Observation #1
The back yards of San Francisco’s western neighborhoods present a unique condition. They are often exquisitely cared for and individuated while simultaneously, fragilely, collective. Their sum open space is equivalent to a small urban park. Due to low building heights on “the avenues” they get ample sunlight through most of the day. Conversations with friends living in the Richmond and the Sunset drove the point home - the back yards are the backbone of the western neighborhoods.
Observation #2
San Francisco has become known for its disproportionately low child population. Children are outnumbered by dogs according to some counts. San Francisco’s housing element acknowledged the issue as well, setting a goal to “ Prevent the outmigration of families with children and support the needs of families to grow.” (Policy 33) Within this context, the western neighborhoods maintain a reputation for being relatively hospitable to families.
Observation #3
Architects are often encouraged to fit in with the existing context. This goal is sometimes reduced to a conclusion that new buildings should be the same height as their neighbors, significantly constraining what architects and the public have to work with when shaping the built environment. Entreaties to fit the existing context often fail to register that most existing contexts are incoherent (which we don’t mean as an insult).
While working on this project we became interested in the 7-story building directly adjacent to the painted ladies. An image search for the painted ladies confirmed our suspicion that it may be one of the most cropped-out buildings in the world. We began to wonder if we were the only ones that had seen it, and were fascinated with the willful editing we often do when constructing an idea of a city or neighborhood. We also began to notice this building was an instance of a stout but stealthy San Francisco housing typology. Some rudimentary research seems to indicate these apartment buildings were commonly built in the 1920s, and ranged from 6-9 stories. As encountered in the city, they are often directly adjacent to 2 or 3 story buildings. See selections below.
In recent years, California has made a concerted effort to revive missing middle housing. Housing+ San Francisco 2050 follows the recent Low Rise LA competition as well as SB-9 to name a couple efforts. Many projects and policies utilize back yards to develop new homes. The Terner Center recently published a report lauding the success of San Diego’s ADU program which permits multi-unit missing middle ADU buildings under certain conditions. Some applicants are building 9-unit buildings. One drawback the report notes is the units are often on the small side, studios and 1 bedroom units.
After speaking with western neighborhood residents, we began to ponder if it would be possible to preserve the back yard condition in exchange for some carefully placed height.
With height concentrated on the southern corners and northern edge of the typical block, shade in the block back yard is minimized. We studied an 8-story 85’ building as a density bonus project on to the 65’ referenced in the brief. We are proposing 50% of the units will be affordable. The deep levels of affordability would be cross-subsidized by a 4BR 2,500 sq ft home on the top floors. We are proposing a mass timber structure, construction Type IV-C with concrete and steel at the elevator and stair core.
The additional height allowed us to look at creating a building with a high percentage of family-size units. We are proposing an 8-unit building with a daycare and a small music store on the ground floor. The unit mix will be: two 1BR units, two 2BR units, three 3BR units, and one 4BR unit.
As a financial model we are proposing a land for growth arrangement - owners would provide land as capital for housing development, and have an opportunity to live in the new building. The range of units in the building ensure that an equivalent unit will be available. Similar to “tenant opportunity to purchase” policies that have been explored in some localities recently, tenants in any existing building would also have an opportunity to invest and return to the a new home. These policies are important for minimizing displacement which can be destructive when a resident has built a network within a neighborhood.
The San Diego ADU program has seen success in creating opportunities for first time builders and demonstrated that missing middle-scale development can work again with the right incentives in place. We feel the priorities here should be, minimizing displacement, building family-size units, building affordable units, and preserving what is special.
This project was our first foray into Art on the Beltline and was in southwest Atlanta. The objective of this structure was to create a moment of entry from the adjacent neighborhood.
From observing how the ground had been worn, it was clear that people were using this location as an access point to the Beltline. A trail had developed up the hill and along the retaining wall.
Our objective was to weave the entry structure through the trees and down the hill. In order to do this, a point cloud survey was taken of the site so minute variations in the topography could be accounted for. The structure was modeled to conform to the hill and was staked into the ground at the base using railroad spikes. The point cloud survey and programming were generated by Frank Fralick. I developed the concept, aesthetics, drawings, tectonics, and managed the work overall.
Though the metal was cut in peripheral Atlanta, the project site was within a few miles of the little corner of warehouse space I rented for fabrication. Since the structure had basically no flat edges or areas, we built a temporary scaffolding and hung the pieces from bungee cords to assemble it.
The material was basic 22 gauge carbon steel. This gauge of metal is flexible and can be bent by hand. However, after being fastened together with tabs into a double surface structure, it was strong enough to create forms that were 8 feet tall.
The temporary nature of the exhibition was emphasized as the forms rusted over time, then were dismantled and recycled as scrap metal.
To build support for the Beltline project (22 mile rails-to-trails park encircling Atlanta) an Art on the Beltline program was initiated. The program gets people out in the (future) park space to see art and watch performances. Portions of the park are complete but others remain overgrown or unused as the campaign for public support continues.
My interest in the project (and the origin of the name) grows out of an interest in landscape. Here, at an early juncture in the nascent public space was an opportunity to inject an aural and participatory experience of landscape as a way of building community.
This project was sited in southwest Atlanta in a historically underserved community. Performances the previous year took place on the lawn in the wide open. I proposed a small bandshell structure that sat lightly on the ground and could be easily assembled while also creating a strong presence and anchor point for the performance.
We started the project by performing an acoustic evaluation on some surfaces utilizing Rhino and Python (most programming by Frank Fralick).
After selecting a final surface, the Rhino model was further developed into a grid of structural members running radially and vertically. Infill panels were developed to complete the surface. Plates were developed as a means to join the structural pieces that were too big to cut from one piece of plywood. Cut sheets were laid out and a scale model (at 1:8) was produced to catch any possible assembly pitfalls and confirm feasibility.
The performances were a hit, attracting a couple hundred people throughout the course of the day. There were stage performances as well as live bands. The structure was stored and erected in the same location for the 2014 Art on the Beltline season as well.
More photos here
We put the bandshell in an East Atlanta backyard and Takenobu recorded this video.
This project built on the success of the first iteration and went bigger.
To build support for the Beltline project (22 mile rails-to-trails park encircling Atlanta) an Art on the Beltline program was initiated. The program gets people out in the (future) park space to see art and watch performances. Portions of the park are complete but others remain overgrown or unused as the campaign for public support continues.
My interest in the project (and the origin of the name) grows out of an interest in landscape. Here, at an early juncture in the nascent public space was an opportunity to inject an aural and participatory experience of landscape as a way of building community.
I proposed a small bandshell structure that sat lightly on the ground and could be easily assembled while also creating a strong presence and anchor point for the performance.
We started the project by performing an acoustic evaluation on some surfaces utilizing Rhino and Python (most programming by Frank Fralick).
Cut sheets were laid out and a scale model (at 1:8) was produced to catch any possible assembly pitfalls and confirm feasibility.
This project takes advantage of the opportunity presented by the zoning holiday to propose a building with a unique mix of living units. The building offers a 3 bedroom live-work unit, affordable 2 bedroom and 3 bedroom units, a market rate 3 bedroom loft unit, and a market-rate 3 bedroom flat. The building fits onto less than 50% of the site, providing ample open space behind the building that could be programmed a variety of ways (community garden shown). Alternatively, the available lot depth could be utilized to create a front setback if appropriate. With the mix of unit types, the project aims to accommodate a variety of living needs and preferences.
The project will utilize the new construction Type IV-C which allows building heights up to 85’ and 8 stories. As an alternative to fully utilize this heigh, another 2-story unit could be swapped-in.
The building exterior utilizes cork-based stucco, achieving high continuous insulation value exterior to the building structure. Further, utilizing mass timber for the full structure means the project does not face challenges with thermal bridging at podium slabs.
