Yesler Terrace

Sitabha(Mimi) SongsermsawasContext/Programming Fall 2011

Yesler TerraceMixed Income Housing Development

Yesler TerraceMixed Income Housing Development

“Seattle Zoning Map.” City Of Seattle, 2010. Web. 19 Nov. 2011. <http://web5.seattle.gov/mnm/>.

Bertolet, Dan. “Yesler Terrace to be Reborn.” Online posting. Hugeasscity. Wordpress, 19 May 2008. Web. 20 Nov. 2011.

Population Estimate 2009: 602,000

Housing Growth Report Census 2000Population: 563,374 Households: 258,499 Median household income: $45,736People in poverty: 64,068 Adults with college degree: 53.6% Median rent: $721

Seattle-at-a-Glance

Yesler Terrace, a 30-acre site, situated at the edge of downtown, invites us as aprogressive area to create a new neighborhood with density that will replace worn-out housing, and will alsomeets broader goals of enhanced opportunity, greater access to education, sustainability and livability with its adjacency to downtown

Yesler Terrace

Yesler Way

Children Playgound

TypicalYeslerTerraceHousings

: accessible public playgound in the neighborhood

: cuts through Yesler Terrace

: low-rise, mostly single family units with a shared yard spaces

Animated Map of Seattle and Vancouver BC: A Decade of Growth. 2002.Sightline Institute, Seattle, WA. Smart Soultions for Sustainable Northwest.Web. 19 Nov. 2011. <http://www.sightline.org/maps/maps/Sprawl_Sea_02m>

Population Density

Seattle 1990

Seattle 2000

25 Percent of Seattle’s residents lived in compacted communities

Project Statement:

Yesler Terrace hopes to provide support, and facilitates residential needs in Seattle Downtown area. The project addresses issues of diversity of income, and density due to urban growth, and hopes to provide solutions to the community with a more harmonious merge of housings and infrastructures. Design would take into considerations of mixed income residentials, activities, and tranportation, to be incorperated in the designed living systems toward a more sustainable lifestyles.

User Descriptions: Building complexes of 350-450 units housing apartments with other uses will be part of the larger community of Yesler Terrace. The existing community was once filled with substandard housings, one of the oldest neighborhood close to Downtown Seattle. Seattle Housing Authority(SHA) will replace all the existing low-income housings with anticipated higher-density complexes which include for-sale affordable housings, moderate income housings, high-end, and market rate housings. This project as an addition to the area will provide residentials for Downtown Seattle’s workforce as well as it will provide a smoother transformation between all income residentials, and the active Downtown community.

Values: Temporal sustainable livings Economic family businesses to support livings Human promote diversity of human interactions Environmental maximize natural and other resources Technological efficient building systems Aesthetics use local material Cultural share background and experiences Safety keep the area active

Goals: Temporal provide long-term, basic necessities and conveniences for local members Economic create framework for families and start-up businesses to feed local needs Human encourage activities and interactions within social spaces to stimulate exchange of ideas. Environmental preserve natural resources by encouraging onsite energy production, reuse and recyling of resources. Technological plan and build community with efficient technologies and integrated infrastructure systems Safety incorperate different businesses and activities to occupy and watch over the community.

Existing:Late 1930’s561 Low incomeTownhouses

New:4000 units Mixed income+Market rate

Site Boundary


“Seattle My Neighborhood Map.” City Of Seattle, 2010. Web. 19 Nov. 2011. <http://web5.seattle.gov/mnm/>

vv

YeslerTerrace

Boren Ave

Yesler Way

LittleSaigon

Bounded by medical center and facilities at the north end, close to Downtown Seattle, Potential for higher-rise and density.

Lower rise on thesouthern end, adjacentto Little Saigon, one ofSeattle’s oldest area.

Convenientaccess to the sitevia I-5. Potential forfast-growthneighborhood andcommunity development

MedicalCenter

5


Central Seattle

5

99

Boren Ave

Yesler Way

Jeff erson St

Elliott Bay

YeslerTerrace

Broa

dway

Accessibility

Based on the zoning types, Yesler Terrace community is allowed for mid-rise up to high-rise, which buildings in the area does not appear to take advantage of the current zoning code.

“Seattle Zoning Map.” City Of Seattle, 2010. Web. 19 Nov. 2011. <http://web5.seattle.gov/mnm/>.

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LegendSingle Family 5000Single Family 7200Single Family 9600Residential Small LotLowriseMidriseHighriseSeattle MixedNeighborhood CommercialCommercialDowntown Office CoreDowntown HarborfrontDowntown MixedInternational DistrictPike Market MixedPioneer Square MixedIndustrial BufferIndustrial CommercialIndustrial General 1Industrial General 2Major InstitutionPedestrian Areas

City ofSeattleGeneralizedZoningas of June 30, 2011

Note: This map is a view of generalized zoning only. For precise zoning information, please call or visit the Seattle Municipal Tower, Department of Planning and Development at 700 5th Ave Suite 2000, 206-684-8850.

Prepared by:

Department of Planning and Development

No warranties of any sort, including accuracy, fitness, or merchantabilty accompany this product.

Copyright, City of SeattleAll rights reserved

0 1 2Miles

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LegendSingle Family 5000Single Family 7200Single Family 9600Residential Small LotLowriseMidriseHighriseSeattle MixedNeighborhood CommercialCommercialDowntown Office CoreDowntown HarborfrontDowntown MixedInternational DistrictPike Market MixedPioneer Square MixedIndustrial BufferIndustrial CommercialIndustrial General 1Industrial General 2Major InstitutionPedestrian Areas

City ofSeattleGeneralizedZoningas of June 30, 2011

Note: This map is a view of generalized zoning only. For precise zoning information, please call or visit the Seattle Municipal Tower, Department of Planning and Development at 700 5th Ave Suite 2000, 206-684-8850.

Prepared by:

Department of Planning and Development

No warranties of any sort, including accuracy, fitness, or merchantabilty accompany this product.

Copyright, City of SeattleAll rights reserved

0 1 2Miles

Zoning

“Seattle My Neighborhood Map.” City Of Seattle, 2010. Web. 19 Nov. 2011. <http://web5.seattle.gov/mnm/>.

Temperature

Sun Angles at Solar Noon

“Sun path chart program.” University of Oregon Solar Radiation Monitoring Laboratory. EWEB, 6 Mar. 2008. Web. 19 Nov. 2011. <http://solardat.uoregon.edu/SunChartProgram.php>.

“Weather Data.” Energy Effi ciency & Renewable Energy. U.S. Department of Energy, 10 Mar. 2011. Web. 19 Nov. 2011. <http://web5.seattle.gov/mnm/>.

Wind Directions

Annual temperature swing range from 22º-80ºF

annual averagetemperature is 45º-60ºF1

66º Summer

19º Winter

Case Study: Unite d´habitation of Marseille, Le Corbusier Marseille, France


1. Context: Suburban Climate: Medeterranean Post-war Development to supply housingneeds. Building units are designed to humanscale, a reaction against the suburban villas.The idea of a vertical garden with an integrationof a systems of goods and services to providesupports to building occupants

2. Interior Layout:

3. Spaces and Uses: 338 duplex residential units/ 135m stretch 26 program services: markets, social spaces, restaurants, hotels, athletic facilities, kindergarden, nursing, etc

4. Systems: Single block built on stilts free reinforced beton-brut concrete

5. Mechanical System: Passive (stacked ventilation)

6. Architectural Qualities: Organization of interior space and the use of building materials as a response to social conditions make this a good design project. Material such as cast concrete was one inexpensive one availability during a tough time of European post-war.

Synthesis: The project is a rational response to social context. It overlaps with the mixed use project where social, economical, and living systems, are taken into considerations of generating a more sustainable living where the community is supporting and sustaining itself.

The rational idea of Le Corbusier’s building machine leaves us some good thoughts ways of a sustainable living community because it allows participants to contribute on their parts, while maintaining the community which provides, supports, and sustains itself.

Unite d´habitation of Marseille case study provides ideas to stimulate exploration of building hybrid system, a good study model of modularity, and an alternative notion of a modern living. Looking at Le Corbusier’s take on the building scale by bringing down the scale of space, the houses no longer represent its fi nancial status. In fact, similarity in building scale could potentially help sooth tension regarding social status of the people sharing the complex.

Kroll , Andrew . “AD Classics: Unite d’ Habitation / Le Corbusier” 05 Nov 2010. ArchDaily. Accessed 13 Nov 2011. <http://www.archdaily.com/85971>

3. Spaces and Uses: residential, social housing, apartment, cultural center commercial, office, retail space, community center, medical facility

4. Systems: the apartments are cladded in certified timber, with glulam beams roof structure.

5. Mechanical Systems: mixed-mode ventilation system to provide natural ventilation to the rooms

6. Architectural Qualities: distinctive curved form of community center hall’s roof invites and welcomes the visitors, and gives a nice interplay with the convex form of buildings on both wings. The building connected two communities and allows people to interact at the shared public spaces

Synthesis:The two projects overlapped in terms of uses and goals. Stonebridge Hillside Hub

is a good case study of mixed use facility in terms of using the shared public spaces as community connectors, and organization of spaces in between to stimulate communal activities. This project provides vision for possible programs consideration for a new neighborhood regenerative project.

Architecture in a community should be designed in considerations of its environmental context; it should provide, improve, or activate. The Stonebridge Hillside Hub acts as an urban connector linking two communities, similarly to what Yesler Terrace tries to achieve. Moreover, the approach on structural design gives this place a nicetouch and an aesthetically pleasing building in the minimal-income community.

“Sustainability Hub” The Royal Institute of British Architects. 2011. Accessed 22 Nov 2011.<http://www.architecture.com/SustainabilityHub/Casestudies/7-TheStonebri dgeHillsideHub.aspx>

Sitabha(Mimi) SongsermsawasContext/Programming Fall 2011Case Study: The Stonebridge Hillside Hub, Edward Cullinan Architects

Stonebridge, North West London, England

1. Context: Urban Climate: Oceanic Stonebridge, 1960s era estate which was oncean area with high crime and a low-economicstatus. The area is in the stage of urbanregeneration where high-rise housings are beingdeveloped on the chemically contaminated site.The site borders a busy main road and isapproximately 4900sq.m in area.

2. Interior Layout:

Case Study: Swans Marketplace, Pyatok Architects

Context: Urban Climate: Mediterranean Prior to its renovation, the closedSwans Market created a gap in thedowntown fabric. The restoredMarketplace provides a permanentlocation for the housewives, which wouldhave otherwise been displaced by a newhousing development. The developmentincludes pedestrian oriented shops andrestaurants on the ground floor. Thesecond floor Museum of Children’s Artadds a unique amenity to the community.

Spaces and Uses: 39 Units Live/Work space, market hall, retails and restaurants, sidewalk dining, commercial, the Museum of Children’s Art

Systems: wood framed building clad in tile and cement plaster

Architectural Qualities: This adaptive reused project maintains thecharacter of buildings existing on the site, and retains 75 percent of the existing struc-ture. Portions of the old marketplace roof were peeled away above the existing trusses in order to bring sunlight into the interior of the block, and to create public and private out-door spaces

Design Matters: Best Practices in Affordable Housing. The City Design Center at the Uni-versity of Illinois at

Chicago. http://wall.aa.uic.edu:62730/ahc/catalog/home.html#

Synthesis: The goals and opportunities of the approach overlapped in the

following areas: construction efficiencies, operation efficiencies, site selection, material selection, building health, and adaptability/flexibility. Construction waste was reduced and so did, labor costs, and construction costs.

Concern of operation efficiencies should be planned for in the preliminary design phase. These include orienting the building to receive maximum daylighting and passive ventilation. Live/work neighborhood makes basic services easily accessible, minimize vehicle use and maximize walkability.

“Yesler Terrace Development Plan” Seattle Housing Authority, 17 May. 2011.Web. 19 Nov. 2011.

Site Program Overview:

Yesler Terrace is located within 5-10 minutes walking distance to downtown, Seattle. A site for a proposed Yesler mixed income housing development sits on a hillside with a view out to Mount Rainier. A new community of Yesler will facilitate wide variety of building types high-rise and mid-rise to facilitate communities of low-income working families, moderate income families to high-end market rate housings.

Yesler Terrace development will be one of the significant design movement development to supply the Seattle’s population growth. By maintaining the affordable aspect of the neighborhood, the additional mid-income and higher-income shall provide opportunites for a collaborative neighborhood of various income stratas, and the opportunity of a local business economy and available on-site local goods and services.

The project is hoped to uplift the existing substandard low-income housings and will reconnect the underdeveloped area to the main infrastructures, and provide downtown Seattle with a more sustainable living conditions.

Housing Low-income and affordable housing integrated with market-rate housing across the community. The balance of the units on the site will be market rate, and temporary housings for rent. It is important that affordable buildings are not distinguishable from market-rate buildings. The affordable units should be distributed across the site.

Recreational Park Public, semi-private open space is a key to a healthy living environment, and is accessible to visitors and members of the community to encourage social interactions. Public parks at Yesler Terrace is a green infrastructure for stormwater management, microclimate moderation, air quality improvement and wildlife habitat and is a potential model for urban ecology and local community gardening. Community parks also encourage walking and outdoor activities such as recreational activities, and will also be available for various significant community events. Central park at the core of the neighborhood provides good linkage to the different parts, and series of smaller accessible parks along the main circulation routes.

Retail business Retails are intended to serve the local residents and visitor in various occasions. Retail spaces provide opportunity for small scale, family-own businesses such as restaurants, coffee shops and other neighborhood-oriented small-scale services. Retail spaces will provide a walking-friendly community streets, and is hoped to increase foot traffic, street life and a secured community.

Office Given the proximity to the major medical and educational institutions nearby, include medical office and global health. Offices on-site could potentially provide rental office spaces for institutions, or provide an experimental ground for startup businesses and expansions of people in the community.


Site Space Needs:

Total Site Area: 10 blocks within 30-acre site (1,306,800 SF)

Housing up to 5,000 units 40% affordable and 60% market-rate

low-income units (include replacements) 1,612 units (approx. 1,300,000 SF total) Moderate-income units 850 units (approx. 850,000 SF total) Market-rate units 3,199 units (approx. 3,199,000 SF total)

Recreational Park 15.9 acres (692,604 SF)

Retail business 88,000 SF

Office 900,000 SF

Services Neighborhood Services 65,000 SF Parkings 5,100 spaces

Adjacency Studies

Barrier Roofl ines transition

Exposure

View

Access

Linkages

Bibliography

Affordable Housing Design Advisor. Office of Policy Development and Research of the U.S. Department of Housing and Urban Development. http://www.designadvisor.org/

Animated Map of Seattle and Vancouver BC: A Decade of Growth. 2002.Sightline Institute, Seattle, WA. Smart Soultions for Sustainable Northwest.Web. 19 Nov. 2011. http://www.sightline.org/maps/maps/Sprawl_Sea_02m

Barbican Living. Michael Barrette. 2007. http://www.barbicanliving.co.uk/x3.html

Bertolet, Dan. “Yesler Terrace to be Reborn.” Online posting. Hugeasscity. Wordpress,19 May 2008. Web. 20 Nov. 2011.

Canada Mortgage and Housing Corporation. http://www.cmhc-schl.gc.ca/en/inpr/afhoce/ index.cfm

Design Matters: Best Practices in Affordable Housing. The City Design Center at theUniversity of Illinois at Chicago.http://wall.aa.uic.edu:62730/ahc/catalog/home.html#

Feldman, Roberta and Tasneem Chowdhury. Livable and Affordable. National HousingInstitute. July/August 2002.

Hutchinson, Brian. “The Woodward’s Project.” 07 June 2010. National Post. Accessed 13 Nov 2011.http://news.nationalpost.com/2010/06/05/the-woodwards-project-from- high-above-to-down-below/

Kroll , Andrew, Saieh , Nico . “AD Classics: Unite d’ Habitation / Le Corbusier”05 Nov 2010. ArchDaily. Accessed 13 Nov 2011. http://www.archdaily.com/85971

Landman, Miriam. “Green Affordable Housing: An Overview.” National Building Museum Symposium. Adapted from Blueprint for Green Affordable Housing, Global Green USA. http://www.nbm.org/media/transcripts/overview.pdf

McLaren, Christine. “Rich Folk Poor Folk: Mixed-Income Housing.” 07 March 2011.BC Business. Accessed November 13 2011. http://www.bcbusinessonline.ca/2011/03/07/vancouver-mixed-income-housing- woodwards

“Seattle My Neighborhood Map.” City Of Seattle, 2010. Web. 19 Nov. 2011.http://web5. seattle.gov/mnm/.

“Seattle Zoning Map.” City Of Seattle, 2010. Web. 19 Nov. 2011.http://web5.seattle.gov/mnm/.

“Sun path chart program.” University of Oregon Solar Radiation Monitoring Laboratory. EWEB, 6 Mar. 2008. Web. 19 Nov. 2011.http://solardat.uoregon.edu/SunChartProgram.php.

“Sustainability Hub” The Royal Institute of British Architects. 2011. Accessed 22 Nov 2011. http://www.architecture.com/SustainabilityHub/Casestudies/7-TheStonebri dgeHillsideHub.aspx

Tombari, Edward. “Smart Growth, Smart Choices Series: Mixed-Use Development.”National Association, January 2005.

Walker, Christopher. Nonprofit Housing Development: Status, Trends, and Prospects.The Urban Institute. 1993.http://www.knowledgeplex.org/programs/hpd/pdf/hpd_0403_walker.pdf

“Weather Data.” Energy Efficiency & Renewable Energy. U.S. Department of Energy,10 Mar. 2011. Web. 19 Nov. 2011. <http://web5.seattle.gov/mnm/


Zachs, Stephen. “The Affordable Housing Complex.” Metropolis. October 2008.http://www.metropolismag.com/story/20081015/the-affordable-housing-complex

HARBOR VIEW COMPLEX SEATTLE, WA

Yesler terrace, a 30-acre site neighborhood, situated at the edge ofdowntown, invites us as a progressive area to create a new neighborhoodwith density that will replace worn-out housing, and will also meets broader goals of enhanced opportunity, greater access to education, sustainability and livability with its adjacency to downtown

Yesler terrace hopes to provide supports, and facilitates residential needs in seattle downtown area. The project addresses issues of diversity of income, and density due to urban growth, and hopes to provide solutions to the community with a more harmonious merge of housings and infrastructures.

Design takes into considerations of mixed income residentials, activities, and tranportation, to be incorperated in the designed living systems toward a more sustainable lifestyles.

Building Program

Affordable Housing: 98 unit counts, community rooms & facilities Townhomes: 2 bedroom units (36) 3 bedroom units (18) Flats: 1 bedroom units (32) 2 bedroom units (12)

Offi ces: 75,000 sq.ft 11,000 sq.ft (Live/Work Lofts)

Market Rate Housing: 200 units & recreational facilities 320 parking spaces

: 98 unit counts, community rooms & facilities

AFFORDABLE HOUSINGS

OFFICES

MARKET RATE HOUSING

Site Area: 1.82 Acre (79,279.2 sq.ft.)

290’

Ground Floor Lobbies

Street Level Plan

1. Market Rate/Leasing Offi ce2. Offi ces Lobbies/Live/Work Units3. Affordable Housing/Leasing Offi ces

295’

1

2

3

3

310’Alder St/9th Ave

Garage Entrance

9th st Court Lobby

Community Room

Garage Entrance300’

275’

NEIGHBORHOODHEALTHADMINISTRATIVEOFFICE

AFFORDABLE HOUSINGS

OFFICES

MARKET RATE HOUSING

HARBOR

VIEW M

EDICAL

CENTE

R

ALDER

STREET

9TH AVENUE

265’

Pocket Park Level - Ground Floor Affordable

AFFORDABLE HOUSINGS (townhouses)

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1. Lobby2. Leasing Offi ce3. Common area/Vegetated Infi ltration4. Rain Water Collection

5. Garage Entrance

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Level 3 - Affordable fl ats/Offi ces

AFFORDABLE HOUSINGS (flats)

OFFICES

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1. Services Area2. Affordable Rooftop3. Common area/Vegetation4. PV Solar Collectors

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Level 3 - Affordable fl ats/Offi ces Level 5 - Podium

AFFORDABLE HOUSINGS (flats)

MARKET RATE HOUSING (event rooms)

Legend

1. Vegetated Infi ltration2. Common area3. Rain Water Collection

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MARKET RATE HOUSING

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Market Rate Tower

the mews from pocket park

9th street court entrance

9th street court entrance market rate unit

rooftop affordable housing

breatheable corner

YESLER TERRACE MIXED INCOME HOUSING DEVELOPMENT SEATTLE, WA

Sitabha (Mimi) SongsermsawasB.Arch 2012

Yesler Terrace Thesis StudioJan-June 2012University of Oregon

Professor Mike Pyatok

[email protected]

Documents

Yesler Terrace