ebook img

Live-work Planning and Design: Zero-commute Housing PDF

269 Pages·2012·23.16 MB·English
by  
Save to my drive
Quick download
Download
Most books are stored in the elastic cloud where traffic is expensive. For this reason, we have a limit on daily download.

Preview Live-work Planning and Design: Zero-commute Housing

ffirs.indd 2 2/4/2012 4:06:41 PM Live-Work PLanning and Design ffirs.indd 1 2/4/2012 4:06:41 PM ffirs.indd 2 2/4/2012 4:06:41 PM Live-Work PLanning and Design Zero-Commute Housing Thomas Dolan John Wiley & Sons, Inc. ffirs.indd 3 2/4/2012 4:06:41 PM This book is printed on acid-free paper. Copyright © 2012 by John Wiley & Sons, Inc. All rights reserved. Published by John Wiley & Sons, Inc., Hoboken, New Jersey. Published simultaneously in Canada. No part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, scanning, or otherwise, except as permitted under Section 107 or 108 of the 1976 United States Copyright Act, without either the prior written permission of the Publisher, or authorization through payment of the appropriate per-copy fee to the Copyright Clearance Center, Inc., 222 Rosewood Drive, Danvers, MA 01923, 978-750-8400, fax 978-646-8600, or on the web at www.copyright. com. Requests to the Publisher for permission should be addressed to the Permissions Department, John Wiley & Sons, Inc., 111 River Street, Hoboken, NJ 07030, 201-748-6011, fax 201-748-6008, or online at http://www.wiley. com/go/permissions. Limit of Liability/Disclaimer of Warranty: While the publisher and author have used their best efforts in preparing this book, they make no representations or warranties with respect to the accuracy or completeness of the contents of this book and specifcally disclaim any implied warranties of merchantability or ftness for a particular purpose. No warranty may be created or extended by sales representatives or written sales materials. The advice and strategies contained herein may not be suitable for your situation. You should consult with a professional where appropriate. Neither the publisher nor author shall be liable for damages arising herefrom. For general information on our other products and services, or technical support, please contact our Customer Care Department within the United States at 800-762-2974, outside the United States at 317-572-3993, or fax 317-572-4002. Wiley publishes in a variety of print and electronic formats and by print-on-demand. Some material included with standard print versions of this book may not be included in e-books or in print-on-demand. If this book refers to media such as a CD or DVD that is not included in the version you purchased, you may download this material at http://booksupport.wiley.com. For more information about Wiley products, visit www.wiley.com. All photographs and drawings are courtesy of Thomas Dolan unless otherwise noted. Library of Congress Cataloging-in-Publication Data: Dolan, Thomas, 1949- Live-work planning and design : zero-commute housing / Thomas Dolan. p. cm. Includes bibliographical references and index. ISBN 978-0-470-60480-9 (cloth); 978-1-118-13028-5 (ebk.); 978-1-118-13029-2 (ebk.); 978-1-118-14404-6 (ebk.); 978-1-118-14405-3 (ebk.); 978-1-118-14406-0 (ebk.) 1. Multipurpose buildings. 2. City planning. 3. Housing. 4. Sociology, Urban. I. Title. II. Title: Zero-commute housing. NA4177.D65 2012 728—dc23 2011018346 978-0-470-60480-9 Printed in the United States of America 10 9 8 7 6 5 4 3 2 1 ffirs.indd 4 2/4/2012 4:06:41 PM Contents Preface xi Cohousing 25 Cohort Housing 26 Acknowledgments xiii Zero-Commute Living 26 Zero-Commute Housing 26 Chapter 1: Introduction: A Brief History and District 26 Description of Live-Work 1 Neighborhood 26 The Modem and the Shipping Container 2 Live-Work Neighborhood 27 Zero Commute Living 4 New Urbanism 27 Overview of Live-Work 5 Smart Growth 27 Live-Work Types and Terminology 6 Form-Based Coding 27 Live-Work Planning and Urban Design 6 The Transect 27 The Role of Artists 7 Work-Use Intensities in Live-Work 28 Building Codes 7 Common Mistakes in Live-Work 8 Chapter 3: Designing Live-Work: Meeting Its Unique Retrofitting Suburbia 8 Needs 29 Genesis of Live-Work Design 29 Chapter 2: Defning Live-Work 10 User Needs and Live-Work Design 31 Live-Work Use Types 11 Project Types 34 Home Occupation 11 Renovation versus New Construction 34 Live/Work 12 Rental versus For Sale 35 Work/Live 14 Artists’ Lofts versus “Lifestyle Lofts” 36 Live-Work Proximity Types 16 Work/Live and Home Occupation 36 Live-With Proximity Type (Synonym: Loft) 17 Design Elements in Live-Work 37 Live-Near Proximity Type 17 Residential and Workspace Facilities 37 Live-Nearby Proximity Type 18 Level of Finishes in a Live-Work Unit 39 Live-Work Project Types 19 Accommodating and Relating to the Outside Warehouse Conversion (District) 19 World 40 Home Office 20 Employees 40 Townhouse Project Type (Synonym: Walk-in Trade versus Client Visits by Shophouse) 21 Appointment 40 Flexhouse Project Type: A Building that Learns Parking: Open Commercial Access versus 21 Residential Privacy and Security 40 Courtyard Live-Work 22 Design for Community 42 Urban Loft Complex 23 Making a Place That Is More than the Sum of the High Density/Podium 24 Number of Units 42 Other Definitions Related to Live-Work 25 Common Residential Facilities 43 Lifestyle Loft (Synonym: Lawyer Loft) 25 Coworking Space 43 Telecommuting 25 Business Center 43 Telework Center (Synonym: Coworking) 25 Other Common Work Facilities 43 v ftoc.indd 5 2/4/2012 4:06:55 PM Formal Community Types 44 Selling Live-Work 91 Common Live-Work Unit Designs 44 Marketing Materials 92 Live-With Proximity Type 44 Marketing Communications 92 Live-Near Proximity Type 46 Conclusion 93 Live-Nearby Proximity Type 47 Other Unit Configurations 49 Chapter 5: Live-Work and Community: A Natural Development Types 49 Marriage 94 Live- Work Renovation Development 49 Introduction Urban Infill Development 49 Zero-Commute Living 95 Greenfield Development 51 Building Live-Work, Building Community: An Design of Project Types 52 Interview with Architect Thomas Dolan 96 Project Type: Warehouse Renovation 52 Community Building with Live-Work 99 Case Study: Willow Court 53 Neighborhood Scale 99 Case Study: Clocktower Lofts 55 A Live-Work Neighborhood 100 Case Study: California Cotton Mills A Complete Neighborhood 101 Studios 56 A Lifelong Community 101 Project Type: Live-Work Courtyard Community 58 Live-Work Building Types and Case Study: South Prescott Village 59 Community 103 Project Type: Flexhouse 59 Design for Community in Multi-unit Live-Work Case Study: Serenbe 63 Buildings 104 Case Study: The Waters 64 An Important Discovery: The Live-Work Courtyard Case Study: Seaside 66 Community 106 Case Study: Mount Laurel 67 Case Study: Ocean View Lofts 107 Case Study: Hampstead 68 Case Study: Glenwood Park 68 Chapter 6: Live-Work Planning Issues and Case Study: Pinetree Studios 69 Regulatory Solutions 110 The Urban Design of Townhouses and Introduction 111 Flexhouses 71 Placemaking with Live-Work and Form-Based Project Type: Housing over Retail and Codes 113 Live-Nearby 71 The Best Locations for Live-Work 118 Case Study: Rosemary Beach 72 Planning for Live-Work Types as Parsed by Work-Use Case Study: Celebration 73 Intensity 120 Project Type: Infill Lofts 73 Home Occupation 120 Case Study: Yerba Buena Lofts 74 Live/Work 121 Project Type: Podium/High-Rise Liners, Flexhouses, Case Study: James Avenue Live-Work and Lofts 75 Compound 122 Case Study: Liner Units at Work/Live 123 The Sierra 75 Planning for Live-Work Types as Parsed by Proximity Type 124 Chapter 4: The Market for Live-Work 77 Live-With Proximity Type 124 Examining the Market for Live-Work 77 Live-Near Proximity Type 125 The End-User Market for Live-Work 78 Live-Nearby Proximity Type 127 The Developer/Investor Market for Planning for Live-Work Types as Parsed by Project Live-Work 85 Type 128 Case Study: The Lofts at Habersham 87 Artists’ Work/Live Rental Renovation 128 Marketing Live-Work 90 Market Rate Live-Work Condominium Norton Commons 90 Renovation 129 The Basics of Marketing 91 New Construction Lofts 130 vi Contents ftoc.indd 6 2/4/2012 4:06:55 PM The San Francisco Experience 130 Chapter 7: Live-Work Building Live-Work Courtyard Communities 133 Code Issues 167 Townhouse Live-Work 134 Regulating This Strange Animal Called Live-Work 167 Flexhouse 134 Overall Building Life Safety 168 Development Standards 136 Building Code Primer 169 Relaxed Development Standards 136 Occupancy and Occupant Work Uses Permitted 137 Load Factor 168 Employees and Walk-In Trade 137 Construction Type, Height, and Allowable New Construction versus Renovation 137 Area 173 Separation of Functions 139 Wall Rating and Openings in Walls Near Property Maximum and Minimum Unit Size 139 Lines 176 Proportion of Live to Work Area 140 Exits/Means of Egress 177 Open Space 140 Sprinklers 178 Parking and Traffic 140 Fire Alarms and Smoke Detectors 179 Loading 143 Hazardous Occupancy 180 Noise and Odor Generation 143 Lateral Forces, Seismic Standards, and Change of Design Review 144 Occupancy 181 Inclusionary Zoning 144 Floor Loads 183 Codes and Permitting Processes 144 Codes That Apply within Live-Work Units 183 Social Issues and Planning Responses 145 Fire Separation within a Unit 183 Warehouse Conversions and Separation between Units and between Units and the SoHo Cycle 145 a Corridor 184 The New Urban Workplace 146 Emergency Escape and Rescue 184 Rental versus Ownership 147 Mezzanines and Sleeping Lofts 185 Imported NIMBYism and its Impact on Commercial Habitability Issues: Minimum Residential and Industrial Districts 148 Facilities 189 Residential Reversion 148 Noise and Sound Transmission 195 Work/Live in Vancouver 149 Energy Conservation 196 Disclosures, Covenants, Lease Clauses, and Accessibility 197 Nuisance Easements 149 Administrative Modification Requests 197 Gentrification 150 Shell Construction 198 Neighborhood Amenities 150 Building Code Issues by Project Type 198 Neighborhood Revitalization 150 Townhouse 198 The Role of Artists in a City 151 Flexhouse 199 Urban Live-Work Revitalization Stories 151 Home Occupation 199 The Continuing Role of Artists and Others in the New versus Renovation 199 Evolution of Live-Work 154 Master Building Code Matrix 199 Legalization of Illegal or Quasi-Legal Live- Work 156 Chapter 8: Epilogue 200 Tribeca and Uptown: A Tale of Two Cities, Three Thousand Miles, and Forty Years Appendix A: Toward a Model Live-Work Planning Apart 156 Code 202 Case Study: Dutch Boy Studios 160 Use of Appendix A Tables 202 Industrial Protection Zones 162 Work Uses Permitted 202 Do-It-Yourself Development 101, A Possible Scenario 163 Work Use Intensities and Allowable Unit Areas 202 Affordability 164 Live-Work Location and Project Types 207 Compact, Pedestrian-Oriented Communities 165 Walk-in Trade and Employees by Location and Contents vii ftoc.indd 7 2/4/2012 4:06:55 PM Project Type 207 Shell Construction 221 Live-Work Planning Topics, Objectives and Mixed Occupancy 221 Suggested Regulations 207 Use of the Model Live-Work Building Code System 221 Appendix B: Model Live-Work Building Code System 213 Appendix C: Live-Work Resources 223 2009 International Building Code Section 419 213 Books 223 Building Code Provisions Not Spelled Out in IBC Web Sites 225 Section 419 213 Code Provisions that Apply in Live-Work Renovations Endnotes 226 Only 219 Artists’ Relaxations 219 Index 227 Legalization Process 221 viii Contents ftoc.indd 8 2/4/2012 4:06:55 PM

See more

The list of books you might like

Most books are stored in the elastic cloud where traffic is expensive. For this reason, we have a limit on daily download.