JOHN F. WILLIAMSON | AIA | LEED BD+C | Architecture+Design : Volume Two

JOHN F. WILLIAMSON

AIA

LEED BD+C

JOHN F. WILLIAMSON

AIA

LEED BD+C

Architecture+Design Volume Two

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LAKE CITY

Land Use Analysis

Contents

The selected works contained here represent architecture and design efforts completed by a team of design professionals from Valerio Dewalt Train Associates and Mithun.

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BO O LT N T EE R ST

MAIN STREET Outdoor cafes, stormwater planters, public open space

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PARK STREET Tree alley, bike lanes, stormwater planters

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GREEN STREETS Stormwater planters, pocket parks, permeable paving T

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WOONERFS Cafes, art walks, green walls

T EE R ST

MEWS Front stoops, rooftop terrace, cobble paving

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Mixed-Use Baltimore

$ MD

50M

MADISON PARK MIDTOWN - PHASE 1

Concept Design | 14 November 2014

450K

STATE CENTER MIXED-USE DEVELOPMENT Project Architect+Designer Located at one of the most active transit nodes in Baltimore, Madison Park / Midtown is a twenty-eight acre urban redevelopment project that will transform a 1960’s state government ofice campus into a vibrant mixed-use, TOD community. This project will consolidate many of Maryland’s state ofices, introduce new retail and offer a range of quality housing choices for in-city living. With a Metro station and Light Rail station on site and easy connections to Amtrak’s

Site Axon

Parcels G and I2 4

high-speed Northeast Corridor service at nearby Penn Station, this project offers residents and employees frequent transit connections and freedom from the costs and burdens of car ownership. Surrounded by diverse neighborhoods rich cultural history, State Center’s central location provides access to institutions such as the Baltimore Symphony Orchestra’s Meyerhoff Hall, Maryland Institute College of Art and the historic Pennsylvania Avenue district.

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Daylighting of the ofice areas is ine tuned through several metrics which pertain to the depth of the ofice space from exterior windows and the size and orientation of those windows from the natural path of the sun. An optimal balance is struck through a complex weighing of criteria to create an eficient and usable ofice layout and structural bay while simultaneously allowing adequate daylight to the penetrate the space. Once this balance is created the façade glazing must be studied to respond to the daily and annual changing sun path. Each façade has a different orientation to these natural paths and must respond to create the best interior space possible.

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60%

The investigation of daylight within the proposed DHMH | DOIT | Private ofice building is central to two components of the design – optimizing daylight for the ofice environment and connecting the building streetscape and entry sequence to natural processes within the building as a statement promoting the healthy workplace within.

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HARVESTING THE SUN

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Daylight Autonomy

RAD Daylight Factor

RAD Illumination

Usable Daylight Index

As part of this effort to open the building to natural light, the courtyard has been designed to funnel light from the south throughout the year as well as respond to the summer/winter solstice and biannual equinox. By opening the loor of the courtyard and pulling day light through the building in the direction of the street a connection is made between day light, open space, interior space and streetscape.

E June 21

4:00 AM

December 21 4:00 AM

7:24 AM

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N

S

4:44 PM

10:00 PM

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COURTYARD OF SEASONS AND LIGHT

Dappled light ilters through the courtyard trees which emphasize the changing seasons and creating moments throughout the year.

Creating an event out of every light connects viewers to the natural elements around them.

The courtyard located on the second loor is central to the building and integral to utilizing day lighting and seasonal variation to create a more eficient building as well as an aesthetically dynamic experience.

The courtyard has been designed to embrace the southern orientation to bring in natural light in support of the proposed vegetation and human experience.

The awareness of seasonal changes is achieved by the use of natural materials like water and vegetation

EQ

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PARTICULAR ANGLES OF SUN WILL BE PROJECTED DOWN INTOprojected THE LOBBY AND UP into Particular angles of sun will be down ONTO THE CEILING. the lobby and up onto the ceiling.

WIN

CREATINGCourtyard AN EVENT OUT OF EVERYDAY Section though LIGHT CONNECTS VIEWERS TO THE NATURAL ELEMENTS AROUND THEM.

DAPPLED LIGHT FILTERS THROUGH COURTYARD TREES

which change with the seasons and promote the natural variation of light throughout the day and the year. The courtyard has been designed to funnel light from the south throughout the year as well as respond to the summer/winter solstice and biannual equinox.

O RS TE

By opening the loor of the courtyard and pulling day light through the building in the direction of the street a connection is made between day light, open space, interior space and streetscape.

ICE LST

SITE PLAN AND TYPICAL OFFICE LEVEL PERFORMANCE Ofice loors in the DHMH | DOIT | Private ofice building are designed to optimize the eficiency of building engineering systems to save energy, reduce the carbon footprint, increase daylight access and improve the workplace environment for the health and well being of the inhabitants.

The loor plate dimensions have been studied to maximize daylight penetration across the workspace, while the core arrangement and circulation paths utilize typically dark portions of the loor plate. Services like toilet facilities, data and electrical closets, elevators and stairways are sized and located to meet building code and program requirements, while reducing travel distances to ease circulation and reduce service runs.

The size, proportion and design of the loor plates are balanced with the building volume to increase loor-to-wall eficiency, and the structural steel super structure is optimized to reduce structural weight over increased spans that support eficient interior ofice planning. The resulting regularity of the building geometry and interior form support current industry standards for enclosed and open ofice space. If future development necessitates a new workspace demising plan, a tenant improvement strategy can be created to allow for multiple tenants while maintaining the building systems and healthy building design strategies. Structural Grid 30’ x

PEDEST Pedestrian SUPPOR Support/Egress SUPPOR VEHICULAR

Vehicular

VEHICULAR



PEDESTRIAN TRAFFIC FROM METRO STOP

  

EGRESS



F.F. IN EGRESS

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  

 





 









EGRESS

 



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Travel Distances

Daylight Penetration

Tenant Allocation Circulation and Structural Grid

30’ Sub-divisibility Tenant 1 inhibit future enhancement of the building systems.

In concept, the preferred scheme balances structural grid eficiency with loor plate depth, maximizes the courtyard geometry to increase day light and expands the building footprint to optimum eficiency, while still leaving ample space for future residential development along Madison Street. Raising the courtyard to the second loor allowed for larger program spaces that require ground level access to be accommodated, while preserving space above for regularly occupied ofice areas that beneit from natural daylight.

RNATIVE 08

Option 09 | The Winner!

OPTIMIZING THE FORM The building form for the new DHMH | DOIT | Private Ofice building was investigated carefully and multiple options explored, to balance the wall-to-loor and building eficiency, zoning (PUD) bulk requirements, day light penetration and program allocation aspirations, with the qualitative goals of creating a healthy workplace. Through the concept phase the design team has worked to synthesize these into a viable project for the tenant, neighborhood, community and city of Baltimore.

One fundamental goal of the design as supported by the project goals and master plan initiatives has been to create an appropriate addition to the neighborhood, one that will activate the street and be in scale with its neighbors.

As seen in the plan, section and axonometric diagrams below iterations were compiled to ind the optimal design to meet the project brief. Since creating a healthy working Option 07

SEATTLE / Pier 56, 1201 Alaskan Way, #200 / Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300 / San Francisco, CA 94104 / 415.956.0688 Š Mithun, All Rights Reserved / mithun.com

Option 06

10/02/14

Option 08 environment is important, the loor plate depth and size/ STATE CENTER | ALTERNATE 01 - AXON DIAGRAMS orientation of the courtyard have been paramount in choosing a design direction. Also key to this investigation is the goal that this be a Net Zero Ready ofice building which does not inhibit future enhancement of the building systems.

SEATTLE / Pier 56, 1201 Alaskan Way, #200 / Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300 / San Francisco, CA 94104 / 415.956.0688 Š Mithun, All Rights Reserved / mithun.com

10/01/14

In concept, the preferred scheme balances structural grid eficiency with loor plate depth, maximizes the courtyard geometry to increase day light and expands the building footprint to optimum eficiency, while still leaving ample space for future residential development along Madison Street. Raising the courtyard to the second loor allowed for larger program spaces that require ground level access to be accommodated, while preserving space above for regularly occupied ofice areas that beneit from natural daylight.

STATE CENTER |

ALTERNATIVE 06 - AXON DIAGRAMS

Option 05

Elevator

ELEVATO

Garage

GAR

634 SF

Open Ofice

OPEN OF

Retail

RET

Service

SER

Shaft

SH

Stair

STAIR

GROUND LEVEL AND PROGRAM The location of ground loor program is essential in creating a streetscape dynamic which supports the proper activity to engender community esprit de corp. Locating desirable retail along Eutaw and a prominent building entry on Preston, both of which address the transit center to the north are intended to create a destination for the DHMH | DOIT workforce that will also support high demand retail.

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A generous and welcoming building lobby is provided on W. Preston Street, which provides access to the ofice areas above, as well as ground level access to the DHMH conference and Emergency Operations area beyond.

Locating those spaces that will be used for public meetings and events on the ground loor will simplify security screening and reduce the need for special visitor access to secure ofice areas. Secure storage is also located on the ground loor, adjacent 3 to a secure loading dock.

P1 | Parking

GROSS AREA

73,761 SF

P2 | Parking GROSS AREA

In an effort to activate the woonerf on the southeast side of the building, ground level program is needed.

Ofice and data center space for DOIT, retail space and a bicycle entry are located along this faรงade to create a diversity of use and interaction. Bicycle storage with shower and changing areas are provided as a building amenity to encourage transportation alternatives.

P3 | Parking

GROSS AREA

L2 | Ofice

L7 | Ofice

L3 | Ofice

L8 | Ofice

L4 | Ofice

L9 | Ofice

L5 | Ofice

L10 | Ofice

L6 | Ofice

Roof

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Parcel G Test Rendering

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NORTH EUTAW STREET ELEVATION The proposed facade study is a cost effective integration of precast concrete, metal panel, unit windows and curtain wall system which speaks to the contextual historical architecture but creates a composition of these elements to be of it’s time.

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NORTH PRESTON STREET ELEVATION The other dominate facade located on Preston Street integrates the building podium, ofice loors and service areas into one composition. Preston is a signiicant street since it represents the local watershed.

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NORTH MADISON AVENUE ELEVATION The Madison Avenue elevation dynamic is dificult to resolve since the master plan designates that this elevation would have residential up against the facade.

The lower level also has mechanical louvers and parking ramp interface.

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WOONERF ELEVATION The woonerf elevation is the lowest in height since it interfaces with the highest portion of the site. There remains glazing on the ground level for access to public program as well as interaction with the proposed school across the street.

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2014

Rendering | Entry Detail

Residential Chicago

$ 25.5M IL

177K

STATE+HURON RESIDENTIAL DEVELOPMENT Project Manger+Architect Located near Chicago’s River North shopping area this thirty-one story high rise development is designed to be luxury rental units. The constrained site dimensions created challenging site access and coordination issues but resulted in a beautifully proportioned and very eficient design solution to create a one of a kind residential experience.

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Rendering | Southwest

ROOF EL. +341' - 9" EXTERIOR MATERIAL LEGEND 01 VISION GLASS IN GLAZING SYSTEM 02 EXTERIOR SOLID PANEL SYSTEM 03 SPANDREL GLASS IN GLAZING SYSTEM 04 PERFORATED METAL PANEL SYSTEM 05 ARCHITECTURAL CONCRETE

01 LEVEL 29 EL. +286' - 9"

LEVEL 21 EL. +205' - 9"

01

02

23 STATE STREET ELEVATION

LEVEL 5 EL. +49' - 9" 03 W/ SOLID PANEL BEHIND 04

RESIDENTIAL PARKING ENTRY

01 | VISION GLASS SSG SYSTEM

RETAIL

02 | PORCELAIN PANEL

LEVEL 01 EL. +0' - 0"

03 | SPANDREL GLASS SSG SYSTEM LEVEL LL

ROOF ROOF EL. +341’-9” EL. +341' - 9"

01

LEVEL 29 29 LEVEL EL. +286’-9” EL. +286' - 9"

02

LEVEL 21 21 LEVEL EL. +205' - 9" EL. +205’-0”

01

02

04

24 02

HURON STREET ELEVATION

LEVELLEVEL 5 5 EL. +49' - 9" EL. +49’-9” 01 W/ SOLID PANEL BEHIND 01

RETAIL

04 | PERFORATED METAL

RESIDENTIALRESIDENTIAL ENTRY LEVEL 01 ENTRY EL. 0’ -EL. 0” +0' - 0"

05 | ARCHITECTURAL CONCRETE

LEVEL LL

PROJECT NA

PUBLIC ALLEY

APE LEGEND

PROJECT AD LEVEL 32

N

PAVERS F OR AREA

PAVERS

EXHAUST FANS

EXHAUST FANS

32%

NORTH STATE STREET

OPEN TO CHILLER YARD BELOW

MECHANICAL AREA

EXHAUST FANS

LEVEL 32

LCULATIONS ESS MECH.) 5465 SF 1773 SF

LEVEL 29

GREEN ROOF

PAVERS DOG RUN

GREEN ROOF

TERRACE PAVERS

LEVEL 29

MECHANICAL AREA

PAVERS

POOL PAVERS

LEVEL 29

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SHADE TREE IN RAISED CURB PLANTER, 3 TYP. SHRUBS, PERENNIALS AND GROUNDCOVER, TYP

EAST HURON STREET 25' - 0"

25' - 0"

SHEET NUM

0'

© 2013 VALERIO DEWALT TRAIN ASSOCIATES, INC

8'

16'

32'

500 North Dearborn Street, Suite 900, Chicago, Illinois 60654 T 312.260.7300 F 312.260.7301

AMENITY FAR BONUSES In an effort to fully realize the developers proforma, extensive study was put into understanding the full range of FAR bonuses which include street improvements, green roof and affordable housing fund. The limit of the site size required these improvements as well as the ability to raise the allowable building height. This was attainable through negotiations with the City of Chicago through the local alderman’s ofice.

PD‐

GROUND AND PARKING LEVELS PROPERTY LINE

RESIDENTIAL PARKING ENTRY

SERVICE AND LOADING ENTRY

PUBLIC ALLEY

8% RAMP

TRASH LO AD ING

16% RAMP

STAGING TRASH STORAGE

NORTH STATE STREET

The limited site area of about 8500 SF created a unique design challenge to create viable retail, a boutique residential entrance and vehicular access ramp to limited parking on the podium levels.

Since eficiency was necessary in every decision, no area was left without consideration when laying out everything from the beautiful yet functional lobby to the core design. Although not shown here, all services entered the building through a sub-grade basement mechanical level.

DRY CLEANING/ PACKAGE

RETAIL AREA 2 1,096 SF

LEASING

RETAIL AREA 1 2,055 SF RESIDENTIAL LOBBY

PROJEC

EAST HURON STREET

LEVEL 1 | Ground Floor

8% RAMP

22' - 10"

PROJEC

8% RAMP

22' - 0"

16% RAMP

ACCESSIBLE PARKING AT LEVEL 2 ONLY (2 REQUIRED)

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8% RAMP

8% RAMP

20' - 5 1/4"

Although the parking levels by conventional standards are considered ineficient, the building met the minimum parking standards

by Chicago Zoning Ordinance and still met parking operations standards required by the parking consultant. Once again, the constraints created by a tight site as well as FAR considerations made simple design decisions more dificult but resulted in a very eficient design solution for the site.

LEVELS 2-4 | Parking Levels

SHEETÂ N

The upper level planning methodology, as in any eficient high-rise endeavor, was to stack structural grid and core elements when possible; however, the magic of the building form begins and ends with the planning which, once establish, is dificult to change once consultantPROJECTÂ NAME coordination begins.

Once the cores are established the ability to manipulate the building form becomes easier, especially with the liberties allowed with a post-tensioned concrete super structure. PROJECTÂ ADDRESS The program of unit mix is unique since there was a request by the client for very large luxury units which would occupy the upper loors above more traditional market rate units. A major dificulty with planning a residential building vertically with changing program is reconciling the building services in an economical way; however, the beneit of tight riser locations is this allows more formal liberties which are made to the living spaces at the perimeter of the building. This design was able to do both well with a lot of effort of the design team.

Although there is a low unit count, the upscale market this building was designed for required a full residential amenity package which included rooftop pool, itness center and community room.

PROJECT NAME

PROPERTY LINE

-03 2 BR 1376 SF

PROPERTY LINE

PROJECT ADDRESS -05 1 BR 719 SF

-06 STUDIO 566 SF

-04 1 BR 659 SF UP

-02 2 BR 1034 SF

-03 1 BR 659 SF

-01 STUDIO 541 SF

-02 1 BR 719 SF

-01 2 BR 1349 SF

LEVELS 21-27 | Three Unit Levels

LEVELS 5-20 | Six Unit Levels

PROJEC

PROPERTY LINE

PROJEC -02 3 BR 1879 SF

SHEET NUMBER

PD‐04 STORAGE

FITNESS CENTER 1097 SF

COMMUNITY ROOM 614 SF B / PD-06

28

POOL

CABANAS

A / PD-06

-01 3 BR 1825 SF

LEVELS 28-29 | Two Unit Levels

GRILL STATION

LEVELS 29 | Amenity Level

SHEET

29

Rendering | Southeast

Through extensive coordination with the community and alderman’s ofice, it became very important to create a building that hid the parking levels at the podium.

Additionally, the slender and delicate nature of the tower meant that any strong base element would detract from the simple building form. Thus, the base was designed to continue the tower materials through the base with the use of perforated metal panel and spandrel glass which both mask the utilitarian nature of the parking and also unify the composition.

Podium Rendering | Day Studying the building design at night was important to communicate the transparency of the podium materials to demonstrate that the building was designed to have vibrant retail experience as well as hide the parking levels above.

The East facade presented a challenge to compose the materials in a way that the back of the core had the same design language as the rest of the facade. Some transparency was introduced in the stairwells to aid in breaking down the scale.

Podium Rendering | Night

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