keystone: a healing community
DESCRIPTION
A community to support single mothes and their children through the cohousing modelTRANSCRIPT
thesis 1project goal 2affordability 3, 4, 55 points introduction 6history 7,8demographics 9, 10the neighborhood 11, 12the site 13, 14resources & amenities 15, 16zoning 17, 18, 19 ,20design principles 21, 22program 23codes 24, 25, 26, 27ada 28, 29landscape 30, 31daylighting 32sustainability 33, 34, 35solar energy 36the future 37, 38
a healing community for single mothers and their children
thesis 1project goal 2affordability 3, 4, 55 points introduction 6history 7,8demographics 9, 10the neighborhood 11, 12the site 13, 14resources & amenities 15, 16zoning 17, 18, 19 ,20design principles 21, 22program 23codes 24, 25, 26, 27ada 28, 29landscape 30, 31daylighting 32sustainability 33, 34, 35solar energy 36the future 37, 38
_table of contents
Cover image: A shared street in Copenhagen, DK
Hailing from Denmark in the mid 1960s, the concept of cooperative and collaborative housing evolved under the need for community amidst existing Danish housing. "The Missing Link between Utopia and the Dated Single Family House", published in 1968 by Jan Gudmand Høyer, seen as one of the founders of cohousing, honed in on the typology as an antidote to the lack of interaction found throughout suburbia. The idea behind cohousing was simple; embrace and nurture community. Cohousing became a way in which groups of friends or neighbors could craft a strong sense of social, environmental, and economical sustainability. In Danish the word for this type of housing is called bofællesskaber, translated into English as “living communi-ties”. Translated once again into design, cohousing becomes a vehicle for architecture to provide protection, comfort, and delight in and around the home.
This type of living, however, has only been accessible to those with the adequate funding. High monthly or yearly dues, lack of rentable units, far from public transit, or strict guidelines strongly limits the type of person that can be apart of this type of living. Cohousing, benefitting numerous facets of healthful living, should be attainable despite income level. Most cohousing currently shows a vast majority of communities set in areas of high property value, be it college towns or the outskirts of major metropolitan cities. Although numerous people find value in knowing your neighbor as well as being apart of a greater entity, this specific collaborative housing would greatly benefit the a person without access to a healthy living environment.
The focus of this project was aimed at aiding the single mother and her children and using cohousing as the healing environ-ment for which this type of family would be able to thrive. The typology of cohousing would act as the foundation for moti-vated, low-income, single mother families to make the transition from public assistance to personal self-sufficiency through subsidized housing. Whether fleeing domestic abuse, on the verge of homelessness, or simply down on luck, this community has the capacity to form a supportive family through the guidelines of cohousing. A community that is safe, affordable, and empowering is a community that can transform the home and its reaches into a place of healing. It must be a place where kids can play freely, adults can support one another, and where they all together be heard and understood. Simply put, the cohous-ing community would be giving the power back to individuals that have felt powerless.
_thesis1
2
#1: transition, finding new direction #2: A Way to deal with stress, loss, isolation, and barriers #3: PROVIDE social support, the need for informational, emotional, and tangible support.
Social Services
Social Support
(cohousing m0del)
WORK
Safety (courtyard Typology)Many Mothers
(cohousing Model)
Healthy MeaLS
Transportation
_project goal
The term “affordable” does not in fact mean what I can afford to pay. The US Census and other federal agencies, like the U.S Department of Housing and Urban Develop-ment define housing as affordable if the costs (rent and utilities or mortgage, taxes, insurance, and HOA dues) are no more than 35% of a household’s gross income. This 35% cap has risen from 25 percent over the past few of decades. Relatively few homes are built for those Americans on the downside of the national median. In response to this fact, an increasing number of cities and regions in higher income/high growth/expensive market areas now have what is referred to as inclusionary zoning. This type of zoning is aimed at ensuring that more housing supports greater income diversity. In some parts of the US, like California and New Mexico, 10, 20 up to as high as 30% of units in a development must be selling or renting below market rates. Thus, affordable housing has been subsidized in some way to make it available to a wider spread demographic. More specifically, for housing to be affordable, rent and sale prices must cost no more than a third of the household’s monthly income. Most inclusionary zoning requires that a one fifth of new units be affordable to families making 80 to 120% of median income for homeowners in a specific state. In the case of rental units, renters earn 30 to 80% of the median income.
_what is affordable?3
children living with a single mother are
poor or low income,
compared with less than a third of
children living in other types of
families.
10IN
4_PUBLIC AFFORDABLE HOUSING SUBSIDIES AND FINANCING SOURCES (HUD)
1. Community Development Block Grant Program (CDBG)DESCRIPTION: A cohousing group may be able to utilize the CCDBG Program as a capital subsidy which would provide grant funding to municipalities to expand economic opportunities for the low and moderate income demographic. ELIGIBLE PROJECTS: Rental or housing rehabilitation loans or grants to organizations (*childcare)AFFORDABILITY REQUIREMENTS: At or below 50-80% of AMI (multifamily buildings, at least 51% of the units must be occupied by low or moderate income households)
2. Low Income Housing Tax Credit (LIHTC)DESCRIPTION: Cohousing groups may be able to utilize this LIHTC program as a capital subsidy. The LIHTC program focus is to increase the supply of affordable housing by offering federal income tax credits to investors – provides equity to the owner of the project- lowers rent to residentsELIGIBLE PROJECTS: Rental / multifamily, single-family housing, and new constructionAFFORDABILITY REQUIREMENTS: At or below 50-60% of AMI( 20% or more of the units are rent restricted and occupied by persons at 50% of AMI or less (20/50 projects) OR 40% of the units are rent restricted and occupied by persons at 60% of area median or less (40/60 projects))
3. HOME Investment Partnerships ProgramDESCRIPTION: Can be utilized as either a capital or operating subsidy. This program provides federal block grants (use the funds for a variety of rental and homeownership, offers down payment assistance)ELIGIBLE PROJECTS: Rental or homeownership / grant or a loan to buy existing housing or vacant land for affordable housingAFFORDABILITY REQUIREMENTS: At or below 50-80% of AMI (At least 90% of the units must be occupied by households with incomes below 60% of AMI and 10% of the rental units can benefit those with incomes up to 80% of AMI)
4. Federal Private activity tax-exempt bonds for housingDESCRIPTION: Private activity bonds are issued by state and local governments to support the stated public purpose (private activity bond issuer must hold public hearings to demonstrate such public purposes) ELIGIBLE PROJECTS: Rental or homeownership / 2 types of housing bonds: Mortgage Revenue Bonds (single-family home) multifamily housing bonds, which finance the acquisition, construction, and rehabilitation of multifamily developments AFFORDABILITY REQUIREMENTS: At or below 115% of AMI. (MRB mortgages are limited to first-time homebuyers)
5. Federal Housing Choice (Section 8) VouchersDESCRIPTION: Section 8 Vouchers as an income supplement for residents (tenants typically pay 30% of their income toward rent)ELIGIBLE PROJECTS: Rental or homeownership / Must meet HUD housing quality standards & enter into a Housing Assistance Payment contract with the local public housing authority AFFORDABILITY REQUIREMENTS: At or below 50% of AMI. A PHA must provide 75% of its voucher to applicants whose incomes do not exceed 30 percent of the AMI
6. Low Income Home Energy Assistance Program (LIHEAP)DESCRIPTION: Utilized as a resident income supplement (federal block grant program to help low income families meet the heating and cooling costs)ELIGIBLE PROJECTS: Rental or homeownership / subsidizes the cost of residentialheating or cooling fuelsAFFORDABILITY REQUIREMENTS: At or below 60-75% of the statewide AMI. States are to target assistance to low income households with the lowest income and highest energy needs
7. Project-Based Rental Assistance (PB Section 8)DESCRIPTION: Utilized as an operating subsidy (component of public housingagencies ELIGIBLE PROJECTS: Rental or homeownership (owners are required to make the units available to low and moderate income households with HUD approved rents throughout the mortgage or Section 8 contract termAFFORDABILITY REQUIREMENTS: At or below 30-50% of AMI (preference in selection to households where one or more mem-bers have a special need)
8. Self-Help Homeownership Opportunity Program (SHOP)DESCRIPTION: Used as a capital subsidy (competitive grant program that provides funds to national and regional nonprofits that assist low income families in building their own homes) ELIGIBLE PROJECTS: Homeownership AFFORDABILITY REQUIREMENTS. At or below 80% of AMI / SHOP funds have been used to support the work of self-help housing organizations
5
6
_5 points SITE: 26th and Lawrence - 1 miles outside of Downtown Denver, Colorado, USA5 Points Neighborhood
DENVERCOLORADO SITE
This specific neighoborhood was primarily chosen for its proximity to various resources. The site is surrounded by public transit stops currently and near the future extension of the lightrail which will become direct access to the downtown of Denver. The location is additionally near three elementary schools, a community college, medical center, and hospital. This area was secondly chosen for the high number of single mothers and children, especially those in poverty, nearly 50% (U.S. Census Bureau 2010). Although this project will aim to be as integrated as possible, the immediate need for more permanent housing for single mothers is very apparent in the Five Points region of northern Denver. Social services that currently aid Denver with this issue limit the stay of mothers and their children due to the high number of people seeking assistance. Some can only offer stays of 30-90 days. Without places to go after this time, women tend to resort back to abusive situation, move to another shelter, or back to unsafe and unhealthy environments and thus find themselves in a cyclical trap of hopelessness (Karaim 2002). Many of the in-home stabilization programs in Denver offer only temporary housing without guarantee of transition into more permanent housing.
This area of Denver is additionally undergoing much infill planning, thus, the goal of the project is also to limit the gentrification of existing residents. Much of this infill has already begun and only two of the twenty-five projects include public housing options. 31.5% of people in the Five Points area are considered to be in poverty, compared to only 14.29% in the greater Denver area (U.S. Census Bureau). This project not only aims to assist those that would otherwise be forced out slowly from the area, but also strives to create an integrated, mixed-income neigh-borhood.
Five Points is one of Denver’s oldest historic neighborhoods adjacent to the downtown central business district. The neighbor-hood is located in the area of Northeast Denver where the original downtown street grid joins with the neighborhood street grid of the first Denver suburbs. Five Points came to significant historical prominence from the 1860s through the 1950s. The neighborhood was originally home to Denver's elite, housing mayors, governors, and prominent business people.
Five Points was considered the "Harlem of the West" due to its long prominent jazz history. It was the first predominantly African-American neighborhood in Denver. Through the 1920s up until the 1950s, the community thrived with a rich mix of local business and commerce along the Welton Corridor. The neighborhood offering butchers, real estate companies, drug stores, religious organizations, tailors, restaurants, barbers and many other main street uses. Welton Street was also home to over fifty bars and clubs, where some of the greatest jazz musicians of the 20th century, such as Billie Holiday, Duke Ellington, Miles Davis, Nat King Cole, Count Basie, Dizzy Gillespie and many other legends performed.
_history7
Five Points is one of Denver’s oldest historic neighborhoods adjacent to the downtown central business district. The neighbor-hood is located in the area of Northeast Denver where the original downtown street grid joins with the neighborhood street grid of the first Denver suburbs. Five Points came to significant historical prominence from the 1860s through the 1950s. The neighborhood was originally home to Denver's elite, housing mayors, governors, and prominent business people.
Five Points was considered the "Harlem of the West" due to its long prominent jazz history. It was the first predominantly African-American neighborhood in Denver. Through the 1920s up until the 1950s, the community thrived with a rich mix of local business and commerce along the Welton Corridor. The neighborhood offering butchers, real estate companies, drug stores, religious organizations, tailors, restaurants, barbers and many other main street uses. Welton Street was also home to over fifty bars and clubs, where some of the greatest jazz musicians of the 20th century, such as Billie Holiday, Duke Ellington, Miles Davis, Nat King Cole, Count Basie, Dizzy Gillespie and many other legends performed.
The Five Points community suffered, as many urban areas did, in the late 1950s through the late 1990s due to the influx of drugs and crime. Numerous properties were abandoned, the local economy collapsed, and the larger market was turned off by the happenings of the neighborhood. Through that time there were many starts and stops to redevelopment, but none suceeded. Five Points, simply put, became a ghetto in need of a larger vision and new generation of leadership and investment.
Five Points has been a community in change from the beginning of its existence. It has always been a neighborhood with a diverse economic mix of residents which is evident by the large variety of housing typologies that exist, mansions, rowhousing, low-income housing to elite condos. In the late 19th Century, however, the wealth began to move out of Five Points, choosing to make their home in the much more popular Capital Hill Neighborhood.
Five Points was also home to a large Jewish population and is still home to a former synagogue, Temple Emanuel, on the corner of 24th and Curtis. After WWII many Japanese-Americans called Five Points home. In fact, what is now Agape Church on the corner of 25th and California was once a Japanese Methodist Church. Attempts to build a strong business base along the once thriving Welton began again in 2009 with the formation of the Five Points Business District. Resistance to development and the refusal of some long-time property owners to sell or develop their properties is a major hindrance in this effort.
8
_demographics9
% Persons in poverty
% Single Mothers with Children in Poverty
% Households with Income less than 100% of Denver's Median Income
% Persons in povertyNumber of persons in families with total cash incomes less than federal poverty levels for same size families and number of unrelated individuals with incomes below federal poverty levels for a household of one as a percent of all persons. Both numerator and denominator exclude institutionalized persons, persons living in military group quarters and in college dormitories, and unrelated individuals under 15 years old. Source: U.S. Census Bureau. (2000: STF3A - Table P87)% Single Mothers with Children in PovertyNumber of single mothers with children in poverty as a percentage of all single mothers with children. Source: U.S. Census Bureau. (STF3A - Table P90)% Households with Income less than 100% of Denver's Median IncomeNumber of households with income <100% of Denver's median income as a percentage of all households Source: U.S. Census Bureau. (STF3A - Table P52)
TOTAL POPULATION OF FIVE POINTS:12,710% OF CHILDREN LIVING WITH A SINGLE MOTHER:9.5%1,207% OF POPULATION OF SINGLE MOTHERS WITH CHILDREN LIVING IN POVERTY:48.53%
TARGET DEMOGRAPHIC FOR PROJECT REACHES:586 Single mothers
10
_the neighborhood11
WHAT DETRACTS FROM THE 5 POINTS NEIGHBORHOOD?
denvergov.org - 5 Points Community Action Plan
WHAT DETRACTS FROM THE 5 POINTS NEIGHBORHOOD?
12
CLEANER / SAFERENVIRONMENT
MORE / DIFFERENTRESTAURANTS
PEDESTRIAN FRIENDLYSTREETS
BETTER SERVING NEIGHBORHOOD
SHOPS
_what would attract you?
_the site13
14
VACANT LOT
VACANT LOT
SUSTAINABILITY PARK
Potential link to existing lightrail
PARKING LOT
STRUGGLING BUSINESS DISTRICT
VACANT LOT -
NEW MULTI-FAMILY UNITSPart of city of Denverinfill planning
Potential link to creek path
ALLEY SYSTEMPOTENTIAL LINK TO FUTURE LIGHTRAIL
DENVER SUSTAINABLE CITIESBIKE KIOSK
RTD BUS STATION
MEDIUM TO FAST TRAFFIC
LIGHT TRAFFIC
TYPICAL NEIGHBORHOOD STREET - 38’-0” MAX6’-0” PLANTER
4’-0” SIDEWALK
CAR
CARPOOL
BUS WALKING
WORK AT HOME
OTHER
CURRENT MODES OF TRANSPORT
BIKE
_resources15
16
970 03
489 03
272 63
597 04
892 00
968 01
581 02
428 03
283 70
434 08571 85
571 85
279 06
242 63
222 97
694 07
485 02
713 00
91 98
192 63
496 00
449 70
193 82
546 03
452 56
654 81
654 81
313 99
216 63
226 63
9 25
1423
6
4
17
16
14
19
1312 10
24
29
15
2425
29
2
19
21
1
8
7
17
14
8 7
26
32
3
15
17
10
8
9
31
14
2324
25
5
3
17 18
29
17
14
11
3
6
15
15
27
18
16
26
6 4
15
13
9
6
28
3
20
9
27
30
32
16
15
9
6
17
5
A
13
11 10
25
3
3
25
27
7
27
4
1
12
11
16
25
27
12
26
32
19
30
16
21
28
54
9
23
12
30
18
2223
7
30
32
24
27
6
20
4
32
15
13
27
3031
16
20
1
6
28
16 12
28
65
4
25
2
23
31
32
17
19
11
15
26
2
3
11
29
24
30
3
24
2
19
3031
32
10
28
3 2
17
20
12
29
32
22
28
23
18
109
14
7
1
22
31
1110
2324
4
16
31
16
14
10
27
27
23
17
9
13
19
30
13
21
24
17
1
23
11
30
18
9
28 29 30
16
18
26
5
24
16
14
26
29
21
23
24
1
1
17 18
17
25
32
18
26
20
24
2
19
21
5
18
13
30
13
34
26
12
4
26
30
29
31
32
19
12
11
15
18
1
TRACT G
28
27
21
20
13
11
4
16
19
22
2
1211
30
21
22
21
23
4
4
2
21
11
8
13
24 25
19
1
20
22
11
18
10
5
4
15
14
8
5
2
22
8
10
68
15
27
1
15
21
22
24
27
4
28
26
21
8
26
18
1920
32
26
30
2
10
19
7
4
18
16
15
15
1413
20
17
28
16
19
10
10
1
5
17
21
11
12
2
21
25
18
29 32
25
3
2223
4
32
12
28
28
2
18
16
21
24
11
4
32
14
23
52
22
12
26
28
19
4
8
20
7
1413
11
27
1
2
30
28
26 28
30
30
16
13
2426
17
23
8
27
31
109
15
24
2
20
22
5
8
14
15
8
31
16
14
22
19 20
7
14
31
1
27
4
22
7
23
11
25
28
20
3
7
3
28
5
2
1615
23
24
29
26
1
24
5
19
32
11
6
5
18
8
27
30
4
30 31
8
20
26
7
4
24
6
12
10
30
1615
14
2627
1
26
19
10
22
7
13 12
9
23 24
26
2
20
7
29
14
2
21
16
2425
27
24
17
18
12
29
10
31
21
9 8
17
12
28
30
14
17
5
1
15
1718
12
526
25 20
3
1920
28
15
1211
28
1
15
11
9
25
5
3
22
25
27
21
65
6
11
9
4
17
26
15
1
3 2
23
2
20
9
29
31
30
26
21
98
30
24
17
22
9 7
13
19
1211 10
1
22
25
5
2223
109
7
10
28
31
1
15
7
32
21
25
5
24
13
12
29
11
8
25
1514
11
31
27
2527
29
4
18
9
25
6
3 2
6
25
7
5
2
65
31
12
2526
1
19
3
18
20
12
12
6
16
1312
22
26
1
22
9
18
21
24
18
9
29
32
15
5
10
4
13
25
29
30
7
7 63
17
11
22
30
3
26
4
15
12
1
14
6
26
24
3
1
54
27
3031
32
14
21
20
9
7
6
17
7
26
15
12
11
3
18
31
27
1
9
29
1
25
87
3
54
3
5
2322
10
15
28
16
14
25
3
14
10
15
13
10
16
4
28
16
8
2022
4
5
13 1211
17
19
2
16
14
21
17
13
8
31
13
7
7
1819
29
20
5
1
22
16
11
9
2627
6
6
2
21
6
30
24
29
4
13
14
22 23
1
18
3
8
5
29
1
14 131
5
2
21
11
65
14
29
20
25
1
7 4
7
14
11
29
1
1
19
22
24
26
13
30
16
24
275
7
1
24
9
14
7
27
16
22
25
4
29
20 21
18 20
3
30
21
6
30
10
9
24
6
27
10
5
16
23
5
3
11
16
12
12
18
2122
9
6
5
18
10
28
32
12
23
4
19 20
22
6
17
15
1718
1920
21
4
15
16
21
26
12
29
7
13
9
24
43
21
23
8
5
11
20
17
6
31
28
31
25
2
9
6
23
8
25
17
11
109
5
11
20
7
20
17
30
27
3
23
3
12
10
9
29
2
8
8 29
30
15
7
2425
3
32
19
2
6
TRACT H
32
16
12
2223
32
9
19
29
9
1
11
1
9
18
31
3
23
24
9
5
29
12
29
1
17
7
11
28
1
14
12
18
31
31
25
20 21
12
10
29
2023
16
13
13
23
8
25
31
17
29
32
23 24
3
1819
27
1514
17
6 5
9
27
30
16
4 3
18 19
8
31
25
3
87
1719
8
29
2
16
19
6
18
13
1920
10
29
15
3
19
19
108
5
15
28
29
13
3
8
15
9
13 12
2021
18
12
30
11
25
1
6
2
25
4
18
2324
19
7
8
27
30
15 14
13
5
10
8
4
1331
14
11
2627
28
31
15
11
5
17
14
26
1920
15
3
12
10
3
24
9 8
1
19
15
13
11
2829
23
25
2829
7
27
28
8
43
9
16
12
25
27
14
2021
23
26
6
4
1
20
12
10
15
24
14
5
31
4
1615
4
1
24
2
28
8
28
16
13
4
15
25
2
3
2728
13
21
5
28
2
11
20
26 27
7
3
1
8
1920
22
25
54
24
65
8
2728
20
18
15
65
3
25
5
19
2122
9
32
16
16
1
28
31
15
23
20
23
8
13
9
322
23
4
19
1110
2
16
13
24
28
22
15
17
10
31
3
14
20
22
24
31
12
2
17
22
87
13
109
10 9
32
3
8
28
2
31
14
5
28
13
4
22
29
24
5
4
21
11
7
4
32
14
31
15
28
2
17
14
11
25
2930
22
7
1
10
14
27
31
8
26
17
4
2324
4
3
17
19
27
2324
25
1
1
21
14
25
29
32
54
32
13
28
21
11
28
11
27
23
25
6
2
3031
18
24
8
6
32
17
12
16
2
22
8
5
32
11
26
24
21
21
27
31
1
22
21
22
76
5
4
8
3
32
10
11
12
2
3
22
9
25
3
25
28
15
12
22
25
4
18
22
10
4
15
27
1
32
15
1
17
20
11
21
17
26
23
13
20
6
2
2
18
20
27
2
13
2021
23
26
12
28
32
15
13
1210
27
10
7
76
12
30
26
87
3
30
26
28
43
10
19
20
23
9
7
B
30
16
18
87
6
30
27
25
14
21
28
24
29
4
3132
14
11
7
8
28
4
1
32
18
16
13
25
2
12
3
6
30
17
10
26
4
15
12
32
31
13
23
20
3
11
3132
1413
23
26
5
18
21
24
23
1
31
16
18
14
25 26
17
9
8
16
13
22
7
26
3
76
15
26
8
32
13
9
31
16
24
7
5
3
1
2122
27
1
30
2
14
6
1
1819
7
30
16
14
11
4
32
17
7
32
15
2
19
20
10
19
22
4
14
10
26
23
1819
18
21
15
5
8
17
13
10
2
2
2
13
7
292
3 32
1312
9
13
1819
21
6
29
13
19
14
31
33
6
7
7
1620
22
10
31
9
21
5
28
31
16
21
23
9
31
7
4
13
29
6
2
1
11
8
65
27
1
17
10
14
24
25
14
32
2
30
19
22
19
11
4
28
32
29
16
14
26
26
76
2
9
5
14
21
24
5
98
7
29
16
23
8
6
2
13
19
10
24
15
31
15
20
31
15
1211
2122 23
26
7
2
6
5
16
28
6
3
1110
7
830
18
5
17
12
27
1
23
17
22
17
9
8
2627
14
26
6
27
4
18
20
5
1312
16
27
32
16
4
1920
21
9
6
31
15
10
29
2
20
23
1
6
21
26
29
16
1312
20
23
109
7
30
32
16
12
24
25
29
1
22
8
17
20
8
32
13
1514
13
18
21
17
20
2
25
17
10
27
26
32
15
22
5
19
12
19
18 16
6
30
23
7
8
4
8
19
23
14
19
11
8
16
14
6
20
28
16
9
5
1
4
3
2
53
8
6
7
46
34
69
89
58
68
90
15
14
55
55
61
69
58
49
28
44
45
50
31
84
25
32
47
29
33
26
60
83
86
88
30
27
59
7059
4860
150
149
120
199119
151
117
116PARK
AVEE 26TH AVE
31ST ST
PRIVATE RD
30TH ST
28TH ST
27TH ST26TH
ST
29TH ST
24TH ST
25TH ST
N B
RO
AD
WAY
LAWRENCE ST
LAWRENCE ST
ARAPAHOE ST
ARAPAHOE ST
WALNUT ST
CALIFORNIA ST
BLAKE ST
CHAMPA ST
LARIMER
ST
CURTIS ST
STOUT ST
U-RH-2.5
U-RH-2.5UO-1,UO-2
U-MX-2UO-1, UO-2
U-RH-2.5UO-3,CO-2
R-MU-30WVRS
U-MX-2
R-3 UO-3
I-MX-3UO-2
C-MX-8
C-MX-5 UO-2
R-MU-30WVRS
I-MX-3UO-2
D-AS
G-MU-3UO-1,UO-2 U-RH-2.5
UO-1, UO-2
U-RH-2.5UO-1,UO-2
G-MU-3UO-3
R-MU-30WVRS*
U-RH-2.5UO-1,UO-2
G-RO-3UO-1,UO-2
U-RH-2.5UO-1,
UO-2, CO-2
U-RH-2.5UO-1,
UO-2, CO-2
U-RH-2.5UO-3
PUD
R-MU-30WVRS R-3 UO-3
R-MU-30WVRS
U-RH-2.5UO-3,CO-2
G-MU-3UO-3
R-3UO-3
U-MX-3
OS-AUO-1,UO-2
U-RH-2.5CO-2
C-MU-20WVRS*
U-RH-2.5
U-RH-2.5
UO-3
R-MU-30WVRS*
G-MU-3UO-1,UO-2
R-MU-30WVRS
I-MX-3UO-2
R-MU-30WVRS*
U-RH-2.5UO-1,UO-2
U-MX-3UO-1, UO-2
U-RH-2.5UO-1,UO-2
U-MX-2
C-MX-3UO-1,UO-2
C-MX-8UO-1,UO-2
PUD
PUD
C-MX-5UO-2
PUD
C-MU-30 WVRSUO-1
G-MU-3UO-3
C-MX-8UO-2
OS-A
U-MX-2UO-1,UO-2
U-MX-2UO-1,UO-2
U-RH-2.5UO-3, CO-2
G-MU-3UO-1,UO-2 C-MX-5
UO-1,UO-2
I-B UO-2
C-MX-8UO-1,UO-2
R-MU-30WVRS* U-RH-2.5
UO-1,UO-2
U-RH-2.5
R-MU-20
WVRS
I-MX-3UO-2
OS-AUO-3
G-MU-3UO-3
U-MX-2UO-1,UO-2
U-MX-2UO-1,UO-2
U-RH-2.5
I-MX-8UO-2
R-MU-30WVRS*
C-MU-20WVRS
G-RO-3
I-MX-5UO-2 G-MU-3
UO-3
G-RH-3UO-3
May 31, 2011
0 100 200 300 400 500Feet
Scale 1" = 200'
City and County of DenverZoning Map
Disclaimer: The City and County of Denver shall not be liable for damages of any kind arising out of the use of this information. The information is provided "as is" without warranty of any kind, express or implied, including, but not limited to, the fitness for a particular use. This map is a representation of the proposed official zoningmap for the City and County of Denver, filed with the Denver City Clerk on May 20, 2010.
City and County of DenverCommunity Planning and DevelopmentGeographic Information Systems
Quarter Section Index
Surrounding Mapsheets
NE_024
NE_022
NE_044
NW_015
NE_043
NE_021NW_014
NW_028
NE_023
BR
OA
DW
AYB
RO
AD
WAY
COLFAX AVE.COLFAX AVE.
When printed at 17"x22"
QUARTER SECTION: NE_023
_zoning17
Multi-Unit 3 (G-MU-3)G-MU-3 is a multi unit district allowing urban house, duplex, tandem house, row house, gar¬den court, courtyard apartment and apartment building forms. The tallest building form has a maximum height of three stories.
_Proposed to this zoning requirment is a commercial aspect of the project that will provide the adequate resources for the single mother family. This aspect is necessary on site to provide immediate availability and access to residents. It additionally would provide a means of employment, communal income, and a connection to the greater community to aviod isolation.
6.3.1.1 Urban Design and Building Form Standards – All Districts (Article 6. General Urban Neighborhood Context Division 6.3 Design Standards)The Intent of Urban Design and Building Form Standards in all Districts are to:A. Implement the Denver Comprehensive Plan.B. To continue Denver’s physical character, including access to parks and parkways, tree lined streets, detached sidewalks, interconnected street networks, and convenient access to parks, open space, and transit. C. Improve compatibility with and respect for the existing character and context of Denver and its neighborhoods. D. Arrange building density, uses, heights, and scaling devices to reinforce the public transit cen¬ters and corridors, and to transition to adjoining areas.E. Give prominence to pedestrian realm as a defining element of neighbor-hood character. F. Spatially define public streets and their associated open space as positive, usable features around which to organize and orient buildings in a manner that promotes pedestrian activity, a sense of security and community.G. Provide human scale in buildings
18
196.3.5.3 Pedestrian Access A. Entrance Where required in General Urban Neighborhood Context Zone Districts, an Entrance shall provide a clear, obvious, publicly accessible connection between the Primary Street and the pri¬mary uses within the building. An entrance shall be located either on the Primary Street facing facade or located on a facade other than a Primary Street facing facade but within 15 feet of the zone lot line abutting the Primary Street. An entrance shall be one of the following three types:1. Door - An entrance on the same plane as the building facade.2. Recessed Entrance - An entrance inset behind the plane of the building facade by no more than 15 feet.3. Corner Entrance - An angled street-facing entrance located on the corner of a building at approximately 45 degrees to the intersecting streets.B. Entry FeatureWhere required in General Urban Neighborhood Context Zone Districts, an Entry Feature shall signal the connection between the Primary Street and the primary uses within the building. An entry feature shall be located either on the Primary Street facing facade or be visible from the Primary Street. An entry feature shall be one of the following: 1. Door2. Gates3. Front Porch 4. Front Stoop5. Front Terrace6. Canopy7. Arcade C. Pedestrian ConnectionWhere required in the General Urban Neighborhood Context Zone Districts, a Pedestrian Con¬nection shall provide a clear, obvious, publicly accessible connection between the Primary Street and the primary uses within the building. The Pedestrian Connection shall comply with the following:1. Fully paved and maintained surface not less than 5’ in width.2. Unit pavers or concrete distinct from the surrounding parking and drive lane surface.3. Located either within a raised median or between wheel stops to protect pedestrians from vehicle overhangs where parking is adjacent.4. The portions of pedestrian
206.3.2.3 Design ElementsA. Configuration1. Promote variation in building form that enhances access to daylight, air and views from within and around new structures. 2. Encourage variation in building form that provides opportuni-ties for architectural scale relationships in large building contexts. 3. Main Street setback: Reinforce the proportional scale of buildings to street width in order to establish a strong edge to Main Streets and other urban street corridors.. 4. Arrange building heights, and scaling devices to provide transitions to adjoining areas.B. Transparency1. Maximize transparency of windows at street level to activate the street.2. Utilize doors and windows to establish scale, variation,and patterns on building facades that provide visual interest and reflect the uses within the building.3. Limit the use of highly reflective glass to avoid reflected glare onto neighboring streets and properties.C. Entrances1. Give prominence to pedestrian realm as a defining element of neighborhood character.2. Provide convenient access to buildings and pedestrian active uses from the street.3. Articulate and create a visual hierarchy of building entrances as an aid in way-finding.4. Provide a positive relationship to the street through access, orientation and placement consistent with the context.5. Create visually interesting and human-scaled facades.
“Good fences make good neighbors”
_design principles21
22
courtyard cohousing
33 total units3 - 3bdr apartments, ADA accessible (1080 sq ft)4 - 1 bdr expecting mother apartment (540 sq ft)13 - 2 bdr townhomes (1060 sq ft)13- 3 bdr townhomes (1110 sq ft)
Child care facility (5250 sq ft)Social services (3150 sq ft)Community kitchen & dining (4980 sq ft)Cafe (3000 sq ft)Laundry (1980 sq ft)Community meeting rms & lounge (6750 sq ft)Community computer hub (2400 sq ft)
denver, colorado (urban)du/a: 33 units
_program23
_code24
10’ -6”(7’-0” MIN)
140 SQ FT(MIN 70 SQ FT)
136 SQ FT
SMOKE DECTECTORS1 in each bedroom, plus one outside the sleeping areas
44”(MIN 44”)
17.5 SQ FT OPENING(MIN 5.7 SQ FT)
36”(24” MIN NET CLEAROPENING HEIGHT)
FIREBLOKCING MATERIALS-Nominal 2-inch lumber or two
layers of 1-inch lumber-23/32- inch wood structural panels
or 3/4 -inch particaleboard lapped at seams
-1/2-inch gypsum-Mineral wool or �berglass ins
DRAFT STOPPING-1/2-inch gyp board
- 3/8-inch wood structural panels or particle board
-1-inch dimension lumber- Fiberglass ins, cement
�berboard
25
SMOKE DECTECTORS1 in each bedroom, plus one outside the sleeping areas
3’-6”(MIN 3’-0”)
8’-0”(MIN 7’-0”)
EXITS
SIPS PARTY WALL
NON COMBUSTABLE BOARD
RESIDUAL CAVITY
PROPRIETARY FLEXIBLE CAVITY FIRE STOP
50mm x 25mm TILING BATTENS
2x FLOOR JOIST
60 MINUTE RATED ASSEMBLY
2 LAYERS 5/8” TYPE X GYP WALL-
“Type V” construction (i.e. the type of construction in which the structural elements, exterior walls and interior walls are of any combustible or noncombustible materials permitted within the Code) which permits a �rewall to be constructed of any materials, including combustible materials.
_code26
MAIN MEANS OF EGRESS
2 HR RATED2 layers of 5/8” Type X Gyp Board
OR 5/16" (8 mm) thick laminated glazing material
firewalls
27 Groups of seats are not required to be fastened to the floor in places of assembly or portions thereof: • with 14 or fewer seats per group, and • with an actual net area per occupant greater than or equal to 7 sq. ft., and • without ramped or tiered floors for seating, and • groups are separated from other seating by railings, guards, partial height walls or similar barriers.
All doors opening into elevator lobby refuge areas shall be 20-
minute fire-protection rated assemblies as required by DBC Section 403.9.1.
classrooms
entrylobby
SNOW LOADS (lb/sq ft)MAX OBSERVED ANNUAL PROBABILITY
22 1825 PSF ROOF LOAD
35 PSF GROUND LOAD
WIND SPEED90mph
loads
28
COMMON HOUSE COUNTERS
ENTRYACCESS
CLASSROOMDESKS
MINIMUMCLEARANCES
DESKSCOUNTERS
TABLES
5’-0” MINUMUM
SINGLE STALL PUBLIC RESTROOMS
96” (If access aisle is also 96”) or must accommodate vans at a width of 122”
60”Access aisle must run length of parking spot
96”
SignageVan Accessability: 1 spot for every six accessable spaces
2 SPACES REQUIRED
The community building is 100% ADA accessible
_ada
29
30” x 48” clear floor
32”
Fixed cabinets okay as long as parallel space is cleared
30”x48” clear floor space outside of
door swing / doubles as access to
bathtub
Reinforced walls for grab bars
Outlet required at accessable location
accessible apartment bathroom
60”Access aisle must run length of parking spot
96”
ada accessible apartment fully accessiblebathroom elevation
_landscape30
The landscape was designed to make seasons present. For residents to grow vegetables, picks apples, and have bonfires that everyone can roast marshmellows around. It is to act as a giant living room, a place that is for everyone.
31
_daylighting model32
The model was made of the units in order to determine
the natural daylight available throughout the seasons. The
left most photos show the lighting in the
stairwell/lightwell. The right most photos reveal the
interior kitchen lighting. The study, furthermore, revealed a need for shading from the
intense afternoon summer sun. This allowed the
development of plantings and exterior fences to act as
a shading device.
33
_sustainability
GROW GARDENSADAPT
EXISTING FORMS
UTILIZE NATURE, MAKE SEASONS PRESENT
COMPACT,PEDESTRIAN
ORIENTED
34
CLOTHES WASHING MACHINETOP LOADER30 GAL/LOAD@2 LOADS per week x 34 HOUSING UNITS2,040 GAL/WK291 GAL/DAY
LAUNDRY TO LANDSCAPE
OUTLET CHAMBERALLOWS SOLIDS OUT INTO MULCH FOR BIODEGRADA-TION SO CLOGGING DOES NOT OCcur. Inlet pipe 2” or larger
8” MIN LEgal depth
FLOW SPLITTER REGISTER
MULCH BASIN
PIPE SLOPE 1/4” PER FT MINIMUM
FRUIT ORCHARD
ACCESS COVER
BRANCHED DRAIN GREYWATER SYS
No filtration necessaryNo pumping necessary
No surge tank necessaryLittle pipe is needed
Little or no required maintenanceLow economic and ecological cost
It can be built by anyoneLow failure rate
OVERFLOW TO SEWER SYS
35
2’6”
2’0”4” DRAIN PIPE (PERFORATED PCV PIPE) TO STORM DRAIN
PERMEABLE PAVING
OUTFALL TO STORM DRAINING SYS
FILTER FABRIC
CLEANSED WATER RETURNS TO LOCAL ECOSYSTEM
REDUCING FLOW OF POLLUTANTS OFF SITE
where does the water go?
_solar energy36
The results of a quick solar energy study displayed a high cost for a small offset of the total energy consumption. Because this is an affordable housing project, the money was instead put into the thermal mass of the units as oppose to an external energy source. The possibility for solar energy remains a viable option in the future with further development of the technology- the roof form is perfectly angled for this use.
37
_the futureThe ultimate goal of the site is to influence the surrounding neighborhood to embrace its history and grow to become the vibrant district is once was. It pushes the city to consider viable and affordable options for current residents that are just as unique and beautiful as the market rate housing currently available. The development, though, is designed to sustain itself independently as well. With community kitchens, greywater irrigated apple orchards, vegetable gardens, interactive technology hubs, bike paths, and a welcoming cafe, the option to eat local, buy local, and utilize public transportation options make living a sustainable lifestyle more commonplace and available to the people that need it the most. It is not only a housing project, but a way of life that presents itself to the residents. It is the chance to know your neighbor, be apart of the larger community, and utilize, but not deplete, the natural world around you.
38
Market-rate & Affordable
DEVELOPMENT
Accessory Dwelling units
SUSTAINABILITY PARK
PEDESTRIAN PATH TO LIGHTRAIL & CREEK PATH
NEIGHBORHOOD GROCERY
local & Unique business district
NEW MULTI-FAMILY UNITSPart of city of Denverinfill planning
SHARED STREET ALLEY SYSTEM
WEEKLY 5 POINTS FARMERS MARKET
