Change  |  Characteristics  |  Repetitive  |  Goals  |  Financing  |  Costs  |  Loans

• The Simplified Notation:
• The city is composed of:

THE INSTITUTIONS and THE FABRIC

• The Institutions as Objects (Figure)
• The Fabric as Space Makers (Ground)

• City Hall,
• Court House,
• Library,
• Cathedral, Temple, Synagogue, Mosque
• Prison,
• Academy,
• Hospital
• University

• Commercial (Retail)
• Commercial (Office)
• Residential

The "modern city", the American suburban condition, where everything acts as object.

50 to 80 percent of the traditional city fabric is composed of residential occupancy.

In the Syracuse Central Business District (CBD) less that 10 percent. In the Armory Square area, there are less than 100 apartments.

Intro

• Reaffirm the critical nature of the relationship between architecture and technology
• Necessity for application of the entire range of technology to all buildings -especially housing
• Severe problems with costs, both to build and to maintain.

Intensity of use:

• Housing is one of the highest categories, along with hotels, hospitals

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• Housing
• Civic buildings

• Factories
• Laboratories
• Hospitals
• Retail/commercial
• Office

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1. Thin building:
   Requirement for access to daylight produces thin section.
   Single loaded corridor, approx. 40 feet.
   Double loaded corridor, approx. 70 feet.
2. Structure: Simple, repetitive
   Concrete flat plate
   CMU wall with concrete plank
   Steel rarely used, only in particular markets and situations, consider speed of erection.
3. Plumbing is highly concentrated, localized.
4. Natural ventilation required of all habitable spaces (LR, DR, BR).
   Natural ventilation desired for bathrooms and kitchens
   Exhaust (vertical) typical for bathrooms and kitchens.
5. Low level technology - simplicity.
6. "Fine grained". Small component size. Even the total unit is relatively small
7. Cellular in nature, composed of small, repetitive spaces. Maximum room size, Living Room, 12' x 15' = 180sf Minimum room size, bathroom, 5' x '7'4" = 36 SF
8. Non-hierarchical program
9. Mechanical (plumbing) Minimal, as simple as possible. Needed only for bathrooms and kitchens. Vertical is shorter than horizontal.
10. Maximum efficiency: Minimum space standards become maximum sizes.
11. Minimum private circulation: Minimum stairs, halls or corridors within the unit.
12. Minimum public circulation: Minimum stairs, halls or corridors, often 17 to 20 percent. Strategies for skip stop elevators/corridors are common

1. How to capitalize on repetition, how to avoid boredom, sameness
2. Repetition of common elements rather than the whole
3. Identify the common elements

• circulation
• -structure
• -kitchen/bathroom package
• -constructional elements, stairs, walls, windows, etc.

Ratio (in %) of units, by size OBR, IBR, 2BR,...) Usually determined by the client/market

The smallest repeating arrangement that will accommodate the mix.

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1. Invention of system that will ACCOMMODATE THE MIX
2. Play the repetitive elements against the variables
3. MAXIMUM EFFICIENCY of volume of building (net-gross)
4. CONSERVATIVE TECHNICAL SYSTEMS (redundancy)
   -Usually vertical in distribution (shorter runs)
   -Mechanically served spaces as a percentage of unit small.
   -Through ventilation
5. Simplicity of structure
6. Flexibility within the unit, in design, construction, use.

Governing agencies:

• Federal government (FHA)
• State government (such as UDC or DHCR)
• State construction codes.
• Local government (local housing authority)
• Local zoning restrictions.
• Financing concerns (banks, mortgage companies)
• Insurance companies

Range from 0-BR unit to 4-BR, yet composed of the

same elements (bedrooms, living rooms, bathrooms, etc.)

Other occupancies in the building (laundries, management spaces) are themselves small cellular units.

1. Point access (vertical circulation).
2. Corridor access (horizontal circulation).
3. Combination (vertical and horizontal circulation).

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Developer wants 30% ROI (Return On Investment). Business in general likes to see 10%.

Therefore, all housing is assisted In some way.

Government assistance:

1. Underwrite or insure !he loan, Construction still with Private money, ex. FHA guarantee
   -induces the private market to invest because of secure investment
2. Tax incentives
   Deprecation of real property
   Deductibles
   Local property tax incentives
   Tax write-offs to developer - financier
3. Rent subsidy
   a. Direct to developer. Government controls the building Incentive to developer to Invest
   b. Direct to tenant
   -government establishes standards, private Industry builds
   -Less government regulation, greater risk for developer greater freedom for arch

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• Land <10%?
• Fees Arch 3% to 9%
• Legal?
• M+O assume that if building cost go up, M+O goes down includes insurance
• Brick + Mortar 10% landscape
• 10% mechanical
• 10% electrical
• 10% plumbing
• 60% architectural
• 25% exterior enclosure

Interest > 50% of the total

IF... If one could save 10% on the exterior, you would save:

10% of 25% = 2.5% of < 50% of the building = 1.25%

1.25% of $10 million = $125,000

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• Short term, high risk, high rate
• Short term financing
• Usually through commercial lender
• During the course of construction

• long term, low risk, low rate,
• usually through mortgage lender, insurance co.
• only after construction