Graduate Thesis

new arcologism:new arcologism: condensing traditional archetypes into an alternative to sprawl

A Thesis presented to the Faculty of the Newschool of Architecture & Design In Partial Fulfi llment of the Requirements for the Degree of Master of Architecture

byBruno Larios

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© 2011Bruno Larios

ALL RIGHTS RESERVED

newarcologism:arcologism:Condensing Traditional Archetypes into an Alternative to Sprawl

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table of contentstable of contentst a b l e o f c o n t e n t s

chapter 1 - introduction & research chapter 1 - introduction & research general description 03problem statement 05

theoretical framework 08

chapter 2 - thesis & rationalechapter 2 - thesis & rationalethesis statement 14rationale & goals 15

chapter 3 - typological analysischapter 3 - typological analysisfour towers in one 22

rødovre skyscraper 24riverside building 28

seaside, fl 32arcosanti, az 36

chapter 4 - programming & site analysischapter 4 - programming & site analysiscritical issues 42

programming 44site analysis 46

chapter 5 - schematic designchapter 5 - schematic designconceptualization 58

massing development 61program development 64

contextual response 66character development 68

chapter 6 - design developmentchapter 6 - design developmentsite plan 72

TND control 74prototype 78

tower cluster 82superblock 86

site summary 92

chapter 7 - conclusionchapter 7 - conclusionconclusion 96

appendicesappendicesdefi nitions ii

literature review ivcode analysis viicost analysis x

materials & specs xvidetails xviii

presentation boards xxiilist of fi gures xxvi

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newarcologism:arcologism:Condensing New Urban Archetypes into an alternative to Sprawl

Project Abstract

The Problem The rising cost of energy and the scarcity of resources will make maintaining the extensive infrastructure of sprawl developments increasingly expensive and force the contraction of our cities, increasing the demand for urban housing. Current urban development patterns prescribe residents to single use buildings separated by freeways and parking lots. This pattern isolates inhabitants in automobiles and eliminates the physical and social connections necessary for individuals to bond with their community. A vibrant urban community cannot be complete if the overwhelming majority of urbanites are single and between 20-35 years old, or if they are all married with children like in the suburbs, or if they are all retired in a gated community. Single use zoning has led to the segregation of our society, not by race necessarily, but by age, and income. This, exacerbated by the social isolation of mass transit by automobile, has had the unintended consequence of diluting the vibrancy and potential energy of our neighborhoods and towns, and disintegrating the public and civic persona of the individual.

Method New Arcologism is proposed as a way to increase residential density in close proximity to urban amenities while maximizing public space. This exercise at a new urban integration began with a systematic review of literature on New Urbansim and Traditional Neighborhood Design

in an attempt to dissect and catalog principles relevant for reinterpretation at a larger scale. Next, case studies were performed with particular attention to unique expressions of urban form and function as well as a literature review of work by Paolo Soleri and Arcosanti, to understand the essence of Arcology Theory and the most important aspects to integrate into this solution.

Results Urban projects are complicated by the need to satisfy not only the requirements of the specifi c client and user, but also the culture & expectations of the Public at large. This exercise was not intended as a prototype, but rather as a specifi c response to this unique site and time. To do this required the distillation of the research into a theoretical analysis which led to specifi c principles which for the sake of this project was called New Arcologism. These principles include but are not limited to the following: Explode each 4 city blocks into 1 SuperBlockMaintain zero-setbacks and a 4-storey streetwall along the perimeter of the siteEncase alleyways and service areas within the bowels of the building envelopeTerrace the inward facing elevations to maximize street frontageReserve the interior of the SuperBlocks for public pedestrian environmentsThe realization of these principles in the design project took on a variety of forms as the explorations developed. As it stands, the project

represents an early attempt at a new urban form which seeks to maximize public space, density, resources, and amenities.

project abstractproject abstractp r o j e c t a b s t r a c t

chapter0101 introduction & research

general descriptionproblem statement

theoretical framework

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T r a d i t i o n a l A r c h e t y p e s :Church Square

Schoolhouse Square

Market Square

City Hall Square

Town Square

General description: Global forces in the coming century will exacerbate the unsustainable nature of Suburban Sprawl, accelerating the existing trend of urbanization in the United States and around the world. This project seeks to provide an alternative to Suburban Sprawl by adopting and reconfi guring Traditional Archetypes into a compact and complex urban form.

A r c o l o g y T h e o r y :

Rearranging the single-dimensional grid into a 3-dimensional matrix condenses the city footprint into a compact and walkable form. This creates savings in infrastructure and energy requirements as well as preserving farmland and the Ecosphere.

THESIS: Arcology Theory integrated with Traditional Neighborhood Design Theory can synthesize to create a viable alternative to sprawl.

For a neighborhood to satisfy the daily needs of its residents, it should contain a balance of large and small dwellings, retail space, workplaces, and civic buildings. It should also feature pedestrian access to schools, day care and rec centers, as well as local open space and opportunities for food production.

Miniaturization

Complexity

chapter 01chapter 01g e n e r a l d e s c r i p t i o n

Fig. 1.01 - Traditional Archetypes

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chapter 01chapter 01g e n e r a l d e s c r i p t i o n

Purpose of the study: Traditional urban planning has derived a particular type of urbanism that has proven suitable for long-term settlements lasting thousands of years. 20th century suburban trends have redefi ned Modern Man’s expectations, however, and a new urban form may be necessary to accommodate these new demands. This study seeks to add an option to the urban catalog that may better address the needs of the Modern Man in the 21st century and beyond.

Importance of the study:The next 30 years will see a shift towards urbanization as suburbs decay and the true cost of sprawl infrastructure makes urbanization a cost eff ective and sustainable choice for more and more of the population. The vast majority of what comprises San Diego County will slowly become unsuitable for mass housing, and the City of San Diego will be under tremendous pressure to handle the demand of these new suburban refugees.

Without an elegant solution that accommodates the needs of the Modern Man, the cities of the future risk degenerating society instead of elevating it. This study is viewed as a critical step towards realizing a density capable of supporting these increasing demands while maintaining the high standard of living we’ve become accustomed to.

Scope of the study: Though the theoretical underpinnings of the project are universal in nature, the project will focus specifi cally on the East Village and Downtown San Diego. The boundary of the PetCo Park parking lot will also serve as the boundary of the thesis’ forms.

The limits of the investigation will be the reinterpretation of Traditional Archetypes in an urban setting. The intent is to create an alternative to Sprawl, so the results of this project are meant to serve as a model for future development. To that end the project will be derived from modules that could theoretically be arranged in a variety of confi gurations across the globe, but this project will not explore that possibility in detail.

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chapter 01chapter 01p r o b l e m s t a t e m e n t

Fig. 1.02 - Clairemont Mesa view to Pt. LomaAs far as the eye can see, every square inch of buildable land is covered in asphalt and low density, single use zoning.

Problem Statement:Suburban Sprawl is causing the atrophy of the Ecosphere, and the dilution of our society.

S u m m a r y :Global climate change and the impending end of oil will fundamentally alter human civilization as we know it. The rising cost of energy and the scarcity of resources will make maintaining the extensive infrastructure of sprawl developments increasingly expensive and force the contraction of our cities, increasing the demand for urban housing.

Current urban development patterns prescribe residents to single use buildings separated by freeways and parking lots. This pattern isolates inhabitants in automobiles and eliminates the physical and social connections necessary for individuals to bond with their community. Add to this the cost of maintaining a suburban infrastructure where nearly 60% of all land is devoted to streets, freeways and parking lots, and the true cost of continuing this pattern seems too high to sustain.

Furthermore, a vibrant urban community cannot be complete if the overwhelming majority of urbanites are single and between 20-35 years old. Or if they are all married with children like in the suburbs. Or if they are all retired in a gated community. Single use zoning has led to the segregation of our society, not by race necessarily, but by age, and income. This, exacerbated by the social isolation of mass transit by automobile, has had the unintended consequence of diluting the vibrancy and potential energy of our neighborhoods and towns, and disintegrating the public and civic persona of the individual.

As the suburban developments of the 1950’s and 60’s begin to reach the end of their useful life, and as lending institutions continue to shy away from the

sprawling developments of the late 1990’s and early 2000’s, resource scarcity will increase the cost of food and energy, and upcoming generations of homebuyers will be more attracted to the benefi ts of having proximate access to desirable amenities like parks, shopping, restaurants, work, and entertainment. The next 30 years will see a shift towards urbanization as suburbs decay and the true cost of sprawl infrastructure makes urbanization a cost eff ective and sustainable choice for more and more people of all ages.

Failure to act in an appropriate way now will leave San Diego residents with an insipid and ill-fi tting urbanism with insuffi cient infrastructure, unable to satisfy the market and unable to realize its highest value and potential. Now is the time to lay the groundwork for establishing a city suitable to the needs of the entire population.

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The Background of the Problem:Global Variables:CO2, Land Use, and Global Climate ChangeThe proliferation of sprawl developments has been linked directly to the rise of CO2 emissions, which has been linked directly to Global Climate Change (Kavage, 2010).

Comparing Carbon FootprintBecause of the size and isolation of suburban single family homes compared to townhomes or apartments, and because of the dramatic increase in vehicle miles travelled (VMT) for suburban residents, the average Carbon Footprint of a suburbanite is 7 tons/year greater than a city dweller, or about 30% more (Glaeser, 2008).

Food Shortages and Local FarmlandsAs climates change around the world and arable land becomes untenable, and as the end of oil threatens to halt the global food trade, invaluable local farmland around cities are being irresponsibly replaced with suburban sprawl. (www.oildecline.com, 2010)

The Inevitable End of OilBy 2050 it is expected that oil production will no longer meet global demand. It is expected that global transportations and economies will decline as a result of a gradual but permanent cut-off of fuel for transport and industrial machinery. Food shortages along with reduced business and government and high unemployment will foster social unrest and wars over resources (www.oildecline.com, 2010).

Infrastructure:Long-Term Costs and Investment StrategiesAs many sprawl developments of the 50’s 60’s and 70’s are turning 50, 60, and 70 years old themselves, expensive upgrades to infrastructure are required to maintain them (RERC, 1974). These eff orts would be

better invested on urban infrastructure as the sheer vastness of sprawling developments requires tenfold the requirements in infrastructure than an urban solution and so serve more people at a lesser cost (RERC, 1974).

Isolation:Physical Isolation and Car CultureThe vastness of the suburban landscape, coupled with the practice of single use zoning, means that anytime someone wants to do something other than what they are presently doing, they need to hop in a car and drive 10 minutes to do so (www.epa.gov/smartgrowth, 2010)

Demographic Isolation and Single Use ZoningLikewise, the dispersion of clusters of similar housing types across the landscape means that similar demographics are being clustered together as well(Lang, 2007). Families in single family homes, the elderly in private communities, and young and single people in apartment complexes rarely interact (Lunday, 2010). Whereas these groups would traditionally meet on sidewalks and plazas(Whyte, 1980), the car culture of the suburbs has destroyed the pedestrian experience critical for this haphazard social mingling (Mumford, 1963).

Public Space and The IndividualThe public plaza was traditionally the center of civic life and the pedestrian streetscape the setting for the blossoming of the public persona (Jacobs, 1961), but the Physical and Demographic Isolation of the Suburbs has eliminated these opportunities, and the civic persona of the individual has eroded as a result (Mumford, 1963). Without strong civic engagement future cities cannot cope with the impending Global Variables (Soleri, 1969), and the individual cannot self-actualize (Maslow, 1943).

Manifest DestinyDesire and the EcosphereCapitalism has conspired to create a demand for a 2500 sf SFH with a yard full of grass, and a 2-car garage, surrounded by acres and acres of sameness (Soleri, 2001). Unfortunately, this demand has been met with devastating consequences for the health of our planet and our society (Register, 2006).

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Fig. 1.03 - Problem RelationshipsSuburban Sprawl is at the nexus of a myriad of

serious problems

suburban sprawl

Manifest Destiny

Infrastructure Long-Term Costs

Investment Strategies

Global Variables

CO2

Land Use

Global Climate Change

Carbon Footprint

Food Shortages

Oil Scarcity

IsolationCar Culture

Physical Isolation

Public Space

Demographic Isolation

Single-Use Zoning

The Individual

Capitalism

Desire

SFH and 2-car Garage

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Fig. 1.04 - Theoretical FrameworkHumanism and Arcology Theory share positions on the Human Condition while Arcology Theory and TND Theory both speak to urban solutions. TND Theory and Humanism have similar thoughts on man as a social being.

chapter 01chapter 01t h e o r e t i c a l f r a m e w o r k

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Searching for a New ModelCurrent development models have left a gaping need in our cities and in our society. Over the past 50 years people have fl ed the city in pursuit of the American Dream, only to uncover a devastatingly costly settlement pattern known as Suburban Sprawl which threatens not only to undermine the fabric of a healthy society, but by its very nature conspicuously consume the planet’s most vital resources and fundamentally alter the Earth’s habitat to a point where life as we know it may no longer be possible.

It’s not too late, but we must act now to provide an alternative to sprawl that at once satisfi es the American Dream so entrenched in the Collective Psyche, and establishes settlement patterns more conducive to the long term viability of our planet’s ecosystems and by extension our own. The best of these alternatives will not only ensure our high standard for the quality of life for generations to come, but will itself be an instrument to propel our species into The Singularity dreamed of as the apotheosis of our species.

H u m a n i s mMost commonly associated with Maslow’s Theory of the Hierarchy of Needs, wherein Abraham Maslow posits that the human condition is a struggle to satisfy an increasingly sophisticated list of wants and needs until fi nally reaching a point of self actualization, Humanism is an optimistic theory that seeks to codify a method for the elevation of man from a mere animal consumed with carnal desires into something greater, a transcendent being.

As it stands, the current model of Suburban Sprawl has proven to be an unsustainable global settlement pattern because it is too demanding on resources and too damaging to the ecosphere. On a more human scale, this model has led to the disintegration of traditional civic life and the public persona and as a

result is responsible for the stifl ing of the human spirit and could possibly lead to the end of our civilization.

This stifl ing is a direct result of the built suburban form diminishing our ability to adequately fulfi ll our Social needs. The void created here leads to an overcompensation in fulfi lling Esteem needs, e.g. the typical rat race to “keep up with the Jones’s,” which in turn leads to a culture of conspicuous consumption wherein so much pressure is placed on the ecosphere that the Earth is reaching a tipping point where our Physiological needs are in real danger of possibly not being fulfi lled. Now, because of that uncertainty, we overcompensate to fulfi ll our Security needs with things like gated communities or a culture of mistrust of strangers and our Social needs become even harder to fulfi ll in a vicious cycle.

As long as this pattern continues the path towards self-actualization will be too diffi cult for most people to attain. The very structure of our neighborhoods can facilitate the creation of social bonds that can re-establish a healthy hierarchy and can get us on track addressing the impending realities of The End of Oil, Global Food Scarcity, and Changing Global Climate Patterns. The focus of any new urban form must be on satisfying Social needs by building neighborhoods with a strong social identity and ample opportunities for the public persona to become affi liated.

A r c o l o g y T h e o r yFormulated as a doctoral dissertation by Paolo Soleri in the 1940’s and later put into practice with the continued construction of Arcosanti from the 1970’s into present day, Arcology Theory is an attempt to integrate Architecture and Ecology at the most basic level and at the grandest scale.

This is achieved with a threefold focus on creating density and complexity, via frugality. The concept of

Fig. 1.05 - Maslow’s Hierarchy of NeedsAs lower order needs are met, the psyche is freed to pursue the fulfi llment of higher order needs. The work done to fulfi ll the lower order needs is necessary for progressing through subsequent levels.

Fig. 1.06 - Needs in a Suburban Sprawl ConditionPriorities in a suburban condition focus too heavily on Esteem and Security Needs while strangling our Social and Physiological needs, in a vicious cycle. Because of this a poor framework is established for pursuing the higher order needs.

TranscendencescendeHelping others to self actualizeothers to self

Self-Actualizationelf-ActualizatioPersonal growth, self-fulfillmentonal growth, self-fulfillm

Aesthetic NeedsBeauty, balace, form, etc.

Cognitive NeedsKnowledge, meaning, self-awareness

Esteem NeedsAcheivement, status, responsibility, reputationp y p

Social NeedsFamily, affection, relationships, work group, affiliation

Security NeedsProtection, safety, order, law, limits, stability, etc.

yy

Physiological NeedsBasic life needs - air, food, drink, shelter, warmth, sex, sleep, etc.

y gy g

TranscendenceenBecomes truly rares t

Self-ActualizationuaAcheived only by the most eliteby

Aesthetic Needshetic NCommodified by Capitalismified by Ca

Cognitive Needsnitive NeCo-opted by the toil of labord by the toil o

Esteem Needsp pOver-emphasized to compensate for Social Needsp

Social Needscial NeImpeded by the Suburban scaley the Sub

Security NeedsOver compensated due to Social and Physiological Needs deficit.compensated due to Social and Physiological Need

yy

Physiological Needsysiological NeIn peril due to capitalist Esteem Needs’ over consumptionitalist Esteem Needs’

y gy gy ggd

on


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density is well understood, but the ideas of complexity and frugality as Soleri discusses them should be elaborated.

Paolo Soleri (2001) often explains the idea of complexity with an analogy between a hummingbird and a jet aircraft. He off ers the hummingbird as an example of a wonderfully complex fl ying instrument, capable of lightning quick aerial acrobatics while only the size of a thumb and powered only by simple sugars. The jet aircraft on the other hand is horribly complicated. The jet costs hundreds of millions of dollars to build, uses 1400 pounds of fuel every hour, and requires a team of highly trained engineers working full-time to maintain. It is these complicated solutions like the jet that we should avoid in favor of more complex answers like the hummingbird. This complexity is arrived at through miniaturization.

Frugality means simply resourcefulness and economy in the use of goods and services to achieve a long term goal. Infrastructure and transportation requirements are economized in an Arcology by building up instead of out and resources are conserved by utilizing a complex and compact form.

The result is a sustainable city capable of supporting thousands if not millions, and a backdrop for the creation of “The Organism of a Thousand Minds.” This is a phenomenon wherein much like how the brain is the mastermind of the miniaturized universe of an organism, the mastermind of a superorganism made of many men would be made up of thousands or millions of brains. But the diff erence between a city and an anthill must be distinguished, because a city is not simply made of a thousand brains, but also of a thousand minds. Here the collective will of individuals are fed into the cultural mind, where the neo-matter, the conscious layer of social and individual life, can thrive unencumbered by the toil of labor required to

attain the necessary purchasing power to survive, freed by the effi ciency of the miniaturization and frugality of a complex urban form. (Soleri, 1969)

As an organism of a thousand minds begins to condense in a miniaturized city, the stage becomes set for the “Urban Eff ect” to occur at the scale of the Cultural Mind (Soleri, 1969). The Urban Eff ect is a condition that has been present since the dawn of life and is characterized by a pulling together of life into closely woven layers of activity and urging towards a condition that is more intense, richer, and less segregated (Soleri, 2001). In the same way that single cells congregated into tissue and tissues into organs and then organ systems into organisms, the condensing of organisms will create a heretofore unseen superorganism embodied by the city itself. The city and mankind become linked inextricably in the same manner as our own cells are to our own body. This relationship is the basis of Arcology Theory and the genesis of the idea of looking at the city as a living organism, a city in the image of man (Soleri, 1969).

T r a d i t i o n a l N e i g h b o r h o o d D e v e l o p m e n tWhile theories of Traditional Neighborhood Development (TND) do not quite propose to alter the course of human evolution, they nevertheless have much to say about the nature of the human condition. Rather than looking forward, as Arcology Theory does, TND theories look to the past almost like an archeologist to uncover the secrets of how and why people have built a certain way for thousands of years. TND theories seek to codify the implicit intelligence of historical cities and apply that intelligence to building systems today.

There is an emphasis on building community and walkable neighborhoods because prior to the widespread dissemination of automobiles, and the

Fig. 1.07 - Twin Arcologies


Fig. 1.08 - Arcosanti Critical Mass

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Fig. 1.09 - A Traditional TND Town Square

subsequent sprawl of automobile centric development patterns, Urban Planners had to satisfy the needs of human beings travelling by foot. As a result they built compact cities with rhythmic nodes meant to be experienced at a slow pace and on a human scale.

This led to quite beautiful towns and cities with true centers and civic space. This was a true habitat for man, not for mans’ things, and as a result led to well defi ned neighborhoods, strong communities, well socialized individuals and a sustainable way of life.

The emphasis in TND theories is on public space, a human scale, creating community through neighborhood design, and integrating the public and private persona seamlessly into society. The focus here is squarely on satisfying the Social Needs and therefore must be a critical component in any new model of development.


Fig. 1.10 - A Modern TND Town Square

chapter0202 thesis & rationale

thesis statementrationale & goals

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chapter 02chapter 02t h e s i s s t a t e m e n t

Thesis Statement:Paolo Soleri’s Arcology Theory of density, complexity, and frugality can combine with the Traditional Neighborhood Development Theory of town-making and smart growth into a powerful Humanistic instrument for urban revitalization, slowing and reversing the devastating trend of Suburban Sprawl, and accelerating a thriving urban culture towards The Singularity.

C r i t i c a l P o s i t i o n :Suburban Archetypes like the Single Family Home (SFH), the Apartment Complex, the Big Box Retail Center, the Offi ce Park, and the Strip Mall can be combined with Traditional Town-Making Principles like walkable downtown shopping districts, tree-lined streets, corner stores, a central town square, and residential over commercial fl ats, by focusing on creating a complex and vibrant form that will serve as an alternative to suburban sprawl and provide gravity for suburbanites to return to the city, thus at once alleviating the burden on the ecosphere, and creating a thriving urban experience.

G o a l s :Combine the Suburban Archetypes into a single structure inspired by Traditional Neighborhood Development principles at the PetCo Park parking lot to harness the energy from the Marina, Convention Center, and Ballpark Districts to revitalize the area and provide an urban alternative to sprawl.

R a t i o n a l e :Suburban Sprawl is unsustainable, but nevertheless appeals to the majority of people today. In order to reverse this trend an alternative must exist that appeals to the lifestyle suburbanites have come to cherish and demand. By integrating traditional Suburban Archetypes as program elements in a TND inspired complex urban form, a new lifestyle can emerge that appeals to Urban and Suburbanites alike. The PetCo Park parking lot is not only located at the junction of two major North-South and East-West thoroughfares, adjacent to the Trolley Transfer Station, and at the terminus of the Bay to Park Link, but also spans two distinct neighborhoods and three separate zoning districts. It is perhaps the most critical site for a successful revitalization of Downtown because it can establish the East Village as a destination in its own right. A bold proposal is necessary to distinguish this area and provide gravity in the region.

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chapter 02chapter 02r a t i o n a l e & g o a l s

I n t r o d u c t o r y P a r a g r a p h :This project is a prototype mixed-use, multi-family development in San Diego’s East Village demonstrating the potential of adapting Traditional Neighborhood Development principles to guide future redevelopment projects downtown.

R a t i o n a l e :Global climate change and the impending end of oil will fundamentally alter human civilization as we know it. The rising cost of energy and the scarcity of resources will make maintaining the extensive infrastructure of sprawl developments increasingly expensive and force the contraction of our cities, increasing the need for urban housing.

In anticipation of this market, it is important to realize the demographics of those leaving the suburbs and looking for urban dwellings will predominantly be fi rst-time homebuyers, families with children, and retirees. Acting now to provide for the type of urbanism that will be appealing to that specifi c demographic of ex-suburbanite will put us ahead of the curve when global forces really do reach a tipping point.

Failure to act in an appropriate way now will leave San Diego residents with an insipid and ill-fi tting urbanism with insuffi cient infrastructure, unable to satisfy the market and unable to realize its highest value and potential. Therefore acting now to anticipate that market should be our highest priority if we desire a livable and sustainable urbanism for San Diego’s citizens in the turbulent decades to come.

So knowing what we know, how should we act?The incoming demographic is not currently represented in any form in San Diego’s downtown, so a new urban form must be introduced that can satisfy the needs of

families and people of all ages.

This form will not arrive spontaneously however, and must instead be codifi ed into the city development guidelines if the steady infi ll eff orts are to achieve the desired urban character. That character needs to evoke the same feelings of quiet, and privacy, and open space as suburbs currently provide if they are going to be successful in converting the fi rst wave of trendsetting new urbanites.

To truly capitalize on this burgeoning market will require more than compelling individual buildings, it will demand complete neighborhoods with schools, retail, parks, housing, and business. Form-based codes are specifi cally formulated to organically recreate the same layouts and scales of the most successful cities and towns of the past. This is done with the specifi c aim of creating genuine neighborhoods and walkable towns with true centers and edges and a diversity of densities, uses, and characters.

With a smart form-based code in place, the crucial typology necessary for creating the livable density these new suburban transplants can desire must be mixed use, and multi-family in nature. These developments could be townhomes, condos, apartments or cottages, but if the aim is to create opportunities for housing people through all stages in their life, these developments should be all of those things. Therefore, my project will be an urban development including townhomes, apartments, condos, and cottages over retail and commercial street frontage.

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Adapting this model of form-based rather than use-based development to a larger, denser, more urban scale has not been done. The East Village in San Diego’s

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Downtown is an ideal testing ground for investigating how form-based codes could be applied to an urban district of medium density. Within this framework, a prototype mixed-use, multi-family development would be designed in accord with the form-based guidelines mentioned above.

This would be a comprehensive project tackling global issues like climate change, food and energy scarcity, and economic restructuring, as well as social issues like reintroducing the extended family into the urban landscape and revitalizing our decaying cities through an emphasis on family housing. The fi nal building design would be a development of mixed-use, multi-family structures providing habitat for singles, couples, and families while accommodating the unique needs of children and the elderly. This project, although a prototype, will be approached as a real development with consideration of construction cost and method as well as a strong consideration for market factors during design development.

The signifi cance of this project to me is that as a young family man with a 9 month old son at home, I’ve looked around at the city of San Diego searching for where I might lay roots for my burgeoning family, and found only a dearth of options. The only 3 bedroom housing under $300k in the City of San Diego is either in Mira Mesa, Lake Murray, or in East Clairemont Mesa. These, coincidentally, are developments from the 1950’s and 60’s built under the framework of single use zoning and single family housing, and although nice enough in their own right, these options suff er from the crippling fl aw of forcing their inhabitants into automobile dependant isolation and the accompanying high carbon footprint and large demands on infrastructure. The truth is that I would love to have the option of an urban lifestyle akin to Brooklyn or San Francisco, but nothing close to that exists in San Diego..

Figure 2.01 - Suburban SegregationCurrent urban development patterns prescribe residents to single use buildings separated by freeways and parking lots. This pattern isolates inhabitants in automobiles and eliminates the physical and social connections necessary for individuals to bond with their community.

Figure 2.02 - Urban DisseminationBecause traditional cities were built in a time before cars, they are scaled to allow pedestrian access to almost all desires and necessities. Proper forms have been derived over time that respond to the unique needs of a person throughout his lifetime, and so make it possible for someone to grow up and grow old in the same neighborhood.

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This would be a useful design project because as the suburban developments of the 1950’s and 60’s begin to reach the end of their useful life, and as lending institutions continue to shy away from the sprawling developments of the late 1990’s and early 2000’s, and as impending global resource scarcity continues to increase the cost of food and energy, upcoming generations of homebuyers will be more attracted to the benefi ts of having proximate access to desirable amenities like parks, shopping, restaurants, work, and entertainment. The next 30 years will see a shift towards urbanization as suburbs decay and the true cost of sprawl infrastructure makes urbanization a cost eff ective and sustainable choice for more and more people of all ages. Now is the time to lay the groundwork for establishing a city suitable to the needs of the entire population.

My critical position is that the single most important step we as a society can take to ensure our quality of life in a post-oil economy is to begin the process of condensing our cities along the guidelines of form-based codes, with the intent to once again make the city the primary setting for the life and work of citizens from birth until death.

My project supports this position in that the establishment of form-based codes for the East Village, as well as the creation of a prototypical development, are serving the need for providing a livable and desirable urbanism to support people currently living in the suburbs who will be the primary market of new city dwellers in the coming decades.

G o a l s :• Find a way to bring people of all ages and incomes back into the urban landscapeA vibrant urban community cannot be complete if the overwhelming majority of urbanites are single and between 20-35 years old. Or if they are all married with children like in the suburbs. Or if they are all retired in a gated community. Single use zoning has led to the segregation of our society, not by race necessarily, but by age, and income. This, exacerbated by the social isolation of mass transit by automobile, has had the unintended consequence of diluting the vibrancy and potential energy of our neighborhoods and towns. By mixing demographics and increasing diversity the potential combinations of novel interactions increases exponentially and with it the potential for new ideas, new inventions, new movements and new experiences. Making the city a desirable home for everyone is a crucial step for creating the bustling exchange of ideas and technology that will characterize the successful communities in the 21st century.

• Provide an alternative both to sprawl, and to skyscraper condo developmentAt the end of the day this project is important to me because I want an option in San Diego on par with some of the great urban centers in the world. It’s no longer a matter of convenience or desire, but of survival. Within 50 years the vast majority of what comprises San Diego County will be unsuitable for mass housing and the City of San Diego will be under tremendous pressure to handle the demand of these new suburban refugees. I truly believe that adopting form-based codes now for the City in general, and for the East Village in particular is a critical step to realizing a density capable of supporting these increasing demands while maintaining the high standard of living we’ve become accustomed to.

Fig 2.03 - East Village, San Diego The East Village in San Diego is currently a wasted zone full

of empty warehouses, parking lots, homeless settlements and mid-rise condos.

Fig 2.04 - East Village, New York CityThe East Village in New York has grown into a thriving residential neighborhood with a multitude of amenities and entertainment options. It shows the potential our own East Village can realize if we set out with that goal in mind.

chapter0303 typological analysis

four towers in onerødovre skyscraper

riverside buildingseaside, fl

arcosanti, az

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fourtowers in oneMorphosis Architects

Shenzen China: 2008Client: China Construction Bank with China Jianyin Investment SecuritiesSite Area: 1.8 acresSize: 829,000 gross sq ftProgram: Offi ce/Commercial

Project BriefBased off the intricacies of a traditional Chinese puzzle, the site is conceived as a 3-dimensional envelope. The conventional urban grid is folded upon itself in a dynamic and multi-dimensional structure. (Morphopedia)

The scheme questions the traditional vertical skyscraper that guards and defi nes its own space, remaining disassociated with its surroundings. By essentially laying these buildings down, and wrapping them together, a vibrant urban fabric is fl uidly interwoven to create public spaces and a unique district with great character. (Morphopedia)

Figure 3.01 - Four Towers Site PlanFrom above the separate buildings can be more clearly defi ned. The weaving forms evoke the human body in repose

existing building

Figure 3.02 - Four Towers ElevationFrom the ground those forms are more evocative of a coiled serpent

Figure 3.03 - Four Towers Plaza

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chapter 03chapter 03t y p o l o g i c a l a n a l y s i s

Figure 3.05 - Massing Strategy The massing strategy defi nes unique shapes on both the exterior and interior which lend themselves, almost by accident, to defi ne a strong urban character

Figure 3.05 - Massing Strategy The massing strategy defi nes uniqh i d i i hi h l

2 Towers in the traditional

vertical format, connected via

serpentine bridge

complexes

2 “reclined” towers weave between each others’ empty

spaces

The end result is of a vibrant urban

form with complex exterior spaces

Figure 3.04 - Four Towers Aerial Here the serpentine nature of the mingling forms can be clearly seen. This complexity of environment and intensity of use is crucial to a thriving urbanism

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Lessons to Apply to my Thesis• The horizontal movement of structure through a space

is more conducive to a dynamic urbanism than a grid of vertical bodies

• By winding and weaving the building’s form together, a type of nest is created which shelters the public plazas within its interior.

• These sheltered spaces create the gathering places necessary for a thriving urbanism and must be included in any comprehensive urban design.

• Controlled upshots of vertical towers provide rhythm and tempo to the site, as well as a method for adding density without overpowering the scale with a monolithic structure.

• The volumes created by these vertical upshots are varied in their height and width, adding dynamism to the form and an opportunity for the separation of program by volume.

Figure 3.06 - Four Towers SectionDensity and intensity are created with controlled upshots of vertical towers, rising from the chaos like a snakes head. Creating much needed offi ce space and defi ning a landmark

“Reclined” towers mingle in a serpentine labyrinth, defi ning public plazas and courtyards.

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Figure 3.07 -Four Towers Floor Plans

Figure 3.09 - Vertical Circulation I was initially attracted to the Four Towers Skyscraper because the weaving forms spoke to the sense of complexity I think an urban project needs to have, but ultimately what I will take away from this case study and probably apply to my project is the syncopated rhythms of the vertical circulation. The diff use nature of access, besides making it easy to get where you’re going, would allow separate functions of the building to be centered around various locations. Various program requirements could each have diff erent focal points, at diff erent scales, served by a dedicated vertical core.

Figure 3.08 - Main Spire

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Figuree 3.07 -Four Towerss Floor Plans

FiguI waweaprojthis rhytrhytThe you’centcoulded

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rødovreskyscraperMVRDV

Copenhagen, Denmark: 2008Client: BIG, Behnisch and MADBuilding Height: 377ft Size: 195,000 gross sq ftProgram: Hotel/Apartments/Offi ce/Retail/Public Park

Project Brief This skyscraper accommodates a mixed use of functions in an unconventional format. Retail, Offi ces, Apartments and a Hotel are wrapped 3-dimensionally around a central core. This core is made up of three independent sub-cores, each servicing only one of the three unique functions, essentially creating distinct districts in the sky. (MVRDV)

The lower fl oors are slim to create space for a public plaza with retail and restaurants. The lower section of the building is offi ces, the middle part leans north creating a series of terraced sky gardens on the south side. Doing this creates a stacked neighborhood, a Sky Village. (MVRDV)

Figure 3.11 - Rødovre Skyscraper SectionThe thin base serves to provide refuge for retail and reception areas, while the terraces on the top provide sunny and private outdoor areas for residents and hotel guests

Figure 3.10 - Rødovre Skyscraper Site PlanThe bottom fl oor is loosely populated with a shop at each corner, a couple cafes, and a separate entrance each for the offi ces, hotel, and residences.

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Figure 3.12 - Rødovre Skyscraper Organizational StrategyThe various functions are clustered around a central core, creating distinct districts in the sky and allowing the typically fl at urban grid a three dimensional expression. A central core is divided into a dual core serving the offi ces, and two single cores, one serving the hotel + restaurant, and one serving the residences. Retail and commercial is clustered in one corner at the base of the tower, while offi ces occupy the next strata wrapping around the bottom half of the building. The placement of offi ces here is ideal because it controls the amount of direct sunlight and leaves the best views and solar exposure for the residential units and the hotel above. Three levels of parking underneath serve all three functions and fl ow openly onto the street.


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Figure 3.14 - Rødovre Skyscraper Floor Plans

Lessons to Apply to my Thesis• Beginning from a relatively simple unit, complex form and space can be

derived through the systematic recombination of discrete units.• A village can be considered as a series of units scattered about a landscape,

and these units can serve as the base of a geometric proto-form.• Separate zoning within a single building can function well if served by a

dedicated core. This method essentially creates separate buildings districts within the same building envelope.

• Moving units from the bottom of a building to the top creates micro-conditions at the base as well as at the top. Where at the base the spaces have shade, refuge, solar access, and relate directly to the street, the units at the top become sunny, private, and airy with expansive vistas, relating to the sky.

Figure 3.13 - Rødovre Skyscraper Structural PerspectiveThe units are plugged into the central core by a matrix of steel beams which hang off a concrete core. This core provides the vertical access as well as structural framework for plugging in the units to the building.

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Figure 3.15 - Rødovre Skyscraper Massing Strategy1. The massing of this structure begins with looking at a village as a series of distinct pixels scattered about the landscape. 2. The next step is to organize these pixels into a cube. Theoretically, this cube contains within it all the essential functions necessary for a working village, but condensed into a compact 3-dimensional form. 3. Pixels are relocated from the bottom of the structure onto the top along the north side. This move at once slims the structure at the bottom and creates a series of south facing terraces along the top.4. Opening up more pixels at the corner creates a distinct urban space at ground level to serve as the focal point for retail and restaurants as well as access on the south side.5, 6, 7. Continuing and developing this process around all four corners thins the base to allow sunlight to reach the ground, and a sense of refuge and shade as well. The relocation of units from the bottom to the top also creates a series of terraces from which the residences and hotel can enjoy private outdoor patios and plenty of fresh air, sunlight, and vistas. 8. The fi nal form is a complex combination of uses and unique spaces with a diverse function and form.

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riversidebuildingA.B.K. Architects

London, England: 2005Client: Urban Space Management LtdContainers Used: 73 Units Created: 22Installation Time: 8 daysProgram: Residential, Educational & Offi ces

Project BriefThis building is a multi-unit mixed use mid-rise structure made primarily of prefabricated and recycled modular shipping containers. The modules are stacked and arranged in groups to take advantage of the small site while being oriented for maximum views of the River Thames and the Millennium Dome across the river. (USM)

Foundations have been minimized because the units only require support at the corners. This is because the corrugation of the 2mm thick walls makes them extremely strong. Each unit weighs only 4 tons, but can support up to 10 times that amount and have been designed to remain rigid when stacked. (USM)

Figure 3.17 - Riverside Building South PerspectiveThe modular arrangement of the structure is clearly visible from almost any angle.

Figure 3.16 - Riverside Building SiteFrom above the modules can be clearly seen. The square structure is made of 8’x40’ containers while the rectangular structures are made from 8’x20’ containers

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chapter 03chapter 03t y p o l o g i c a l a n a l y s i sFigure 3.18 - Riverside Building Organizational BreakdownThe building is essentially U-shaped with 3 distinct masses and 2 towers for vertical circulation.

Figure 3.19 - Riverside BuildingTypical Offi ce UnitThis section is made of 25 individual 8’x8’x40’ shipping containers combined over 5 fl oors to make offi ces ranging from 640sf to 1600sfThe 8’ module can be clearly seen from the interior. Figure 3.20 - Riverside Building

Typical Residential UnitThe residences are composed from 8’x8’x20’ containers and range in size from 480sf singles to 800sf doubles. Despite being derived from a rather cold and utilitarian steel box, the residences nevertheless attain a warm and airy light-fi lled character.

Figure 3.22 - Riverside BuildingTypical Educational Unit These units are not as deep as the other commercial units and have been adapted as classrooms with great success. This shows the container is adaptable and suitable for a variety of uses from commercial to residential to institutional.

Figure 3.21 - Riverside BuildingStair TowersEven the stairs are placed within shipping containers on their edge. Here two 8’x8’x40’ containers are positions to create vertical corridors to serve the structure. All in all over 80% of the building structure is made from recycled shipping containers.

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Lessons to Apply to my Thesis• Both 40’ and 20’ containers work well as modules for

extracting a functional fl oor plan for either commercial, residential, or institutional purposes.

• Though sizes for shipping containers vary, the majority come in either 8’x8’x20’ or 8’x8’x40’ dimensions. Many of the 40’ containers also come in 9.5’ heights as well.

• A strong foundation is needed to keep the containers off the ground and avoid corrosion over time, but the containers themselves only require support at their corners, making them rather simple to connect.

• Typically residential units are assembled in a factory with fi nal fi nishing work done on the site.

• Even though these containers come in fi xed sizes, these sizes can be combined in an endless variety of ways to accommodate almost any size and shape across several fl oors, but the most economical is of course single story units stacked uniformly atop each other.

Figure 3.24 - Riverside Building Schematic Floor PlansAlthough the units themselves are only 8’ wide, the interior dimensions can be almost any size. Units can be made up of any number of 20’ or 40’ containers to suit the program. Typically the interior walls can be placed anywhere on an 8’ grid, but the system allows for open fl oor plans and virtually any arrangement of space within the chosen envelope.

Figure 3.23 - Riverside Building Construction MethodIndividual Units are fi nished in a factory and trucked to the site where they are then lifted by crane and attached to each other. This method is extremely effi cient as evidenced by the fact that this roughly 16,000 sf building only took 8 days to erect.

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Figure 3.25 - Riverside Building Massing StrategyWhat is great about a modular massing strategy is that it requires a relatively small amount of modules to populate an extensive building program. The Riverside Building uses 4 distinct modules to accommodate the 4 program requirements. Offi ces are composed from 40’ long containers, apartments are composed of prefab 20’ long containers, the education facilities are also composed from 20’ long containers but are fi nished primarily on site, and fi nally the stairs are made from 40’ long containers turned on their side. Using this method for my project I could compose a rather complex building form derived from a rather small number of modules.

commercialx25

residentialx33

stairsx2

educationx15

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seasidefl oridaDuany, Plater-Zyberk Architects

Walton County, Florida: 1981Client: Robert DavisSite Area: 80 acresProgram: Offi ce/Commercial/Civic/Residential

Figure 3.26 - Seaside Community PlanIn order to reinforce the public beach as a town asset, all streets were oriented to lead directly to it. Public spaces are located in the center of town and in the corners with the private space fi lling in between. Although the “master plan” and public space was designed by Duany, Plater-Zyberk Architects, the individual buildings themselves are designed by and built piecemeal by Owners and Architects at large.

The compact layout was designed to follow the “fi ve-minute walk” principle, where all one’s daily needs can be obtained within a 1/4 mile, the distance a person can typically walk in fi ve minutes

Figure 3.27 - Seaside Street CircleA strong axial plan helps reinforce relationships between special structures and public places. Here the town’s water tower can be seen terminating a vista from a street circle. The Gazebo reinforces the axial nature further small but not insignifi cant public structure. These relationships between landmarks make orientation easier and work together to unify a town plan without being too complex.

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Figure 3.29 - Seaside Public SectorsThis plan was created with the goal of fostering a strong sense of community by reaffi rming the primacy of public domain over private space. The idea of what constitutes public space is challenged and extended into the street at a variety of scales and forms the primary organizing element for the design of the town. In practice, the public sectors were laid out fi rst and designed as a backbone, or framework, as the private sectors fi ll in gradually over time.

Figure 3.28 - Seaside RooftopsEven though the entire town code for Seaside is only one page, they were nevertheless able to achieve a sense of unity and cohesion simply by stipulating a uniform roofi ng material, establishing an urban building envelope, layout out defi nitive public spaces, very little else.

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Lessons to Apply to my ThesisThis town was designed for 2000 residents and contains the following program: 350 Houses 300 Apartments A School A Town Hall An Open Air Market A Tennis Club A Tented Amphitheater A Post Offi ce Shops & Offi ces

Public Spaces are defi ned as primary organizing elements and Private Space is designed to fi ll in around it.

Figure 3.30 - Seaside Satellite ViewA geometric plan emphasizes public landmarks by connecting them visually with boulevards and avenues.

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The Principles of New Urbanism from newurbanism.org

1. Walkability- Most things within a 10-minute walk of home and work- Pedestrian friendly street design (buildings close to street; porches, windows & doors; tree-lined streets; on street parking; hidden parking lots; garages in rear lane; narrow, slow speed streets)- Pedestrian streets free of cars in special cases 2. Connectivity- Interconnected street grid network disperses traffi c & eases walking- A hierarchy of narrow streets, boulevards, and alleys- High quality pedestrian network and public realm makes walking pleasurable3. Mixed-Use & Diversity- A mix of shops, offi ces, apartments, and homes on site. Mixed-use within neighborhoods, within blocks, and within buildings- Diversity of people - of ages, classes, cultures, and races4. Mixed HousingA range of types, sizes and prices in closer proximity5. Quality Architecture & Urban DesignEmphasis on beauty, aesthetics, human comfort, and creating a sense of place; Special placement of civic uses and sites within community. Human scale architecture & beautiful surroundings nourish the human spirit6. Traditional Neighborhood Structure- Discernable center and edge- Public space at center- Importance of quality public realm; public open space designed as civic art- Contains a range of uses and densities within 10-minute walk- Transect planning: Highest densities at town center; progressively less dense towards the edge. 7. Increased Density

chapter 03chapter 03s e a s i d e , f l o r i d a- More buildings, residences, shops, and services closer together for ease of walking, to enable a more effi cient use of services and resources, and to create a more convenient, enjoyable place to live.8. Smart Transportation- A network of high-quality trains connecting cities, towns, and neighborhoods together- Pedestrian-friendly design that encourages a greater use of bicycles, rollerblades, scooters, and walking as daily transportation9. Sustainability- Minimal environmental impact of development and its operations- Eco-friendly technologies, respect for ecology and value of natural systems- Energy effi ciency- Less use of fi nite fuels- More local production- More walking, less driving10. Quality of LifeTaken together these add up to a high quality of life well worth living, and create places that enrich, uplift, and inspire the human spirit.

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arcosantiarizonaPaolo Soleri

Cordes Junction, AZ: 1971 - PresentClient: Cosanti FoundationBuilding Area: 10 acresSite Area: 3680 acresProgram: Apartments/Foundry/Amphitheater/Plazas/Dining Hall

Figure 3.31 - Arcosanti 5000

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Figure 3.32 - Arcosanti Existing StructuresUnder construction since 1971, Arcosanti is the permanent home of roughly 50 residents with hundreds of temporary guests and thousands of visitors annually. The existing structures include a ceramics and bronze foundry for making bells, vaults which double as the town square, several housing structures with 1, 2, and 3 bedroom units, as well as several galleries,a bakery, cafeteria, offi ces, an amphitheater, and a pool.

Figure 3.33 - Arcosanti Proposed StructuresDesigned as a home for 5000 people, Arcosanti will eventually grow in include several large apse shaped structures for housing, as well as the energy apron spanning the entire southern canyon slope. The energy apron is a greenhouse that does double duty as a farm, and as giant heater for the city itself. As hot air is captured and rises during the day, it can be channeled into corridors running underneath the city like a massive hot air plenum. Several of the other structures planned follow a similar quarter sphere arrangement with public space in the middle and private residences all around.

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Figure 3.34 - Public SpaceThe nature of public space at Arcosanti is unique because of the absence of traditional streets, parks, and squares. Instead, public space permeates the entirety of the built environment, as apartment roofs double as walkways, porches become plazas, and backyards become courts. This intimate mingling of public and private contributes to a dynamic an unpredictable urbanism.

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chapter 03chapter 03a r c o s a n t i , a z

Lessons to Apply to my Thesis• The Urban Eff ect. In short a theory that posits that the city is the central

instrument in the next evolution of our species. If our cities could condense, at the same time becoming more complex and maximizing effi ciency while maintaining a designers elegance, it would set the stage for the Urban Eff ect, a unique condition seen in the defi ning cities in human history. An intensifi cation of this eff ect previously seen in cities like Athens, or Vienna for example, but occurring simultaneously all over the world would set the stage for the evolution of the Human Spirit and, Paolo Soleri asserts, turn the page to the next chapter of our existence. The principles behind New Urbanism, and the walkable city movement stem directly from Soleri’s ideas on density, complexity and frugality.

• Although Paolo Soleri saw the city as the central instrument in this orchestra. He was always careful not to speak of a political structure. Nevertheless there is much to be learned about politics at Arcosanti by observing carefully the events as they transpire. The small number of 50 or so people is small enough to see city politics as they happen. Despite the small size there is nevertheless an entrenched political structure and process that makes change quite diffi cult. Therefore, a strong plan is necessary from the beginning of any project of this type as changes can be too diffi cult to implement once the foundation has been set.

• The eff ortless transition between public and private space is critical to the success of an urban project. Whereas in a typical city, the public persona begins at the street, the absence of streets at Arcosanti creates a unique condition where all space is public and private space is limited to the individual domicile.

Figure 3.35 - Arcology Concept Rendering

chapter0404 programming & site analysis

critical issuesprogramming

site analysis

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Critical Issues:Features that may impact design strategies and concepts

The Building

Air Quality: Natural Ventilation must be employed via either cross ventilation or the stack eff ect. The building mass must accommodate this.

Access: Separate building types must have dedicated access while still relating to the other functions. With attention to the scale of the circulation corridors a sense of neighborhood and intimacy or alternatively public space and conviviality can be created.

Light: Residential units love direct sun while commercial units abhor it. Likewise, residences can benefi t from ambient light while commercial units employ more spot or overhead lighting.

Aff ordability: Market forces must be considered to ensure the project remains feasible. The building must toe the line between meeting the standards of a sophisticated user, and remaining cost eff ective to ensure mass distribution.

Zoning: Commercial, Industrial, Residential, and Institutional functions will all be housed in a single structure. The emphasis will be on how this can be done artfully, and to mutual benefi t.

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The Site

Light: Building masses should consider how to maximize solar penetration to cover as much of the site as possible, as well as adjacent sites. It should be considered how to capture as much of this light as possible in either solar cells or plants.

Access: 10th Avenue, 13th St., Park Blvd, Imperial Ave., and National Ave all converge on this site, and by extension the 163 from the North and the 5 from the South, as well as the having the trolley pass right through the middle of the site and the regional transfer terminal accross the street. This site is positioned to be a hub and a nexus in the region, and all this infl ux potential must be handled eff ectively. Vista: Sightlines should be maintained to always have a strong presence of both the sky and the city. Wherever possible monolithic walls should be avoided to ensure that vistas are always visible of landmarks, rooftops, plazas and the sky.

Parking: Suffi cient parking must be created to satisfy the requirements of residents, and users of the building’s offi ces, shops, and restaurants, as well as provide for events at PetCo Park and the Convention Center.

San Diego: Because of the sites size, and because of its proximity to both PetCo Park and the Convention Center, considering it literally bridges Downtown and the East Village, and remembering that it has such great access, its possible that this could be the most critical site in all of Downtown San Diego. Because of that it is crucial to get the most we can out of this one spot.

Our Climate

Food: Wherever possible attempts should be made for this building to contribute to a global network of local and independent food economies. Therefore eff orts should be made for individuals or corporations to grow food for market or consumption.

Water: Only 10% of San Diego’s water comes from local sources, the rest comes from dwindling and unreliable imports from the Colorado River Basin. Therefore a distributed method of rainwater catchment as well as water recycling and reuse combined with eff orts to minimize water usage needs to be implemented.

Air: Eff orts must be made to minimize the carbon footprint of the building and to minimize or eliminate airborne particles and pollutants.

Resources: Using recycled and/or renewable materials should be made a top priority. Eff orts should be made to minimize runoff of harmful materials during use and especially during construction.

Energy: This building should use passive methods fi rst and active methods second to maximize energy effi ciency and energy generation.

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chapter 04chapter 04p r o g r a m m i n g

Summary of Spaces: Summary of interior and exterior spaces and their respective area allocations

Residential (2 million sf)penthouses (665k sf )

lofts (665k sf )apartments (665k sf )

Institutional (500k sf)k-12 school (80k sf )museum (80k sf )town hall & offi ces (10k sf )performing arts center (40k sf )water processing & mgmt (95k sf )power generation & mgmt (95k sf )waste recycling & mgmt (95k sf )

Public (1 million sf)parking (500k sf )plazas (250k sf )circulation (250k sf )

Commercial (500k sf)entrepreneurial owners (250k sf )corporate tenants (250sf )

Total: Approximately 4 million square feet

Figure 4.01 - Space Allocation Chart

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ADA Matrix:

Penthouses

Lofts

Apartments

K-12 School

Sports Fields

Town Hall & Offices

Parking

Plazas

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Flex Space

Corporate Retail

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Figure 4.02 - ADA Matrix

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400 ft

chapter 04s i t e a n a l y s i s

400 ftft

Property LineTopography @ 2 ft intervals

Fig. 4.03 - Topography

Slope downhill / drainage

Fig. 4.05 - Slope

400 ft

Existing Curbs

Fig. 4.04 - Physical Barriers

Train Tracks

400 ft

Buildable boundary

Fig. 4.06 - Buildable Area

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40040040040000 ftftf ft ft

Fig. 4.07 - Existing Vegetation

All trees have been on the site approximately 6 years

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81º

29º

29º

29º

SUNRISE

NOON

SUNSET

SUNRISE

NOON

SUNSETnorth north

east east

westwest

south south

9am9am

noon

noon

3pm

3pm

Fig. 4.08 - Summer Solstice: Altitude & Azimuth Fig. 4.09 - Winter Solstice: Altitude & Azimuth

Fig. 4.10 - Summer Shade Study & Prevailing Winds Fig. 4.11 - Winter Shade Study & Prevailing Winds

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SUNRISE

SUNRISE

SUNRISE

NOON NOON NOON

SUNSET

SUNSET

SUNSET

N N N

9am 9am 9am3pm 3pm 3pm

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44 45 46 49 53 57 61 62 61 5548 43

Fig. 4.12 - Summer Solstice Sunpath

Fig. 4.15 - Average Monthly Precipitation Fig. 4.16 - Average Monthly Temperature

Fig. 4.13: Equinox Sunpath Fig. 4.14 - Winter Solstice Sunpath

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Convention CenterConvention CenterPetCo ParkPetCo Park

Seaport VillageSeaport Village

Trolley Transfer Trolley Transfer StationStation

GaslampGaslamp Bay to Park Bay to Park

LinkLink

Fig. 4.17 - Parti Model and Vicinity Looking West

The Bay to Park LinkPerhaps the most critical aspect of the site is it’s location at the terminus of the recently constructed Pedestrian Bridge spanning Harbor Drive and the Train Transfer Depot tracks that establishes a link between the Ballpark District and the Convention Center and Marina District. With this link complete, the site stands to benefi t from the traffi c of visitors at those sites and vice versa. For this reason, the reception of the bridge landing is to be treated as with great importance by establishing a public park at that spot and a two civic institutions in a museum and a performing arts center.

Pedestrian BridgePedestrian Bridge

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Fig. 4.18 - Registered Historic Buildings and Schools

Newschool of Architecture & Design

Historic Building: The Wonderbread Factory

Grace W. Perking Elementary School

Matthew Sherman Elementary School

52

Fig. 4.19 - CCDC Land Use Distiricts

Fig. 4.20 - CCDC Land Use Overlay Districts

400 ft

(R) Residential Emphasis

(NC) Neighborhood Mixed-Use Center

(BP) Ballpark Mixed-Use: Mixed-use developments that support major sporting facilities and visitor attractions, including eating and drinking establishments, hotels, offi ces, research and development facilities, cultural institutions, residential uses, live/work spaces, and parking facilities. A minimum of 40 percent of the ground-fl oor street frontage shall contain active commercial uses.

(MC) Mixed Commercial: Residential, artist studios, live/work spaces, hotels, offi ces, research and development, and retail. Commercial and service uses, including light industrial and repair, warehousing and distribution, transportation, and communication services that are essential for the livelihood of businesses and residents of the downtown area are also permitted. Up to 100 percent of the ground-fl oor street frontage may be active commercial uses.

(T) Transportation

400 ft

(FG) Fine Grain Development: Requires that development incorporate design standards that exhibit architectural form and variety at a less than full block scale to ensure a pedestrian scale and diverse building designs.Floorplates over 100’x100’ are not permitted and building frontages of 50’ and 25’ are encouraged.

(LF) Large Floorplate: Allows larger fl oor plates and bulkier buildings at upper levels to accommodate employment uses. The development regulations within this overlay district accommodate fl oor plates larger than 100x100ft.


53

400 ft

400 ft

Fig. 4.21- Base Minimum and (Maximum) FAR

Fig. 4.22 - Maximum FAR including all Bonuses & Incentives

4.0(6.5) 2.0

(3.0)

6.5

6.0

10

6.0 8.0

Aff ordable/Senior Housing -

Summary of FAR Bonus Incentives

Development providing senior housing shall receive a 20 percent FAR bonus as calculated in section 156.0309(e)(1)(D) of San Diego Municipal Code

Urban Open Space - A bonus of 0.5 will be given to those reserving 10% of the site for public park or plaza open 6am to midnight. A bonus of 1.0 will be given for reserving 20%.

Three-Bedroom Units - 0.5 bonus to 50% residential Gross Floor Area (GFA) & a 1.0 bonus to 80% residential GFA developments with at least 5 3-bdrm units occupying a minimum of 10% of GFA, not exceeding 1200sf each.

Eco-Roofs - The use of approved “Eco-Roof” plantings of 10-30% building footprint yields a 1:1 bonus in square feet. The use of 30-60% yields a 2:1 bonus and the use above 60% yields a 3:1 bonus. Bonus not to exceed 1.0 FAR total.

Employment Uses - Any development with at least 50% employment uses, excluding hotel/motel may increase their maximum FAR to the maximum shown.

Public Parking - Every square foot of permanently available public parking grants a square foot bonus FAR

Exemptions - Designated Historical buildings, above-grade public parking, public buildings like a recreation center or public school, cultural institutions, and ground fl oor commercial on main streets are exempt from FAR calculations.


54

Fig. 4.23 - Local Traffi c Patterns

Park to Bay Link: Establishing a continuous greenspace linking Balboa Park to the Marina has been planned since 1908 and with the completion of the Pedestrian Bridge over Harbor Dr., is almost complete.

Freeway access: 10th and 11th Ave. link to the 5 north and 163, while Commercial St. links to the 5 South and the Coronado Bridge.

Trolley access: The Blue and Orange lines pass directly through the site along Park Blvd, and link the site to the entire trolley network


55


Trolley Transfer Station

Access to underground parkingPrimary pedestrian circulationPlaza or courtyardTrolley Route

10th Ave.

13th St.

Park Boulevard

11th Ave.

Imperial Ave.

Commercial Ave.

Fig. 4.24 - Ground Level Site Circulation

chapter0505 schematic design

conceptualizationmassing developmentprogram development

contextual response character development

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Fig. 5.01 - Concept Diagram

The traditional city grid has a strong street wall starkly dividing the private and public realm. Only a thin ring of public space around the periphery of each block.

Exploding the grid quadruples the scale while sending cars underground.. The public and private realm is given a chance to comingle.

59


Pushing the streetedge back from the middle opens the center of the block and allows for public access onto the built environment.

Mass pushed down at the center pushes back up at the corners. This terracing further invites the public realm.

Slim towers maximize both density and solar penetration. Public space has permeated the block while maintaining the traditional street wall perimeter.

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Fig. 5.02 - Conceptual Sketches

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Fig. 5.03 - Site Development

TND Principles:TND Principles:Block PerimeterBuild zero-setback facadesMaintain a rough 4 to 5 story streetwallMix Flats and Commercial over RetailProvide housing for all age rangesFocus development around civic center

Arcology Principles:Arcology Principles:Block InteriorLayer public space on top of privateDivert cars underground & internalize service areasTerrace courtyards for solar accessUse public plazas to anchor developmentMaximize density and variety

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Fig. 5.05 - Massing Models Looking East

Fig. 5.04 - Massing Model Looking North

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Fig. 5.06 - Sectional Development

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Vertical Syncopationfour towers in one

Morphosis Architects

commercialx25

residentialx33

stairsx2

educationx15

Modular Organizationriverside building

A.B.K. Architects

Program as Pixelsrødovre skyscraper

MVRDV

Fig. 5.07 - Typology Integration

65

Museum

RetailApartments

Offi ces

Retail Apartments

Retail

Retail

Offi ces

Condos

Apartments

Live/Work

Live/Work

Live/Work

Condos

Apartments

Condos

Apartments

Hotel

Commercial

Town Hall

Commercial

Elementary School

Offi ces

Apartments

Middle School

HighSchool

Theater

Retail

Commercial

ApartmentsApartments

CCClalal

Com i lCommermermmercialmer

M ketketkketkMarMaarr tM ketketekkkkekrkraaaaaMMMMMM eareSquarreqarketketMarMaaaarketeM rM tMMqMaMa aakkuaa rettSMM rerkekee/WLivve/WLiv

ces

TownTownwnnnnnnwwwwwTowTTquareqSqSqSq n TownTownnTownwq arqqToTo awwSquareSTT renne

MusMus

RetR tt ilRetailReRetail

h hhhCChurchhhurchrcrccrcrchuCCquareSSquarehurchhurchCCChChCCCCChurchhurchCC uCCqhh arruarehhSSCCCCCCCC rechche

H llwn HallEle t y Elemenenttary

School

ldlldle dldloooloo

Hi hHighSSSchSc oo

School

lll SchSchSchSchSSSS lllhhoohoohoohhhhhhhcccccSSSSSS eeuseouuuHoH eooloolooooooooooohoohoohoochchSS lllhhhhhh ooooSS oH soooouuuuu eeeeooHHHccSSccSSHH eHSccSSSSSSSSccHH aquareararSqS ea e eseseususuuuuuHouHouHHouuuHH suuuuu eeeeHHHH arq aqHH aaaaususu reeeSSHHHHHH rerreee

os

ll

OOffi OOffi ffiffi ll lCCity HalC lCity HalllCity HaluququareqSquarey Haly HalCitCitCCCCCCity HalCity Halqqqqyyyytytyyyyyyyytt aHHuuuuyy realalSCCCCCCCiCi rHaHa

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Fig. 5.08 - Massing Model Program Overlay

Residential (2 million sf)apartments (665k sf )

condos (665k sf )live/work (665k sf )

Institutional (500k sf)k-12 school (80k sf )museum (80k sf )town hall & offi ces (10k sf )theater (40k sf )water processing & mgmt (95k sf )power generation & mgmt (95k sf )waste recycling & mgmt (95k sf )

Public (1 million sf)parking (500k sf )plazas (250k sf )circulation (250k sf )

Commercial (500k sf)retail (125k sf )commercial (125k sf )offi ces (125k sf )hotel (125k sf )

Total: Approximately 4 million square feet

Roughly 5.0 FAR

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Petco Park

Trolley Transfer Station

Mixed CommercialFine Grain Overlay3.0 max FAR10.0 with incentives

Mi ed CoMixed CoFine Grain3.3.0 max F100.0 withMC-FGMC-FG

Ballpark Mixed-Large Floorp

6.5 max min 40% commercial street front

-Use plate

FARtage

MC-LFMixed Commercial Large Floorplate3.0 max FAR10.0 with incentives

11th Ave.11th Ave.EntranceEntrance

10th Ave.EntranceEntrance

13th St. 13th St. EntranceEntrance

Imperial Ave.Imperial Ave.EntranceEntrance

11th Ave. Exit11th Ave. Exit

Fig. 5.09 - Code & Circulation Response

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Fig. 5.10 - Site View from Convention Center

Fig. 5.11 - Aerial View Looking West

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Fig. 5.12 - Traditional Urban Expression Sketches

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Fig. 5.13 - Skyscraper Development

chapter0606 design development

site planTND control

prototypetower cluster

superblocksummary

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Fig. 6.01 - Site Plan

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Key Design Strategies:

chapter 06s i t e p l a n

Systems Integration: Service areas are confi ned to an interior spine on the fi rst fl oor and all other parking and traffi c is diverted underground. Concrete is chosen for durability and a 30 foot two-way slab for versatility and adaptability. Overhangs, louvers, fi ns and eggcrate systems used for passive shading. 30% Green roofs employed incorporating rainwater harvesting + greywater fi ltration for irrigation. Solar Energy is harvested on over 250 solar panels and on a commercial farm. Deciduous planting is used for solar regulation and permeable paving chosen for runoff management.

Employ exterior shading systems and thermal mass for solar mitigation

Send cars underground to create parks instead of streets

Concentrate points of density into thin skyscrapers

Combine a strong street edge and terraced interiors to maximize solar access, sightlines, and public space.

Layer functions to add complexity

Fig. 6.02 - Site Aerial

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Block Info:Block Info:138,000 sf Mixed Use8,500 sf Alley4,000 sf Public Space2.55 FAR39 bedrooms25 commercial units @ 700 sf avg.

chapter 06chapter 06T N D c o n t r o l

Fig. 6.03 - TND Summary

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Fig. 6.05 - Section A-A

Fig. 6.04- TND view from rooftop

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Fig. 6.06 - Block Program

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Children’s museum & playground

Corner Store, coff ee shop, 2 offi ces, & 1 penthouse loft

6 apartment fl ats & 1 3bdrm condo

3 3bdrm live/work lofts

4 retail & 2 commercial units

4 3bdrm fl ats

4 retail & 2 commercial units

Independent movie theatre

2 offi ces & 1 retail unit

bar/restaurant & 2 2bdrm fl ats

Fig. 6.07 - Street Corner & Museum Detail

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Block Info:Block Info:530,000 sf Mixed Use375,000 sf underground parking100,000 sf Public Space 5.17 FAR82 bedrooms17 commercial units @ 14,000 sf avg.

Fig. 6.08 - Prototype Summary

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Fig. 6.10 - Section B-B

Fig. 6.09 - Prototype view from rooftop

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3 bdrm 1200 sf condos

1 bdrm 700sf flats 2 bdrm

950 sf condos

all 3 bdrm units have a dedicated yard between 900 and 2700 sf

chapter 06p r o t o t y p e

17 studio lofts

5 storey offi ce building

6 2bdrm fl ats

6 1bdrm fl ats

Best Buy retail outlet

4 storey offi ce complex

10 3bdrm condos

Post Offi ce

Fig. 6.13 - View from Park

82

Block Info:Block Info:195,000 Mixed Use70,000 sf Parking28,000 sf Public Space4.88 FAR72 bedrooms2 Institutional units @ 60,000 sf avg.

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Fig. 6.14 - Tower Cluster Summary

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Fig. 6.16 - Section C-C

Fig. 6.15 - View from rooftop garden

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85

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33 1&2bdrm fl ats

Dog Park

Playground

10 3bdrm condos

Town Hall

Fig. 6.18 - View from Movie Theater

86

Block Info:Block Info:430,00 sf Mixed Use425,000 sf Parking80,000 sf Public Space5.05 FAR192 bedrooms19 commercial units @ 4,500 sf avg.

chapter 06chapter 06s u p e r b l o c k

Fig. 6.19 - SuperBlock Summary

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Fig. 6.18 - View of Amphitheatre

Fig. 6.19 - Section D-D

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150 room hotel

Stage

Restaurant

Open Air Amphitheatre

Fig. 6.21 - Block D Along Park Blvd.

Bar

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Fig. 6.23 - View of Restaurant Row

Offi ces

Restaurant

Restaurant

Movie Theatre

92

Public Space - 10% vs 50%

Shared Private Outdoor Space - 5% vs 25%

Private Space - 50% vs 15%

Surface Parking - 20% vs 1%

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Fig. 6.24 - Public vs Private Space

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Site Info:Site Info:Area: 520,000 sf 2.16 Million sf Mixed Use245,000 sf Public Space 4.56 FAR32 dwellings/acreNew York City - 42 dwellings/acreCity of San Diego - 7 dwelling/acre

chapter 06chapter 06s i t e s u m m a r y

Fig. 6.25 - Site Summary

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Miniaturization

Complexity

chapter 07chapter 07c o n c l u s i o n

TND Principles:TND Principles:Block PerimeterBuild zero-setback facadesMaintain a rough 4 to 5 story streetwallMix Flats and Commercial over RetailProvide housing for all age rangesFocus development around civic center

Arcology Principles:Arcology Principles:Block InteriorLayer public space on top of privateDivert cars underground & internalize service areasTerrace courtyards for solar accessUse public plazas to anchor developmentMaximize density and variety

Fig. 7.01 - Project Summary

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Summary:A mixed-use urban development attempting to integrate Arcological principles of Density Economy, The Urban Eff ect , Public Infi ltration, and a massive scale, with TND principles of zero-setbacks, a 2-4 storey streetwall, fl ats over retail, and a pedestrian scale. This study is undertaken in an attempt to fi nd a more livable urbanism that re-establishes the primacy of the pedestrian and the public persona in civic life, in lieu of an increasingly diluted auto-centric culture, while simultaneously creating a more sustainable and fulfi lling urban culture.

Findings:The design project resulted in almost 2.5 million sq ft of building space with a FAR approaching 5.0, and a population density of 32 people/acre. This density is 450% greater than the current density in the city of San Diego, and almost 75% of the density of New York City. The design also created a ratio of 48% of public space to site area, which is 7 times greater than San Diego.

As an exercise in theoretical matters, the investigation may have been more successful on a generic site with carte blanche. The need to satisfy existing site restrictions, while helpful in curtailing Utopian solutions, nevertheless resulted in diluting the purity of the project. My process began by considering the entire site and then moved systematically block by block in developing the program. I realize now that there would be much to learn from a process that never moves block by block but instead continues to conceiveof the entire site as a single entity exclusively. The decision to proceed as I did was motivated by a desire to express TND principles in the facade as to better integrate Arcological principles into the existing fabric less obviously by mimicking their forms. The areas where I feel the design project succeeded most was the amphitheater building and the surrounding public space in that area.

Suggestions for future study:An investigation of a generic 4-block site would provide the symmetry and freedom necessary to yield the purest form best suited to a theoretical discussion. This would hopefully yield a project capableof communicating the purest idea most clearly, and perhaps uncover a new set of principles more suited toexisting conditions and thus with more potential for infl uencing urban planning methods and practice in the future.

appendixappendix

defi nitionsliterature review

code analysiscost analysis

materials & specsdetails

fi nal presentation boardslist of fi gures

ii

measuring density used in this discussion:

Floor area ratio - The total fl oor area of a building divided by the land area of the lot.Residential density - The number of dwelling units in a given area.Population density - The number of people in a given area. Usually expressed as the number of people over a given area e.g. 25 people per square mile.

Dynamism: This term has been used by Virginia Postrel to describe her social philosophy that encourages cultural change, individual choice, and the open society, and also by the Italian Futurists to describe the movement of an object both intrinsically and with respect to its environment, but in this discussion the word will be used to describe the activeness of an energetic personality or society. Both the concept of movement and cultural progress are integrated into this defi nition as it will be used.

The Ecosphere: An ecological term used to refer to the Earth’s systems of the Atmosphere, the Geosphere, the Hydrosphere, and the Biosphere. It is essentially all elements of the Earth that make up the global ecosystem. Suburban Sprawl has strangled the Ecosphere by paving over green space and reducing the Earth’s capacity to convert CO2 to Oxygen. Excessive road networks cut off migration patterns and reduce biodiversity. Forests are cut down to make 2x4’s and mountains are mined to burn coal to turn the lights on across the landscape.

Frugality: Frugality does not mean poor, rather it means smart. A frugal solution has economized the available resources intelligently with respect to both immediate needs and long-term fi tness. Frugality is a term used by Paolo Soleri to explain the attitude necessary for a culture to create a sustainable lifestyle.

appendixappendixd e f i n i t i o n s

The American Dream: A cynical defi nition tied to Manifest Destiny and characterized by Conspicuous Consumption and a drive for excess and individualism. The American Dream is symbolized by a 2500sf single family home with a yard and a lawn and two cars in the garage. Suburban Sprawl is the child of the American Dream.

Arcology Theory: In nature, as an organism evolves it increases in complexity and it also becomes a more compact system. Similarly, a city should function as a living system. Arcology is architecture and ecology as one integral process and recognizes the necessity of the radical reorganization of the sprawling urban landscape into dense, integrated, three-dimensional cities. In essence this theory proposes that “the city is the necessary instrument for the evolution of mankind” (Soleri, 2001).

Conspicuous Consumption: The purchasing and displaying of expensive and unnecessary items to attract attention to one’s wealth or to appear wealthy. A culture of conspicuous consumption has been encouraged by Capitalists as it is a boon to the economy, however, Environmentalists see it as exacerbating the negative eff ects of American capitalism on peoples in developing economies and on global resources and ecosystems.

Complexity: The defi nition of complexity used here is one which presupposes that distance and time are blockers of information response, and so the most complex system will be the most intelligent and effi cient in form. Only a miniaturized environment has a hope of being complex because it has adopted the leanest solution to resource management and logistics possible.

Density: The number of people inhabiting a given urbanized area. There are a number of ways of

Humanism: Broadly, this term means a system of thought that rejects religious beliefs and centers on humans and their values, capacities, and worth. Specifi cally it will be used to refer to a branch of Psychology founded by Carl Rogers and Abraham Maslow whose premise is summed up in an emphasis on the here and now, a belief that to be mentally healthy, individuals must take personal responsibility for their actions, that each person, simply by being, is inherently worthy, and that the ultimate goal of living is to attain personal growth and understanding. The specifi c tenet of Humanism discussed at length is Maslow’s Theory of the Hierarchy of Needs in the Theoretical Framework of the discussion.

Miniaturization: As defi ned by Paolo Soleri (2001) it is the tendency of systems to get more compact as they get more complex e.g. a hummingbird represents a complex fl ying machine whereas a jet is a complicated one because a hummingbird is a miniaturized solution to the problem of fl ight and the jet has not yet applied frugality and leanness to condense its systems suffi ciently. Likewise, if a city is to miniaturize, i.e. condense into a complex form, it must also apply frugality and leanness to its systems to be successful.

Manifest Destiny: The original doctrine was a tool for American imperialism in the 19th century and stated that it was the right of United States to occupy the entirety of the North American Continent. From this doctrine stemmed the myth that the ideal American family should aspire to a self-suffi cient homestead. In the 20th century the dream for a self-suffi cient homestead morphed into the dream for a single family home with a lawn and a yard and two cars in the garage. Manifest Destiny is just one of a combination of mechanisms of social control instituted as policy by the US government to promote capitalism, individualism, and imperialism and is directly

iii

appendixappendixd e f i n i t i o n s

attributable to the proliferation of Suburban Sprawl.

Modern Man: In this discussion Modern Man is accepted to mean any generation after and including the Baby Boom generation. Beginning with the Baby Boom Generation, each successive generation has come of age in a qualitatively diff erent world than the generation before. From civil rights and birth control to the personal computer and the iPhone, the accelerating onset of new technology and novel ideas has brought about an era distinguished by the rapidity with which trends are disseminated and adopted throughout the world. Modern Man is uniquely suited to adapt to and accept new ideas more naturally than any generation before, and has been conditioned by marketing expect the highest degree of sophistication from their objects and their environment.

The Singularity: This term refers to a hypothetical situation where the exponential advancement in intelligence reaches a point where technological progress becomes so rapid that it makes life after The Singularity qualitatively diff erent that life before it. Theories propose this diff erence will arise from the formation of a super-intelligence, which may be artifi cial in nature, that will create new technology so advanced that we are unable to predict it with our current models. Paolo Soleri alludes to The Singularity before this term became widespread when he spoke of the evolution of mankind through technology into an Organism of a Thousand Minds.

The Organism of a Thousand Minds: In Paolo Soleri’s analogy of a city as a living organism, man is viewed as a cell on the skin of the city and the intelligence of the city a result of the coming together of a thousand or a million minds. The brains come together to form a new organ system, and the minds come together to govern the new superorganism.

Suburban Sprawl: A term referring to a pattern of building characterized by the spreading outwards of a city in low-density and auto-dependant developments. These developments typically feature highly segregated land use on rural farmland and open space.

Disadvantages of sprawl are often cited to include the following:High car dependenceInadequate cultural and public health facilitiesHigh individual infrastructure costsIneffi cient street layoutsInfl ated costs for public transitLost time in productivity for commutingHigh levels of racial and socioeconomic segregationLow diversity of housing and business typesHigh rates of obesity due to less walking and bikingSocial and Psychological isolationHigh per-capita use of energy, land, and water

Traditional Archetypes: In the scope of this study Traditional Archetypes will be limited to the typical forms of public space in traditional Towns and Villages.

These forms are determined to be:The Town SquareThe City Hall SquareThe Market SquareThe Schoolhouse Square and the Church Square.

Public space was chosen as the primary determinant of organization because all buildings and individuals must integrate with each other somehow, and this integration occurs in public space. The codifi cation

of public space into the 5 categories above is derived from the work of Duany Plater-Zyberk & Company from research on Traditional Neighborhood Developments.

Traditional Neighborhood Development (TND): Not to be confused with New Urbanism, which encompasses all levels of planning and design, TND projects center at the neighborhood scale and emphasize a range of housing types, a network of well-connected streets, humane public spaces, and amenities such as stores, schools, and places of worship within walking distance of residences. Although the word Traditional is right in front, TNDs aren’t necessarily NeoTraditional in style, with several modern interpretations achieving success.

iv

Alexander, C. (1977). A pattern language. New York, NY: Oxford University Press. from Personal Collection A systematic guide delineating detailed patterns of towns, neighborhoods, houses, gardens, and rooms with sections describing rules on how best to construct specifi c patterns and how to integrate them eff ectively with the other patterns at all scales of design.

American Planning Association; Sendia, E. ed. (2006). Planning and urban design standards. Somerset, NJ: John Wiley & Sons. from Avery Index A comprehensive reference book on everything from impact assessment to visualization. The American Planning Association worked to compile best practices and rules of thumb for a large variety of city buildings.

Back from the brink: Saving American cities by design. (1996). from Avery Index A video looking at 3 communities in OR, CA, and TN that demonstrate the need for continuous planning to help cities grow and revitalize. Emphasis is placed on the importance of Downtown and on a sense of community.

Congress for the new urbanism. (11/09/10). Retrieved from http://www.cnu.org A website devoted to the aim of creating compact, mixed-use urban form. Has reference and articles for leaders looking to strengthen the character, livability, and diversity of their communities.

Cowen, R. (2003). Dictionary of urbanism. Tisbury, UK: Streetwise Press. from Avery Index A compendium of almost any term used by planners, developers, designers, builders, community activists or urban explorers. Useful in refi ning ideas and in communicating more eff ectively about the urban form.

Dault, G. (2004). Inverse city. Canadian architect, 49(10), 10-12. Retrieved from Avery Index to Architectural Periodicals database. An investigation into alleyways and secondary streets as a pivotal opportunity for the urbanization of a city. Examines the use of alleys in residential and commercial form in the city of Toronto and provides an alternative design using lego block architecture to populate these under used corridors.

Duany, A.; Speck, J. (2010). The smart growth manual. New York, NY: McGraw-Hill, Inc. from Personal Collection A comprehensive look into the pressing challenges of urban development with a systematic arrangement of guides and best practices relating to smart growth principles in town planning and building design.

Flint, A. (2006). In housing, smaller is big: with an eye on the budget, Americans are reassessing their space needs. Planning, 72(11), 20-24. Retrieved from Avery Index to Architectural Periodicals database. Article investigating the long held assumption that more square footage makes a better home. Looks at trends pointing to shifting attitude where people are starting to think that the quantity of space is not really connected to the sense of home that people are looking for.

Frank L, Kavage S, Appleyard B, Ludwig F. The urban form and climate change gamble: how transportation and land development aff ect greenhouse gas emissions. Planning [serial online]. August 2007;73(8):18-23. Available from: Avery Index to Architectural Periodicals, Ipswich, MA. Accessed November 8, 2010. An article outlining the link between CO2 emissions and mixed-use density. Specifi cally looks into how transportation and land development decisions aff ect greenhouse gas emissions.

Gaslamp Quarter Historical Foundation. (2003). San Diego’s Gaslamp Quarter. Charlston, SC: Arcadia. from Avery Index A video looking into the people and events that led to making the Gaslamp Quarter the thriving district it is today.

appendixappendixl i t e r a t u r e r e v i e w

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Groc, I. (2007). Keep your footprint out of my backyard: Vancouver brings the concept of eco-density to North America. Planning, 73(1), 32-35. Retrieved from Avery Index to Architectural Periodicals database. Article that investigates the specifi c measures taken by planners in Vancouver to encourage density and the eff ects those decisions had on creating a model for Eco- City development by increasing density.

Hinshaw, M. (2005). The case for true urbanism. Planning, 71(6), 24-27. Retrieved from Avery Index to Architectural Periodicals database. Contrasts San Diego’s Downtown with Portland’s Pearl District with an eye on best practices to attract the “creative class” into downtowns, making the case that the optimum locations for development are in the neighborhoods immediately adjacent to downtown cores, like the East Village.

Hinshaw, M. (2007). Why raise your kids in the suburbs?. Planning, 73(6), 14-15. Retrieved from Avery Index to Architectural Periodicals database. A look into what makes family-friendly urban housing considering what makes cities safe, what makes for a good “third-place,” and how children as well as teenagers can benefi t from a more urban lifestyle.

Houstoun, L. (2007). Living downtown [Center City, Philadelphia]. Planning, 73(2), 23-24. Retrieved from Avery Index to Architectural Periodicals database. A case study investigation of what works so well in the Center City district of Philadelphia. As one of America’s oldest cities there are many lessons to be learned by investigating this district in Philadelphia, such as the 10-minute walk rule, 40 units per acre, 14 foot wide streets in residential districts, among others.

Jacobs, J. (1961). The death and life of great American cities. New York, NY; Random House. from Personal Collection A book investigating observations on how and why cities work or don’t work. Topics include the uses of sidewalks, parks, and neighborhoods, building diversity and block size, as well as a discussion on forces of decline and regeneration, and the nature of the city.

Katz, P. (1994). The new urbanism: Toward an architecture of community. New York, NY: McGraw-Hill, Inc. from Personal Collection Case Study analyses of 24 towns demonstrating the master planning and architecture of New Urbanism theory with respect to the Region, the Neighborhood, District, Block, Street, and Building.

Kelly, M. (1999). Timeline of San Diego history. San Diego, CA: SDHS Webmaster. from Avery Index A background investigation into the people and events leading to the formation of the neighborhoods and layout of present day San Diego.

Lang, R., & Nelson, A. (2007). The rise of the megapolitans: the U.S. is on track to add another 100 million residents by about 2040 - where will all these people live?. Planning, 73(1), 7-12. Retrieved from Avery Index to Architectural Periodicals database. Article examining the evidence that shows Americans are clustering together into super regions and are likely to continue to do so as the population continues to increase.

Levy, P. (2001). Making downtowns competitive. Planning, 67(4), 16-19. Retrieved from Avery Index to Architectural Periodicals database. A journal article looking into how Mayors and Offi cials can make downtown shopping districts competitive with suburban malls. Looks into the history of suburbanization and provides strategies for the economic revitalization of downtown districts.

Lewis Mumford on the city. (1963). from Avery Index A video by one the clearest thinkers on urbanism and the city. Mumford was an advocate against the domination of urbanism by the automobile and a strong


vi

proponent for mass transit solutions.

Lunday E. The power of ‘infi ll’tration: how to encourage multifamily projects and higher densities. Planning [serial online]. January 2006;72(1):16-19. Available from: Avery Index to Architectural Periodicals, Ipswich, MA. Accessed November 8, 2010. Journal article researching how a wide mix of housing within a neighborhood promotes social and economic sustainability through an investigation of case studies and historical analysis.

Maslow, A. (1954). Motivation and Personality. New York, NY; Harper. from Avery Index Book where Abraham Maslow fi rst proposes his theory of the Hierarchy of Needs. Within this theory Maslow presents a vision of humanity where are people are fi lled with the potential for unlimited growth towards a state of self-actualization.

The Nolen plan: Vision, politics, and memory. (2008) from Avery Index This video is made in association with the San Diego section of the American Planning Association which investigates the 1908 Nolen plan which was later revised and adopted and led to the development of Morley Field, Shelter and Harbor islands, the County Administration building, Harbor Drive and Lindbergh Field.

Path to Paradise: The history of urban planning in San Diego. (1998). from Avery Index With former Mayor Pete Wilson, and CCDC’s Pete Davis, this video is a look at how today’s Downtown came to be and what’s ahead for the heart of the San Diego region.

RERC Real Estate Research Company; Council on Environmental Quality. (1974). The costs of sprawl: Executive summary. Washington D.C.: US Government Printing Offi ce . from Avery Index An investigation into Land Use and how much of each type should be allowed. The purpose is to assess the economic costs of infrastructure for Mayors, Planners, and City Offi cials to help guide them in their decision making.

Register, R. (2006). Ecocities. Gabriola Island, BC, Canada; New Society Publishers. from Personal Collection This book is about rebuilding cities based on ecological principles and return from 100 years of building cities for cars back to building cities for humans and restoring the Earth’s biosphere in the process. This book outlines the design principles for an ecocity and the tools required for a gradual transition to realizing ecocities.

SANDAG:::: San Diego’s regional planning agency. (11/09/10). Retrieved from http://www.sandag.org/index.asp?classid=12&fuseaction=home.classhome Website with strategies for sustainable communities, a regional comprehensive plan, housing, parking and transit growth maps, a smart growth tool box and design guidelines as well as a pilot smart growth incentive plan with existing case studies of successful smart growth projects in San Diego.

Smart growth online. (11/09/10). Retrieved from http://www.smartgrowth.org/Default.asp?res=1920 A database of resources about Smart Growth, and how to apply them. Resources range in topic from planning to transportation to infrastructure and community building.

Smart growth | US EPA. (11/09/10). Retrieved from http://www.epa.gov/smartgrowth/ A website focused on the economic benefi ts of protecting public health and the environment through smart growth. Tools and resources are provided via case studies and publications about how to make Smart Growth happen in communities across the country.


vii

Soleri, P. (1969). Arcology: The city in the image of Man. Phoenix, AZ; Bridgewood Press. from Personal Collection The fi rst part of this book outlines Arcology Theory through words and diagrams by Paolo Soleri. The second part is a collection of over 30 schematic Arcology Studies applying the principles and philosophy of Arcology Theory.

Soleri, P.; Strohmeier, J. ed. (2001). The urban ideal: Conversations with Paolo Soleri. Berkeley, CA; Berkeley Hills Press. from Personal Collection Paolo Soleri is a visionary Architect, Urban Planner, Artist, and Philosopher and this book delves into 7 conversations recorded between 1973, and 2000 that focus on his ideas about politics, religion, society, art and technology and how they relate to the built urban form.

Soules, M. (2007). Block party: a Vancouver fi rm contributes to the city’s density debate with a townhouse development that incorporates subtle urban gestures. Canadian architect, 52(8), 31-33. Retrieved from Avery Index to Architectural Periodicals database. A case study of how 11 townhomes were broken into 3 bars of housing and rotated on various axes to allow for an increased density while maintaining privacy and creating a much more urban design than the traditional rowhome development.

Urban living...The new American dream?. (11/09/10). Retrieved from http://www.92101urbanliving.com/blog/downtown-san-diego-urban-lifestyle/urban-livingthe-new- american-dream/203/ An article citing sources addressing the trend pointing to an increase in demand for urban housing located around walkable urban space by 2025.

Whyte, William H. (1980) The social life of small urban spaces. from Avery Index A video that illustrates the ground breaking study of how people actually behave in a variety of New York City’s plazas that started a mini-revolution in urban planning and design.


viiiviii

appendixappendixc o d e a n a l y s i s

(LF) Large Floorplate: Allows larger fl oor plates and bulkier buildings at upper levels to accommodate employment uses. The development regulations within this overlay district accommodate fl oor plates larger than 100x100ft.

(BP) Ballpark Mixed-Use: Mixed-use developments that support major sporting facilities and visitor attractions, including eating and drinking establishments, hotels, offi ces, research and development facilities, cultural institutions, residential uses, live/work spaces, and parking facilities. A minimum of 40 percent of the ground-fl oor street frontage shall contain active commercial uses.

6.56.5 max FARmax FAR

ns,he

Fig. A - Code Restrictions

ix

appendixappendixc o d e a n a l y s i s

(FG) Fine Grain Development: Requires that development incorporate design standards that exhibit architectural form and variety at a less than full block scale to ensure a pedestrian scale and diverse building designs.Floorplates over 100’x100’ are not permitted and building frontages of 50’ and 25’ are encouraged.

Three-Bedroom Units - 0.5 bonus to 50% residential Gross Floor Area (GFA) & a 1.0 bonus to 80% residential GFA developments with at least 5 3-bdrm units occupying a minimum of 10% of GFA, not exceeding 1200sf each.

Urban Open Space - A bonus of 0.5 will be given to those reserving 10% of the site for public park or plaza open 6am to midnight. A bonus of 1.0 will be given for reserving 20%.

Eco-Roofs - The use of approved “Eco-Roof” plantings of 10-30% building footprint yields a 1:1 bonus in square feet. The use of 30-60% yields a 2:1 bonus and the use above 60% yields a 3:1 bonus. Bonus not to exceed 1.0 FAR total.

Public Parking - Every square foot of permanently available public parking grants a square foot bonus FAR

(MC) Mixed Commercial: Residential, artist studios, live/work spaces, hotels, offi ces, research and development, and retail. Commercial and service uses, including light industrial and repair, warehousing and distribution, transportation, and communication services that are essential for the livelihood of businesses and residents of the downtown area are also permitted. Up to 100 percent of the ground-fl oor street frontage may be active commercial uses.

3.0 max FARmax FAR

es 0

x

appendixappendixc o s t a n a l y s i s

Fig.B- Building Cost SummaryModel: Library with Limestone with Concrete Block / Steel FrameLocation: SAN DIEGO, CAStories (Ea.): 2Story Height: 14.00Floor Area: 8,668Basement: NoContractor Fees: 15% (included)Cost per square foot: $184.01Building Cost: $1,595,000.00

Architectural Fee: 6%= $95,700

Total Building Cost : $1,690,500

xi


% of Total Cost Per S.F. CostA Substructure 4.5% $7.21 $62,500A1010 Standard Foundations $2.25 $19,500 Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12” deep x 24” wide Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 KSF, 6’ - 0” square x 20” deep Spread footings, 3000 PSI concrete, load 300K, soil bearing capacity 6 KSF, 7’ - 6” square x 25” deepA1030 Slab on Grade $2.37 $20,500 Slab on grade, 4” thick, non industrial, reinforcedA2010 Basement Excavation $0.12 $1,000 Excavate and fi ll, 10,000 SF, 4’ deep, sand gravel, or common earth, on site storageA2020 Basement Walls $2.48 $21,500 Foundation wall, CIP, 4’ wall height, direct chute, .148 CY/LF, 7.2 PLF, 12” thick

B Shell 53.2% $85.08 $737,500B1010 Floor Construction $16.27 $141,000 Steel column, W14, 500 KIPS, 10’ unsupported height, 99 PLF Floor, composite metal deck, shear connectors, 6.25” slab, 25’x25’ bay, 23.5” total depth, 200 PSF superimposed load, 252 PSF total loadB1020 Roof Construction $3.00 $26,000 Floor, steel joists, beams, 1.5” 22 ga metal deck, on columns, 25’x25’ bay, 18” deep, 20 PSF superimposed load, 40 PSF total loadB2010 Exterior Walls $57.51 $498,500 Stone wall, Indiana limestone, smooth fi nish, 4” thick, 8’ high, 4” CMU back-upB2020 Exterior Windows $4.90 $42,500 Aluminum fl ush tube frame, for 1/4”glass, 1-3/4”x 4-1/2”, 5’x6’ opening, no intermediate horizontals Glazing panel, plate glass, 3/8” thick, clearB2030 Exterior Doors $0.46 $4,000 Door, aluminum & glass, with transom, narrow stile, double door, hardware, 6’-0” x 10’-0” openingB3010 Roof Coverings $2.83 $24,500 Roofi ng, single ply membrane, EPDM, 60 mils, fully adhered Insulation, rigid, roof deck, composite with 2” EPS, 1” perlite Roof edges, aluminum, duranodic, .050” thick, 6” faceB3020 Roof Openings $0.12 $1,000 Roof hatch, with curb, 1” fi berglass insulation, 2’-6” x 3’-0”, galvanized steel, 165 lbs

C Interiors 12.6% $20.07 $174,000C1010 Partitions $5.83 $50,500 Metal partition, 5/8”fi re rated gypsum board face, 1/4” sound deadening gypsum board, 2-1/2” @ 24”, same opposite face, no insulation 5/8” gypsum board, taped & fi nished, painted on metal furringC1020 Interior Doors $1.96 $17,000

xii


Door, single leaf, wood frame, 3’-0” x 7’-0” x 1-3/8”, birch, solid coreC2010 Stair Construction $1.56 $13,500 Stairs, steel, cement fi lled metal pan & picket rail, 24 risers, with landingC3010 Wall Finishes $0.58 $5,000 Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coatsC3020 Floor Finishes $3.81 $33,000 Carpet tile, nylon, fusion bonded, 18” x 18” or 24” x 24”, 35 oz Vinyl, composition tile, maximumC3030 Ceiling Finishes $6.35 $55,000 Acoustic ceilings, 3/4”mineral fi ber, 12” x 12” tile, concealed 2” bar & channel grid, suspended support

D Services 29.8% $47.65 $413,000D1010 Elevators and Lifts $3.63 $31,500 Hydraulic passenger elevator, 3000 lb, 2 story,14’ story height, 125 FPMD2010 Plumbing Fixtures $3.63 $31,500 Water closet, vitreous china, bowl only with fl ush valve, wall hung Urinal, vitreous china, stall type Lavatory w/trim, vanity top, PE on CI, 20” x 18” Kitchen sink w/trim, countertop, stainless steel, 19” x 18” single bowl Service sink w/trim, PE on CI,wall hung w/rim guard, 22” x 18” Water cooler, electric, wall hung, dual height, 14.3 GPHD2020 Domestic Water $1.15 $10,000 Gas fi red water heater, commercial, 100< F rise, 300 MBH input, 278 GPHD2040 Rain Water Drainage $0.52 $4,500 Roof drain, CI, soil,single hub, 5” diam, 10’ high Roof drain, CI, soil,single hub, 5” diam, for each additional foot addD3050 Terminal & Package Units $19.50 $169,000 Rooftop, multizone, air conditioner, banks or libraries, 25,000 SF, 104.00 tonD4010 Sprinklers $2.83 $24,500 Wet pipe sprinkler systems, steel, light hazard, 1 fl oor, 10,000 SF Wet pipe sprinkler systems, steel, light hazard, each additional fl oor, 10,000 SFD4020 Standpipes $0.81 $7,000 Wet standpipe risers, class III, steel, black, sch 40, 6” diam pipe, 1 fl oor Wet standpipe risers, class III, steel, black, sch 40, 6” diam pipe, additional fl oorsD5010 Electrical Service $2.60 $22,500 Service installation, includes breakers, metering, 20’ conduit & wire, 3 phase, 4 wire, 120/208 V, 400 A Feeder installation 600 V, including RGS conduit and XHHW wire, 400 A Switchgear installation, incl switchboard, panels & circuit breaker, 400 AD5020 Lighting and Wiring $10.09 $87,500

% of Total Cost Per S.F. Cost

xiii


Receptacles incl plate, box, conduit, wire, 5 per 1000 SF, .6 W per SF, with transformer Wall switches, 1.0 per 1000 SF Miscellaneous power, 1.5 watts Central air conditioning power, 4 watts Motor installation, three phase, 460 V, 15 HP motor size Fluorescent fi xtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10 fi xtures @32watt per 1000 SFD5030 Communications and Security $2.65 $23,000 Communication and alarm systems, fi re detection, addressable, 25 detectors, includes outlets, boxes, conduit and wire Fire alarm command center, addressable with voice, excl. wire & conduit Internet wiring, 8 data/voice outlets per 1000 S.F.D5090 Other Electrical Systems $0.23 $2,000 Generator sets, w/battery, charger, muffl er and transfer switch, gas/gasoline operated, 3 phase, 4 wire, 277/480 V, 7.5 kW Uninterruptible power supply with standard battery pack, 15 kVA/12.75 kWE Equipment & Furnishings 0.0% $0.00 $0E1090 Other Equipment $0.00 $0F Special Construction 0.0% $0.00 $0G Building Sitework 0.0% $0.00 $0


SubTotal 100% $160.01 $1,387,000Contractor Fees 15.0% $24.00 $208,000Architectural Fees 6.0% $11.02 $95,500

Total Building Cost $195.03 $1,690,500 x 1.15 (Escalation Factor) $224.28 $1,944,075


xiv


Reducing the Budget by 10%

$1,944,075 x 10% = $194,408 over budget

Assuming the building is 10% over budget there are several ways to reduce the construction costs.

1. Change the Facade Materials This calculation was done assuming the facade would be faced in limestone. Substituting a stucco facade for one faced in limestone would go a long way in bringing the project under budget.

2. Eliminate the Public Roof Garden This building was designed with a green roof intended to be used as a play area for children. By eliminating the use of the roof as a public place the cost could be cut on both the roof and the public stairs to get to the roof

3. Lower fl oor heights Reducing the fl oor heights from 14ft to 12ft or even 10ft would reduce costs on certain materials.

4. Reduce Glazing Limiting the size and number of glazing on both the fi rst and second fl oors would reduce the cost.

5. Increase General Contractor involvement A good pre-construction review by the General Contractor can dramatically cut down on costly change orders as well as point our potential problems while still in schematic design, where changes are relatively cheap.

xv


Reducing Life-Cycle Costs

1. Keep the Public Roof Garden Although it would require more money up front to build, the increased insulation and reduced demand on the HVAC system would prove to save money over the life of the building.

2. Design key building elements for easy access. By making building elements readily accessible and providing generous space for cleaning, maintenance and repair, long term service and maintenance costs can be dramatically reduced. 3. Choose durable materials and protect them from the Sun By shading certain elements of the building from rain and Sun, the deterioration of the material can be minimized and its eff ective life can be extended.

4. Reduce Energy use with Passive methods Employ good insulation coupled with low energy lighting and appliances as well as passive solar heating and natural ventilation wherever possible will lower the energy bill and save thousands over the life of a building.

5. Design for fl exibility With a simple and well thought out plan that incorporates few changes in fl oor level, column spacing compatible with interior fi nishing components, and the intelligent placement of shear walls, utility walls, and fi re separations will provide for less expensive renovations suitable to changing occupant uses.

xvi

appendixm a t e r i a l s & s p e c s

A

B

C

D

E

F

G

Fig. C - Materials

xvii

appendixappendixm a t e r i a l s & s p e c s

A Exterior Cladding Vicwest Architectural Panels System 3 - Dry Joint Aluminum Post Painted Plate PanelsDry Joint Aluminum Post Painted Plate Panels to be used on all exterior applications. Panel size 3’x3’. Bone White Aluminum rainproof cladding system to be used.

B. Structural Materials Two-storey construction with public roof Garden. One way concrete deck with steel framed curtain wall systemOne way concrete deck with steel framed curtain wall system. Glazed Steel Curtain Wall System: “SteelBuilt Curtainwall® to be manufactured and supplied by Technical Glass Products.

C. Roofi ng Low-slope Flintglas® Roof. Low-slope Flintglas® Roof. MS Cap w/CoolStar is a fi ber glass cap sheet, produced on a durable, wet process fi ber glass mat. Product has a heavy coating of weathering grade asphalt and is surfaced with white mineral granules and then surfaced with CertainTeed’s CoolStar acrylic-based energy-saving refl ectant coating. Designed for hot or cold asphalt application. White.

D. Glazing and Doors Oldcastle Building Envelope glass storefront and doorsOldcastle Building Envelope glass storefront and doors as well as curtain wall glazing. Typical overall depth is 6-1/2” with optional depths and glazing caps off ered on a custom basis. The system will accept single or insulating glass, metal panels, and stone. Exterior glazing gaskets feature moulded corners to shed wind-driven rain.

E. Green Roof RoofScapes Inc. RoofMeadow Green Roof Assembly. RoofScapes Inc. RoofMeadow Green Roof Assembly. In the three-layer Meadow system, the Savannah-type growth medium and drainage layers are supported by additional granular media, forming a water storage layer. The captured rain or irrigation water performs as a perched water table does in nature. A moisture management fabric underlies the system. This system provides passive irrigation and optimal conditions for effi cient active base trickle irrigation. Typical Depth: 6 - 9 inches. Max. Saturation Weight: 40 - 61 lbs/square foot. Turf (requires 9 inches - 12 inches depth)

F. Interior Floor Finish Elmwood Reclaimed Timber Flooring:Elmwood Reclaimed Timber Flooring: Antique Oak – Rustic Grade: 1/2”, 5/8”, 3/4” thickness. 100% Rustic Skins. True aged patina. Original saw marks. Greater than 20% defects and blemishes. Thickness: 1/2”, 5/8”, 3/4”. Knot Content: Variable. Nail Hole Content: Variable. Heartwood Content: Variable. 2 Foot to 12 Foot Random Lengths. Tongue & Groove (Standard), Ship-Lap or Squared Edge (s4s)

G. Interior Wall Finish All interior walls finished drywall with white paint finished drywall with white paint

xviii

appendixd e t a i l s

AB

C

Fig. D- Details

xix

appendixappendixd e t a i l s

A

xx


PANEL CLAMP

STUCCO PANEL

B

xxi

STUCCO PANEL

DETAIL AT FOUNDATION


C

xxii

appendixappendixf i n a l p r e s e n t a t i o n b o a r d s

Fig. E- Boards Presented on June 23, 2011

A

B

C

D

Site Info:Area: 520,000 sf 2.16 Million sf Mixed Use250,000 sf Public Space: .48 PSR4.56 FAR32 dwellings/acreNew York City - 42 dwellings/acreCity of San Diego - 7 dwelling/acre

Integrating Arcology Theory with Traditional Neighborhood Design to synthesize vibrant neighborhoods as an alternative to suburban sprawl.n to sy

TND Principles:Block PerimeterBuild zero-setback facadesMaintain a rough 4 to 5 story streetwallMix flats and commercial over retailProvide housing for all age rangesFocus development around civic center

Arcology Principles:Block InteriorLayer public space on top of privateDivert cars underground & internalize service areasTerrace courtyards for solar accessUse public plazas to anchor developmentMaximize density and variety

Proposed Use of 500k sf site

area

Existing Use of 500k sf site

area

xxiii


xxiv


Fig. E- Boards Presented on June 23, 2011

xxv


SuperBlock:

DD

SuperBlock:

Restaurant Row

Movie Theater

Offices

Retail

192 RoomHotel

Bank

Amphitheatre NightClub

SuperBlock:

Site Section D:

SuperBlockProgram

Block Info:(BP) Ball Park Mixed-Use Code 430,00 sf Mixed Use425,000 sf Parking80,000 sf Public Space (43%)5.05 FAR192 bedrooms19 commercial units @ 4,500 sf avg.

Bruno LariosGraduate Thesis 2011

xxvi

appendixappendixl i s t o f f i g u r e s

1.01

1.02

1.03

1.04

1.05

1.06

1.07

1.08

1.09

1.10

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2.02

2.03

2.04

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3.02

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3.04

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3.08

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Traditional Archetypes

Clairemont Mesa view to Pt. Loma

Problem Relationships

Theoretical Framework

Maslow’s Hierarchy of Needs

Needs in a Suburban Sprawl Condition

Twin Arcologies

Arcosanti Critical Mass

A Traditional TND Town Square

A Modern TND Town Square

Suburban Segregation

Urban Dissemination

East Village, San Diego

East Village, New York

Four Towers Site Plan

Four Towers Elevation

Four Towers Plaza

Four Towers Aerial

Massing Strategy

Four Towers Section

Four Towers Floor Plans

Main Spire

Vertical Circulation

(Katz, 1994)

http://www.gettyimages.com/detail/90811358/Flickr

Created by Author

Created by Author

Created by Author

Created by Author

http://d-up.org/up/archives/141

http://www.arcosanti.org

http://www.rexburgfounderssquare.com/features.html

http://savannahred.blogspot.com/2008/08/will-new-urbanists-channel-savannahs.html

Created by Author

Created by Author

Image from Google Earth


http://morphopedia.com/fi les/four-towers-competition-region-plan

http://morphopedia.com/fi les/four-towers-competition-north-elevatio

http://morphopedia.com/fi les/four-towers-competition-courtyard-view

http://morphopedia.com/fi les/four-towers-competition-aerial-perspec

Created by Author

http://morphopedia.com/fi les/four-towers-competition-section

http://morphopedia.com/projects/four-towers-in-one-competition/gallery/images/1/

http://morphopedia.com/fi les/four-towers-competition-rendering

Created by Author

Figure: Title: Source:

xxvii


3.10

3.11

3.12

3.13

3.14

3.15

3.16

3.17

3.18

3.19

3.20

3.21

3.22

3.23

3.24

3.25

3.26

3.27

3.28

3.29

3.30

3.31

3.32

3.33

3.35

Rodovre Skyscraper Site Plan

Rodovre Skyscraper Section

Rodovre Skyscraper Organizational Strategy

Rodovre Skyscraper Structural Perspective

Rodovre Skyscraper Floor Plans

Rodovre Skyscraper Massing Strategy

Riverside Building Site

Riverside Building South Perspective

Riverside Building Organizational Breakdown

Riverside Building Typical Offi ce Unit

Riverside Building Typical Residential Unit

Riverside Building Stair Towers

Riverside Building Typical Educational Unit

Riverside Building Construction Method

Riverside Building Schematic Floor Plans

Riverside Building Massing Strategy

Seaside Community Plan

Seaside Street Circle

Seaside Rooftops

Seaside Public Sectors

Seaside Satellite View

Arcosanti 5000

Arcosanti Existing Structures

Arcosanti Proposed Structures

Public Space

http://www.dysturb.net/wp-content/uploads/2008/11/site-plan-1_500.jpg

http://www.dayidea.com/post/day2010_03_394.html

http://www.dysturb.net/wp-content/uploads/2008/11/diagram-4.jpg

http://pythonians.fi les.wordpress.com/2009/12/rodovre_mvrdv_07.jpg?w=464&h=561

http://www.dysturb.net/wp-content/uploads/2008/11/plan-level-5-1_200.jpg

http://www.dysturb.net/wp-content/uploads/2008/11/diagram-2.jpg

http://maps.google.com - Created by Author

Created by Author

Created by Author

http://www.containercity.com/riverside-building.html

http://www.containercity.com/assets/galleries/22/riverside_building_inside.jpg

http://www.containercity.com/assets/galleries/22/img_0372.jpg

http://www.containercity.com/container-learn.html

http://www.containercity.com/assets/galleries/22/img2956.JPG

http://swamplot.com/wp-content/uploads/2008/01/riverside-building-plan-1.jpg

Created by Author

(Katz, 1994)

(Katz, 1994)

(Katz, 1994)

(Katz, 1994)

Google Earth




Photos taken by Author


xxviii


3.35

4.01

4.02

4.03

4.04

4.05

4.06

4.07

4.08

4.09

4.10

4.11

4.12

4.13

4.14

4.15

4.16

4.17

4.18

4.19

4.20

4.21

4.22

Arcology Concept Rendering

Space Allocation Chart

ADA Matrix

Topography

Physical Barriers

Slope

Buildable Area

Existing Vegetation

Summer Solstice - Altitude & Azimuth

Winter Solstice - Altitude & Azimuth

Summer Shade Study & Prevailing Winds

Winter Shade Study & Prevailing Winds

Summer Solstice Sunpath

Equinox Sunpath

Winter Solstice Sunpath

Average Monthly Precipitation

Average Monthly Temperature

Parti Model and Vicinity Looking West

Registered Historic Buildings & Schools

CCDC Land Use Districts

CCDC Land Use Overlay Districts

Base Minimum and (Maximum) FAR

Max FAR including all Bonuses & Incentives


Created by Author

Created by Author

Data from http://explorer.arcgis.com/ - Map created by Author

Created by Author

Created by Author

Created by Author


http://www.usno.navy.mil/USNO/astronomical-applications/data-services/alt-az-us

http://www.usno.navy.mil/USNO/astronomical-applications/data-services/alt-az-us

Created by Author using Google Sketchup

Created by Author using Google Sketchup

http://solardat.uoregon.edu/SunChartProgram.html



http://www.met.utah.edu/jhorel/html/wx/climate/normrain.html

http://www.weather.com/weather/wxclimatology/monthly/graph/USCA0982

Created by Author; Map from Google Earth

http://www.ccdc.com/projects/interactive-map.html?neighborhood=east_village; Map from http://explorer.

arcgis.com

http://www.ccdc.com/planning/regulatory-documents.html





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4.23

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5.10

5.11

5.12

5.13

Local Traffi c Patterns

Ground Level Site Circulation

Concept Diagram

Conceptual Sketches

Site Development

Massing Model Looking North

Massing Model Looking East

Sectional Development

Typology Integration

Massing Model Program Overlay

Code & Regulation Response

Site View From Convention Center

Aerial View Looking West

Traditional Urban Expression Sketches

Skyscraper Development

Image from http://explorer.arcgis.com/; Map created by Author

Created by Author

Created by Author

Created by Author

Created by Author

Created by Author

Created by Author

Created by Author

Created by Author

Created by Author

Created by Author

Image from Google Earth; Created by Author

Image from Google Earth; Created by Author

Created by Author

Created by Author


*All images in Ch.6, Ch.7, and Appendix were created by Author unless otherwise noted

Date post:	10-Mar-2016
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Graduate Thesis

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