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SEMINAR ON URBAN HOUSING
TECHNICAL DESIGN ISSUES
TECHNICAL DESIGN OPPORTUNITIES
MICHAEL OERTH AIA ASSOCIATE DIRECTOR
C. KEITH BOSWELL FAIA
TECHNICAL DESIGN PARTNER
SKIDMORE, OWINGS & MERRILL LLP
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
1) Define a clear and memorable message/idea – SET EXPECTATIONS 2) Continuity of a dedicated team with ALL participants vested 3) Recognize and respect the “local” climate and environment 4) Establish / understand the basics—we have to walk before we run 5) Get out of the blocks early—a track/sports saying for start fast and get ahead 6) Metrics and analytics--- measure and validate solutions in the design process & in the built work 7) Appropriate use of innovation and innovative technologies 8) Lead
URBAN HOUSING Getting the most out of our Work
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
HIGH PERFORMANCE DESIGN Design is more than visual appearance. Holistic–or complete - design consists of equal parts visual composition and performance. This integration of composition and performance is achieved through a collaborative, sometimes elusive, and always iterative process. High performance design is the application and careful balance of performance principles and the art of composition. It is the integration of physics and the science of materials. It requires a basic understanding of building and construction sequencing. It is in this intersection of science, art, materials, and construction where design and technology, art, and science become architecture. Beauty is more than skin deep.
Performance Visual
Composition
Complete Design SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Set Expectations High Performance Design
URBAN HOUSING Climate Geography
Climate – “weather averaged over a long period” Local climate- geography influences Climate, creating regional and micro climates
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Climate ASHRAE Climate Zones
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Applying climate concepts to generate building concepts
URBAN HOUSING Climate Geography
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Applying climate concepts to generate building concepts
URBAN HOUSING Climate Geography
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP Applying climate concepts to generate building concepts
URBAN HOUSING Climate Geography
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP Applying climate concepts
to generate building concepts
1)Solar Control 2)Energy savings 3)Occupant comfort
URBAN HOUSING Residential Typologies Urban locations
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Residential Typologies Urban locations
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Residential Typologies Urban locations
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Residential Typologies Urban locations
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
HIGH PERFORMANCE DESIGN Design is more than visual appearance. Holistic–or complete - design consists of equal parts visual composition and performance. This integration of composition and performance is achieved through a collaborative, sometimes elusive, and always iterative process. High performance design is the application and careful balance of performance principles and the art of composition. It is the integration of physics and the science of materials. It requires a basic understanding of building and construction sequencing. It is in this intersection of science, art, materials, and construction where design and technology, art, and science become architecture. Beauty is more than skin deep.
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Residential Typologies Urban locations
URBAN HOUSING HIGH PERFORMANCE Getting the most out of our Work
SYSTEMS 1) Exterior Building Enclosure System types
1) Curtain wall 2) “Punch or Ribbon” Vision areas with “Opaque” insulated areas
2) Structural considerations 3) Elevators / vertical transportation 4) Integration of Building Services Systems 5) Activity at the street level
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
1) Performance design considerations A. Air Infiltration B. Water management C. Thermal D. Condensation E. Daylight F. Durability G. Long term performance H. Structural I. Several others
2) Dynamic (?) and/or Integrated enclosures 3) Continuity at system transitions 4) What are the seeds of innovation
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Air Infiltration A KEY for Energy efficiency Air carries water Air carries heat/cold Depending on thermal gradient Controlling airflow aids controlling other elements and forces
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Air Infiltration A KEY for Energy efficiency Air carries water Air carries heat/cold Depending on thermal gradient Controlling airflow aids controlling other elements and forces
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Water Management
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Thermal Control Things don’t get cold— They get less hot
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Thermal Control
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
• Due to building complexity, we are not doing a lot better compared to ancient time.
• R2 vs R2/R3
• Glass curtain wall are made of different functional layers with different conductance
components.
• Support (transfer physical force) + Control (rain, air, heat, vapor) + Finish (visual looking)
R2
R2/R3
R5
R3
R1
Enclosure Thermal Transfer
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Thermal Control Means design differently depending on climate
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Thermal Control
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Enclosure Thermal Transfer
• Guinness World Records ! The
tallest radiator ever made.
• Structure penetrations with no
insulation creates a heat
exchanger.
• Yellow is not good.
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Thermal Control
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Thermal Control
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Thermal Control
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Exterior Building Enclosure Design UPGRADING OUR MINDSET
How we see buildings
What’s happening behind
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Condensation
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
10’-4” CLEAR (with exposed ceiling)
11’-0” CLEAR (with exposed ceiling)
Daylight
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Daylight / Heat Gain / VLT
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
1) Performance design considerations A. Air Infiltration B. Water management C. Thermal D. Condensation E. Daylight F. Durability G. Long term performance H. Structural I. Several others
2) Dynamic (?) and/or Integrated enclosures 3) Continuity at system transitions 4) What are the seeds of innovation
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Dynamic or integrated enclosures
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Dynamic or integrated enclosures- Test them in real world conditions
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
Dynamic or integrated enclosures
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Tint 1 Tint 2 Tint 3 Tint 4
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
1) Performance design considerations A. Air Infiltration B. Water management C. Thermal D. Condensation E. Daylight F. Durability G. Long term performance H. Structural I. Several others
2) Dynamic (?) and/or Integrated enclosures 3) Continuity at system transitions 4) What are the seeds of innovation
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design Continuity at System Intersections
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design Continuity at System Intersections
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design Continuity at System Intersections
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design implement Continuity at System Intersections
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
HIGH PERFORMANCE Getting the most out of our Work
Exterior Building Enclosure Design 1) Performance considerations
A. Air Infiltration B. Thermal C. Water management D. Condensation E. Daylight F. Durability G. Long term performance H. Structural I. Several others
2) Dynamic (?) and/or Integrated enclosures 3) What are the seeds of innovation?
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Innovation – Webster definition •The introduction of something new •A new idea, device, or method •The act or process of introducing new ideas, devices, or methods
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Innovation •The introduction of something new •A new idea, device, or method •The act or process of introducing new ideas, devices, or methods
•The clever and appropriate use of a material or system by clever and knowledgeable people- CKB
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Innovation •The introduction of something new •A new idea, device, or method •The act or process of introducing new ideas, devices, or methods
•The clever and appropriate use of a material or system by clever and knowledgeable people- CKB
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Innovation •The introduction of something new •A new idea, device, or method •The act or process of introducing new ideas, devices, or methods
•The clever and appropriate use of a material or system by clever and knowledgeable people- CKB
URBAN HOUSING HIGH PERFORMANCE CONSIDERATIONS Exterior Building Enclosure Design
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING High Performance Design Structure
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING High Performance Design Structure
TRANSBAY BLOCK 9
Transbay Block 9 San Francisco, California
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Owner: Essex, TMG Project Phase: Construction Documentation
SOM Project Team: Craig Hartman Javier Arizmendi Keith Boswell Carrie Byles Michael Oerth Kelly Sloan Daniel Kumnick Richard McNamara Sargam Tandon Anshuman Raje Federica Carrara Enrique Acosta David Shook Aurgho Jyoti
Consultant Team: MEP - Buro Happold Civil - Langan Treadwell & Rollo Landscape - GLS Landscape Architecture Elevatoring - GVK Associate Architect- Fougeron Architecture Structure- Structus/SOM Accoustic/AV/ Telcom/Security- Charles Salter Parking- IPD
Systems: Tower Exterior wall: Custom unitized curtain wall Podium Exterior wall: Rainscreen with punched windows Structure: Steel reinforced core only, Post-tensioned concrete slab
Performance goals: LEED Silver
TRANSBAY BLOCK 9 SKIDMORE, OWINGS & MERRILL LLP
TRANSBAY BLOCK 9 URBAN CONTEXT
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
TRANSBAY BLOCK 9 PROJECT OVERVIEW Residential Project
42 Stories
545 Units, Including 3 Townhouses 436 Market-Rate Units 109 Inclusionary Housing (20% of total)
Open Space
9,910 SQ FT At Level 9 Landscaped Terrace
PARAPET 422’-1” ROOF 402’-2”
TERRACE 83’-0”
Below Grade Parking & Mechanical (6 Levels)
215 Bike Parking at B1 288 Stalls From B1 to B6 ‒ 262 Self Park ‒ 11 Accessible ‒ 3 Car Share ‒ 12 Charging Stations
4,634 SQ FT At Ground Level
Folsom Boulevard Retail
6,750 SQ FT Ground Level Retail
EXTERIOR BUILDING ENCLOSURE TOWER
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
TOWER TYPICAL WALL MATERIALS
Light Grey High Performance Insulating Laminated Glass
White Fluoropolymer Finish
Mid Grey Fluoropolymer Finish
6” Terracotta Panels
Performance with Visual Composition
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
TOWER PERFAB CURTAIN WALL MODULE
PREFAB CURTAIN WALL MODULE TYPICAL UNIT SIZE 6’-0” X 9’-3”
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
TOWER DETAILS
TYPICAL JAMB DETAIL
TYPICAL HEAD/SILL DETAIL
PRIMARY AIR & WATER SECONDARY WATER THERMALLY IMPROVED INSULATION AT SPANDREL
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
TOWER DETAILS
DESIGN INTENT
DESIGN IMPLEMENTATION
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Operable Windows
for Thermal Comfort
TOWER DETAILS
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Balcony detail
TOWER DETAILS
Exposed slab will act as a radiator.
However, given San Francisco is a temperate climate, thermal comfort is not significantly compromised
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Integrated Air Intake Thru Stack Joint
TOWER DETAILS
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP Typical Vertical Hydronic Heat Pump Closet
TOWER DETAILS
LIVING ROOM BEDROOM
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
STUDIO
DAYLIGHTING & VIEWS INTERIOR
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Exterior Wall Enclosure Considerations
● Prefab curtain wall units are constructed in a controlled environment creating a higher degree of quality control and craft
● A consistent 6’-0” x 9’-3” module allows for economy of scale
● Primary air & water lines and secondary water lines are clearly defined
● Provide a thermally improved system to mitigate thermal bridging & improve energy performance ● Integrated fresh air intakes for thermal control
● Selection of materials for a balanced approach to performance with aesthetics
● Quick erection
● Taking advantage of expansive views & natural daylighting opportunities
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
VERTICAL CIRCULATION ELEVATORS
CONVENTIONAL DISPATCH DESTINATION DISPATCH
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
High Zone Levels B6 ‒ 42 Passenger elevators A, B, C, & E Firefighter’s / Service elevator E Firefighter's elevator B
B E
A C
F
D
Low Zone Levels B6 ‒ 20 Passenger D Levels B1 ‒ 1 Bicycle / Service F
VERTICAL CIRCULATION ELEVATORS
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
VERTICAL CIRCULATION ELEVATORS
1 Elevator D @ 3500 lbs., 500fpm, FLRS. B6 TO 20
1 Elevator E @ 4500 lbs., 1000fpm, FLRS. B6-42
3 Elevators A,B &C @ 3500 lbs., 1000fpm, FLRS. B6-42
UTILIZING DESITINATION DISPACT
FSAE FSAE
A
B
C
E
D
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
STRUCTURAL CONSIDERATION
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
53’
33’
DUCTILE REINFORCED CONCRETE SHEAR
WALL CORE
STEEL REINFORCED CONCRETE LINK
BEAM
120’ 93’
TYPICAL FLOOR LATERAL SYSTEM
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
CORE WALL WITH STEEL REINFORCED LINK BEAMS CORE WALL WITH TRADITIONAL REINFORCED LINK BEAMS
LATERAL SYSTEM LINK BEAM
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
400’
33’ 53’
65’
EW SECTION NS SECTION
N
Max aspect ratio = 12:1 7.5 12
BUILDING SECTION CORE WALLS
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
30’
27’
7” POST-TENSIONED FLAT PLATE SLAB SPAN/DEPTH = 51
6” RC SLAB AND BEAMS
RC PERIMETER COLUMNS
120’ 93’
TYPICAL FLOOR GRAVITY SYSTEM
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
120’ 93’
TYPICAL FLOOR POST TENSIONING LAYOUT
BANDED PT TENDONS
UNIFORMLY SPACED PT TENDONS
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
Reinforced concrete core only
Post-tensioned flat slab
STRUCTURAL CONSIDERATION UNIT LAYOUTS
RC gravity columns with spacing optimized to work with unit layouts
27’-0”
Optimized floor plan depth to maximize rentable area
33-4”
30-0
”
33-4”
30-0
”
With the use of a reinforced concrete core only and post-tensioned flat slab structural system you are able to maximize the number of floors within a given height limit
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
MASSING CONCEPT
2. Family of Podium Elements
Three podium elements are arranged around the tower as family of separate but related elements, each with their own orientation and character
3. Connecting Bridge
An element bridges between the Tower and the Podium, creating an urban living room beneath and passage to Clementina Street
4. Active Ground Plane
Each volume is brought down to the ground level with appropriately-scaled retail storefronts and building entries
1. Tower of Stacked Maisonettes
The Tower is composed of a series of stacked maisonettes which reference the street scale of the podium
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
STRUCTURAL / SERVICE CORE
CORRIDOR
BATHROOMS AND KITCHENS
LIVABLE SPACES
MO
DU
LE -
B M
OD
ULE
- A
M
OD
ULE
- B
MO
DU
LE -
A
MASSING CONCEPT
MEP DISTRIBUTION
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP NORTH SECTION EAST SECTION
85’-0
0”
40’-0
0”
G.P. 47.21’
MAX PODIUM HEIGHT 132.21’
MAX HEIGHT LIMIT 447.21’
T.O. PARAPET 487.21’
RIGH
T OF
WAY
LINE
RIGH
T OF
WAY
LINE
RIGH
T OF
WAY
LINE
HIGHEST POINT ALONG FOLSOM ST. RIGHT OF WAY
PLUMBING DISTRIBUTION FLR.
9’-7”
9’-7”
TYPICAL FLOOR
400’-
00”
9’-3”
10’-8
” 10
’-1”
PLUMBING DISTIBUTION FLR.
TERRACE
PLUMBING DISTRIBUTION FLR.
PLUMBING DISTRIBUTION FLR.
9’-7”
INTEGRATION OF BUILDING SERVICES SYSTEMS SECTION
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
INTEGRATION OF BUILDING SERVICES SYSTEMS TYPICAL FLOOR TO FLOOR SECTIONS
HO T WAT E R R ETUR N
CONNECTIVITY TO THE URBAN SURROUNDS
FOLSOM ST
CLEMENTINA ST
FIR
ST S
T
TOWNHOUSES
CLEMENTINA ST
FOLSOM ST
FIRST ST
UNDER RAMP PARK
ACTIVITY AT THE STREET LEVEL
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
URBAN HOUSING Excellence in design is a synergy between multiple disciplines and when rigorously considered you can create unique, inviting and thriving housing, built in the urban environment.
1) Define a clear and memorable message/idea – SET EXPECTATIONS 2) Continuity of a dedicated team with ALL participants vested 3) Recognize and respect the “local” climate and environment 4) Establish / understand the basics—we have to walk before we run 5) Get out of the blocks early—a track/sports saying for start fast and get ahead 6) Metrics and analytics--- measure and validate solutions in the design process & in the built work 7) Appropriate use of innovation and innovative technologies 8) Lead
URBAN HOUSING Getting the most out of our Work
SEMINAR ON URBAN HOUSING OCTOBER 7 2015 SKIDMORE, OWINGS & MERRILL LLP
“Treat each and every project as if it the last one you will ever do. The project should achieve the highest
level of craft possible, utilize innovative and appropriate technology and reflect how you want to
be remembered”
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