Alyssa Barber and Olivia Georgakopoulos | Architecture Thesis

LIVING IN DEAD SPACES:

MITIGATING THE HOUSING CRISIS THROUGH THE MEANS OF ADAPTIVE REUSE ALYSSA BARBER AND OLIVIA GEORGAKOPOULOS

Thesis Studio ARCH 5990 Professors Cordula Roser Gray and Ammar Eloueini Alyssa Barber and Olivia Georgakopoulos May 11, 2023

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TABLE OF CONTENTS PART I: THE PROBLEM

04

PART II: SITE ANALYSIS

08

PART III: SELECTED TYPOLOGY

22

PART IV: METHODS

30

PART V: THE SOLUTION

34

PART VI: IMPLEMENTATION

54

PART VII: THE MODEL

68

WORKS CITED

74

contextualization data

building locations catalogue typologies and sizes

selected typology focus site challenges

precedent analysis distillation of strategies

thesis abstract application of strategies the experience

application in other churches gains and losses

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PART I: THE PROBLEM contextualization data

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358,500 HOUSING UNITS BUILT BETWEEN 2000-2018

699,000 HOUSING UNITS NEEDED BUT NOT BUILT BETWEEN 2000-2018

2000+ VACANT BUILDINGS IN BAY AREA

2,000,000 ADDITIONAL HOUSING UNITS NEEDED BY 2070

CONTEXTUALIZATION -6

SOURCE: California YIMBY, The Bay Area’s Housing Deficit – Past and Future

NUMBER OF RESIDENTIAL UNITS BY UNIT AND BUILDING SIZE IN SAN FRANCISCO SINGLE FAMILY HOMES

STUDIO

2-4 UNITS 5-9 UNITS 10-19 UNITS

1 BEDROOM

20+ UNITS 2 BEDROOM

3+ BEDROOM 0%

20%

40%

60%

80%

100%

30%

40%

50%

PERCENT CHANGE IN NUMBER OF HOUSEHOLDS IN THE BAY AREA BY HOUSEHOLD TYPE SAN FRANCISCO % CHANGE 1990-2000

INDIVIDUALS

2000-2015 ROOMMATES BAY AREA % CHANGE 1990-2000 2000-2015

COUPLES

RELATED ADULTS

FAMILIES 0%

SAN FRANCISCO HOUSEHOLDS BY TYPE AND INCOME

10%

20%

SOURCE: San Francisco Planning Department, 2020 San Francisco Housing Inventory -7

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PART II: SITE ANALYSIS building locations catalogue of abandoned buildings building t ypologies and sizes

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Oakland

Alameda San Francisco

CITIES & BUILDING LOCATIONS - 10

BUILDING HISTORY -Completed in 1936 -When it was built it was a central electric substation for the city of Alameda -It also served as the central fire alarm switching center for the city -It has a steel-reinforced concrete structure -When it was built the substation housed banks of 4,000 to 11,000 volt transformers, highvelocity blowers and cooling radiators, voltage regulators, master -metering panels, and cubicles for incoming and outgoing feeders -The building is still there but it has been gutted of all its old equipment

BUILDING HISTORY -It was built in 1928 as a pipe organ factory -It was the oldest and largest organ factory in the Western United States -The company was permanently closed in 2004 - While the building is owned by a Robotics company, they do not utilize this location

BUILDING INFORMATION -Located 3101 20th Street in the Mission District -6800 square feet -Registered as a San Francisco Historic Building in 1977

BUILDING INFORMATION -Located at 1828 Grand Street -By the waterfront -Designed by Andrew T. Hass -Registered as an Alameda City Historic Building

1”=150’

1”=150’

CENTRAL ELECTRICAL SUBSTATION, ALAMEDA

SCHOENSTEIN ORGAN FACTORY, SAN FRANCISCO - 11

BUILDING HISTORY -The original church was built on the site in 1907, after residents of the area came together to build the “first church in Oceanside” (today’s Outer Sunset District) -The church was closed in December 2019 -Held its farewell service on December 13, 2019

BUILDING HISTORY -Built for Armour & Company in 1907 -Designed by Henry Geilfuss & Son as a meat smoking and packing facility -Site was previously occupied by a 1902 American Milling Company warehouse (designed by the same architects), but was destroyed in the 1906 earthquake and fire -Armour & Co moved out of the building in 1934 and was converted into a grocery warehouse by V. Traverso Co. -Received seismic upgrades in 1970 -Ground floor is currently in use for commercial businesses, upper floors are vacant

BUILDING INFORMATION -Located at 1399 43rd Ave, south of Golden Gate Park and near the western waterfront -Located in the Outer Sunset District -Art Deco style

BUILDING INFORMATION -Located at 1050 Battery St in the Embarcadero area of the Financial District -Near the city’s eastern waterfront -Registered as a San Francisco Historic Building in 2009

1”=150’

1”=150’

ST PAUL’S PRESBYTERIAN CHURCH, SAN FRANCISCO

ARMOUR & CO. BUILDING, SAN FRANCISCO

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BUILDING HISTORY -The original church was built in 1880 but was destroyed by the 1906 earthquake and fire -The church was reconstructed and consecrated in 1912 -The Archbishop closed the church in July 1992, due to a lack of priests and low levels of attendance -In 1994, the Archbishop ordered that the church be occupied by the St. Mary’s Chinese Schools -In 2013, the church was sold to investors who cleaned it and put it back on the market -In 2016, GVA Capital Group purchased the church to be turned intoa venue for 906 World Cultural Center, which is now closed -The alterations made to the building in order to accommodate the cultural center were very minimal

1”=150’

BUILDING INFORMATION -Located at 906 Broadway -Designated a San Francisco historic landmark -Designed by architects Frank T. Shea and John D. Lofquist -Mission Revival style -Likely the first San Francisco church built of reinforced concrete -The church interior is covered with classical style paintings

OUR LADY OF GUADALUPE CHURCH, SAN FRANCISCO

BUILDING HISTORY -Beaux-Arts style office building constructed in 1923-1924 -The building served as an early representative of the financial center developing along Franklin St in this region of Oakland -Steel frame reinforced concrete construction -First floor base, a transitional second story, and a five story shaft with articulated end bays -lower portion is clad in beige terra cotta -A highly admired building at the time - many of its characteristics were adopted in later architectural projects in the area

BUILDING INFORMATION -Located at 1400 Franklin St in the Downtown Oakland Historic District -Designated an Oakland landmark in 1995 -7-story building - plans indicate that the structure was designed to hold 5 additional stories -Approx 75,000 sq ft

1”=150’

ALAMEDA COUNTY TITLE INSURANCE CO, OAKLAND - 13

BUILDING HISTORY -Constructed in 1897 for the Catholic Archdiocese of San Francisco -Survived the 1906 earthquake and fire -Survived the Loma Prieta earthquake in 1989 with minimal cosmetic damage -The Archdiocese closed the church in 2004 -The church was sold to a private owner in 2006, with plans to be converted into a charter school -This conversion never came into fruition, and the building stood vacant -Many of the church’s original artifacts were removed and sold -Locals began using the abandoned space as an unof ficial rollerskating rink

BUILDING HISTORY -Constructed in1912, the current building replaced an original wooden train station -As the station served as a main point of entry for those migrating to California by train, a diverse and thriving neighborhood grew around the station -For decades the 16th Street station was the main Oakland station for Southern Pacific (SP) through trains, and it was a companion (or “city station”) for Oakland Pier, two miles away, where passengers could board ferries to San Francisco -The station was the historic endpoint of the Transcontinental Railroad and was home of America ’s first Black labor union -The station sustained damage in the 1989 Loma Prieta earthquake and has not been served by trains since 1994.

-Other than occasionally hosting a gala, wedding, or having music videos shot there, it has remained empty

BUILDING INFORMATION -Located at 554 Fillmore Street -Located near the top of a hill, making it visible from much of the city -Overlooks the Hayes Valley neighborhood -Registered as a San Francisco Historic Building -Designed by Thomas John Welsh -Tuscan order columns on the portico -Monocromatic brick cladding -Romanesque Revivial style

BUILDING INFORMATION -West Oakland -Industrial area surrounded by housing and restaurants -It is listed as an Oakland Historical Landmark -Overall, the building is just over 30,000 sq ft

1”=150’

1”=150’

SACRED HEART CHURCH, SAN FRANCISCO

16th STREET STATION, OAKLAND

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BUILDING HISTORY -The San Francisco Art Institute announced its closure in July of 2022 after 151 years due to financial issues -Site of 1931 Diego Rivera mural -Mark Rothko, Clyfford Still, Ad Reinhardt, Ansel Adams, Dorothea Lange and countless others taught courses at SFAI -Attempted merge with University of San Francisco fell through in 2021 -Future of building is very unclear

BUILDING HISTORY -St. Brigid’s parish was formed on September 10, 1863 -Following the destruction of the original St Brigid Church in 1897, construction of a new church began in August 1900 -The new church was dedicated on December 18, 1904 -On April 18, 1906, an earthquake struck San Francisco. The church sustained damage.

-Following repairs, the church reopened on December 16, 1906 (just 7 months later) -In 1947, the church was renovated, with seating capacity increasing from 750 to 1,050. A new entrance, facade, and west wall are built.

-Survived the Loma Prieta earthquake in 1989 -In 1993, the Archbishop of San Francisco announced the closure of 13 churches in the area. Saint Brigid Church was included in the closures.

-The church officially closed on June 30, 1994

BUILDING INFORMATION -Located at 800 Chestnut St in Russian Hill -Registered as a San Francisco Historic Building in 2015 -Spanish Colonial Revival style -Designed by architecture firm Bakewell & Brown -Influenced by work of Bernard Maybeck -1963 addition designed by Paffard Keatinge Clay -Views of the city and bay -Approx 69,000 sq ft

BUILDING INFORMATION -Located at 2151 Van Ness Ave -Registered as a San Francisco Landmark in 2005

1”=150’

1”=150’

SAN FRANCISCO ART INSTITUTE, SAN FRANCISCO

SAINT BRIGID CHURCH, SAN FRANCISCO - 15

BUILDING HISTORY -Built in 1854 -The first church built as a Roman Catholic cathedral in California -San Francisco’s most prominent landmark at the time it was built -Survived the 1906 earthquake, but was burnt by the fire, leaving only the exterior brick walls and the bell tower -The church was rebuilt and reopened in 1909 -In 1966, there was a fire in the attic and the church was closed for renovations for nine months -The church expanded and built an auditorium, a library and a lecture room -This space was used to host events for servicemen and women during World War II -From 2011 to 2012, the church underwent further renovations -When the COVID-19 pandemic hit, the church experienced a massive drop in funding and began struggling financially

1”=150’

BUILDING INFORMATION -Located at 660 California St, south of Chinatown -Designed by William Craine and Thomas England -Gothic Revival style -Tower sits at 90 feet high -Registered as a San Francisco Landmark in 1968

OLD ST MARY’S CATHEDRAL, SAN FRANCISCO - 16

BUILDING HISTORY -Built in November 1931 -The building was created as El Rey (“the king”) Theater -Designed by Timothy Pflueger -While it was open, the theater housed 1,830 seats -The theater closed in in 1977 -After the theaters closure, the building was converted into a church -Used by the Voice of Pentecost Church for 30 years -The 146-foot tower was painted with a cross -The church mortgaged the building to pay for upgrades, but went bankrupt and it was foreclosed upon in 2015

BUILDING INFORMATION -Located at 1970 Ocean Ave -Spanish Colonial Revival style -Designated a San Francisco landmark in 2017 -Two large parking lots fill the remainder of the lot on the northeast and northwest sides

1”=150’

VOICE OF PENTECOST CHURCH, SAN FRANCISCO

BUILDING HISTORY -The largest and one of the three most architecturally significant automobile showrooms on San Francisco’s historic Auto Row -Don Lee was the first to commission such an elaborate showroom -It was completed in 1921 -Utilized a concrete loft structure but was modeled after Renaissance and Spanish Colonial Architecture -The base is clad entirely in rusticated terra cotta blocks with chamfered joints designed to replicate dressed stone - The building was remodeled in 1998 to house residential lofts and a movie theatre -The building has been closed since 2019

BUILDING HISTORY -Large industrial building -Currently used for parking -Adjacent to Pier 23 Cafe -Part of the Port of San Francisco -North of the Ferry Building, a previously converted Port building now used as a commercial hub -South of Pier 39, another pier converted into a commercial tourist attraction -Several other piers along the waterfront have been converted into public venue and museum spaces

BUILDING INFORMATION -Located on the northeastern waterfront, along the Embarcadero -Constructed in 1908

BUILDING INFORMATION -Located 1000 Van Ness Ave in the Tenderloin District -Designed by Weeks and Day -Registered as a San Francisco Historic Building in 2001

1”=200’

1”=400’

DON LEE BUILDING, SAN FRANCISCO

PIER 23, SAN FRANCISCO - 17

BUILDING HISTORY -The Sears Roebuck and Company Building (originally part of the Sears Department store chain) is an Art Deco building constructed in 1929-1930 -Remodeled in 1963 to “modernize” the facade, the renovations also provided additional structural stability -The Sears store in the building closed in 2014 -Since then, it has remained empty -The building and what occupied it tells a story of change in Oakland: -When it was a Sears, it was where Oaklanders went to spend time with their families -It was almost the HQ of Uber, however, there was so much pushback from the residents of Oakland (since it would only add to the af fordable housing problem) that they sold the building -The building is now intended to be the HQ for Square (another tech company). However, this company has a policy that its employees can work completely remotely, which most to all of them do despite the amenities in their current headquarters. This may render the Sears building a “dead” zone again.

1”=300’

BUILDING INFORMATION -Downtown Oakland -Surrounded by housing (not affordable), of fices, and shops/restaurants -BART and other public transport is easily accessible -Sears building is ~144,000 sq ft

SEARS BUILDING, OAKLAND - 18

1”=300’

BUILDING HISTORY -Beaux-Arts style building constructed in 1914 -Originally known as the Oakland Civic Auditorium, but was renamed in honor of Henry J. Kaiser following a renovation in 1984 -During the flu pandemic in 1918, the building was used as a makeshift infirmary -Hosted the Ringling Brothers and Barnam and Bailey Circus until 1941 -Hosted the Roller Derby throughout the 1950s and 60s -Elvis Presley performed twice at the convention center in 1956 and 1957 -Martin Luther King Jr. spoke at the convention center in 1962 to mark the 100th anniversary of emancipation -Hosted the Oakland Symphony Orchestra until 1972 -Hosted a Bob Marley performance in 1979 -Home to the Oakland roller hockey team in 1996 -Facility was closed by the City of Oakland in 2006 -Ownership of the empty building remained with the City of Oakland until 2011, when it was sold to a local redevelopment agency -The agency was dissolved by the state of California in 2012, so ownership reverted back to the city -There has been discussion to rehabilitate the building to its former glory, but it remains unused to this day

BUILDING INFORMATION -Located in Oakland’s Civic Center district next to the Oakland Museum and close to public transportation -A city -designated Historic Landmark on the National Register of Historic Places -The building is 215,000 sq ft with 3 stories -Contains a 7,000 person auditorium, a 1,900 seat theater, 2 large ballrooms, and 1 small ballroom

HENRY J KAISER CONVENTION CENTER, OAKLAND

BUILDING HISTORY -Completed in 1927 -Used as a warehouse to store salmon from Alaska -It operated for many years as a storage space for various beverage and consumer product brands -Designed in the Classical Revival style with Mission elements -Brick structure

BUILDING INFORMATION -Located 1315 Buena Vista Avenue by the waterfront - Designed by R.W. Littlefield -250,000 sq ft -Registered as an Alameda City Historical Building in 2004

1“=:600’

DEL MONTE WAREHOUSE, ALAMEDA - 19

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

1. Central Electrical Substation. 1”=300’ 2. Schoenstein Organ Factory. 1”=300’ 3. Saint Paul’s Presbyterian Church.

1”=300’ 4. Armour & Co Building. 1”=300’ 5. Our Lady of Guadalupe Church.

1”=300’ 6. Alameda County Insurance Co. 1”=300’ 7. Sacred Heart Church. 1”=300’ 8. 16th Street Station. 1”=300’ 9. San Francisco Art Institute. 1”=300’ 10. Saint Brigid Church. 1”=300’ 11. Old Saint Mary’s Cathedral. 1”=300’ 12. Voice of Pentecost Church. 1”=300’

13.

14.

15.

16.

17.

13. Don Lee Building. 1”=300’ 14. Pier 23. 1”=600’ 15. Sears Building. 1”=300’ 16. Kaiser Convention Center. 1”=300’ 17. Del Monte Warehouse. 1”=600’

CATALOGUE OF ABANDONED BUILDINGS - 20

BUILDING TYPE

SMALL

LARGE

OFFICE Alameda County Insurance Co 825,500 CUBIC FT

Don Lee Building 2,590,000 CUBIC FT

Central Electrical Substation 106,000 CUBIC FT

Schoenstein Organ Factory 134,000 CUBIC FT

Armour & Co Building 417,000 CUBIC FT

16th Street Station 880,000 CUBIC FT

San Francisco Art Institute 888,000 CUBIC FT

Sears Building 4,181,600 CUBIC FT

Saint Paul's Presbyterian Church 168,908 CUBIC FT

Our Lady of Guadalupe Church 473,225 CUBIC FT

Sacred Heart Church 839,223 CUBIC FT

INDUSTRIAL Pier 23 3,376,130 CUBIC FT

Del Monte Warehouse 8,580,000 CUBIC FT

COMMERCIAL/ PUBLIC Kaiser Convention Center 5,860,000 CUBIC FT

RELIGIOUS Saint Brigid Church 936,170 CUBIC FT

Old Saint Mary's Cathedral 961,845 CUBIC FT

Voice of Pentecost Church 1,027,715 CUBIC FT

BUILDING TYPOLOGIES & SIZES - 21

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PART III: SELECTED TYPOLOGY selected t ypology focus site challenges

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In order to design adaptations to provide housing that can be applied across several buildings, the most common typology must be identified.

After reviewing and selecting 17 abandoned buildings in the Bay Area, we found that not only were churches and cathedrals the most common typology, but they also held the most similarities in size and layout (all following a typical cross-shaped floor plan, with some minor variations).

Although the adaptive reuse of religious buildings is not uncommon, they are typically converted into high-end residences or museums.

Today, the pattern of church-to-apartment conversion is becoming increasingly discussed, with lawmakers from cities across the country passing legislation and creating organizations to aid in this transition. Senator Scott Wiener of San Francisco introduced Senate Bill 4 (Affordable Housing on Faith Lands Act) in 2022, which would allow 100% affordable housing projects to be built by right, without requiring approval by the planning commission or city council if the developments are on land owned by religious institutions. In San Diego, the organization Yes in God’s Backyard was created to address the same issue. Composed of cross-sector professionals, YIGBY hopes to address the housing crisis by reactivating underutilized religious properties as multi-family residential projects. With current policies and organizations in place to help facilitate and finance the adaptation, the conversion of abandoned religious buildings into housing has never been easier, or more necessary.

SELECTED TYPOLOGY - CATHEDRALS/CHURCHES - 24

Sacred Heart Church is the fourth largest of the 6 abandoned religious buildings identified. With a campanile, a nave, a transept, aisles, an apse, and a narthex, this building contains all the typical elements of a cross-shaped cathedral/church floor plan. Though it was officially closed in 2004, the building remains in good condition. The church sits at a very central location within the city and its adjacency to a primary roadway (Filmore Avenue) allows for easy access to public transportation lines and commercial buildings.

A landmark building, Sacred Heart Church served the city of San Francisco for over 125 years. By adapting the building to introduce a new primary program (housing), Sacred Heart can once again aid the surrounding community 19 years after its closure.

FOCUS SITE - SACRED HEART CHURCH, SAN FRANCISCO

SOURCE: National Register of Historic Places San Francisco - 25

Alamo Square

CAMPANILE

The Painted Ladies

Hayes Valley Playground

TRANSEPT

Alamo Square The Painted Ladies

AISLE

Hayes Valley Playground

RE ST

NARTHEX

FELL ST

APSE FELL ST

AISLE

FILLMO

RE ST

FILLMO

NAVE

TRANSEPT

Page and Laguna Mini Park Koshland Community Park

Page and Laguna Mini Park Koshland Community Park

Sacred Heart Church religious buildings

commercial buildings educational buildings

residential buildings

commercial buildings residential buildings SACRED HEART CHURCH - SITE PLAN educational buildings

Sacred Heart Church religious buildings

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0'

50'

150' 0' 50' 10'

0'

150'

30

CAMPANILE

FELL ST TRANSEPT

CAMPANILE

AISLE TRANSEPT AISLE

NARTHEX

CAMPANILE

NARTHEX

FILMORE ST

NARTHEX

NAVE

AISLE

APSE NAVE

TRANSEPT

APSE

AISLE

AISLE NAVE

APSE TRANSEPT

TRANSEPT AISLE TRANSEPT

0'

SACRED HEART CHURCH - EXISTING PLAN

0'

0'

10'

10'

10'

30'

30'

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30'

+57'8"

ATTIC

+57'8"

ATTIC

+57'8"

+18'8"

ATTIC

ATTIC

+57'8"

CHOIR LOFT

+2'5"

SANCTUARY

+2'5"

SANCTUARY

-10'5"

CHOIR LOFT BASEMENT 1

-10'5"

BASEMENT 1

+2'5" -20'3"

BASEMENT 2 SANCTUARY

+2'5" -20'3"

BASEMENT 2 SANCTUARY

-10'5"

BASEMENT 1

-10'5"

BASEMENT 1

-20'3"

BASEMENT 2

-20'3"

BASEMENT 2

+18'8"

Fell St.

Fillmore St.

0'

SACRED HEART CHURCH - EXISTING SECTIONS & ELEVATIONS - 28

0'

10'

10'

30'

30'

DAYLIGHT

VENTILATION

ACOUSTICS

STRUCTURE

lack of natural light & windows

very few windows, most are nonoperable

large open space creates loud echo chamber appropriate for sermons

preexisting structure not conducive to adaptation

BUILDING CHALLENGES - 29

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PART IV: METHODS precedent analysis distillation of strategies

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MINIMUM

Wrightwood 659 - Tadao Ando

Neues Museum - David Chipperfield

Hedmark Museum - Sverre Fehn

Bernardas Convent - Eduardo Souto de Moura

Wagenhallen Stuttgart Cultural Center - Atelier Brückner

Jaegersborg Water Tower - Dorte Mandrup

Tate Modern - Herzog & de Meuron

Morgan Library - Renzo Piano

SESC Pompéia - Lina Bo Bardi

Convent de sant Francesc - David CLoses

Porter house - SHoP

CaixaForum Madrid - Herzog & De Meuron

Elbphilharmonie Hamburg - Herzog & De Meuron

Lyon Opera House - Jean Nouvel

FRAC Dunkerque - Lacaton & Vassal

MODERATE

MAXIMUM

PRECEDENT CATALOGUE - MINIMUM, MODERATE, & MAXIMUM INTERVENTION - 32

MINIMUM

Minimum intervention/impact Enhances the building’s existing condition; any intervention rerspects the original building in its entirety

MODERATE

Moderate intervention/impact Breaks the the fabric of the building while still maintaining its original character; weaves the new with the old

MAXIMUM

Maximum intervention/impact Incorporates a drastic addition to the original building; creates a stark dichotomy between new and old

PRECEDENT CATALOGUE - MINIMUM, MODERATE, & MAXIMUM INTERVENTION - 33

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PART V: THE SOLUTION thesis abstract application of strategies

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THESIS In the San Francisco Bay Area where there is a lack of housing and developable space but an abundance of underutilized structures, we propose that abandoned religious buildings be transformed into a new piece of social infrastructure. At three scales of intervention, these models demonstrate how churches can be adapted depending on contextual and financial considerations as a means to mitigate the housing crisis.

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MINIMUM - THE NEST

MODERATE - THE FRAME

MAXIMUM - THE STACK

minimum budget, minimum unit total, minimum alteration

moderate budget, moderate unit total, moderate alteration

maximum budget, maximum unit total, maximum alteration

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ABSTRACT

In San Francisco, the housing crisis is one of the biggest problems faced by the population. Between 2000 and 2018 it was projected that over 1 million housing units needed to be built in order to accommodate the city’s rising population, but only 350,000 of those necessary units were actually built. This lack of available housing has a major impact on the housing market, causing extremely high housing prices and making San Francisco one of the least affordable cities in the US. By 2070, an additional 2 million housing units are required and we believe that the abundance of vacant buildings in the bay area can be used as a means to mitigate this problem (California YIMBY, The Bay Area’s Housing Deficit – Past and Future). While housing should be viewed as a fundamental human right, with a lack of housing units, this is not the case.

In dense urban areas like these, the number of vacant buildings is also on the rise due to either a lack of funding or an obsolete program. Because cities like these have a shortage of developable space, vacant buildings offer an opportunity for real estate that is often overlooked. Among the abundant dead buildings in the Bay Area, the vast majority of buildings with the same typology and size are religious. With declining membership rates exacerbated by the COVID-19 pandemic and scarce funding, more and more of these once-lively buildings now lie stagnant. These churches pose a new opportunity to utilize buildings that have sat empty for years. We propose that the adaptive reuse of abandoned churches presents an ideal means to lessen the affordable housing crisis. Not only do these abandoned churches provide a basis for revitalization (as they have been maintained over the years despite their abandonment), but their transformation into affordable housing to aid the surrounding community aligns perfectly with the overall mission of religious institutions.

The notion of adaptive reuse has been around for centuries, for good reason: adaptive reuse provides a way to restore and reimagine culturally significant buildings. In most cases, adaptive reuse is favored over demolishing historic abandoned buildings due to their cultural significance. For instance, many buildings that were never intended to be altered have been given a new life because they have been adapted to suit modern needs. Beyond the cultural implications, adaptive reuse also offers financial opportunities: on average, adaptive reuse projects cost 16% less and reduce construction timelines by 18% when compared to ground-up construction. Further, the approval and permitting process is typically faster for adaptive reuse projects, often qualifying for tax benefits and additional financing sources.

Our investigation will analyze how abandoned churches can be converted into affordable housing that is desperately needed in the Bay Area. In order to do this, we will use Sacred Heart church to create various adaptations that can be used as a base model for replication in other abandoned churches. In the Sacred Heart prototype, we will densify the building, designing within and around the existing shell to revitalize the building. We also propose the introduction of public program into each selected building to reintegrate them into the urban fabric. Not only will this revitalization benefit low -income Bay Area residents, but it will also benefit abandoned churches as a whole, transforming them back into “sanctuary” spaces and building upon their history.

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F ROM S A NC T U A RY

TO SANCT UARY

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150' 50'

moderate

80'

80'

115'

150'

maximum

minimum

Sacred Heart Church: 80' with extension: 150' maximum buildable area

BUILDABLE AREA - 40

average surrounding building: 50'

nearby apartment building: 80'

tallest nearby apartment building: 150'

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

0'

MINIMUM - ELEVATIONS

10'

30'

24 units total 5 unit types 0'

10'

30'

- 41

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

0'

MODERATE - ELEVATIONS - 42

10'

30'

48 units total 4 unit types 0'

10'

30'

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

0'

MAXIMUM - ELEVATIONS

10'

30'

59 units total 3 unit types 0'

10'

30'

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MENU

SACRED HEART BOOKS

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

0'

MINIMUM - SECTIONS - 44

10'

30'

24 units total 5 unit types 0'

10'

30'

MINIMUM - SECTION DETAIL - 45

SACRED HEART DAYCARE MENU

SACRED HEART BOOKS MAIL

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

NEW!

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

0'

MODERATE - SECTIONS - 46

10'

30'

48 units total 4 unit types 0'

10'

30'

MAIL

MODERATE - SECTION DETAIL - 47

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

MENU ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

0'

MAXIMUM - SECTIONS - 48

10'

30'

59 units total 3 unit types 0'

10'

30'

MENU

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

MAXIMUM - SECTION DETAIL - 49

FELL ST

CAMPANILE

TRANSEPT

NARTHEX

FILMORE ST

AISLE

NAVE

APSE

AISLE TRANSEPT

MINIMUM - TYPICAL RESIDENTIAL PLAN, FLOOR 2 - 50

24 units total 5 unit types 0'

0' 5' 10'

15'

30'

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CAMPANILE

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NARTHEX

FILMORE ST

AISLE

NAVE

APSE

AISLE TRANSEPT

MODERATE - TYPICAL RESIDENTIAL PLAN, FLOOR 5

48 units total 4 unit types 0'

0' 5' 10'

15'

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30'

FELL ST

CAMPANILE

TRANSEPT

NARTHEX

FILMORE ST

AISLE

NAVE

APSE

AISLE TRANSEPT

MAXIMUM - TYPICAL RESIDENTIAL PLAN, EXTENSION FLOOR 9 - 52

59 units total 3 unit types 0'

0' 5' 10'

15'

30'

MINIMUM

DAYLIGHT

VENTILATION

ACOUSTICS

STRUCTURE

DAYLIGHT

VENTILATION

ACOUSTICS

STRUCTURE

DAYLIGHT

VENTILATION

ACOUSTICS

STRUCTURE

MODERATE

MAXIMUM

BUILDING CHALLENGES - SOLUTIONS - 53

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PART VI: THE IMPLEMENTATION the experience

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THE FIRST MEETING

MINIMUM - 56

BUYING A GIFT

COOKING TOGETHER

FIRST DATE

MINIMUM - 57

A HOME FOR EVERY TASTE

MODERATE - 58

HOME FOR THE WOMAN WITH ONE THOUSAND PLANTS

A HOME FOR THE VINTAGE CONNOISSEURS

A HOME FOR THE MEN WHO LIKE IT SIMPLE

MODERATE - 59

MOVING DAY

MAXIMUM - 60

SETTLING IN

SETTING UP SHOP

MEETING THE NEIGHBORS

MAXIMUM - 61

SHORT SECTION MODELS - 62

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MODERATE - LONG SECTION MODEL - 65

MODERATE - LONG SECTION MODEL - 66

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PART VII: THE MODEL application in other abandoned churches gains and losses

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3 INTERVENTIONS DEPENDING ON FINANCING, DEVELOPERS, CHURCH SIZE, ETC

WITH THE POTENTIAL FOR APPLICATION TO ALL ABANDONED CHURCHES

ADAPTATION STRATEGIES - 70

SACRED HEART DAYCARE

SACRED HEART DAYCARE

MENU

MENU

MENU

MENU

MENU

MENU

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

MENU

MENU

MENU

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

ESPRESSO FLAT WHITE LATTE CAPPUCCINO HOT COCHOCOLATE LEMONADE

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

CROISSAINT PAIN AU CHOCOLAT CINNAMON TWIST SOUR DOUGH TOAST FRITATTA

SACRED HEART DAYCARE

MINIMUM - THE NEST

MODERATE - THE FRAME

MAXIMUM - THE STACK

24 units total, 5 unit types

48 units total, 4 unit types

59 units total, 3 unit types

- least disruption to the original facade -least spatial ef ficiency -preserves the sanctuary space -fewest units -the most communal interaction

-units intearct with the existing church shell -grandness of sancturay is -activates the facade -private exterior space for each unit -least communal space for residents

-maximum units -violates the nature of the original building -grandness of sanctuary is preserved -several stories of commercial space -units don’t intract with sanctuary

GAINS AND LOSSES - 71

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WORKS CITED

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ANNOTATED BIBLIOGRAPHY 01 “Adaptive Reuse: History, Implications, and Case Studies.” Howard Building Corporation, April 27, 2021. https://www.howardbuilding.com/ news/2021/04/27/adaptive-reuse-history-implications-and-case-studies.

With the lack of available, undeveloped real estate in the US continuously shrinking, more and more designers and developers have turned to adaptive reuse projects. On the financial side, adaptive reuse projects can be more efficient and more cost-effective than ground-up construction, with adaptive reuse being 15-20% cheaper and taking 18% less execution time. Adaptive reuse also may include tax incentives, zoning assistance, and expedited approval processes, depending on the location. Beyond the financial benefits, adaptive reuse is also typically more sustainable than ground-up construction, requiring less resources. Adaptive reuse also provides the opportunity for cultural revitalization through the revival of older historic buildings.

With our project, we hope to identify the most cost effective ways to design our project so that we can fully reap the financial benefits of adaptive reuse.

02 “Who Is Homeless in the Bay Area - an Interconnected Region: Homelessness in the Bay Area.” Housing Impact Bay Area, December 23, 2021. https:// housingimpactbayarea.org/who-is-homeless-in-the-bay-area/#:~:text=%2D1%25,than%2070%25%20are%20living%20unsheltered.

California’s Bay Area faces a severe housing crisis, wih more than 35,000 homeless people in the region. 70% of those 35,000 are living unshelttered, and this number has been rapidly increasing since 2011. Each year, new housing solutions are created, but they cannot keep up with the rapidly increasing homeless population. Two of the primary causes of homelessness in the region are related to home prices (rent increases and foreclosure), with nearly half of all renters in the area spending more than 30% of their income on housing alone. The Bay Area is home to some of the wealthiest people in California, yet over 500,000 people in the region were living below the poverty line in 2019. With the housing crisis reaching new highs, it is vital that more housing projects are created within the Bay Area to provide more solutions to the ever-growing problem.

03 Pajnowska, Karolina. “Future-Proof: New Flexibility + Adaptive Reuse.” Behance. Accessed November 2022. https://www.behance.net/gallery/53389677/ FUTURE-PROOF-new-flexibilityadaptive-reuse Future-Proof arose as a thesis project exploring the potentials of designing a building that will stand the test of time. Though this project does not have a defined program, it is in the programmatic ambiguity that the building’s potential is fully realized. Rather than relying on moving walls or folding elements which are often seen in architecture projects rooted in flexibility, this project creates adaptability simply due to its spatial variety. Wide galleries are framed by smaller perimeter spaces that could easily be separated into smaller units by partition walls to create residential or office spaces. Similarly to this project, we hope to remain true to the church’s original integrity when implementing our own adaptive reuse methods.

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04 “Productive Articulations.” Europan. Accessed November 2022. https://www.europan-europe.eu/en/exchanges/productive-articulations.

Studio TXKL’s Productive Articulations grapples with reconciling the old with the new in post-industrial sites in European cities through adaptive reuse. Their focus site was the NSC textile factory in the Alsatian town of Guebwiller, France. One of the primary goals behind the project was to preserve the factory’s history while also introducing changes that would better serve the surrounding community - creating a project that would catalyze the city’s transition between older buildings and the broader city. Beyond simply breathing new life into these buildings, this project attempts to meet the city’s housing needs by introducing housing “sheds” within the project. Many of the ideas presented in this project are relevant to our own thesis, particularly when it comes to finding ways to stitch abandoned buildings back into the fabric of the city and preserving the historic value of the original building.

05 “Tattara, Martino. “Dogma. Reformulations About the Generic and the Collective.” Metalocus, November 12, 2022. https://www.metalocus.es/en/news/mar tino-tattara-dogma-reformulations-about-generic-and-collective.

Dogma’s project in Brussels Do you see me when we pass? examines the micro home and the relationship between the private and the collective. In some cases these units can be very similar to hotels with more collective spaces; however, their approach is more similar to a private apartment, with a bathroom, kitchenette, bedroom, and parlor. In San Francisco, this typology spread extensively, to the point that entire neighborhoods such as Fillmore and South Market were almost exclusively built of them. Their project also examines the use of modules and how they can be organized to create spaces that are customized to the user. Similarly, we see our project as a backrop which the user can customize to their own tastes 06 Terner Center. “The Cost of Building Housing Series.” Terner Center For Housing Innovation. UC Berkeley, July 27, 2021. https://ternercenter.berkeley.edu/re search-and-policy/the-cost-of-building-housing-series/.

When considering the financial model for our thesis and whether it would be more cost effective to demolish and rebuild versus retrofit the abandoned churches we have catalogued, we looked to the Terner Center’s research series that examines the array of costs associated with building housing in the Bay Area. This ranges from construction costs to the costs of service fees, regulation, and affordable housing requirements— especially how they have increased over time. By analyzing these cost components—individually and as they accrue collectively, we can start to get a better idea of what kind of costs there may be when creating affordable housing as well as how adapting may be more cost effective, especially when our selected buildings are in good condition.

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ADDITIONAL SOURCES “201 Caixaforum Madrid.” Herzog & de Meuron. Accessed May 2023. https://www.herzogdemeuron.com/projects/201-caixaforum-madrid/.

“230 Elbphilharmonie Hamburg.” Herzog & de Meuron. Accessed May 2023. https://www.herzogdemeuron.com/projects/230-elbphilharmonie-hamburg/.

“263 the Tate Modern Project.” Herzog & de Meuron. Accessed May 2023. https://www.herzogdemeuron.com/projects/263-the-tate-modern-project/.

Aguilar, Cristian. “Convento Das Bernardas / Eduardo Souto de Moura.” ArchDaily, June 19, 2015. https://www.archdaily.com/643576/convento-das-bernardas-eduardo-souto-de-moura.

“Alameda County Title Insurance Co.. Building.” LocalWiki. Accessed May 2023. https://localwiki.org/oakland/Alameda_County_Title_Insurance_Co._Building.

“City Historical Buildings Lists.” Alameda Architectural Preservation Society. Accessed November 2022. https://alameda-preservation.org/publications/city-historical-monuments/.

Dahlstrom-Eckman, Azul. “How Oakland’s 16th Street Train Station Helped Build West Oakland and the Modern Civil Rights Movement.” KQED, April 14, 1970. https://www.kqed.org/news/11910890/how-oaklands-16th-street-train-station-helped-build-west-oakland-and-the-modern-civil-rights-movement.

Dauden, Julia. “Lina Bo Bardi and the Generosity of the Streets.” ArchDaily, June 29, 2020. https://www.archdaily.com/941823/lina-bo-bardi-and-the-generosity-of-the-street.

Dineen, J.K. “Yes in God’s Backyard: Bay Area’s New Answer to the Housing Crisis Might Be Church Property.” San Francisco Chronicle, January 28, 2020. https://www.sfchronicle.com/bayarea/article/Yes-in-God-s-Back-Yard-Bay-Area-s-new-answer-15002873.php.

“FRAC Nord-Pas de Calais, Dunkerque.” Lacaton & Vassal. Accessed May 2023. https://www.lacatonvassal.com/index.php?idp=61.

Francisca González, Maria. “Wrightwood 659 Exhibition Space / Tadao Ando Architect and Associates.” ArchDaily, November 6, 2018. https://www.archdaily. com/905366/wrightwood-659-exhibition-space-tadao-ando-architect-and-associates.

Katayama, Devin, Ericka Cruz Guevarra, and Alan Montecillo. “The Story of Change in Oakland through the Old Capwell Building.” KQED, February 14, 2020. https://www.kqed.org/news/11801618/the-story-of-change-in-oakland-through-the-old-capwells-building.

“Lyon Opera House.” Ateliers Jean Nouvel. Accessed May 2023. http://www.jeannouvel.com/en/projects/opera-3/.

Metz, Mike, and Richard A Walker. “Central Electrical Substation (Former) - Alameda CA.” Living New Deal, August 23, 2021. https://livingnewdeal.org/projects/central-electrical-substation-former-alameda-ca/.

“National Register #01001179: Don Lee Building in San Francisco, California.” National Register of Historic Places in San Francisco. Accessed November 2022. https://noehill.com/sf/landmarks/nat2001001179.asp.

National Register #09001117: Armour & Co.. Building in San Francisco, California. Accessed May 2023. https://noehill.com/sf/landmarks/nat2009001117.asp.

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National Register #10000112: Sacred Heart Church in San Francisco, California. Accessed May 2023. https://noehill.com/sf/landmarks/nat2010000112.asp.

“Neues Museum.” David Chipperfield Architects. Accessed May 2023. https://davidchipperfield.com/projects/neues-museum.

Noehill in San Francisco. Accessed May 2023. https://noehill.com/sf/landmarks/sf002.asp.

Phillips, Ryan. “Once the Center of Civic Life, Former Oakland Auditorium Now Vacant with Future Still Uncertain.” Oakland North, June 29, 2019. https://oaklandnorth.net/2012/02/13/once-the-center-of-civic-life-former-oakland-auditorium-now-vacant-with-future-still-uncertain/.

Pintos, Paula. “Wagenhallen Stuttgart Cultural Center / Atelier Brückner.” ArchDaily, December 6, 2021. https://www.archdaily.com/951609/wagenhallen-stuttgart-cultural-center-atelier-bruckner.

Rep. El Rey Landmark Designation Report. San Francisco , CA, 2017.

Rep. Sacred Heart Landmark Designation Case Report. San Francisco, CA, 2016.

Rep. San Francisco Housing Needs and Trends Report, 2018.

“RPBW Architects - Renzo Piano Building Workshop.” RPBW Architects. Accessed May 2023. http://www.rpbw.com/project/renovation-and-expansion-of-the-morgan-library.

Saieh, Nico. “Convent de Sant Francesc / David Closes.” ArchDaily, July 9, 2012. https://www.archdaily.com/251389/convent-de-sant-francesc.

Saieh, Nico. “Jaegersborg Water Tower / Dorte Mandrup.” ArchDaily, October 6, 2008. https://www.archdaily.com/6748/jaegersborg-water-tower-dorte-mandrup-arkitekter.

“San Francisco Landmark #85.” San Francisco Landmarks. Accessed November 21, 2022. https://noehill.com/sf/landmarks/sf085.asp.

“San Francisco Landmark #99: Schoenstein Organ Factory.” San Francisco Landmarks. Accessed November 2022. https://noehill.com/sf/landmarks/sf099.asp San Francisco landmark #252: St. Brigid Church. Acce San Francisco Landmark #204: Nuestra Senora de Guadalupe. Accessed May 2023. https://noehill.com/sf/landmarks/sf204.asp.

“Sverre Fehn.” Hedmark Museum by Sverre Fehn (699AR) - Atlas of Places. Accessed May 2023. https://www.atlasofplaces.com/architecture/hedmark-museum/.

“The Bay Area’s Housing Deficit - Past and Future.” California YIMBY, May 26, 2020. https://cayimby.org/the-bay-areas-housing-deficit-past-and-future/.

“The Porter House.” SHoP. Accessed May 2023. https://www.shoparc.com/projects/porter-house/.

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