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The Keystone Center - Midterm Review
- 1. THE KEYSTONE CENTER ! INDS BFA CAPSTONE MIDTERM REVIEW
- 2. PROJECT DESCRIPTION THE KEYSTONE CENTER The intent of this capstone project is to design a mixed-use facility, comprised of Multi-Family Housing, a “Third Place,” and a Community Venue, to satisfy gaping Downtown Dalton stakeholder needs. The facility, called The Keystone Center, will activate its immediate site with a local communal energy, precipitate further activity that will bridge the gap between the two ends of Hamilton Street, and encourage pedestrian lifestyle for both residents and visitors in the downtown corridor. AAAAAAAA
- 3. GRAPHIC OVERVIEW PRELIMINARY RESEARCH RESULTS • Loud unmet needs for Multifamily Housing • Unmet needs for Social Venues and/or Amenities, particularly in the downtown area. • Prominent lack of “Third Places" in the downtown area, Complete lack of walkable “Third Places” city-wide. - Citizens largely unaware that they express symptoms of needing this type of space. • Young Professional populations on steep rise due to collegiate growth and are important new contributors to local economy. • Art and Cultural Events on the rise in frequency and popularity, but hosting venues are sparse/ undesirable, and outdoor events are often rained or “heated" out.
- 4. GRAPHIC OVERVIEW CYCLICAL BALANCE: Drawing People In - Economic Growth - People - Energy - Entertainment LIVE WORK VS. LIVE WORK PLAY THE KEYSTONE WILL DRAW PEOPLE TO DOWNTOWN DALTON, WHERE IT WILL SERVE AS A COMMUNITY NUCLEUS...
- 5. GRAPHIC OVERVIEW SITE ...FULFILLING THE CITY’S NEEDS FOR VENUES, “THIRD PLACES,” + APARTMENTS, ALL WHILE BRIDGING THE HAMILTON STREET GAP - ENCOURAGING VACANT STOREFRONTS NURTURING A VIBRANT, PEDESTRIAN DOWNTOWN. TO BE FILLED +
- 6. GRAPHIC OVERVIEW BRIDGING THE HAMILTON STREET GAP WITH A “KEYSTONE.”
- 10. SITE ANALYSIS - NEIGHBORHOOD “Walkable” Amenities in the Downtown Area 0 Coffee Shops 20+ Restaurants 9 Grocers 8 Schools, Preschools, and Daycares 3 Parks 2 Wellness Center w/in 3 miles
- 11. SITE ANALYSIS - LEE PRINTING SURROUNDINGS
- 12. SITE ANALYSIS - LEE PRINTING BUILDING
- 13. SITE ANALYSIS - LEE PRINTING CONDITIONS
- 14. SITE ANALYSIS - LEE PRINTING CONDITIONS PUBLIC PARKING - 125 SPOTS CRAWFORD STREET - 20% OF TRAFFIC STREET PARKING - 30 SPOTS PER BLOCK STOREFRONT “ADDITION” - C. 1975 FACTORY ADDITION - HISTORIC PRIVATE PARKING ~ 30 SPOTS ORIGINAL STRUCTURE - HISTORIC PARALLEL TO RAMP INFILL - ALL OPENINGS BRICKED IN RAILROAD - 30 FT AWAY HAMILTON STREET - 80% OF TRAFFIC STREET PARKING - 30 SPOTS PER BLOCK CONSTRUCTION TYPE: BRICK MASONRY + CMU ON CONCRETE SLAB W/ STEEL COLUMN GRID ! OCCUPANCY TYPE: MIXED: COMMERCIAL + INDUSTRIAL [HAZARDOUS] ! COLUMN BAY SPACING: 1- 25’ W/ STRUCTURAL WALLS 2- 15’ W/ SHARED STRUCTURE 3- UNDETERMINED GRID 4- FREESTANDING WALLS- NO GRID ! ! ALL DOORS [ ] ARE 4’0”, GLASS PANED OUTWARD - SWINGING, WITHOUT PANIC HARDWARE
- 15. SITE - LEE PRINTING BUILDING 118 S. Hamilton Street Historic printing factory with storefront portion attached in 1970’s. ! Corner property in centralized location- center of Hamilton Street. ! Central Business Dist. [C-3] 170,000 Gross SQ. FT. Open plan with 25-foot-bay column grid and/or structural walls. Located in a flat, hill-less area of Downtown Dalton -Steeper grade towards railroad; increase in +1 story. ! 13 N-S orientation. Next to no existing day-lighting opportunities.
- 16. FURNISHED FLOOR PLANS - MULTIFUNCTION LEVEL “G”
- 17. FURNISHED FLOOR PLANS - STOREFRONT LEVEL “1”
- 19. LATITUDINAL SECTION II, REVERSE
- 21. FURNISHED FLOOR PLANS - APARTMENT LEVEL “3”
- 22. RESIDENT BAR AND CLUBROOM
- 23. APARTMENTS - SINGLE BATH - 750 SQ FT
- 24. APARTMENTS - SINGLE BATH LOFT - 1000 SQ FT
- 25. 1/2 APARTMENTS - TWO BED, 1 BATH - 1600 SQ FT
- 26. PROGRAM CONTENTS PROGRAMMING: 85% CAPACITY ROOM FOR GROWTH + SPATIAL FLEXIBILITY STAKEHOLDER CONSIDERATIONS FUNCTION SPATIAL IMPORTANCE ALLOCATION 1 . T H I R D P L AC E [ CA F E , USERS: 14% UNEMPLOYED; JOBS + MOBILITY. STUDENT POPULATION IN NEED OF WI-FI, MEDIA ACCESS, + STUDY. TRANSIENT WORKERS. DALTONIANS. LO U N G E , M E D I A CO M M O N S ] COMMUNITY: DOWNTOWN DALTON. HAMILTON STREET. DALTON MSA. PEDESTRIANS AND CYCLISTS. KEYSTONE WILL COME TO CREATE ITS OWN COMMUNITY AS WELL. 33% 15% 2. MULTIFUNCTION VENUE 33% 25% CO-CREATORS: DOWNTOWN DALTON DEVELOPMENT AGENCY, VENDORS, EVENT PLANNERS, LOCAL CATERERS. 3. MULTI-FAMILY HOUSING 33% 60% INVESTORS: BBPC. DALTON CHAMBER OF COMMERCE + CBD. PRIVATE INVESTORS. EVENT HOSTS + SPONSORS. DOWNTOWN BUSINESS OWNERS. EARTH: LOW WASTE GENERATION, LOW ENERGY CONSUMPTION, RECLAIMING BROWNFIELD AND GROUNDWATER WITH GREEN SPACE, GREENER ECO. MINDSET.
- 27. PROGRAM CONTENTS UTILIZING PROVIDED VOLUMETRIC EXPANSES FOR UNIQUE AND VISUALLY ENGAGING SPATIAL CONFIGURATIONS, THAT PROVIDE A RANGE OF VISUAL, AUDIO, SIZE + FILTERING OPPORTUNITIES, [ENGAGED + CONNECTED <-> FOCUSED + SECLUDED. ] FOR DIFFERENT NEEDS AND USES, ALL USER-DEFINED. THIS FLEXIBILITY SHOULD BE APPARENT IN ALL ASPECTS OF THE DESIGN, AND WILL BE ESSENTIAL IN FUTURE GROWTH AND USE OF BOTH THE BUILDING + THE COMMUNITY, WITH WHICH THE PROJECT WILL BE HIGHLY COMMUNICATIVE + RESPONSIVE. THE PROJECT WILL UTILIZE GRANT + MUNICIPAL FUNDS TO REBUILD, THEN LO-NET COSTS & COMMUNITY ACTIVITY + PRIVATE SPONSORSHIP SUPPORT THE PROJECT IN LONGEVITY. { GOALS FACTS CONCEPTS NEEDS CHANCE + PLANNED ENCOUNTERS, SECURITY, FLOW, FOSTER COMMUNITY NEEDED RESOURCE FOR TRANSIENT WORKERS + STUDENTS [MID-HIGH SCHOOL+ UNIV.] LOCAL JOBS, BUSINESS INCUBATOR FORM RECLAIM BLIGHT; VISUAL, SAFETY, HIGH EFFICIENCY. WAY-FINDING; CONTINUITY, COMFORT + INDIVIDUALITY. COMMUNITY IMPROVEMENT. SITE + SOIL: HEAVY METAL, MOLD, ASBESTOS. SURROUNDING BUILDING INCONGRUENCIES. OPPORTUNE LOCATION ENHANCEMENTS TO PRESENT FORM [INT. + EXT.] TO SERVE THE COMMUNITY. [DOWNTOWN NEIGHBORHOOD + CITY] SITE RECLAIM AND DEVELOPMENT NEEDS + COSTS DETERMINED BY ENVIRONMENTAL ASSESSMENT. HIGH EFFICIENCY PER SQ. FT. ECONOMY LOCAL BUSINESS SPONSORSHIPS, RETAIL SERVES BUILDING + COMMUNITY, LOW NET ENERGY + OPERATING COSTS LEED AND RECLAMATION GRANT FUNDING, CARPET INDUSTRY RESID. SPONSOR, SOLAR POWER INSTALLATION PAYS FOR ITSELF IN 5 Y. HIGH-EFFICIENCY + GREEN BUILDING STANDARDS, SHOOTING FOR NET ZERO OR LOW ENERGY/UTILITY COST. COMMUNITY INVOLVEMENT + EDUCATED STAKEHOLDER SUPPORT. LOCAL BUSINESS. RECYCLING. TIME HISTORIC PRESERVATION, FLEXIBLE, RESPONSE TO COMMUNITY’S PRESENT NEEDS AND FUTURE GROWTH. DOWNTOWN DALTON IS EXPERIENCING A INFLUX GROWTH IN ECONOMY, REACHING CRITICAL MASS IN 10 Y. AT PRESENT STATE. FLEXIBLE USES RESPOND TO CHANGING NEEDS, [ADAPTABLE. CONVERTIBLE.] EXTERIOR FEATURES ACCESSIBLE IN CONSTRUCTION RECLAIM BROWNFIELDING ASAP FOR HEALTH OF THE COMMUNITY, PRESENT: PARK AND BIKING RE-FORM, FUTURE: 6Y. BUILD. FUNCTION NATURAL FLOW + GROUPING, OPEN SPACE AREA REQUIRED, COMMUNICATIVE SPACES INFORM VERTICALLY VOLUMETRIC, FUNCTIONS, USER DEFINE FLEXIBILITY, CONNECTIVITY TO SIDEWALKS, PATHS, SECURITY FOR RESIDENTS + PARKING. GREENSPACE.
- 28. SQUARE FOOTAGE ALLOWANCE AND PHASING CAPSTONE SQUARE FOOTAGE ALLOTMENT: 12,000 - 15,000 SQ FT KEYSTONE TOTAL SQ FT: 170,000 SQ FT DESIGNED SQ FT: 15,350 SQ FT A PHASE I - GREENSPACE PHASE II - CAFE AND MFR PHASE III - APARTMENTS ASSSSSPHASE IV - MEDIA COMMONS PHASE V - FINAL AMENITIES SAUNA, POOL AND FITNESS MEDIA COMMONS ROOFTOP BAR
- 29. ! ! BIBLIOGRAPHY - GENERAL RESEARCH LIBRARY ! ! ! ! Online Articles Books Scholarly Journals + Reports Bellas, B. (2011, February 7). Creating the Perfect City Is About Illusions, Such as Shorter Blocks | Co.Design: business + innovation + design. Perkins+Will. Retrieved July 6, 2013, from http:// www.fastcodesign.com/1663170/creating-the-perfectcity-is-about-illusions-such-as-shorter-blocks Augustin, S. (2009). Place Advantage: Applied Psychology for Interior Architecture. Hoboken, N.J.: John Wiley & Sons. Baerwald, T. J. (1978). Geographical Review, Vol. 68, No. 3 (Jul., 1978), pp. 308-318. Gravel, R. (2011, October 5). What The Atlanta BeltLine Can Teach Us About Urban Revitalization | Co.Design: business + innovation + design. Perkins +Will. Retrieved July 6, 2013, from http:// www.fastcodesign.com/1665138/what-the-atlantabeltline-can-teach-us-about-urban-revitalization Meyer, C. (2011, October 14). 3 Keys To Creating Great “Good Places” | Co.Design: business + innovation + design. Perkins+Will. Retrieved July 6, 2013, from http://www.fastcodesign.com/1665202/3keys-to-creating-great-good-places Hamilton, D. K., & Watkins, D. H. (2009). EvidenceBased Design for Multiple Building Types. Hoboken, N.J.: John Wiley & Sons. Knackstedt, M. V. (2008). Marketing and Client Relations for Interior Designers. Hoboken, N.J.: John Wiley & Sons. Kunstler, J. H. (1993). The Geography of Nowhere: The Rise and Decline of America’s Man-Made Landscape. New York, N.Y.: Simon & Schuster. Oldenburg, R. (1999). The Great Good Place: Cafés, Coffee Shops, Bookstores, Bars, and other Hangouts at the Heart of a Community. New York, NY: Marlowe. Newspaper Articles Anderson, B. (2007, April 24). “Bringing Mixed-Use to a Tough Neighborhood.Affordable Housing Finance, p. 88. ! Peña, William, and Steven Parshall. Problem Seeking: An Architectural Programming Primer. 4th ed. New York: Wiley, 2001. Print. ! Sanford, C. (2011). The Responsible Business: Reimagining Sustainability and Success.. San Francisco, CA: Jossey-Bass. Birch, E. L. (2009). Downtown in the “New American City”. American Academy of Political and Social Science, Vol. 626, The Shape of the New American City (Nov., 2009), pp. 134-153. [Synthesis Link] Buxton Corporation “IDentifying Customers”. (2013). Retail Leakage and Surplus Analysis for Dalton, GA. Fort Worth, TX. Primary Data Sources: Applied Geographic Solutions, Census of Retail Trade, Census Bureau Monthly Retail Trade. Gross, W. (1978). Revitalizing Downtown Requires More Than Cosmetification. Journal of Marketing, Vol. 42, No. 1 (Jan., 1978), pp. 13-14. Oldenburg, R. (1997). Our Vanishing “ Third Places”. Planning Commissioners Journal, 25, 7 - 10.
- 30. BIBLIOGRAPHY - SITE ANALYSIS Photograph Sources Data Sources ! ! 1.Dalton, Georgia. Wikimedia Commons. Retrieved July 20, 2013 from http://en.wikipedia.org/wiki/File:Community-3.jpg 3.Georgia. Georgia Historical Society. Retrieved July 20, 2013 from http://www.georgiahistory.com/containers/2 2.Google Maps. Retrieved July 20, 2013 from https:// maps.google.com/maps?client=safari&rls=en&q=google +earth&oe=UTF-8&um=1&ie=UTF-8&hl=en&sa=N&tab=wl 4.Annual Estimates of the Population for the United States, Regions, States, and Puerto Rico: April 1, 2010 to July 1, 2012 (CSV). 2012 Population Estimates. United States Census Bureau, Population Division. December 2012. ! ! ! ! 5.GA, Dalton. National Oceanic and Atmospheric Administration. April, 2013. 6.Dalton. Roadside Georgia. Retrieved July 20, 2013 from http://roadsidegeorgia.com/city/dalton.html 7.Annual Estimates of the Population for the United States, Regions, States, and Puerto Rico: April 1, 2010 to July 1, 2012 (CSV). 2012 Population Estimates. United States Census Bureau, Population Division. December 2012. 8.Ibid. 9.GA, Dalton. National Oceanic and Atmospheric Administration. April, 2013. 10.Ibid. ! ! 11.Dalton, GA Statistics. AreaVibes. Retrieved July 20, 2013 from http://www.areavibes.com/dalton-ga/livability/? r=&zip=30720&ll=34.74869+-84.99215 12.Dalton, GA Demographics Data. AreaVibes. Retrieved July 20, 2013 from http://www.areavibes.com/dalton-ga/ demographics/ ! ! ! 13.Dalton, GA Local Amenities. AreaVibes. Retrieved July 20, 2013 from http://www.areavibes.com/dalton-ga/localbusinesses/
- 31. BIBLIOGRAPHY - BUILDING FEASIBILITY ANALYSIS Citations Data Sources 1: Calculations derived from: ADA Civil Legislation, International Fire Code, 2006, ’12 Georgia Amendment ADA: Americans with Disabilities Act. (1985). Gaithersburg, MD: U.S. Dept. of Commerce/National Bureau of Standards. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Code of Ordinances. (2009). Dalton: Whitfield County, Georgia. IFC code: International Fire Code 2006: ICC. (2006). Country Club Hills, Ill.: International Code Council.
- 32. BIBLIOGRAPHY - SPACE ALLOCATION Citations Data Sources 1: Calculations derived from: ADA Civil Legislation, International Fire Code, 2006, ’12 Georgia Amendment ADA: Americans with Disabilities Act. (1985). Gaithersburg, MD: U.S. Dept. of Commerce/National Bureau of Standards. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Chiara, J., Panero, J., & Zelnik, M. (1991). Time-Saver Standards for Interior Design and Space Planning. New York: McGraw-Hill. ! Ching, F., & Winkel, S. R. (2003). Building Codes Illustrated: A Guide to Understanding the 2000 International Building Code. Hoboken, NJ: John Wiley. IFC code: International Fire Code 2006: ICC. (2006). Country Club Hills, Ill.: International Code Council. ! Peña, W., & Parshall, S. (2001). Problem Seeking: An Architectural Programming Primer (4th ed.). New York: Wiley.
- 33. BIBLIOGRAPHY - DESIGN CONCEPT DEVELOPMENT Photograph Sources ! 1. Phare des Baleines. http://photo.tutsplus.com/articles/ inspiration/100-ultimate-examples-of-architecturephotography/ ! 2. Extrajection. http://photo.tutsplus.com/articles/inspiration/ 70-stunning-abstract-photographs/ 3. Dimitridf. http://photo.tutsplus.com/articles/inspiration/70stunning-abstract-photographs/ 15. Kaiku. http://photo.tutsplus.com/articles/inspiration/100ultimate-examples-of-architecture-photography/ 16. Ibid. ! 17. Ibid. ! 18. FC 149 Smile. http://www.designyourway.net/blog/ inspiration/the-simple-beauty-of-abstract-photography-30examples/ 4. Ibid. 19. Parallels. http://www.designyourway.net/blog/inspiration/ the-simple-beauty-of-abstract-photography-30-examples/ 5. Extrajection. http://photo.tutsplus.com/articles/inspiration/ 70-stunning-abstract-photographs/ 20. “Mridula.” http://digital-photography-school.com/31amazing-abstract-images 6. Anthony C. Hammond. http://photo.tutsplus.com/articles/ inspiration/70-stunning-abstract-photographs/ 7. Chavals. http://digital-photography-school.com/31-amazingabstract-images 8. Darren Rowse. http://digital-photography-school.com/31amazing-abstract-images ! 21. Earth Photographers. http://webdesignledger.com/ inspiration/a-showcase-of-beautiful-architectural-photography 22. Ibid. ! 23. Orange and Green. http://photo.tutsplus.com/articles/ inspiration/100-ultimate-examples-of-architecturephotography/ ! 9. Ibid. 24. Macro. http://webdesignledger.com/inspiration/25inspiring-examples-of-macro-photography 10. “Brilliant.” http://www.designyourway.net/blog/inspiration/ the-simple-beauty-of-abstract-photography-30-examples/ 25. Ibid. ! 11. Urbania. http://www.designyourway.net/blog/inspiration/ the-simple-beauty-of-abstract-photography-30-examples/ ! 12. Ibid. ! 13. “Unknown Author” http://www.designyourway.net/blog/ inspiration/various-hq-photography-examples-for-inspiration/ ! 14. Spine. http://photo.tutsplus.com/articles/inspiration/100ultimate-examples-of-architecture-photography/ !