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
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DN
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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
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DNUP
UP
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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