ADAPTABILITYIN HOUSING

ChristopherGebhardtHousing Terminal Studio

Prof. Michael Fi eld Winter-Spring 2014

Architecture that is designed for adaptation recognizes that the future is not nite, that change is inevitable, but that a framework is an important element in allowing that change to happen.-Kronenburg, Flexible: Architecture That Responds to Change.9 9

RAUSCH

The available data on residential mobility within the U.S. shows that people move for a wide variety of reasons, but analysis of those reasons shows that there are general trends and commonalities that can allow a designer to address issues that will be relevant for a large number of people. For example, 62% of local moves are made for housing related reasons, 26% are made for family related issues.

Regardless of the specic reason, the decision to move is about the need for change. Since buildings are generally considered static and permanent, change in a life situation usually means moving to a different building. The fundamental premise of this project is that when people need change, instead of them needing to move to different housing, their current housing should be able to change, or adapt, to meet their new needs.

This project is an exploration of the ability of a building to adapt to meet the changing needs of its inhabitants. It will explore the issues surrounding residential mobility in America. What is it that makes so many of us pick up our roots and set them down in a new location? How many of the needs that drive people to do this can be met by thoughtful and innovative housing design? Can we enjoy the benets of a community we have invested ourselves in while also having housing that works for our current life circumstances?

STATISTICS

SITE SIZE:

BUILDING TYPE:

NUMBER OF UNITS:

UNIT DENSITY:

UNIT TYPES:

COMMERCIAL SPACE:

99 Rausch St. San Francisco, CA (SOMA District)

.75 ACRESMID-RISE RESIDENTIAL/MIXED-USE

66 UNITS 88 D.U./A.

STUDIOS, 1 AND 2 BEDROOM FLATS, 3 BEDROOM UNITS

2600ft2

All data from: Donald J. Bogue, Why Americans Move, in Immigration, Internal Migration, and Local Mobility in the U.S., ed. Donald J. Bogue, Gregory Leigel, and Michael Kozloski (Cheltenham, UK: Edward Elgar Publishing Limited, 2009), 3058.

Why Americans Move

Quality Issues 30.6%

Quantity Issues 25.9%

Other Issues 41.4%New/Better HouseBetter NeighborhoodHealth Reasons (Accessibility)

Change in Marital StatusEstablish Own HouseholdLook for Work/Lost JobRetiredCheaper Housing

Closer to Work/CommuteWanted to Own HomeAttend CollegeChange of ClimateOther Family ReasonOther Job Related ReasonOther Housing ReasonOther Reasons

24.4%4.8%1.4%

7.0%9.5%0.5%0.2%8.7%

3.4%12.2%

1.8%0.2%9.8%0.4%

11.7%1.9%

41.4%

30.6%

25.9%

Type Analysis: Local Moves

Total does not equal 100 due to rounding in each catagory

Quality Issues - Addressed through good design in this project and the possibility for units facade interfaces to be upgraded

Quantity Issues - Addressed through the ability of the units to be recongured, expanded, or shrunk by either the developer or the occupant.

Other IssuesThe scope of this project is limited to issues that can be addressed in a single housing development. The designer recognizes that there are many reasons for residential mobility that cannot be addressed in this project.

Shiftable Units Subdividable Units Recongurable Units

Pedestrian Friendly Street Edge Accessible UnitsGood Neighborhood

Housing-Related Reasons

Family-Related Reasons

Work-Related Reasons

Other

Local Moves

Internal Migration Immigration

New/Better House

Cheaper Housing

Better Neighborhood

Wanted to Own Home

Other housing reason

Change in Marital Status

Establish Own Household

Other Family Reason

New Job/Job Transfer - 0%

Retired

Closer to Work/Commute

Look for Work/Lost Job

Other Job Related Reason

Housing-Related Reasons Family-Related ReasonsWork-Related Reasons

Attend College

Health Reasons

Change of Climate

Other Reasons

Other Reasons

Reasons for Moving by Type of Mobility, 2005

Reason For Moving Total Mobile Local Mobility Internal Migration Immigration

All Movers 100 100 100 100

Family-Related Reasons 27.1 26.3 29.3 19.6Change in Marital Status 7.1 7 7.8 3.4Establish Own Household 7.8 9.5 5.7 3.5Other Family Reason 12.2 9.8 15.8 12.7

Work-Related Reasons 17.6 4.4 29.3 55.1New Job/Job Transfer 10.4 0 20 30.5Look for Work/Lost Job 1.9 0.5 2.4 15Closer to Work/Commute 3.4 3.3 3.9 1.3Retired 0.5 0.2 1 0.4Other Job Related Reason 1.4 0.4 2 7.9

Housing-Related Reasons 47.1 61.8 29.9 9.9Wanted to Own Home 9.3 12.2 5.9 1.4New/Better House 17.8 24.4 9.7 3.4Better Neighborhood 4 4.8 3.3 0.4Cheaper Housing 6.6 8.7 4.2 1.2Other housing reason 9.4 11.7 6.8 3.5

Other Reasons 8 5.3 11.3 15.4Attend College 3.2 1.8 4.9 6.5Change of Climate 0.6 0.2 1.3 0.1Health Reasons 1.6 1.4 2 1Other Reasons 2.6 1.9 3.1 7.8

SITE FEATURES: .3 MILES FROM BART.1 MILES FROM BUS LINES.2 MILES FROM 10 CARSHARES .1 MILES FROM 2 PARKS.2 MILES FROM 2 SUPERMARKETS

SOMA District, San FranciscoCLIMATE Wind Rose

Psychrometric Chart

Monthly Temperatures

Data from U.S. Department of Energy and Climate Consultant 5.4

99 Rausch San Francisco, CA

UP

DN

DN

DN

DN

DN

DN

DN

UP

UP

UP

UP

UP

UP

Ofce

Retail

Laundry

Resident

Services

Trash

Bike Parking

Mech.

Elec.

ExitLoading

19.1

17.4

22.6

21.4

20.6Floor 1

Rausch St. Folso

m St

.

A

B

0 10 20 40

DN

UP

UP

UP

DN

DNUP

UP

DN

DNUP

UP

DN

DN

Housing Plan Floors 2 and 3

A

B

UP

DN

DN

DNUP

UP

DN

UP

DN

UP

Housing Plan Floors 4 and 5

Roof Deck

Emergency Egress

A

B

0 10 20 40

Section A: facing northwest

0 10 20

Section B: facing northeast

0 10 20

One Bedroom Pair Two Bedroom and Studio632sf each 817sf and 475sf

0 5 10 201/8 = 1

One Bedroom Adaptability

Two Bedroom 967sf One Bedroom w/ Expanded Living Space 967sf

12 O

pen

ing

= 3

Sh

eets

of

Dry

wal

l

0 5 10 201/8 = 1

Two Bedroom Adaptability

796 and 680 sf2x1 Bedroom and Three BedroomCongurations

0 5 10 201/8 = 1680 and 796 sf

oo

Three Bedroom Lower Floors

Three Bedroom Adaptability

Fully Shaded

Partially Shaded

Vertically Shaded

Open Position

Shading Position

Full Balcony

Juliet Balcony

Double Facade

Solid Panels

Ideal World Real World

Panels that easily clip onto the mullion system allow users to adapt to seasonal changes in desired solar access while also customizing their units interaction with the outdoors through visual access or upgrades such as larger balconies.

Shades slide on simple tracks concealed in joints between wall panels, allowing the users to cutomize solar access without requiring any installation or uninstallation.

Window Adaptations

NightEveningMorning

Hopper Window

Sliding ExteriorSun-shades

Awning Window

Inward OpeningCasement Windows

Spandrel Panel

Track Concealedin Panel Seam

Juliet BalconyRailing

Floor Level

Possible Removable Panelfor Full Door

One Bedroom Adaptability

1/2 = 10 51 3

Facade Adaptability

Plan

Section0 5 10 20

Courtyard Social Node

Courtyard Social Node

DN

Plan

Section

0 5 10 20

Roof Deck

Roof Deck

Ground Level0' - 0"

Level 215' - 0"

Level 12' - 0"

Level 325' - 0"

Ground Level0' - 0"

Level 215' - 0"

Level 325' - 0"

Folsom St. Edge

Rausch St. Edge0 5 10

Rausch Street

Street Edge

Slot Circulation - Exterior

Slot Circulation - Interior

Slot Circulation

FHA Covered

ADA Covered

FHA Accessibility Compliance

B

RE

TA

IL

LOB

BY

RE

SID

EN

T

SER

VIC

ES

LOA

DIN

G

HOUSING UNITS HOUSING UNITS

Requirement 1 ComplianceAccessible building entrance on an accessible route

Requirement 7 ComplianceUsable kitchens and bathrooms

FHA Accessibility Compliance

ScaleChecked by As in

AChecker

1/4" = 1'-0"Accessibility - Bathroom

1/4" = 1'-0"Accessibility - Kitchen

1/8" = 1'-0"Unit Entrance Accessibility

FHA Accessibility Compliance

One Bedroom Two Bedroom 967sf Three Bedroom Lower Floor

Requirement 4 ComplianceAccessible routes into and through covered units

BRETA

IL

LOBB

Y

RESI

DEN

T

SERV

ICES

LOAD

ING

FOLS

OM ST

.RAUSCH

ST.

LAN

GTON ST.

HOUSING UNITS

HOUSING UNITS

ZONE HEIGHT/BULK DISTRICT

RED

F-NCT

40-X

65-X

RESIDENTIAL ENCLAVE DISTRICT

FOLSOM-NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT

Southwest Elevation

Parapet - 62 - 0

Parapet - 40 - 0

Zones: F-NCT RED notesDwelling Units P P 66 Dwelling Units Provided Unit Mix 40% 2 bedroom required, 10% 3 bedrooms requested 38 1-Bedroom=57.5%, 24 2-Bedroom=36%, 4 3-Bedroom=6% General Retail P NP 3500 SF provided on Folsom, in NCTDevelopment on Lots Over a Certain Size C on lots over 10,000 ft No restrictions Building Site of 33,000 SF, but approved for BARDwelling Unit Density Limit None, see mix above None, see mix aboveFAR for non-residential uses 2.5:1 2.5:1 Provided: .2

Usable Open Space per Dwelling Unit

80sf if private, 106 if common 80sf private or common

16 RED Ground units: 1280sf private required 2800 provided.28 NCT Units: 2968 common required. 32 RED units: 2560 common required. 5528 total common required: 6,200 provided

Open Space for non-residential uses

N/A

Required, amount varies by use, may also pay in-lieu fee. none provided

Off-street parking for residential use

None required, permitted up to one car per two units or .75 cars per unit

None required, permitted up to 3 cars per 4 dwelling units, considered up to 1 car per unit none provided

Off-street parking for non-residential use None required, amount permitted depends on use

None required, amount permitted depends on use none provided

Demolition/Subdivision of UnitsConsidered Considered

Sublets are legal but units cannot be divided or combined without extensive planning review.

Residential Density

No residential density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure, of this and other codes, as well as applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department. No density (813.03) 88 Units/Acre, 131 Bedrooms/Acre

Height and Bulk District 65-X 40-X

Height and Bulk: 65-X 40-X notesHeight Limit 65' 40'Plan Limits n/a n/a

Zoning

Type IIA

Type IA

Construction Types

B

MAX. COMMON PATH: 125

MAX. PROVIDED: 45

MA

X. E

GR

ESS

PA

TH

: 250

MA

X. P

RO

VID

ED

: 53

Notes

Occupancy Type:

Construction Type:

Type IIA IA

Primary Structural Frame 1 3

Exterior Bearing Walls 1 3Exterior Non-Bearing Walls x30 - 0 x

55 : 0 HOURS REQUIRED

45 : 0 HOURS REQUIRED

9-8

: 1

HO

UR

S R

EQ

UIR

ED

9-6

: 1

HO

UR

S R

EQ

UIR

ED

9-6

: 1

HO

UR

S R

EQ

UIR

ED

9-6

: 1

HO

UR

S R

EQ

UIR

ED

9-6

: 1

HO

UR

S R

EQ

UIR

ED

- T

YP

E II

IA

88:

0 H

OU

RS

RE

QU

IRE

D -

TY

PE

IA88

: 0

HO

UR

S R

EQ

UIR

ED

- T

YP

E II

IA

55 : 0 HOURS REQUIRED

0 : 1 HOURS REQUIRED - TYPE IIIA0 : 2 HOURS REQUIRED - TYPE IA

49 : 0 HOURS REQUIRED - TYPE IIIA49 : 0 HOURS REQUIRED - TYPE IA

9-6

: 2

HO

UR

S R

EQ

UIR

ED

- T

YP

E IA

45 : 0 HOURS REQUIRED

Non-Loadbearing Exterior Wall Required Fire Ratings

Permitted Window Glazing

20% of Conditioned Floor Area

40% WWR

California Energy Code Low-Rise (Rausch Walk-Ups) High Rise (Folsom)Climate Zone

Conditioned Floor Area4920 x 3 = 14760 6015 x 3 = 18045

8459 x 5 = 42295 for energy budget

Fenestration Maximum U-Factor 0.32

Operable Window 0.46Fixed Window 0.36Maximum SHGCMaximum Fenestration Area 20% Floor Area: 2952, 3609 40% WWR for prescriptive package

Orientation(1.5.3): South/North Facing East/West FacingPrescriptive Package A

Roofs/Ceilings R-30 U-.039Walls Above Grade R-15+4 or R-13+5 U-.110Ducts R-6Spandrel Panel and Curtain Wall Assembly

U-.280

Roof Solar Reflectance Index 75Roof Minimum Thermal Emittance

0.75

Occupancy Risk CategoryUniform Assumed Live Loads

II40 psf (private residences)

3

NR

Codes

Bearing Wall Diagram

Bearing Walls 1/16 = 1

n.t.s.

10-6 typ.

14 typ.

10-6 typ.

Architects Studio Companion:

Lightweight Steel Joists

Nom

inal

Joi

st D

epth

Span6 120 16 24

2

5

8

11

DNDDDN

UPUUUUUUUUUUUUUUUPP

UPUUUUUUUUUUUUUUUUUUUPP

UUUUUUUU

UUUUU

Bearing Walls

Shear Diagram

Shear Walls1/16 = 1

n.t.s.

DNDDDN

UPUUUUUUUUUUUUUUUPP

UPUUUUUUUUUUUUUUUUUUUPP

UUUUUUUU

UUUUU

AISI Table C2.1-3 Nominal Shear Strength for Seismic Loads for Shear Walls

Assembly DescriptionMax Aspect Ratio (h/w)

DesignatioRequired

Sheathing Screw Size

2 to 1 780 990 - - 33 or 43 82 to 1 890 1330 1775 2190 43 or 54 82 to 1 700 915 - - 33 82 to 1 825 1235 1545 2060 43 or 54 82 to 1 940 1410 1760 2350 54 82 to 1 1232 1848 2310 3080 68 10

0.018" steel sheet, one side

2 to 1 390 - - - 33 (min) 8

0.027" steel sheet, one side

4 to 1 - 1000.00 1085.00 1170.00 33 (min) 8

Fastener Spacing at Panel Edges (Inches)

7/16" OSB, one side

15/32" Structural 1 Sheathing (4-ply), one

Shear Walls

Plan View Section View

Unit Separation Wall Assembly

Exterior Wall Assembly

5/8 Type X gypsum board

5 5/8 Steel Stud

R-21 Fiber Batt Insulation

Moisture Barrier

R-10 Expanded Polystyrene Rigid Insulation

1/2 Air Gap

Slenderwall Concrete Panel

Thermaguardtm Insulated Stainless Steel

Connection Anchor

6x6 Hot-DippedGalvanized Welded

Wire Mesh Reinforcing

2 thick sound attenuation blanket

3 5/8 metal studs, 24 o.c.

California Ofce of NoiseControl Section #1.3.3.1.5.10STC: 50 Required, 51 Provided

5/8 Type X gypsum board spot-laminated to studs with daubs of adhesive 12 o.c. Drywall screws at third points along joints and ends

R-30 Expanded Polystyrene Rigid Insulation

1/4 Dens-Deck

3 Steel Decking Treated Wood Blocking

Loose Stone Ballast

EPDM Membrane Loosely Laid Membrane Protection Layer

Hot-air Welded In-place

Treated Wood Deck Post

Roof Assembly Roof Deck Detail

1 = 1

1 = 1

1 = 1

Lightweight SteelStud Construction

Cost: Approx. 1.5 x Wood Stud Construction

Construction Type: I or II

Shear Wall Types: Diagonal straps, sheet steel, proprietary narrow piers, plywood, manufactured board products.

Advantages: Versatile, easily worked with common tools, inexpensive, lighter and stronger than wood framing, can incorporate holes in the web for wiring and plumbing, can be used in buildings which require non-combustible construction, can be constructed in all weathers, can be combined with wood and structural steel elements.

DisadvantagesHigh thermal conductivity, high audible conductivity, can lose structural strength and stiffness quickly if exposed to the heat of re.

Enclosure Details

All Slopes 1/4 to 1

8200sf

4900sf4900sf

Roof Drainage Plan

DN

2000sf Water Catchment Area

Overow to storm drain

10 yr 1-hour rainfall: .70 = .058

.058 x 18000sf = 1044ft3 of water

1044ft3 / 2000sf catchment area = .52 depth = 6.2

Stormwater Plan

Trash

DN

UP

Typical Housing Floor

Chase Locations

UP

UP

Alt. Typical Housing Floor

Chase Locations

Mini-Split Exterior Unit, Typ.

Mini-Split Interior Unit Typ.

Water pipes and sprinklers in plenum created by raised rst oor

Rainwater piped to catchmentarea in back

Services

I would like to thank my professor, Michael Fi eld, for all his help and guidance over the course of this project, as well as David Israel and BAR Architects for their generous contributions of time and money that allowed this studio to be so much more than a typical two-term project.

Thanks also to my parents who supported and encouraged me through all my many years of schooling, as well as the great friends I have made through the years for making it such an enjoyable process.

I de nitely couldnt have done it without you all.

-Christopher GebhardtB.Arch. Spring 2014

University of Oregon

Rear Courtyard