Cornerstone Outloook Action Uptown Proposal

CORNERSTONE OUTLOOKAction Housing + Uptown

Final: Comprehensive ImplementationDecember 14th, 2012

Jae Han Bae, Erica Tong, Steven Ko, Sandra Kalanyan, Yuriy Sountsov

ACTION UPTOWN: CORNERSTONE OUTLOOK ARC48_550

GC0.00COVER SHEET

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

PROJECT NARRATIVE

PN1.00PN1.01PN1.02

IN1.00IN1.01IN1.02

GC0.00

Introduction / Decision MakingIntroduction / Decision MakingIntroduction / Decision Making

IndexIndex / Governing Use Stipulations

Sources

Cover Sheet

LocationLocationLocationLocationLocationLocation

DemographicsDemographics

Environmental DataEnvironmental DataEnvironmental DataEnvironmental DataEnvironmental DataEnvironmental Data

Land Use and Zoning RequirementsLand Use and Zoning RequirementsLand Use and Zoning RequirementsLand Use and Zoning RequirementsLand Use and Zoning RequirementsLand Use and Zoning Requirements

Site UtilizationSite UtilizationSite UtilizationSite Utilization

Site Utilization DeviationSite Utilization Deviation

ConditionCondition

Materials and ConstructionMaterials and ConstructionMaterials and ConstructionMaterials and Construction

SystemsSystemsSystemsSystems

Typology Case Study and PrecedentTypology Case Study and Precedent

PROJECT SCOPE

ADAPTIVE TRANSFORMATION

SITE CONTEXT

CODE ANALYSIS

INDEX

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

SC1.00SC1.01SC2.00SC2.01

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

Exterior Perspective Southeast CornerExterior Perspective Southeast CornerExterior Perspective Southwest CornerExterior Perspective Southwest CornerExterior Perspective Northeast CornerExterior Perspective Northeast CornerExterior Perspective Northwest CornerExterior Perspective Northwest CornerExterior Perspective LawnExterior Perspective LawnInterior Perspective Community Center Uses, Looking SouthInterior Perspective Community Center Uses, Looking NorthInterior Perspective Live/WorkInterior Perspective Live/WorkWest-East Section Information With ContextWest-East Section Information With ContextSection Through Live/Work Looking WestSection Through Community Center Looking WestPlan Information With ContextPlan Information With ContextPlan Information With ContextPlan Information With ContextPlan Information With ContextPlan Information With ContextPlan Information With ContextPlan Information With Context

Water ManagementWater ManagementConstruction StagingConstruction Staging

DefinitionsSequence of SectionsApplicationApplicationBuilding Land UseBuilding Land UseBuilding Land UseBuilding Land UseConstructionConstructionAdaptive TransformationAdaptive TransformationAdaptive TransformationAdaptive TransformationConclusionConclusion

ARC48_550 ACTION UPTOWN: CORNERSTONE OUTLOOK

IN1.00 Index:INDEX

GOVERNING USE STIPULATIONS

These documents are the copyrighted property and intellectual property of Carnegie Mellon University and the authors of the documents. The documents shall not be reproduced or utilized for any purpose other than originally intended, without written con-sent of the authors.

None of the documents included in the drawing in-dex are intended to be considered in isolation of one another. All parties utilizing these documents for bidding, quantity survey, and/or construction shall consult the general notes and information located on each sheet before proceeding.

All work shall conform to the requirements of the ICC International Building Code 2009 Edition, ICC Interna-tional Residential Code 2009 Edition, governing AHJ Land Use and Zoning Ordinances/Codes, ADA 2000 Edition and all subsequent Amendments, and ANSI 117. Pittsburgh Fire Department regulations, Utility company requirements, and best trade practices.

AT4.00AT4.01AT4.02AT4.03AT4.04AT4.05AT5.00AT5.01

ASSEMBLY SEQUENCE

SPECIFICATIONS

IMPLEMENTATION DOCUMENTATION

East Facade DetailsEast Facade Details

Garage Door DetailsGarage Door DetailsGarage Door DetailsGarage Door Details

Lawn DetailsLawn Details

AS1.00AS1.01AS1.02AS1.03AS2.00AS2.01AS2.02AS2.03AS2.04AS2.05AS3.00AS3.01AS4.00AS4.01AS4.02AS4.03AS5.00AS5.01

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

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

Phasing and ImplementationPhasing and ImplementationPhasing and ImplementationPhasing and Implementation

Live/Work AssemblyLive/Work AssemblyLive/Work AssemblyLive/Work AssemblyLive/Work AssemblyLive/Work AssemblyInterior RenovationsInterior RenovationsExterior Restoration

Lawn and Garage DoorsLawn and Garage DoorsLawn and Garage Doors

Future AdditionsFuture Additions

Live/Work SpecificationsLive/Work SpecificationsLive/Work SpecificationsLive/Work Specifications

Retrofit SpecificationsRetrofit SpecificationsRetrofit SpecificationsRetrofit Specifications

Garage Door and Lawn SpecificationsSpecifications Summary

Critical Path AnalysisCritical Path Analysis

Lifecycle AnalysisLifecycle Analysis

Business ModelBusiness ModelBusiness ModelBusiness Model

Revenue AnalysisRevenue Analysis

Hard Cost AnalysisSoft Cost Analysis


IN1.01Index:INDEXGOVERNING USE

STIPULATIONS

SOURCE CITATIONS:

PS1.01:

1. Fitzpatrick, Dan. The Story of Urban Renewal. Post-Gazette. N.p., 21 May 2000. Web.

2. Fullilove, Mindy T., MD. Be It Ever So Humble. Shelterforce Online. National Housing Institute, Nov.-Dec. 2004. Web.

3. http://www.city-data.com/city/Pittsburgh-Pennsylvania.html

4. http://apps.pittsburghpa.gov/dcp/PGHSNAP_v0.91_Beta_(Oct_2010)_For_Web.pdf

PS3.00:

1. Bluff. Ninety Hoods. N.p., n.d. Web. 02 Nov. 2012.

PS4.00:

1. http://www.city.pittsburgh.pa.us/cp/maps/grid_maps.html

2. http://library.municode.com/index.aspx?clientId=13525

PS4.02:

1. Noun Project: Designed by Roman J. Sokolov, http://thenounproject.com/noun/people/#icon-No2300

2. Designed by Laurent Patain, http://thenounproject.com/noun/interchange/#icon-No2031

PS4.03:

1. Sections in http://library.municode.com/index.aspx?clientId=13525&stateId=38&stateName=Pennsylvania

2. Designed by Unknown Designer, http://thenounproject.com/noun/garbage-truck/#icon-No690

3. Designed by Giorgia Guarino, http://thenounproject.com/noun/listen/#icon-No7214

CA1.00:

1. http://www.city.pittsburgh.pa.us/bbi/

2. International Building Code 2009

SP4.00

1. http://rsmeansonline.com

IMP 5.00:

1. http://www.overstock.com

2. http://www.dickssportinggoods.com


IN1.02 Index:SOURCES

DOWNTOWN

DUQUESNEUNIVERSITY

SQUIRREL HILL

OAKLAND

secure and self-sufficient lives

essential supportive services

innovative technology

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

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

Aim to provide a welcoming amenity to the res-idents of Uptown that they can continue to use on their own with minimal maintenance from a

caretaker.

Allegheny Council To Improve Our Neighborhoods ACTION HOUSING MISSION STATEMENTThe mission of ACTION Housing is to empower people to build more secure and self-sufficient lives through the provision of decent, affordable housing, essential supportive services, asset building programs, and educational and employment opportunities. As an extension of that central mission, ACTION Housing links its activities with other public, non-profit and private entities in a common effort to address the needs of their clients. The organization provides decent, safe, and affordable housing for the most vulnerable populations despite their physical, developmental and income limitations; demonstrating leadership in the implementation of innovative technology in the delivery and management of social services.

GOAL FOR UPTOWN

Uptown Action Housing and the Issues of Practice class at Carnegie Mellon University concurrently fo-cused on the Uptown neighborhood as a microcos-mic sample of the transitional potential of a major-ity of Pittsburghs neighborhoods. In particular, this neighborhood poses interesting future urban out-comes due to its proximity to Downtown and other commercial neighborhood centers and the existing integrated ease of public transportation.

Figure 1.1: The extent of Action Housings collaboration with Carnegie Mellon University Issues of Practice. Marked are nearby neighborhoods and the neighboring university.


PN1.00Project Narrative: INTRODUCTION / DECISION MAKING

FORBES AVE.

WATSON ST.

SEN

ECA

ST.

CA B

live-work

exible conditioned space

former primary axis(front entrance of church)

new primary axis(public access)

a bc outdoor space

Community Center

WHAT IS CORNERSTONE OUTLOOK?

While out of all the lots in Pittsburgh, 12% vacant and the lots in Uptown are 35% vacant, with 39 vacant lots in the blocks confined by Watson Street, Tustin Avenue, Jumonvillle Street, and Seneca Street, there are many opportunities in refurbishing existing and historic construction.

Uptown is a transitioning community that retains vestiges of its former thriving state around the turn of the century. The vision of Action Uptown is focused upon the utilization of Uptowns urban potential to remediate the lack of housing for below-market residents. Through these efforts, it also aims to sen-sitively reinforce a sense of community that is auton-omous from the nearby Duquesne University and Downtown. Action Uptown proposes to provide re-purposed housing with an environmental focus and other potential projects and has asked fourth year Carnegie Mellon architecture students to create pro-posals to meet these criteria.

The chosen site for Cornerstone Outlook is the Corin-thian Baptist Church at 2037 Forbes on the corner of Forbes Avenue and Seneca Street - a rarely used and neglected church with an empty side lawn that is yet relatively prominent in the surrounding neighbor-hood. The church is one of three churches in Uptown, with the other two churches at Duquesne University and at a spot five blocks towards the west. The prop-erty line of the church encompasses two lots (see fig. 1.2). The larger main lot includes the church building and the lawn. The other lot is used as housing for the pastor, but it is in disrepair. The location of the Co-rinthian Baptist Church and its attached lot on the centerline of Uptown and not too far from its center provides a great opportunity to transform something existing into something more.

Figure 1.2: Schematic of program layout.

Figure 1.3: Schematic of program layout with axial transformation.


PN1.01 Project Narrative:INTRODUCTION / DECISION MAKING

57

4

5

4

7

REPURPOSING STRATEGIES

REDEFINE the eastern fence

INTRODUCE exterior community space

OPEN east side to connect to interior space

PRESERVE the other sides

INJECT the live/work on the west side

IDENTIFY live/work entrance and back

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

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

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

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

Figure 1.6: Key map of drawings.


PN1.02Project Narrative:INTRODUCTION / DECISION MAKING

UPTOWNS PROXIMITIES

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

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


PS1.00 Project Scope:LOCATION

EXISTING COMMUNITY CENTERS

The proposal would introduce another entry into a decently widespread set of buildings all around Pittsburgh. Relating to an eventual program for the proposal, there are three major types of community centers: social amenities, fitness clubs, and child care centers. Within a mile radius of the site are fourteen community centers, and a large bulk of the rest are in Downtown. Uptown itself, however, only has one: UPMC Mercy Hospital, which serves the larger com-munity of Pittsburgh. The nearest of these centers to the proposal site is one of two Community Human Services Corporation sites. The CHS revitalizes Oak-land and is in many ways similar to the proposal.

The proposal is unique in that it combines several of these programs into an existing building in an area that is not dense with community centers. This way it can provide a far greater influence on its neighbor-hood without having to balance with other centers.

Also, the typology of repurposed churches has been carried out in other neighborhoods of Pittsburgh, such as the Church Brew Works in Lawrenceville.

Social Amenities:A - YMCAB - Community Leadership DevelopmentC - Community Care Behavior HealthD - Point Park Community ClassesE - The Gay and Lesbian Community Center of PittsburghF - Pittsburgh Community ReinvestG - UPMC Mercy HospitalH - Community Human Services CorporationI - Friendship Community ChurchJ - Community Human Services CorporationK - Community Options - PittsburghL - Community Alternatives IncM - Community Correctional Center

Fitness Clubs:A - Verve WellnessB - Pilates SolC - Executive Fitness CenterD - One on One Personal Training and FitnessE - Golds GymF - Grant Fitness ClubG - Pittsburgh Personal TrainerH - Fitness With A TwistI - BodyxchangeJ - East Carson Fitness

Child Care Centers:A - Hug Me Tight Child Life CenterB - Addison Terrace After School ProgramC - Oakland Sunshine Daycare

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


PS1.01Project Scope:LOCATION

UPTOWN

During the turn of the century, the area was called the most beautiful place in Pittsburgh due to its proximity to Downtown and waterfront property.

However, the gentrification and revitalization efforts of the 1960s shifted the demographics of the area. Now it is a dip between Downtown and Oakland in terms on economic stature, quality of life, and livabil-ity.

The area within a mile around the proposed site has fairly even green spaces. However, compared to Squirrel Hill, Shadyside, and Oakland, Uptown is sparsely forested. Most of the public and semi-pub-lic garden spaces are loosely maintained or serve as public littering spots.

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



ACTION UPTOWNS FOCUS

The proposed site is within sight range of all of the other proposals for Action Uptown. Four of these are new construction, two are adaptive reuses of existing construction, two are revisions of side streets, and the last proposal deals with the unity of the blocks as a whole and thus affects the proposed community center.

The proximity of the other proposals to the proposed community center means that a significant amount of change may be happening simultaneously, so the design of the community center would have to reflect that.

BUSWAYS AND PARKING ACCESS

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

Figure 2.5: Map of Action Uptowns focus indicating the locations and lots of the other projects.

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



INDIVI

DUAL

MUNIC

IPAL

MONTHLY

DAILYWEEKLY

BI-HOURLY

REVEREND, handles funerals too Non-mechanical

Mechanical1.1% of Pittsburgh residents use BIKES

Duquesne University RUNNERS frequent area

CHURCH-GOERS when Reverend comes in.

43.1% of Uptown residents WALK to their job

25.5% commute by CAR

23.1% use public BUSES

SCA

LE O

F AC

TIVI

TY

ESTIMATED RATE

mailbox

MAIL AND POWER CABLES

The power cables crisscrossing the streets and connecting to the church building impact the site. Aside from being a visual sore, the wires may interfere with foliage on the lawn and the poles may impact visibility of the site from various directions along Forbes Avenue and Seneca Street.

The mail route visiting the church and nearby housing as well as a mailbox across the intersection may have an impact and be impacted by any modification. Community activity, such as a mail delivery agent, is what the community center fosters and is a positive force in the revitalization of any community. The availability of a mail service depends on the safety of the community. If the community center can ensure that safety, then it plays a key, connected, role in the community.

PEOPLE AND VEHICLE ACTIVITY

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

The reverend currently employed at the church only visits every few weeks, even though the church is fully equipped for regular sessions. The rest of the foot traffic is comprised of walkers, bikers, and runners. This means that the site is frequented often, so the availability of an open area for stopping or lounging is an opportunity the community center is designed for.

The bus stop near the site is also well situated to resonate with the community center. People leaving or getting on the bus may welcome the activity at a community center and may help propel it as a positive influence on the community.

Figure 2.7: Map showing power cables and mail routes.

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



SURROUNDING NEIGHBORHOOD

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

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



DEMOGRAPHIC BREAKDOWN

The vision for Uptown is to become a incubator for future economic and social developments in the city of Pittsburgh. Its proximity to the all ready flourishing neighborhoods of Downtown, Oakland, and South-side, grants Uptown a opportune position to attract various demographics.

The current statistics of Uptown equals around 6,600 inhabitants. They represent only 2.16% of the total population of Pittsburgh. Only a small fraction of the 6,600 inhabitants represent the actual residents liv-ing in the Uptown neighborhood, as the greater por-tion are students who attend the nearby Duquesne University and prisoners at the Allegheny Police De-partment.

Figure 2.10: Population graphs.

Figure 2.9: Visiting parties.


PS2.00 Project Scope:DEMOGRAPHICS

age 5 -19

age 7531.17%40.08% 24

.74% 03.50%00.52%

0.00%

manufacturin

g 05.2%

transportatio

n 00.7%

finance / ins

urance 05.

9%

educational

/ health & s

ocial 48.5%

public admin

istration 00.

4%

unemployme

nt 41.6%

other 02.1%

arts / entert

ainment 16.

8%

professional

/ scientific 0

5.0%

information 0

3.5%

retail trade 1

1.8%

black 31.17%

white 65.83%

asian 01.11%

other 00.58%

less than hig

h school 32

.9%

high school

graduate 4

9.1%

associates d

egree 03.3%

bachelors d

egree 04.

1%

postgraduate

degree 10

.7%

DEMOGRAPHIC BREAKDOWN

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

Historically the white population of the area was re-placed by the black community during the gentrifica-tion efforts of the 1960s. Overall, the neighborhood lacks a diverse range of various ethnic groups.

Unemployment is a great issue for Uptowns com-munity. Although the area is concentrated with age groups well into the work force, almost half of the population is unemployed. This is reflected by the number of people under the poverty line, who con-sist of 58.6% of the total population. Most of the em-ployed members work in the educational and health fields. The next largest group are involved in the arts and entertainment industry, which reflects the neigh-borhoods transitional state with its under market val-ue real estate.

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

Figure 2.11: Population breakdown by education.

Figure 2.12: Population breakdown by ethnicity.

Figure 2.13: Population breakdown by employment.

Figure 2.14: Population breakdown by age.


PS2.01Project Scope:DEMOGRAPHICS

SPRI

NG

M

ARC

H 2

1

9 AM 12 NOON

FALL

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PTEM

BER

21SU

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ERJU

NE

21W

INTE

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21

SUN SHADING AND EXPOSURE

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

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

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


PS3.00 Project Scope:ENVIRONMENTAL DATA

SPRI

NG

M

ARC

H 2

1

3 PM 6 PM

FALL

SE

PTEM

BER

21SU

MM

ERJU

NE

21W

INTE

R D

ECEM

BER

21

OPPORTUNITY

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


PS3.01Project Scope:ENVIRONMENTAL DATA

TYPICAL MORNING/WINTER NOON

In all seasons except winter, when this happens at noon, the low morning sun shines directly on the eastern facade of the church building, applying a strong amount of heat that will have to be dissipated through the rest of the day. Any glazing on this side would need temporary shading to reduce direct glare and heat exposure.

TYPICAL MIDDAY

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

TYPICAL PARTLY SHADED LAWN

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

TYPICAL FULLY SHADED LAWN

In all seasons except winter, the early evening sun fully shades the lawn by the church building. Because of this, any outdoor activities should end by around 6 PM as the area will be without light. During the winter, the sun would have set so the entire site would be in darkness, necessitating an earlier closing time for the community center.

Figure 2.16: Sectional view of solar effects on a typical morning or winter noon.

Figure 2.17: Sectional view of solar effects on a typical midday.

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

Figure 2.19: Sectional view of the extent of shading when the lawn is fully shaded.



0Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

10

20

30

40

50

60

70

80

High

Average

Low

TEMPERATURE

The greatest impact yearly temperature has is on any public openings added to the community center. The yearly temperature also has an impact on what types and range of activities are possible in the lawn.

Any openings in the church building can be open as long as the exterior temperatures do not fall below a comfort level somewhere around 65. This means that, on average, they can be open from mid-March to mid-November during the day, however they might need to close on occasion as long as the low temperatures stay below freezing before May and af-ter November.

The freezing point can be a good swing point be-tween cold and warm activity types. Warm activities may begin around May and last until early November. After that, the temperatures get lower until mid Jan-uary when the average point reaches freezing, allow-ing cold activities to happen. There is a lull between mid-January and mid-February when the average temperature is at freezing and the community center lawn might be inactive.

Figure 2.20: Yearly temperature ranges.


PS3.03Project Scope:ENVIRONMENTAL DATA

northwest

- southeas

t

south - nor

th

west - east

northeast -

southwest

WIND

The site receives strong winds from the northwest, southwest, and southeast.

The northwest winds would be blocked by the church building, but the combination of those winds with the southeast winds could allow for a channel of moving air diagonally through the church building. Any north- or west-facing windows in the live/work area would need to be operable to reduce drafts.

The southwest winds would be blocked by the church building, however any south- or west-facing windows in the live/work area would need to be operable to prevent severe drafts.

The southeast winds would impact the lawn and part of the church building. Planters with small trees could reduce these winds before they get to the lawn. Alter-natively the winds could pass into the church build-ing to allow for diagonal ventilation.

INTERIOR VENTILATION

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

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

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

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



6 Am

12 Midnight

12 Noon

6 Pm

Inches

0

.25

.5

.75

1

1.25

1/4

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

RAINFALL

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

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

CLOUD COVER

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

Figure 2.24: Yearly rainfall graph.

Figure 2.25: Yearly cloudcover frequency and density.

% Covered

LNC - Local Neighborhood Commercial

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

CP - Commercial Planned

UI - Urban Industrial

P - Park

EMI - Education Medical Institution

UNC - Urban Neighborhood Commercial

SP-3 - Specially planned

NDI - Neighborhood Industrial

GI - General Industrial

H - Hillside

RP - Residential Planned

SP-1 - Specially Planned

GT-A - Golden Triangle A

GT-B - Golden Triangle B

GT-C - Golden Triangle C

GT-E - Golden Triangle E

R2-VH - Double-Unit, Very High Density

RM-M - Multi-Unit, Moderate Density

LAND ZONING AND ALLOWED USES

The following pages are based on the published Pitts-burgh Code of Ordinances available at municode.com.

The zone that Action Housing is focusing their atten-tion is classified as R1A-H, meaning Single-Unit (R1) Attached (A) Residential High (H) Density. This, gen-erally, allows the use of a zoning lot for one dwelling unit that is attached to one or more dwelling units by a party wall or separate abutting wall that is located on its own separate lot. This zone is in the neighbor-hood of Uptown, planning sector 15, and council dis-trict 6. There are four types of uses, permitted uses, uses with an administrators exception, special excep-tion uses, and conditional uses.

The permitted uses are: Single-Unit Detached Resi-dential, Single-Unit Attached Residential, Agriculture (General), and Agriculture (Limited) with Beekeeping. The uses with an administrators exception are: Per-sonal Care Residence (Small), Parks and Recreation (Limited), and Utility (Limited). The special exception uses are: Community Home, Child Care (Limited), Community Center (Limited), Cultural Service (Lim-ited), Religious Assembly (Limited), and Religious Assembly (General). Finally, the conditional uses are: Communication Tower, Class C and School, Elementa-ry or Secondary (General).

Figure 2.26: Surrounding zoning and land use.


PS4.00 Project Scope:LAND USE AND ZONING REQUIREMENTS

107

106

109

105

103

104

102

101

100

99

98 97-0-1

9695-1

95-2

9594

93

363432313029282726252423222

12019

18

1715

140-7

140-8

271-1

271-2

264

264-A

263-C

263-A

263

271-6

271-7

271-8

263-1

271

261 2

55257

257-A

253

252

251

247

246

245

244

243

241

240

265-A

271-3

267

265

271-9

271-10

271-4

266-B266266-C266-A

271-5

140-6

139

141-A

141

141

140

140-F

143-C

143-A

143

143-B

144-A

144-B

144 14

5146

147

148

149

153

154

157

150

151

152

155

156 158

159 1

60

163

164 165

167

168169170171172

161

161-A

162-A

147-A

148-A14314

0-B

140-C

140-D140-E

140-A

88-0-2

88-0-1

8582-A 82

NEARBY AND PROPOSAL LOTS

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

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


PS4.01Project Scope:LAND USE AND ZONING REQUIREMENTS

or

and

ZONING

and

15 ft.

5 ft.15 ft.

15 ft.1800 sq. ft.

40 ft.

RESIDENTIAL COMPATIBILITY STANDARDS

Since the site is in the R1A-H zone, it must conform to the site development standards for that zone.

The proposal is allowed to have Contextual Side and Front Setbacks (CSS and CFS respectively) and Con-textual Building Heights (CBH). However, as the two lots have adjacent occupied lots, the side setback is zero and the CSS standards do not apply.

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

The CBH can be between the zones height limit and the average height of the adjacent lots on the same streetside. The CBH does not decrease the maximum allowed height or increase the minimum allowed height.

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

Otherwise, the standards are:

Minimum Lot Size: 1,800 sq. ft.

Minimum Front Setback: 15 ft.

Minimum Rear Setback: 15 ft.

Minimum Exterior Sideyard Setback: 15 ft.

Minimum Interior Sideyard Setback: 5 ft.

Maximum Height: 40 ft. (3 stories maximum)

Figure 2.28: Contextual front setback regulations.

Figure 2.29: Contextual building height regulations.

Figure 2.30: Lot standards.


PS4.02 Project Scope:LAND USE AND ZONING REQUIREMENTS

30 ft.

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


Lot Number: 11-K-88-0-2Lot Size:Height:Front Setback:Rear Setback:Ext. Side-Yard Setback:Int. Side-Yard Setback:

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

2,850 SF36

03011

0

587 SF30

0000

2,035 SF38

062

00

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


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


PS5.00 Project Scope:SITE UTILIZATION




STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

1,965 SF36

0000

1,190 SF36

0820

2,030 SF36

070

00





PS5.01Project Scope:SITE UTILIZATION




STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

760 SF32

025

00

587 SF34

0080

1,050 SF28

026

03





PS5.02 Project Scope:SITE UTILIZATION




STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

STOOP

RAILINGS

CANOPY

FENCING

BASEMENT

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

DOOR MOULDINGS

WINDOW MOULDINGS

DORMER

GABLED ROOF

FLAT ROOF

1,050 SF30

038

02

1,050 SF36

0400

3,540 SF32

017

00





PS5.04Project Scope:SITE UTILIZATION

SITE UTILIZATION DEVIATION

The site deviates in two significant ways, but both are not ultimately issues.

Minimum Front Setback: 15 ft

Actual Front Setback: 0 ft

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

Figure 2.52: Diagram showing front setback deviation.


PS6.00 Project Scope:SITE UTILIZATION DEVIATION

Maximum Height: 40 ft (max. 3 stories)

Actual Height with Apex: 43 ft (3 stories)

Actual Height without Apex: 40 ft (3 stories)

Although the height of the church exceeds 40 feet when the Ornamental Tower is included, it is accept-able by code because of the Exemptions from Height Standards given in Section 925.07.C of the Pittsburgh Code of Ordinances. The 7th item in this section ex-empts Monuments and Ornamental Towers from compliance with Height Standards for the zoning district.

Figure 2.53: Diagram showing height deviation.


PS6.01Project Scope:SITE UTILIZATION DEVIATION

110

9

8 76

5432

5

6

10

9

8

4

7

3

2

1

EXTERIOR CONDITIONS

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

2. Gaps in Sidewalk - in two spots at the front facade are holes in the sidewalk leading to basement glazing. The bricks around them are in disrepair and pose a danger to foot traffic outside the building. These holes would need to be repaired.

3. Window Frames - the wooden frames around the windows have peeling paint and are in disrepair. A climatic seal and aesthetic quality would need to be preserved. They would all need to be repaired or replaced.

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

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

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

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

8. Window Debris - in the back yard the coverings over the windows are in severe disrepair. This would need to be addressed as part of the restoration of the back area.

9. Plaster - the western wall of the building is covered in an aging plaster that has visible cracks and is peeling away from the brickwork. It would need to be replaced or removed.

10. Faux Brick - the attached lot is covered in a faux brick facing over the original brickwork. The purpose of this is unclear, as the original brick is not completely gone. This would have to be addressed as part of the back yard restoration.

Figure 2.54: Key map.

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


PS7.00 Project Scope:CONDITION

ORGANIZED

OUT OF USE

UNINHABITABLE

RARELY USED

CLUTTER

INTERIOR CONDITIONS

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

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


PS7.01Project Scope:CONDITION

Face restorationComplete replacementFoliage removal

WestNorth

EastSouth

Painted Wood

Plaster

Masonry

Fascia

Concrete

Roof Tiles

3

5

2

1 4

6

EXTERIOR MATERIAL MAPPING

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

FACADE DETERIORATION

Significant portions of the south and east facades require restoration of the masonry exterior. Some areas would need to be replaced completely as the bricks there are gone or falling apart. The north and west facades have extensive foliage cover that would need to be removed and the masonry there checked for structural faults. Some areas of the masonry there would also need a facing restoration.

The estimated area that would need to be completely replaced is 30.8 sq ft, so the estimated number of bricks would be about 220 bricks (mortar included). The estimated area that would need to be partially restored is 60 sq ft, so the estimated number of bricks within that area is about 430 bricks. Since the amount of degradation varies, some of these bricks might need to be completely replaced after inspection. The estimated area of foliage cover is 343 sq ft, however the bricks that may be structurally compromised may only comprise a small percentage of that area.

Figure 2.57: Elevations mapping areas and types of deterioration and restoration on church building.

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


PS8.00 Project Scope:MATERIALS AND CONSTRUCTION

35

21

4

6

Figure 2.59: Detail photos of exterior materials.


PS8.01Project Scope:MATERIALS AND CONSTRUCTION

DOOR

STAIRS

STAIRS

STAI

RS

STAI

RS

DOOR

FIRST FLOOR

TOP FLOOR

TOP FLOOR

A

CD

D

D

C

A

B

B

BASEMENT

KITCHEN

BALCONY

DOOR

DOOR

Wood

Plaster

Exposed Concrete Masonry

Wood and plaster

Carpet

Painted concrete

Ceiling panels

Tiled

Wall connection

Floor connection

DOOR

STAIRS

STAIRS

STAI

RS

STAI

RS

DOOR

FIRST FLOOR

TOP FLOOR

TOP FLOOR

A

CD

D

D

C

A

B

B

BASEMENT

KITCHEN

BALCONY

DOOR

DOOR

Wood

Plaster

Exposed Concrete Masonry

Wood and plaster

Carpet

Painted concrete

Ceiling panels

Tiled

Wall connection

Floor connection

4

6

5

3

8

10

2

9

11

1

7

12

INTERIOR MATERIAL MAPPING

The interior has a larger material palette. Some floors, like the lobby and the elevated area in the main space, have carpets, while the rest of the main space is tiled. The basements floor is painted concrete. Most of the interior walls are either wood or wood combined with plaster, split at a height above the floor. The basements ceiling is panelled and the ceiling of the main space is wood. There is some exposed concrete masonry in the basement. The rest of the interior is plaster.

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


PS8.02 Project Scope:MATERIALS AND CONSTRUCTION

14

7

10

2

5

8

11

3

6

9

12

Figure 2.61: Detail photos of interior materials.


PS8.03Project Scope:MATERIALS AND CONSTRUCTION

DUCTS

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

ACTIVE SYSTEMS

The active systems in the church building include ducts and their associated machinery, faucets and toilets, windows and doors, and miscellaneous appliances.

COMBINED ACTIVE SYSTEMS

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

Figure 2.62: Diagram showing all active systems.

Figure 2.63: Diagram showing ducts.


PS9.00 Project Scope:SYSTEMS

FAUCETS AND TOILETS

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

WINDOWS AND DOORS

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

MISCELLANEOUS APPLIANCES

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

Figure 2.64: Diagram showing faucets and toilets.

Figure 2.65: Diagram showing windows and doors.

Figure 2.66: Diagram showing miscellaneous appliances.


PS9.01Project Scope:SYSTEMS

FIRE SAFETY

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

PASSIVE SYSTEMS

The passive systems in the church building include fire safety, water pipes, pews as a unique furniture system, and electrical wiring.

COMBINED PASSIVE SYSTEMS

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

Figure 2.68: Diagram showing fire safety equipment.

Figure 2.67: Diagram showing all passive systems.


PS9.02 Project Scope:SYSTEMS

WATER PIPES

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

PEWS

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

ELECTRICAL WIRING

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

Figure 2.69: Diagram showing water pipes.

Figure 2.70: Diagram showing pews.

Figure 2.71: Diagram showing electrical wiring.


PS9.03Project Scope:SYSTEMS

1 + 2

3

4

5 + 6

7 + 8

9 + 10

live/work churchstorage

lawn

High Line Field Operations, New York, New York, USADeichmann Square Chyutin Architects, Be er Sheba, IsraelBoth of these projects utilized an active concrete in-tervention to spatially improve greenspace as well as providing seating and leisure areas.

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

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

Boekhandel Selexyz Dominicanenkerk Merkx and Girod Architects, Maastricht, The NetherlandsPrivate Home Willis Greenhalgh Architects, Brisbane, AustraliaThese retrofit projects introduced activities into ex-isting church buildings and engaged their respective communities.

LiveWork Studio Studio dARC Architects, Pittsburgh, Pennsylvania, USALive Work Home, Syracuse Cook + Fox Architects, Syracuse, New York, USA These projects combined live and work into seamless experiences that mutually benefited their clients. The Live Work Home also features a large exterior door.

Lllycaffe Push Button House Cafe Adam Kalkin, New York, New York, USASnack Box Muvbox, New York, New York, USAThese projects take cargo containers and make them habitable, filling the containers full of use, in a public setting, to achieve an effective actuating element.

CASE STUDY AND PRECEDENT ANALYSIS

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

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

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

Figure 2.74: Interactive wall system .

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

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

Figure 2.77: moveable storage unit.


PS10.00Project Scope:TYPOLOGY CASE STUDY AND PRECEDENT

31

5

7

9

4

2

6

8

10


PS10.01Project Scope:TYPOLOGY CASE STUDY AND PRECEDENT

Useful Definitions:

ACCESSIBLE: A site, building, facility or portion thereof that allows for wheelchair and disabled access.

ADDITION: An extension or increase in floor area or height of a building or structure.

ALLOWABLE STRESS DESIGN: A method of proportioning structural members, such computed stresses do not exceed specified allowable stresses.

ALTERATION: Any construction or renovation to an existing structure other than repair or addition.

APPROVED: Acceptable to the code official or authority having jurisdiction.

BUILDING AREA: The area included within surrounding exterior walls.

BUILDING OFFICIAL: The officer or other designated authority charged with the administration and enforcement of this code, or a duly authorized representative. In Pittsburgh, this is the Bureau of Building Inspection, which can be contacted at 412-255-2181.

CONSTRUCTION DOCUMENTS: Written, graphic and pictorial documents prepared or assembled for describing the design, location and physical characteristics of the elements of a project necessary for obtaining a building permit.

DWELLING UNIT: A single unit providing complete, independent living facilities for one or more persons in the form of habitable spaces.

EXIT: A fire-protected passage out of a building.

EXIT ACCESS: That portion of a means of egress system that leads from any occupied portion of a building or structure to an exit.

EXIT PASSAGEWAY: An exit component that is separated from other interior spaces by fire-resistance-rated construction and opening protectives.

FIRE AREA: The aggregate floor area enclosed and bounded by fire-resistance-rated walls.

HABITABLE SPACE: A space for living, sleeping, eating or cooking that is not a bathroom, toilet room, closet, hall, storage or utility space.

HANDRAIL: A horizontal or sloping rail intended for grasping by the hand for guidance or support.

INTERNATIONAL RESIDENTIAL CODE: The code part of the ICC family of codes that deals specifically with residential construction.

LOAD AND RESISTANCE FACTOR DESIGN: A method of proportioning structural members and their connections using load and resistance factors such that no limiting cases are achieved when the members are subjected to loads.

MEANS OF EGRESS: A continuous and unobstructed path of vertical and horizontal egress travel from any occupied portion of a building or structure to a public way.

NOSING: The leading edge of treads of stairs and of landings at the top of stairway flights.

OCCUPANT LOAD: The number of persons for which the means of egress of a building or portion thereof is designed.

PERMIT: An official document or certificate issued by the authority having jurisdiction which authorizes performance of a specified activity.

PRIMARY FUNCTION: A primary function is a major activity for which the facility is intended.

PUBLIC WAY: A street, alley or other parcel of land open to the outside air leading to a street.

REGISTERED DESIGN PROFESSIONAL: An individual who is registered or licensed to practice their respective design profession (architecture) as defined by the statutory requirements of the professional registration laws of the state or jurisdiction in which the project is to be constructed.

RELIGIOUS WORSHIP, PLACE OF: A building or portion thereof intended for the performance of religious services.

REPAIR: The reconstruction or renewal of any part of an existing building for the purpose of its maintenance.

STAIRWAY: One or more flights of stairs, either exterior or interior, with the necessary landings and platforms connecting them, to form a continuous and uninterrupted passage from one level to another.

STORY: That portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above.

TECHNICALLY INFEASIBLE: A fully code compliant and necessary-for-accessibility alteration of a building that has little likelihood of being accomplished because the existing structural conditions require the removal or alteration of an essential load-bearing member or because other existing physical or site constraints prohibit it.

CODE ANALYSIS

The code analysis is extracted from the 2009 Edition of the International Building Code. This page lists var-ious specific definitions that are useful in understand-ing the original code text. The opposite page displays a reorganization scheme that groups similar code sections for facilitated reading and understanding as applied in the following pages.


CA1.00 Code Analysis:DEFINITIONS

REORGANIZATION DIAGRAM

This reorganization diagram shows the revised order of sections that are analyzed in the following pages. On the left are all the sections in their original order in the IBC that are relevant to the proposal and on the right is the revised list broken down by type.

The new chapters are as follows and are analyzed in sequence in the following pages:

Application: CA2.00 - CA2.01

Building Land Use: CA3.01 - CA3.03

Construction: CA4.00 - CA4.01

Adaptive Transformation: CA5.00 - CA5.03

A comprehensive conclusion for the entire code anal-ysis is at the end of this section on pages CA6.00 and CA 6.01.

105 Permits107 Submittal Documents110 Inspections

112 Service Utilities303 Assembly Group A310 Residential Group R311 Storage Group S419 Live/work Units

508 Mixed Use and Occupancy505 Mezzanines

1004 Occupant Load1009 Stairways1010 Ramps1011 Exit Signs1012 Handrails1021 Number of Exits and Continuity1028 Assembly1208 Interior Space Dimensions1604 General Design Requirements

1804 Excavation, Grading and Fill1906 Formwork, Embedded Pipes and Construction Joints

3302 Construction Safeguards3303 Demolition3304 Site Work3307 Protection of Adjoining Property3403 Additions3404 Alterations3405 Repairs3407 Glass Replacement3408 Change of Occupancy3411 Accessibility for Existing Buildings3412 Compliance Alternatives (Existing)HI09 Ground Signs

Permits 105Submittal Documents 107

Inspections 110

Service Utilities 112

Assembly Group A 303Residential Group R 310

Live/work Units 419Storage Group S 311

Change of Occupancy 3408Mixed Use and Occupancy 508

Accessibility for Existing Buildings 3411Compliance Alternatives (Existing) 3412

Repairs 3405Alterations 3404

Additions 3403Construction Safeguards 3302

Protection of Adjoining Property 3307

Demolition 3303Site Work 3304

Excavation, Grading and Fill 1804Formwork, Embedded Pipes and Construction Joints 1906

111 Certicate of Occupancy Certicate of Occupancy 111

General Design Requirements 1604Occupant Load 1004

Assembly 1028Interior Space Dimensions 1208

Mezzanines 505

Stairways 1009Ramps 1010

Number of Exits and Continuity 1021

Glass Replacement 3407Ground Signs HI09

Exit Signs 1011Handrails 1012


CA1.01Code Analysis:SEQUENCE OF SECTIONS

105: PERMITS

Section 105 deals with Permits. This section applies to all construction with some exceptions. Since the proposal is composed of substantial construction, a permit is required.

Subsection 105.1 indicates that a project that is con-struction, alteration, repair, demolition, or that chang-es the occupancy of a structure, or that involves new electrical, gas, mechanical, or plumbing systems needs a permit. For the proposal, this is the case.

Subsection 105.3 describes the process to get a per-mit: locate and describe the proposal, its use and oc-cupancy, include construction documents, describe the value and sign this package and give it to the building official.

107: SUBMITTAL DOCUMENTS

Section 107 deals with Submittal Documents. These are the documents required to be submitted for a permit.

Subsection 107.1 describes the submission. As de-scribed in 105.3, the documents must include con-struction documents, any site data and other data.

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

105.3 Application for permit. To obtain a permit, the applicant shall first file an application therefor in writing on a form furnished by the de-partment of building safety for that purpose. Such application shall:1. Identify and describe the work to be covered by the permit for which application is made.2. Describe the land on which the proposed work is to be done by legal description, street address or similar description that will readily identify and definitely locate the proposed building or work.3. Indicate the use and occupancy for which the proposed work is intended.4. Be accompanied by construction documents and other information as required in Section 107.5. State the valuation of the proposed work.6. Be signed by the applicant, or the applicant's authorized agent.7. Give such other data and information as required by the building official.

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


CA2.00 Code Analysis:APPLICATION

110: INSPECTIONS

Section 110 deals with Inspections. Inspections are required for any project that requires a permit. Con-struction cannot proceed until an inspector has veri-fied the integrity of the completed parts.

Subsection 110.1 indicates that the completed parts of construction need to remain accessible for an in-spector and that any materials required for the in-spection be handled without making the inspection agency liable.

111: CERTIFICATE OF OCCUPANCY

Section 111 deals with the Certificate of Occupancy. This certificate allows the proposal to be occupied once it has been constructed and inspected.

Subsection 111.1 indicates that both construction and a change of occupancy require certificates of oc-cupancy to be issued by the building official.

Subsection 111.3 allows for a certificate of occupancy to be issued temporarily for a part of the proposal to be occupied before the entire proposal is completed.

The process of inspections and temporary certificates of occupancy can be useful for the proposal to ar-range each part of the proposal to be subsequently open to the public once it is complete: the live/work space can be open for habitation, the community center can be open for events, and the lawn can be open for occupancy. Also, the future additions to the proposals will have to go through their own permit and inspection processes.

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

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

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


CA2.01Code Analysis:APPLICATION

303: ASSEMBLY GROUP A

Section 303 deals with Assembly Group A. This is the group that the community center part of the propos-al would fall into.

Subsection 105.1 describes all of the types of con-struction that would be classified as assembly, includ-ing for the gathering for social or religious functions, or recreation. The subsection further lists specific de-scriptions, including community halls, gymnasiums, and places of religious worship. Since the community center part of the proposal includes these functions, the proposal falls into Assembly Group A-3.

310: RESIDENTIAL GROUP R

Section 310 deals with Residential Group R. This is the group that the live/work part of the proposal would fall into.

Subsection 310.1 describes all of the types of con-struction that would be classified as residential, namely anything that can be slept in as long as it is not regulated by the IRC or is not classified as Insti-tutional Group I. Both of these special cases do not apply, the live/work part of the proposal is regulated by this code. The subsection further lists specific de-scriptions, including live/work units, indicating that the proposal falls into Residential Group R-2.

419: LIVE\WORK UNITS

Section 419 deals with Live\Work Units. This is the group that the live/work part of the proposal would fall into.

Subsection 419.1 describes what a live\work unit is along with limitations. The unit cannot be more than 3000 GASF, the office spaces must be on the first floor and not more than 50% of the space, and only five additional personnel are allowed to occupy the space along with the live/workers.

303.1 Assembly Group A. Assembly Group A occupancy includes, among others, the use of a building or structure, or a portion thereof, for the gathering of persons for purposes such as civic, social or religious functions; recreation, food or drink consumption or awaiting transportation....A-3: Assembly uses intended for worship, recreation or amusement and other assem-bly uses not classified elsewhere in Group A including, but not limited to:

...Community halls...Gymnasiums (without spectator seating)...Places of religious worship

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

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


CA3.00 Code Analysis:BUILDING LAND USE

311: STORAGE GROUP S

Section 311 deals with Storage Group S. This is the group that the mobile storage future part of th pro-posal would most nearly fall into.

Subsection 311.1 indicates that the storage would fall into this group as long as it is not classified as hazard-ous occupancy. According to Section 307, High-Haz-ard Group H, Exception 3, any closed system using flammable gases would not be classified as hazard-ous. This means that the outdoor grill equipment that would be part of the storage would not exclude the storage future part of the proposal from Storage Group S as it is not hazardous.

3408: CHANGE OF OCCUPANCY

Section 3408 deals with a Change of Occupancy. This occurs in the entirety of the proposal because a for-mer church becomes a community center, a former attached residence becomes a live/work space, and a former sideyard becomes a communal lawn.

Subsection 3408.1 indicates that the changed occu-pancy must conform to the new codes for the new occupancy, which is the goal of these pages.

508: MIXED USE AND OCCUPANCY

Section 508 deals with Mixed Use and Occupancy. The proposal falls under this section because it is a mixture of at least an Assembly, Residential, and Stor-age uses.

Subsection 508.1 indicates that each use needs to conform to its applicable code requirements.

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

3408.1 Conformance. No change shall be made in the use or oc-cupancy of any building that would place the building in a different division of the same group of occupancies or in a different group of occu-pancies, unless such building is made to comply with the requirements of this code for such division or group of occupancies. Subject to the approval of the building official, the use or occupancy of existing buildings shall be permitted to be changed and the building is allowed to be occupied for purposes in other groups without conforming to all the requirements of this code for those groups, provided the new or proposed use is less hazardous, based on life and fire risk, than the existing use.

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


CA3.01Code Analysis:BUILDING LAND USE

3411: ACCESSIBILITY FOR EXISTING BUILDINGS

Section 3411 deals with Accessibility for Existing Buildings. This section applies because the commu-nity center and live/work parts of the proposal are alterations of existing buildings.

Subsection 3411.1 indicates that this section encom-passes any construction that changes occupancy, adds to, or alters an existing building, which the com-munity center and live/work parts of the proposal are.

Subsection 3411.4 describes the regulations for a change of occupancy as it applies to existing build-ings, indicating that certain accessible features must be part of the change: one or more accessible en-trances and one or more accessible routes from said entrances to primary function areas.

Subsection 3411.5 describes that any additions must follow the regulations for new construction.

Subsection 3411.6 describes that any alterations must follow rules of accessibility outlined in Chapter 11 and ICC A117.1 unless technically infeasible.

Subsection 3411.7 describes that any alterations af-fecting a primary function area, which is the case in the community center, must follow rules of accessi-bility. This compliance must also include accessible toilets or drinking fountains that serve the primary function area.

3412: COMPLIANCE ALTERNATIVES

Section 3412 deals with Compliance Alternatives. These can be used with existing buildings without requiring the regular provisions.

Subsection 3412.1 indicates that this section permits alteration and addition as long as the construction maintains or increases the quality of the existing building without requiring the regular provisions in preceding sections.

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

3411.4 Change of occupancy. Existing buildings that undergo a change of group or occupancy shall comply with this section....3411.4.2 Complete change of occupancy. Where an entire building undergoes a change of occupancy, it shall comply with Section 3411.4.1 and shall have all of the following accessible features:1. At least one accessible building entrance.2. At least one accessible route from an accessible building entrance to primary func-tion areas.3. Signage complying with Section 1110....

3411.5 Additions. Provisions for new construction shall apply to additions. An addition that affects the accessibility to, or con-tains an area of, a primary function shall comply with the requirements in Section 3411.7.

3411.6 Alterations. A building, facility or element that is altered shall comply with the applicable provisions in Chapter 11 of this code and ICC A117.1, unless technically infeasible. Where compliance with this section is technically infeasible, the alteration shall provide access to the maximum extent technically feasible.

3411.7 Alterations affecting an area containing a primary function. Where an alteration affects the accessibility to, or contains an area of primary function, the route to the primary function area shall be accessible. The accessible route to the primary function area shall include toilet facilities or drinking fountains serving the area of primary function.

3412.1 Compliance. The provisions of this section are intended to maintain or increase the current degree of public safety, health and general welfare in existing buildings while permitting repair, alteration, addition and change of occupancy without requiring full compliance with Chapters 2 through 33, or Sections 3401.3, and 3403 through 3409, except where compliance with other provisions of this code is specifically required in this section.


CA3.02 Code Analysis:BUILDING LAND USE

3405: REPAIRS

Section 3405 deals with Repairs. This applies to the part of the proposal that involves the restoration of the exterior of the church building.

Subsection 3405.1 indicates that repairs are to be made to levels described in Section 3401.2, namely levels of normal safeness, and that routine mainte-nance is also required to maintain those safety levels.

3404: ALTERATIONS

Section 3404 deals with Alterations. This applies to the community center and live/work parts of the pro-posal.

Subsection 3404.1 indicates that the alterations must not reduce the buildings code compliance and must comply with code for new construction.

3403: ADDITIONS

Section 3403 deals with Additions. This applies to the community lawn and storage parts of the proposal.

Subsection 3403.1 indicates that the additions must not reduce the buildings code compliance and must comply with code for new construction.

3405.1 General. Buildings and structures, and parts thereof, shall be repaired in compliance with Section 3401.2. Work on non-damaged components that is necessary for the required repair of damaged com-ponents shall be considered part of the repair and shall not be subject to the re-quirements for alterations in this chapter. Routine maintenance required by Section 3401.2, ordinary repairs exempt from permit in accordance with Section 105.2, and abatement of wear due to normal service conditions shall not be subject to the re-quirements for repairs in this section.

3404.1General. Except as provided by Section 3401.4 or this sec-tion, alterations to any building or structure shall comply with the requirements of the code for new construction. Alterations shall be such that the existing building or structure is no less complying with the provisions of this code than the existing building or structure was prior to the alteration.

3403.1General. Additions to any building or structure shall com-ply with the requirements of this code for new construction. Alterations to the existing building or structure shall be made to ensure that the ex-isting building or structure together with the addition are no less conforming with the provisions of this code than the existing building or structure was prior to the ad-dition. An existing building together with its additions shall comply with the height

and area provisions of Chapter 5.


CA3.03Code Analysis:BUILDING LAND USE

3302: CONSTRUCTION SAFEGUARDS

Section 3302 deals with Construction Safeguards. These are necessary precautions on a construction site.

Subsection 3302.1 indicates that exits, fire protection, and sanitation are required to be maintained during construction of additions or alterations only if the building is occupied. Since the proposals construc-tion will not be thus, these safeguards do not apply.

3307: PROTECTION OF ADJOINING PROPERTY

Section 3307 deals with Protection of Adjoining Property. This is a regulation governing how nearby buildings are to be protected and warned of nearby construction.

Subsection 3307.1 indicates that connecting walls and any roofs, foundations, footings, chimneys, and skylights must be protected during construction. Any water and erosion at the construction site must be controlled, as well as demolition. Also, notice of construction activities must be given to the nearby buildings no more than 10 days before construction begins.

3303: DEMOLITION

Section 3303 deals with Demolition. Demolition is required in most of the proposal, largely in the live/work and the lawn parts.

Subsection 3303.1 indicates that the building official may require construction documents and a schedule of demolition.

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

3304: SITE WORK

Section 3304 deals with Site Work. This section ap-plies mostly to the lawn part of the proposal, but may come into effect in the other parts too.

Subsection 3304.1 indicates that any remaining chunks of wood or formwork be removed from the site before the building is occupied.

3302.1 Remodeling and additions. Required exits, existing struc-tural elements, fire protection devices and sanitary safeguards shall be maintained at all times during remodeling, alterations, repairs or additions to any building or structure. Exceptions:1. When such required elements or devices are being remodeled, altered or repaired, adequate substitute provisions sha