Project Overview
Location: West Macarthur Blvd. Oakland, California (Urban in fill setting)
Building type: Mixed use multi-family housing (12 town house units, retail and
garage)
New Construction: Concrete foundation and podium and prefabricated steel cube truss structure above podium
Project scope: 5 story building
- Ground floor: enclosed parking lift system for a minimum of 13 cars/ Retail/ Lobby/
Mechanical and Electrical rooms/ Vertical core (staircases)
- Podium up to 5th floor: surrounding courtyard, 12 town house units
Design Key: Standardization of building components/ Simplicity of connection system/ Recycling of space and spatial re-use depending on user needs
Site Description
The transformative multi family housing is a mixed use project with 12 residential units and one retail space on the ground level. It is sited within an office, commercial and residential zone in the city of Oakland, California. The site is surrounded by high density residential to the north and the south and commercial to the west. For access to transportation, it is directly connected to one of the main Avenues in the East Bay Area. Freeways and the Bay Area Rapid Transportation (BART) are located within 1 mile from the site. It is located within 1 mile of a public park. Because of its convenient location and flexible land use, the site itself has a lot of advantages for development.
In order to maximize the site value and consider the future land use, the building should be flexible and adaptable so that the building can promote longevity and transformation instead of being demolished and rebuilt. What we are suggesting here is that by simplifying and making the architectural components systematic, we can produce enormous flexibility in spatial re-composition as well as the reuse of material and building components.
Strategic Frame Work
(related to concept image 01-building components)
1. Building Component and Connection
The main idea for the transformative multi family housing is to standardize all the building components and assemble them by using a simple connection system so that the entire building's components can be easily deconstructed, reused and recycled. Each building component such as a wall, a ceiling, or a floor are composed of 2'x4'x 1'( H x L x W) steel cubes, the sizes were determined considering structural requirements and functional uses. By stacking up and combining each cube, a truss structure is produced. In order to make these elements more simple, strong enough for structural use, and minimize unnecessary connections we used welded connections for this level of the composition. With this form making, we tried to create standardized building components such as walls, ceilings, and floors. For instance, by stacking and welding four of 2'x4'x1' cube elements, we created a 8'x 4'x1' wall component. By proceeding with this process, five different wall types, ceiling, and floor systems are created and each of these components are standardized by size talking into consideration structural strength and functional use. Each standardized component is designed to be connected by a mechanical fastener which allows easy assembly and disassembly.
2. Structural System
The building is composed of two structural systems. For the ground level which is the foundation of this building: the load supporting columns, a slab, and vertical circulation cores are designed as concrete structures. This allows for potential vertical expansion of the building in the future. Above the podium level, an open steel frame has been used for supporting a steel trussed wall system which is modular. Since the trussed wall assembly is strong enough itself to carry building loads, wider and more simple spans of the steel frame are accomplished.
3. Installing Building Skins and Mechanical, Electrical and Plumbing (MEP) System
For the installation of interior and exterior materials, we designed them as an infill system to fit the steel cube frame. All materials are designed as standardized panel systems based on factory manufacturing. For these reason, the technical problems and chemical usage are minimized during the construction. A panel system allows one to partially reinstall areas instead of demolishing whole areas and this reduces waste material as well as construction time. The steel cube unit's cavity is designed as a space for the installation of mechanical, electrical, plumbing, as well as thermal insulation depending on wall the types. By clarifying the wall types based on functional use, it makes it much easier to remove the MEP system from the structure.
Strategic Spatial Transformation and Recycling
(related to concept image 02-spatial adaptation)
The systematic composition of building components and use of mechanical fastener connections make it possible for each building component to be completely removable and deconstructed. In order to maximize the full benefit of systematic building components, the design of the building not only fosters reusable materials but allows for reconfigured spatial use.
A total 12 town house units which are located above the podium level are composed by two typical unit types. Three units are grouped as a typical form to undergo a spatial transformation. The grouped units are reversed symmetrically and repeated to upper levels (4th and 5th floor). Consequently, by exchanging some standardized wall panels between the three units, a 2 bedroom unit is able to transform into a 3 bedroom unit and a 3 bedroom unit can transform into a 2 bedroom unit. By removing all non bearing walls, the three residential units which are grouped as typical can be transformed into an office use. Ultimately, the 12 town house units are capable of creating various options for users through flexible unit combinations and added building uses.
Conclusion
Our design solution conceptualizes the systematic relationship between building components and spatial recycling. All building components including exterior and interior wall types, ceiling, and floor system, as well as door and window systems are logically standardized in their size and functional use. Then they are bound together with a simple mechanical connection system and composed into a space. After all, this approach makes it possible to reuse and recompose spaces without any waste and demolition by exchanging several locations of walls. This standardized component and transformative spatial composition will minimize material waste, construction time and give a building a longer life as well as help our endless effort toward promoting and maintaining a sustainable environment.