carp e

c ti

n io

Ac t

Plu m

tr ns

unity

e gin

ig n

r te Ca

s on

Pre-C ons tru c

Inspecto

IMP2.00

rs aye

ckl

Bri

orer

Roofe

Lab

s/ nter

Laborer Scouting

yor

is ppra te A Esta g sin ou nH

Surve

Real

tio Ac

HVAC Technicians

Figure 8.1: Lifecycle breakdown by role.

In te r

Construction

R etro fitting

sin g

Ho u

e Carp

lls

his dW

tle

naogrer Maab n/L terurciatiols onast CM Subcontractor Action Housing

Inspecto

Comm

Implementation Documentation: LIFECYCLE ANALYSIS

s Co

f ition o Acquis

Inspection

Bid for a

Attain GranCo ts/nsFo truun daPe ction tiormns its

uire Req liz

Planti n

or at

sti

n io

sin

Pre-C ons tru c

Laborer Scouting

unity

yor Surve

tr aisie eprrm e APp atg oEnstin g

ReZal

Comm

Po s t-

During post-construction, final details are installed, the city inspects the work, and the community and live/workers comes in, personalizing the spaces. This is managed through Action Housing: they acquire an inspector, order seedlings for the lawn based on what the community decides, and bring in interior designers to assist the community in laying out the spaces.

tio Ac

During construction and the retrofit, the labor is diversified by the contractor with Action Housing overseeing cost distribution and scheduling. Bricklayers, carpenters, roofers, HVAC technicians, drywallers, painters, carpet layers, and plumbers do manual construction work.

Co ior m De m sig un n ity Pe r

Co n str u c ti o n

During pre-construction, zoning, budgeting, bidding, design, and material acquisition occurs. This happens through Action Housing contacting a real estate appraiser, a surveyor, finding labor, and contacting the city planning office; the architect meanwhile establishes construction cost estimates as labor is acquired, contacts consultants such as engineers; finally the contractor establishes a management system and contacts subcontractors.

In te r

Po s t-

These diagrams show the list of people who would be hired during the construction process and when they would participate during the construction phases. A participant flow is understood, and Action Housing is the continuous backbone throughout the entire pre-construction, retrofitting/construction, and postconstruction phases.

s on

ACTION UPTOWN: CORNERSTONE OUTLOOK

fri

at - s

sun

9 8

7 7

3 2 1

sun

9 2

ARC48_550 HOUSEKEEPERS

at - s

fri

The community center will be served by several housekeepers who will live in the live/work space. Every day of the week they will open the community center at 7:00 AM for a three hour morning shift. Then, on Mondays through Thursdays, they will switch off of each other in four or five hour shifts. On Fridays and Saturdays, their shifts will overlap, accounting for heavier events as needed. On Sundays, there will be a three hour preparation period after the morning shift for large Sunday events. After that the housekeepers will have flexible hours until 8:00 PM. After their day shifts on Mondays through Thursdays, there will be a three hour closing and maintenance shift. On Fridays and Saturdays, this shift will may only be an hour. On Sundays, this shift is four hours long to allow for cleaning of the space after large Sunday events or for preparation for next week. Between midnight and 7:00 AM the community center is closed.

10 1

breakfast / open

prepare prepare individual work shift

individual work shift

close / maintenance

close / maintenance sleep

sleep Figure 8.3: Daily use diagram for housekeepers.

Implementation Documentation: LIFECYCLE ANALYSIS

IMP2.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK PROGRAM TIME USAGE basement

These diagrams represent the flow of the activities that could occur in the spaces and how the activities would be happening simultaneously in the partitioned spaces. These diagrams also indicate when the housekeepers would have to be on duty to ensure the smooth flow of operations. Only a small portion of the possible combinations of the overlapping activities is depicted with these diagrams. On Monday through Saturday, the basement will be open to fitness events. from 9:00 AM to Also, the main floor will be open to child activities from 9:00 AM to 5:00 PM and then until 9:00 PM for yoga sessions. The lawn is also open for child activities during the day. On Friday and Saturday, there will also be a movie showing until midnight. On Sunday, the main space will be made available for church services from 9:00 AM to 3:00 PM and until 8:00 PM, along with the lawn, it will be open for community events. The basement will not be in use on Sundays.

main floor 11

1 2

10 9

lawn 3

5 6

6 5

yoga

7 4

8 3

child activity

9 2

10 1

fitness Figure 8.4: Monday through Thursday space usage diagram. basement main floor 11

1 2

10 9

lawn 3

movie night

6 5

yoga

7 4

8 3

9 2

child activity

10 1

fitness Figure 8.5: Friday and Saturday space usage diagram. basement main floor 11

1 2

10 9

lawn 3

5 6

6 5

7 4

8 3

9 2

10 1

community event

church service Figure 8.5: Sunday space usage diagram.

IMP3.00

Implementation Documentation: BUSINESS MODEL

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

PROGRAM SPACE USAGE These plans provide a spatial correspondence to the other more conceptual diagrams on IMP3.00. The enclosed balcony level can be used for meetings and seminars and is the least flexible part of the program. It is open to be reprogrammed at a future date as a computer cluster. The largest flexible space and the two smaller flexible spaces are on the ground floor level. The lawn can also be used for outdoor activities, and a portion of the lawn has been highlighted to show the possibility of a community garden.

Figure 8.6: Second floor space usage diagram.

The gym and the kitchen are the two main spaces of activity on the basement level.

Figure 8.7: Ground floor space usage diagram.

Figure 8.8: Basement space usage diagram.

Implementation Documentation: BUSINESS MODEL

IMP3.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK ACTIVITIES REVENUE MODEL This is a reference page from an activities guide in a suburban town with a population slightly smaller than Pittsburgh. The hope is that the multiple spaces in the community center can be rented out to instructors who are interesting in engaging the immediate and greater community of Pittsburgh in a variety of activities. These activities could include cardio workouts, dancing, arts and crafts, computer use and programming training, martial arts classes, and seminar classes. The projected revenue below is based upon full usage.

Figure 8.9: An example activities page showing the cost of the class and the days \hours of the particular session. $13,152 are generated based upon 10 people per class for just this page.

Basis

Example

Projected Revenue

The rental fee for the spaces

With just three example classes,

$13,152 (for five simultaneous classes

would be

15%

of the cost of the class.

$923.25 are generated.

x 3 (Morning/Afternoon/Evening) =

$39,465 per season x 2 seasons = $78,912 per year

maximum usage

Figure 8.10: Example of an average classâ&#x20AC;&#x2122; income.

IMP3.02

Implementation Documentation: BUSINESS MODEL

ACTION UPTOWN: CORNERSTONE OUTLOOK

Location : BASEMENT $19.00 x 25 people= $475 x 0.15 = Morning

$71.25

Afternoon

Evening

ARC48_550

REVENUE OF INDIVIDUAL ACTIVITIES These examples show possibilities of classes within the spaces and the revenue that can be generated per class. These examples only show a single occupant during a particular time period, so it gives an idea of a breakdown per class. However, all five spaces can be used simultaneously at concurrent hours of the day.

Figure 8.11: A class for adults.

Location : LOFT

$267

$89.00 x 20 people = $1780 x 0.15 = Morning

Afternoon

Evening

Figure 8.12: A class for school age children.

Location : MAIN SPACE $130.00 x 30 people = $3900 x 0.15 = Morning

Afternoon

$585 Evening

Figure 8.13: A class for pre-school children.

Storage Rental

Location : STORAGE $30.00 x 30 hours/week = $900 x 0.15 = Morning

Afternoon

$135 Evening

Figure 8.14: The storage unit itself could be rented out.

Implementation Documentation: BUSINESS MODEL

IMP3.03

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK INITIAL FUNDING Action Housing - General funds:

“To empower people to build more secure and self-sufficient lives through the provision of decent, affordable housing, essential supportive services, asset building programs...” $150,000

Pennsylvania Department of Community & Economic Development - Community Services Block Grant: “To revitalize low-income communities and empow-

er low-income families and individuals to become fully self-sufficient. “ $50,000

Deadline: June 30, 2012 The Pittsburgh Foundation - Will identify funders for the project:

“To foster sustainable communities, defined as those which seek to seamlessly integrate economic, social equity and environmental goals in order to enhance the quality of life for residents of Allegheny County.”

$50,000

5 Times a Year Roy A. Hunt Foundation - Community Development Initiative:

$300,000

“Neighborhood Revitalization – Developing viable communities and revitalizing distressed neighborhoods through collaborations or partnerships.”

$50,000

June & November Annually Figure 8.15: Sources of funding.

IMP4.00

Implementation Documentation: REVENUE ANALYSIS

ACTION UPTOWN: CORNERSTONE OUTLOOK

ARC48_550

REVENUE ANALYSIS

Expenses Available Funds

The projected revenue over 30 years utilizes the following variables and constants: a $300,000 loan, a mortgage over 30 years, a yearly class and activities cost, a large maintenance expense every 10 years, the addition of the storage module after 5 years which would generate increasing income every 2 years, the receptionist whose pay increases every 5 years starting at $24,000, $15,000 yearly for utilities and $5,000 for supplies which becomes $8,000 after the storage module is installed. The class and activities cost can be at most $13,152 yearly, an aggressive and active rate. SCENARIO NUMBER ONE: HIGH MORTGAGE

$600,000.00

$400,000.00

$200,000.00

$0.00

In the event of a high mortgage, up to $570,000, the regular maintenance cost can only be $30,000, the classes and activities have to be the full $13,152 yearly, and the proposal breaks profit midway through year 9.

-$200,000.00

Figure 8.16: Annual expenses and profit, with the profit break point marked for a high mortgage scenario.

SCENARIO NUMBER TWO: LOW ACTIVITIES COST $400,000.00 $300,000.00 $200,000.00 $100,000.00 $0.00

If the proposal aims to make the class and activity services as low as possible, at $10,916, the mortgage can be at most $400,000, the regular maintenance cost can only be $30,000, and the proposal breaks profit at the start of year 7.

-$100,000.00

Figure 8.17: Annual expenses and profit, with the profit break point marked for a low activities cost scenario. $700,000.00

SCENARIO NUMBER THREE: MAXED MAINTENANCE

$600,000.00 $500,000.00 $400,000.00 $300,000.00 $200,000.00 $100,000.00 $0.00

If the decennial maintenance cost is at its maximum of $100,000, one of two revenue paths can occur. The first is that the mortgage allowance rises to $486,000 with the class and activities cost at its maximum and the proposal breaking even in fall of the 5th year.

-$100,000.00 -$200,000.00 -$300,000.00

Figure 8.18: Annual expenses and profit, with the profit break point marked for a maximum maintenance scenario with a high mortgage and high activities costs. $500,000.00

The second path has the class and activities cost decrease to $11,986, the mortgage allowance lowers to $400,000, and the proposal breaks even halfway through year 3.

$400,000.00 $300,000.00 $200,000.00 $100,000.00 $0.00 -$100,000.00 -$200,000.00

Figure 8.19: Annual expenses and profit, with the profit break point marked for a maximum maintenance scenario with a low mortgage and low activities costs.

Implementation Documentation: REVENUE ANALYSIS

IMP4.01

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK HARD COSTS

LIVE/WORK

Additionally, exercise equipment will need to be purchased for the basement and will contribute to a greater final cost. However, the funding of this will have to be acquired, so the cost of exercise equipment will not be an initial cost. It will be factored in at a later time, but it is shown here as another phase of cost.

COMMUNITY CENTER

LAWN

CUMULATIVE MATERIAL & LABOR TOTAL: $243,104.65 Speculative Exercise Equipment: ProForm 505 CST Treadmill Model #: PFTL60910 EPIC A17U Upright Exercise Bike Model #: EPEX13912 PowerBlock Sport Bench Model #: IB-SBE-S Body Solid Rubber Hex 5-50 lb Dumbbell Set Model #: SDRRS550 Body Solid GDR363 3 Tier Horizontal Dumbbell Rack Fitness Gear 2x6 Folding Exercise Mat Crescendo Fitness Deluxe Sit-up Bench Model #: 44240

3 x 599.99 = 1799.97 2 x 399.99 = 799.98 2 x 199.99 = 399.98 1 x 999.99 = 999.99 1 x 149.99 = 149.99 5 x39.99 = 199.95 1 x 57.99 = 57.99

COST OF EXERCISE EQUIPMENT: $4,407.85 New Total: $247,512.50

IMP5.00

Implementation Documentation: HARD COSTS

ACTION UPTOWN: CORNERSTONE OUTLOOK

Live/work

1964 NASF x 5% GUF = 2062.2 GASF

Community Center

4524 NASF x 5% GUF = 4750.2 GASF

SOFT COSTS Architect’s Design Fee is 20% of construction costs = $48,620.93. However, 39.5% is allocated to structural, 24% to mechanical/plumbing (which is already calculated into the CSI), landscape, and other fees. The architect’s fee is then reduced to $29,415.66.

2062.2 GASF + 4750.2 GASF= 6812.4 GASF These are taken into consideration: Permit Fees

ARC48_550

$700 for first $50,000, $8 each additional $10,000 of construction cost

Development Fees

10% of total construction

Impact Fees

5% of total construction

Bonding

5% of total construction

Construction Contingency Extraction

10% of total construction

A&E Consult

20% of total construction

These fees are 50% of construction costs. Standard overhead of 10% is used. A contingency of 15% is also used. Also, the architect’s fee is added on top of everything. Architect’s Fee

20% of total construction (some of this is factored elsewhere)

Thus, 700 + 8((x-50000)/10000) + 1.95x = Total project cost, where x = construction cost New Total Cost with Overhead and Contingency

$303,880.81

Permit Fee

$854.48

Development Fees

$24,310.47

Impact Fees

$12,155.23

Bonding

$12,155.23

Construction Contingency Extraction

$24,310.47

A & E Consult

$48,620.93

Architect’s Fee

$48,620.93 (actually less)

Total Fees: $150,967.99

Final Total: $455,703.28

Implementation Documentation: SOFT COSTS

IMP5.01