Gresham City Hall ARCHITECTURAL PROGRAM Elizabeth Kilgore Craig RaceKate Casselman Nicole Holt | Architectural Programming | arch 449/549 | 10 December 2009 | Jean von Bargen | TABLE OF CONTENTS CONTENTS AND METHODS EXECUTIVE SUMMARY EXISTING BUILDING ANALYSIS DEPARTMENT INTERVIEW DIAGRAMS DESIGN CONSIDERATIONS Precedent Studies Area Chart Design Principles Scaled Relationship Diagram Zoning Restrictions and Requirements Design Standards Site Context Site Analysis Existing Uses Planned Future Development DESIGN PROPOSAL Floor Plans 3 D Massing on Site Square Footages ENERGY PROGRAM City Hall Space Needs Energy Use Diagrams 2030 Challenge MIT Design Advisor Analysis VE-Ware Analysis APPENDIX Works Cited 2 2 3 6 9 9-11 12 13-14 15 16 17 18 19-20 19 20 21 21-23 24 24 25 25 26-28 29 29-30 31 32 32 CONTENTS AND METHODS The purpose of this project is to create a comprehensive program for a new city hall for the city of Gresham, Oregon. The charts and diagrams contained in the following document illustrate the information gathered through our interactions with the city of Gresham and external research. The methods used to gather information include: preliminary research through articles, site analysis, interviews, program analysis through diagrams, and facility tours. EXECUTIVE SUMMARY As a programming class we were charged with developing a comprehensive program for a new Gresham City Hall building. We started initially researching the city of Gresham by examining past articles about the challenges the city has faced during its development. We found out the city has had problems with creating a sense of identity and sustaining a thriving downtown. After visiting the site of the existing city hall it was clear the new city hall needed a stronger community connection and presence and needed to create a new identity for itself. During an interview session with specific departments within city hall, we focused on understanding how the building is used and what each user group’s needs are. For each person, we were interested in themselves as part of a larger department, their department as part of the city hall, and city hall as part of the city of Gresham. We were also interested in how they used to do their job, how things are done currently, and how operations might change in the future. After touring the existing facilities and analyzing what we heard from the interviews through charts and diagrams, we determined the following: Gresham City Hall will serve as an identity for an emerging downtown while promoting community revitalization. EXISTING BUILDING ANALYSIS Departments Communal Spaces Public Interaction DEPARTMENT INTERVIEW DIAGRAMS In order to efficiently obtain information from the employees who work in Gresham’s City Hall, our team interviewed two departments and pooled our information with other teams who interviewed other departments. We interviewed Elaine Fultz, Jamie Zimmerman, and two others from the Urban Design and Planning department and Orpha Keel and Wyatt Parno from the Finance and Management Services department. We compiled our information into three graphics to better understand each departments needs and their relationships and share with the other teams. The diagrams on the following pages represent the information we gathered from our interviews with these two departments. shows the relationships of the department to other departments in City Hall as well as to the public. Department connections Diagram Values Chart expresses, in a text spreadsheet, the goals of the department, how they function, their needs to fulfill their goals and ideas to make their department effective and efficient in achieving their goals. Intradepartment Adjacency Diagram describes the physical needs and relationships within the department. INTRADEPARTMENTAL ADJACENCY DEPARTMENT CONNECTIONS INTRADEPARTMENTAL ADJACENCY DEPARTMENT CONNECTIONS DESIGN CONSIDERATIONS Precedent Studies ROOM TYPE EXISTING CURRENT FUTURE FUT. DIMS. FUTURE NOTES Name # of Rooms Sq Ft # of Rooms Ft Sq Ft Enclosed offices 50 8050 70 120-300 11900 Cubes 185 15660 200 9x9 16200 Small Conference 18 3275 25 15x12 4500 Large Conference 9 5890 10 30x25 7500 Small Storage 16 1680 20 6x10 1200 Large File Storage 4 3000 6 30x30 5400 Break/Lunch rooms 2 867 3 30x20 1800 Coffee spaces 5 513 2 10x12 240 Copy/work room 8 2478 8 15x20 2400 Men's Room 5 1026 6 10x19 1140 Women's Room 5 1058 6 10x19 1140 Closets 11 195 12 2x8 192 Public Conference desks 6 524 8 10x8 640 Relax/Nap/Nurse room 6 462 3 30,000 Library 1 132 1 20x15 300 Reception/Public Atrium 2 1075 3 1200 Bike Storage 1 1090 1 60x25 1600 Computer/Training room 1 667 1 35X20 700 Area Chart Design Diagrams Guiding Design Principles a layout where there is central circulation that allows more positive interactions and sim- plifies circulation. linear layout of forces people to walk through desk space to connect with other departments. Our interviewee’s indicated that this set up was both distracting and confusing. to centralize shared spaces such as conference rooms and break rooms to promote inter- departmental interactions and a greater sense of community among employees. communal space such as copy rooms, small conference rooms and break rooms are scattered randomly throughout the floor, which isolates workers and adds to the confusing layout. Flexible and efficient layout Healthy indoor environment including natural light and ventilation Simple and welcoming public interface with a strong civic feel Current City Hall Current City HallOur Proposal Our Proposal is designed so that only a few offices access natural light. Our interviewees indicated a strong desire to have access to natural light reach as many desks as possible. is to design a lay out where natural light reaches into the cubicle layout and more workers have views of outside. the public is directed, by the main receptionist, through other departments to access a given public department. Generally, wayfinding is very difficult and the layout is not logical for public trying to access desks or departments that deal with public issues. to locate departments that deal with the public near the reception desk and to make wayfinding very clear for these departments. Current City Hall Current City HallOur Proposal Our Proposal Design Diagrams Continued PERMIT CENTER 450 SQ FT PLANNING AND URBAN OFFICES 2700 SQ FT COPY 50 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT IT 150 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT SICK ROOM 60 SQ FT KITCHEN 200 SQ FT U.R. RECEPT. 140 SQ FT U.R OFFICES 140 SQ FT U.R. STAFF 256 SQ FTECON. DEV. STAFF 256 SQ FT ECON. DEV. RECEPT. 140 SQ FT DEPT. ENVIRON SERVICES 1680 SQ FT DEPT. ENVIRON. SERVICE CUBE SPACE 1200 SQ FT COMMUNITY DEVELOPMENT 1200 SQ FT LIBRARY 120 SQ FT ATTORNEY RECEPTION 300 SQ FT LARGE COPY 300 SQ FT KITCHEN 200 SQ FT UTILITY PAY AREA 450 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT M EETIN G 150 SQ FT FINANCIAL MANAGEMENT OFFICES 2600 SAFE 50 SQ FT MAIL ROOM 180 SQ FT ATTORNEY OFFICE 120 SQ FT ARCHIVE 200 SQ FT AT TO RN EY C U B E SP A C E 60 0 SQ F T STORAGE 200 SQ FT STORAGE 200 SQ FT ATTORNEY OFFICE 120 SQ FT ATTORNEY OFFICE 120 SQ FT COPY 50 SQ FT OFFICE OF GOVERNANCE AND MANAGMENT OFFICES 2000 SQ FT OFFICE OF GOVERNANCE AND MANAGMENT CUBES 900 SQ FT OGM RECEPTION 120 SQ FT CITY COUNCIL 400 SQ FT STORAGE 340 SQ FT TR A IN IN G R O O M 40 0 SQ F T OFFICE SPACES SUPPORT SPACES COMMUNAL SPACES PUBLIC INTERFACE DEPT. PLANNING AND URBAN DEVEL. DEPT. ECON. DEVEL. DEPT. URBAN RENEWAL DEPARTMENT OF COMMUNITY DEVELOPMENT OFFICE OF GOVERNANCE AND MANAGEMENT CITY ATTORNEY’S OFFICES DEPT. OF FINANCIAL MANAGEMENT DEPTARTMENT OF ENVIRONMENTAL SERVICES Scaled Relationship Diagram DTM DRL-1 DMU DCLDRL-2DTM DRL-1 DEM DCL DRL-2 DCC small-scale storefronts intimate sidewalks walkable active engaging vibrant Characteristics retail service office residential Uses Downtown Commercial Core (DCC) * The allowable FAR of any given site can be increased with the inclusion of bonuses. Bonuses include design elements like green roofs, underground parking, public green space and exterior art elements. These amenities help to create a livable urban environment and community. Zoning Restrictions and Requirements Maximum height Minimum FAR Maximum FAR Minimum Residential Density (not mixed use) *units per acre Maximum Residential Density 85 feet 1 3 (5 with bonuses)* 17 no maximum DCC THIRD STREET A pedestrian walk that is 6 feet wide four-foot amenity zone commercial space on 75% of the ground floor continuous overhead weather protection Third Street is considered to be a unique street type as it passes by the potential site for the new City Hall. There are design standards that are to be met when designing buildings on these streets. These standards were developed with the intention of creating a lively, active, and walkable street. Design Standards Third Street Standards Elements like a four- foot amenity zone add character to the street and provide people with a place to pause and sit. Requiring that 75% of the ground floor is commercial space helps to bring life to the street during the day. Providing overhead weather protection allows streets to stay active, even in Oregon winters. 0 .25 .5 1 mi NORTHEAST POWELL VALLEY ASERT MT. HOOD KELLY CREEK GRESHAM BUTTE SOUTHWEST HOLLY BROOK NORTHWEST CENTENNIAL CENTRAL CITY ROCKWOOD NORTH CENTRAL NE Burnside Rd. W Powell Blvd. N E Fa irv ie w A ve . NW East m an Pkwy. SE Stark St. NE Division St. MAX Blue line Site Context .250 .125 mi City Hall Historic buildings Restaurants/Diners MAX stop MAX line Roadways Festival Street NE 3rd Ave. NE 2nd Ave. E Powell Blvd. N M ain Ave. NE R obert s Ave. NE Hood Ave. SE Roberts Ave. The new City Hall site is located in the Central City district of Gresham. 1/4 Mile Radius The site is located in the historic downtown of Gresham, Oregon within a 1/4 mile of a MAX stop, several restaurants and historic buildings. With the new zoning design standards in place, the area surrounding this new location of Gresham City Hall will become an active, lively, walkable district. Directly east of City Hall will be the Gresham Center for the Arts, and a public plaza, a terrific cultural amenity to a growing downtown. The majority of uses are, commercial with a few restau- rants. Most of the residential de- velopment in the area is located to the north of the site. Currently there is a lot of surface parking adjacent to the site as well. A few of the site conditions we addressed in our design were creating a civic face along the park, continuing the commercial street edge and preserving pe- destrian access through the cen- ter of the block at the west end of our site. Existing Uses NE 3rd Street NE 2nd Street N E H ood Ave N E R ob er ts A ve Commercial Restaurants Residential City Hall Site Festival Street 1 2 3 4 1 2 3 4 Site Analysis Gresham’s city plan includes creative infill within the city center as well as more residential development to the north and around the proposed festival street. To the east of the site is the location of the new Gresham Center for the Arts and a public plaza. City Hall will have a positive impact on the surrounding businesses. People coming to City Hall on business are likely to wander around the shops and restaurants nearby. Along with the planned development in the area, the new City Hall will bring more people to the district to shop, eat, and experience all that Gresham has to offer. NE 3rd Street NE 2nd Street N E H ood Ave N E R ob er ts A ve Planned Future Development City Hall Site Festival Street Existing Development 3rd Street Development 5 6 7 8 5 6 7 8 Planned Future Development NE 3rd Street NE 2nd Street N E H ood Ave N E R ob er ts A ve DESIGN PROPOSAL Floor Plan _ First Floor MTG. MTG. MTG. MTG. MTG. MTG. RETAIL RETAIL RETAIL RETAIL RETAIL MECH. LIBRARY URBAN DESIGN & PLANNING FINANCE & MANAGEMENT SERVICES TRAINING / CONFERENCE 0 10 20 30 FT Floor Plan _ Second Floor OFF. OFF.MTG. MTG. OFF. MTG. OFF. OFF.MTG. MTG. OFF. MTG. O F F . O F F . O F F . O F F . COUNCIL CHAMBER URBAN DESIGN & PLANNING FINANCE & MANAGEMENT SERVICES ECON. DEV. & URBAN RENEWAL COMMUNITY DEV. 0 10 20 30 FT Floor Plan _ Third Floor OFF. OFF. OFF.MTG. OFF. OFF.MTG. MTG. OFF. OFF. MTG. OFF. OFF. OFF. OFF. MTG. OFF. CITY ATTORNEY GOVERNANCE & MANAGEMENT LUNCH ROOM GOVERNANCE & MANAGEMENT 0 10 20 30 FT 3 D Massing on Site Proposed City Hall Square Footage City Hall Space Needs ENERGY PROGRAM The City of Gresham has indicated an interest in using its new city hall as an opportunity to set an example of responsible design, construction and work practices for its citizens. At its current location, Gresham City Hall promotes sustainability by providing designated parking spots for electric car charging and carpool vehicles, maintaining a community garden, painting their roof white (for heat island reduction), utilizing the MAX and providing bike parking and shower facilities. As indicated in our interviews with employees of the city, using Max, having a shower facility for cyclists and using natural light and ventilation are all goals for the new facility that are linked to sustainability. Some additional techniques that could be put into practice to help Gresham accomplish their energy use goals in the new location are: using PV panels providing sun shading devices on the south commercial façade orienting work spaces to maximize the use of daylight minimize glazing on North side to reduce heat loss installing Green roof for heat retention and reduction of heat island effect using natural ventilation in unconditioned spaces promoting the use of task lighting using high r-value insulation installing low E glazing All of these techniques could be used at the proposed downtown site to help the City of Gresham lead by civic example and further the sustainable practices they have already begun. OFFICE SPACES SUPPORT SPACES COMMUNAL SPACES PUBLIC INTERFACE PERMIT CENTER 450 SQ FT PLANNING AND URBAN OFFICES 2700 SQ FT COPY 50 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT IT 150 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT SICK ROOM 60 SQ FT KITCHEN 200 SQ FT U.R. RECEPT. 140 SQ FT U.R OFFICES 140 SQ FT U.R. STAFF 256 SQ FT ECON. DEV. STAFF 256 SQ FT ECON. DEV. RECEPT. 140 SQ FT DEPT. ENVIRON SERVICES 1680 SQ FT DEPT. ENVIRON. SERVICE CUBE SPACE 1200 SQ FT COMMUNITY DEVELOPMENT 1200 SQ FT LIBRARY 120 SQ FT ATTORNEY RECEPTION 300 SQ FT LARGE COPY 300 SQ FT KITCHEN 200 SQ FT UTILITY PAY AREA 450 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FTMEETING 150 SQ FT FINANCIAL MANAGEMENT OFFICES 2600 SAFE 50 SQ FT MAIL ROOM 180 SQ FT ATTORNEY OFFICE 120 SQ FT ARCHIVE 200 SQ FT ATTORNEY CUBE SPACE 600 SQ FT STORAGE 200 SQ FT STORAGE 200 SQ FT ATTORNEY OFFICE 120 SQ FTATTORNEY OFFICE 120 SQ FT COPY 50 SQ FT OFFICE OF GOVERNANCE AND MANAGMENT OFFICES 2000 SQ FT OFFICE OF GOVERNANCE AND MANAGMENT CUBES 900 SQ FT OGM RECEPTION 120 SQ FT CITY COUNCIL 400 SQ FT STORAGE 340 SQ FT TRAINING ROOM 400 SQ FT MOST ENERGY USED LEAST ENERGY USED ENERGY USE DIAGRAMS Energy Grouping OFFICE SPACES SUPPORT SPACES COMMUNAL SPACES PUBLIC INTERFACE COPY 50 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT IT 150 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT MEETING 600 SQ FT SICK ROOM 60 SQ FT KITCHEN 200 SQ FT LIBRARY 120 SQ FT LARGE COPY 300 SQ FT KITCHEN 200 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MEETING 150 SQ FT MAIL ROOM 180 SQ FT COPY 50 SQ FT CITY COUNCIL 400 SQ FT TRAINING ROOM 400 SQ FT congregation spaces SAFE 50 SQ FT ARCHIVE 200 SQ FT STORAGE 200 SQ FT STORAGE 200 SQ FT STORAGE 340 SQ FT storage spaces U.R. STAFF 256 SQ FT ECON. DEV. STAFF 256 SQ FT DEPT. ENVIRON SERVICES 1680 SQ FT DEPT. ENVIRON. SERVICE CUBE SPACE 1200 SQ FT COMMUNITY DEVELOPMENT 1200 SQ FT FINANCIAL MANAGEMENT OFFICES 2600 ATTORNEY CUBE SPACE 600 SQ FT OFFICE OF GOVERNANCE AND MANAGMENT CUBES 900 SQ FT cubicle zones PERMIT CENTER 450 SQ FT U.R. RECEPT. 140 SQ FT ECON. DEV. RECEPT. 140 SQ FT ATTORNEY RECEPTION 300 SQ FT UTILITY PAY AREA 450 SQ FT OGM RECEPTION 120 SQ FT public interface PLANNING AND URBAN OFFICES 2700 SQ FT U.R OFFICES 140 SQ FT ATTORNEY OFFICE 120 SQ FT ATTORNEY OFFICE 120 SQ FT ATTORNEY OFFICE 120 SQ FT OFFICE OF GOVERNANCE AND MANAGMENT OFFICES 2000 SQ FT enclosed offices Program Function/Grouping Energy Use By Adjacency According to the utility bill provided to us, the Gresham City Hall (not including parking, police and fire facilities) spent a total of $160,403 on energy usage (Pacific Power bill + NW Natural bill). By using the Energy Star Target Finder, we calculated that the average annual energy cost for a building of this type is $169,911. The next benchmark for the 2030 Challenge is to achieve a fossil fuel reduction standard of 70% by 2015. To meet this benchmark, the new Gresham City Hall will need to reduce its average energy cost by 68%, resulting in a total annual energy cost of $50,973. 2030 Challenge MIT Design Advisor Energy modeling with MIT’s online design advisor program revealed a positive relation between insulation and energy consumption. Obviously the better insulated the building, the less heat or cold is required to maintain a comfortable temperature. One unanticipated result came from the addition of shading. Presumably, by adding shading less energy would be required for cooling, and this is true. However, shading reduces the amount of daylight, causing an increase in lighting demand. The amount of energy saved by reducing cooling is smaller than the amount of energy spent on increased lighting. Shading actually causes a net increase in energy consumption. Four design scenarios were considered... Scenario 1 - Baseline Building - Standard commercial building envelope. Scenario 2 - Same as base building, with supplemental natural ventilation and improved insulation. Scenario 3 - Same as scenario 2, but a green roof and dimming lights were added. Scenario 4 - Same as scenario 3, but with exterior shading devices on south windows. MIT Design Advisor _ Energy Scenario 1 _ Baseline Building Scenario 2 _ Natural Ventilation and Improved Insulation Scenario 3 _ Green Roof & Independently Dimming Lights Scenario 4 _ Operable Shading Devices MIT Design Advisor _ Lifecycle Costing Scenario 1 _ Baseline Building Scenario 2 _ Natural Ventilation & Improved Insulation Scenario 3 _ Green Roof & Independently Dimming Lights Scenario 4 _ Operable Shading Devices MIT DESIGN ADVISOR - DAYLIGHTING Scenario 1 - Baseline Building Scenario 4 - Operable Shading Devices Scenario 1 Scenario 4 MIT Design Advisor _ Daylighting Scenario 1 _ Baseline Building Scenario 2 _ Operable Shading Devices MIT Design Advisor Analysis VE-Ware Software Generic building assembilies were used in the test model to establish a baseline. Heating and cooling was assumed to be a central, natural gas, radiant floor system. No shading devices or green roofs were included. Testing our model for the 2030 Challenge. Results Building Energy Use 6,881.97 mBTU/yr (50kBTU/sq.ft) Building Carbon Emissions 673.9 tons CO2/yr Design meets 2030 Challenge for current year (target of 56kBTU/sq.ft.) Works Cited City of Gresham. Development Code. Section 4. n.p, n.d. Web. 10 November 2009. < http://greshamoregon.gov/city/city-departments/ planning-services/development-planning/template.aspx?id=3586#Article%204> Dr. B. Seattle City Hall. Architecture Revived, 30 September 2008. Web. 29 October 2009. . Kathy Kern. Millennium Park Plaza. City Of Lake Oswego, n.d. Web. 11 November, 2009. Melis. Toronto City Hall. Toronto Photos, 21 October 2006. Web. 29 October 2009. Sharon Ann Francis. My Lake Oswego Oregon Home. My Portland Oregon Home, n.d. Web. 11 November, 2009. < http://www.myport landoregonhome.com/lake-oswego.php>. APPENDIX