THE KEYSTONE CENTER !

INDS BFA CAPSTONE MIDTERM REVIEW

PROJECT DESCRIPTION

The intent of this capstone project is to design a mixed-use facility,

comprised of Multi-Family Housing, a “Third Place,” and a Community

Venue, to satisfy gaping Downtown Dalton stakeholder needs. The facility,

called The Keystone Center, will activate its immediate site with a local

communal energy, precipitate further activity that will bridge the gap

between the two ends of Hamilton Street, and encourage pedestrian

lifestyle for both residents and visitors in the downtown corridor.

AAAAAAAA

THE KEYSTONE CENTER

GRAPHIC OVERVIEW

• Loud unmet needs for Multifamily Housing

• Unmet needs for Social Venues and/or Amenities, particularly in the downtown area.

• Prominent lack of “Third Places" in the downtown area, Complete lack of walkable “Third Places” city-wide.- Citizens largely unaware that they express symptoms of needing this type of space.

• Young Professional populations on steep rise due to collegiate growth and are important new contributors to local economy.

• Art and Cultural Events on the rise in frequency and popularity, but hosting venues are sparse/undesirable, and outdoor events are often rained or “heated" out.

PRELIMINARY RESEARCH RESULTS

GRAPHIC OVERVIEW

THE KEYSTONE WILL DRAW PEOPLE TO DOWNTOWN DALTON, WHERE IT WILL SERVE AS A COMMUNITY NUCLEUS...

LIVE WORK

LIVE

WORK PLAY

VS.

CYCLICAL BALANCE: Drawing People In - Economic Growth - People - Energy - Entertainment

GRAPHIC OVERVIEW

...FULFILLING THE CITY’S NEEDS FOR VENUES, “THIRD PLACES,” + APARTMENTS, ALL WHILE

BRIDGING THE HAMILTON STREET GAP - ENCOURAGING VACANT STOREFRONTS TO BE FILLED + NURTURING A VIBRANT, PEDESTRIAN DOWNTOWN.

SITE

BRIDGING THE HAMILTON STREET GAP WITH A “KEYSTONE.”

GRAPHIC OVERVIEW

GRAPHIC OVERVIEW

GRAPHIC OVERVIEW

GRAPHIC OVERVIEW

SITE ANALYSIS - NEIGHBORHOOD

“Walkable” Amenities in the Downtown Area

0 Coffee Shops

20+ Restaurants

9 Grocers

8 Schools, Preschools, and Daycares

3 Parks

2 Wellness Center w/in 3 miles

SITE ANALYSIS - LEE PRINTING SURROUNDINGS

SITE ANALYSIS - LEE PRINTING BUILDING

SITE ANALYSIS - LEE PRINTING CONDITIONS

SITE ANALYSIS - LEE PRINTING CONDITIONS

PARALLEL TO RAMP INFILL - ALL OPENINGS BRICKED IN RAIL

ROAD

- 30

FT

AWAY

PRIVATE PARKING ~ 30 SPOTS

PUBLIC PARKING - 125 SPOTS

HAM

ILTO

N S

TREE

T - 8

0% O

F TR

AFFI

C

STRE

ET P

ARKI

NG

- 30

SPO

TS P

ER B

LOCK

CRAWFORD STREET - 20% OF TRAFFIC STREET PARKING - 30 SPOTS PER BLOCK

CONSTRUCTION TYPE: BRICK MASONRY + CMU ON CONCRETE SLAB W/ STEEL COLUMN GRID

!OCCUPANCY TYPE: MIXED: COMMERCIAL + INDUSTRIAL [HAZARDOUS] !COLUMN BAY SPACING: 1- 25’ W/ STRUCTURAL WALLS 2- 15’ W/ SHARED STRUCTURE 3- UNDETERMINED GRID 4- FREESTANDING WALLS- NO GRID

!!

ALL DOORS [ ] ARE 4’0”, GLASS PANED OUTWARD

- SWINGING, WITHOUT PANIC HARDWARE

ORIGINAL STRUCTURE - HISTORIC

FACTORY ADDITION - HISTORIC

STOREFRONT “ADDITION” - C. 1975

SITE - LEE PRINTING BUILDING

13

118 S. Hamilton Street Historic printing factory with storefront portion attached in 1970’s.

!Corner property in centralized location- center of Hamilton Street. !Central Business Dist. [C-3]

170,000 Gross SQ. FT. Open plan with 25-foot-bay column grid and/or structural walls.

Located in a flat, hill-less area of Downtown Dalton -Steeper grade towards railroad; increase in +1 story. !N-S orientation. Next to no existing day-lighting opportunities.

FURNISHED FLOOR PLANS - MULTIFUNCTION LEVEL “G”

FURNISHED FLOOR PLANS - STOREFRONT LEVEL “1”

LATITUDINAL SECTION

LATITUDINAL SECTION II, REVERSE

LONGITUDINAL SECTION

FURNISHED FLOOR PLANS - APARTMENT LEVEL “3”

RESIDENT BAR AND CLUBROOM

APARTMENTS - SINGLE BATH - 750 SQ FT

APARTMENTS - SINGLE BATH LOFT - 1000 SQ FT

APARTMENTS - TWO BED, 11/2 BATH - 1600 SQ FT

STAKEHOLDER CONSIDERATIONS

PROGRAMMING: 85% CAPACITY ROOM FOR GROWTH

+ SPATIAL FLEXIBILITY

FUNCTION IMPORTANCE

SPATIAL ALLOCATION

1. THIRD PLACE [CAFE, LOUNGE, MEDIA COMMONS] 33% 15%2. MULTIFUNCTION VENUE 33% 25%3. MULTI-FAMILY HOUSING 33% 60%

USERS: 14% UNEMPLOYED; JOBS + MOBILITY. STUDENT POPULATION IN NEED OF WI-FI, MEDIA ACCESS, + STUDY. TRANSIENT WORKERS. DALTONIANS. COMMUNITY: DOWNTOWN DALTON. HAMILTON STREET. DALTON MSA. PEDESTRIANS AND CYCLISTS. KEYSTONE WILL COME TO CREATE ITS OWN COMMUNITY AS WELL. CO-CREATORS: DOWNTOWN DALTON DEVELOPMENT AGENCY, VENDORS, EVENT PLANNERS, LOCAL CATERERS. INVESTORS: BBPC. DALTON CHAMBER OF COMMERCE + CBD. PRIVATE INVESTORS. EVENT HOSTS + SPONSORS. DOWNTOWN BUSINESS OWNERS.EARTH: LOW WASTE GENERATION, LOW ENERGY CONSUMPTION, RECLAIMING BROWNFIELD AND GROUNDWATER WITH GREEN SPACE, GREENER ECO. MINDSET.

PROGRAM CONTENTS

PROGRAM CONTENTS

CHANCE + PLANNED ENCOUNTERS,SECURITY, FLOW,

FOSTER COMMUNITY

NEEDED RESOURCE FOR TRANSIENT WORKERS + STUDENTS [MID-HIGH

SCHOOL+ UNIV.] LOCAL JOBS,BUSINESS INCUBATOR

NATURAL FLOW + GROUPING, COMMUNICATIVE SPACES INFORM

FUNCTIONS, USER DEFINE FLEXIBILITY, SECURITY FOR RESIDENTS

OPEN SPACE AREA REQUIRED, VERTICALLY VOLUMETRIC,

CONNECTIVITY TO SIDEWALKS, PATHS, + PARKING. GREENSPACE.

RECLAIM BLIGHT; VISUAL, SAFETY, HIGH EFFICIENCY. WAY-FINDING; CONTINUITY, COMFORT + INDIVIDUALITY. COMMUNITY

IMPROVEMENT.

SITE + SOIL: HEAVY METAL, MOLD, ASBESTOS. SURROUNDING BUILDING

INCONGRUENCIES. OPPORTUNE LOCATION

ENHANCEMENTS TO PRESENT FORM [INT. + EXT.] TO SERVE THE COMMUNITY. [DOWNTOWN

NEIGHBORHOOD + CITY]

SITE RECLAIM AND DEVELOPMENT NEEDS + COSTS DETERMINED BY ENVIRONMENTAL ASSESSMENT.

HIGH EFFICIENCY PER SQ. FT.

LOCAL BUSINESS SPONSORSHIPS, RETAIL SERVES BUILDING +

COMMUNITY, LOW NET ENERGY + OPERATING COSTS

LEED AND RECLAMATION GRANT FUNDING, CARPET INDUSTRY RESID.

SPONSOR, SOLAR POWER INSTALLATION PAYS FOR ITSELF IN 5 Y.

HIGH-EFFICIENCY + GREEN BUILDING STANDARDS, SHOOTING FOR NET

ZERO OR LOW ENERGY/UTILITY COST.

COMMUNITY INVOLVEMENT + EDUCATED STAKEHOLDER SUPPORT.

LOCAL BUSINESS. RECYCLING.

HISTORIC PRESERVATION, FLEXIBLE, RESPONSE TO COMMUNITY’S PRESENT NEEDS AND FUTURE

GROWTH.

DOWNTOWN DALTON IS EXPERIENCING A INFLUX GROWTH IN

ECONOMY, REACHING CRITICAL MASS IN 10 Y. AT PRESENT STATE.

FLEXIBLE USES RESPOND TO CHANGING NEEDS, [ADAPTABLE.

CONVERTIBLE.] EXTERIOR FEATURES ACCESSIBLE IN CONSTRUCTION

RECLAIM BROWNFIELDING ASAP FOR HEALTH OF THE COMMUNITY,

PRESENT: PARK AND BIKING RE-FORM, FUTURE: 6Y. BUILD.

GOALS FACTS CONCEPTS NEEDS

FUNCTION

FORM

ECONOMY

TIME{UTILIZING PROVIDED VOLUMETRIC EXPANSES FOR UNIQUE AND VISUALLY ENGAGING SPATIAL CONFIGURATIONS, THAT PROVIDE A

RANGE OF VISUAL, AUDIO, SIZE + FILTERING OPPORTUNITIES, [ENGAGED + CONNECTED <-> FOCUSED + SECLUDED. ] FOR DIFFERENT

NEEDS AND USES, ALL USER-DEFINED. THIS FLEXIBILITY SHOULD BE APPARENT IN ALL ASPECTS OF THE DESIGN, AND WILL BE

ESSENTIAL IN FUTURE GROWTH AND USE OF BOTH THE BUILDING + THE COMMUNITY, WITH WHICH THE PROJECT WILL BE HIGHLY

COMMUNICATIVE + RESPONSIVE. THE PROJECT WILL UTILIZE GRANT + MUNICIPAL FUNDS TO REBUILD, THEN LO-NET COSTS &

COMMUNITY ACTIVITY + PRIVATE SPONSORSHIP SUPPORT THE PROJECT IN LONGEVITY.

SQUARE FOOTAGE ALLOWANCE AND PHASINGCAPSTONE SQUARE FOOTAGE ALLOTMENT: 12,000 - 15,000 SQ FT KEYSTONE TOTAL SQ FT: 170,000 SQ FT DESIGNED SQ FT: 15,350 SQ FT A

PHASE I - GREENSPACE PHASE II - CAFE AND MFR PHASE III - APARTMENTS ASSSSSPHASE IV - MEDIA COMMONS PHASE V - FINAL AMENITIES

MEDIA COMMONS

SAUNA, POOL AND FITNESS

ROOFTOP BAR

BIBLIOGRAPHY - GENERAL RESEARCH LIBRARY!

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Online Articles

Bellas, B. (2011, February 7). Creating the Perfect City Is About Illusions, Such as Shorter Blocks | Co.Design: business + innovation + design.  Perkins+Will. R e t r i e v e d J u l y 6 , 2 0 1 3 , f r o m h t t p : / /www.fastcodesign.com/1663170/creating-the-perfect-city-is-about-illusions-such-as-shorter-blocks

Gravel, R. (2011, October 5). What The Atlanta BeltLine Can Teach Us About Urban Revitalization | Co.Design: business + innovation + design.  Perkins+Wil l . Retr ieved July 6, 2013, from http://www.fastcodesign.com/1665138/what-the-atlanta-beltline-can-teach-us-about-urban-revitalization

Meyer, C. (2011, October 14). 3 Keys To Creating Great “Good Places” | Co.Design: business + innovation + design.  Perkins+Will. Retrieved July 6, 2013, from http://www.fastcodesign.com/1665202/3-keys-to-creating-great-good-places

Newspaper Articles

Anderson, B. (2007, April 24). “Bringing Mixed-Use to a Tough Neighborhood.Affordable Housing Finance, p. 88.

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Books

Augustin, S. (2009). Place Advantage: Applied Psychology for Interior Architecture. Hoboken, N.J.: John Wiley & Sons.

Hamilton, D. K., & Watkins, D. H. (2009). Evidence-Based Design for Multiple Building Types. Hoboken, N.J.: John Wiley & Sons.

Knackstedt, M. V. (2008). Marketing and Client Relations for Interior Designers. Hoboken, N.J.: John Wiley & Sons.

Kunstler, J. H. (1993). The Geography of Nowhere: The Rise and Decline of America’s Man-Made Landscape. New York, N.Y.: Simon & Schuster.

Oldenburg, R. (1999).  The Great Good Place: Cafés, Coffee Shops, Bookstores, Bars, and other Hangouts at the Heart of a Community. New York, NY: Marlowe.

Peña, William, and Steven Parshall. Problem Seeking: An Architectural Programming Primer. 4th ed. New York: Wiley, 2001. Print. !Sanford, C. (2011).  The Responsible Business: Reimagining Sustainability and Success.. San Francisco, CA: Jossey-Bass.

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Scholarly Journals + Reports

Baerwald, T. J. (1978). Geographical Review, Vol. 68, No. 3 (Jul., 1978), pp. 308-318. Birch, E. L. (2009). Downtown in the “New American City”. American Academy of Political and Social Science, Vol. 626, The Shape of the New American City (Nov., 2009), pp. 134-153. [Synthesis Link]

Buxton Corporation “IDentifying Customers”. (2013). Retail Leakage and Surplus Analysis for Dalton, GA. Fort Worth, TX. Primary Data Sources: Applied Geographic Solutions, Census of Retail Trade, Census Bureau Monthly Retail Trade.

Gross, W. (1978). Revitalizing Downtown Requires More Than Cosmetification. Journal of Marketing, Vol. 42, No. 1 (Jan., 1978), pp. 13-14.

Oldenburg, R. (1997). Our Vanishing “Third Places”. Planning Commissioners Journal, 25, 7 - 10.

BIBLIOGRAPHY - SITE ANALYSISPhotograph Sources

!1.Dalton, Georgia. Wikimedia Commons. Retrieved July 20,

2013 from http://en.wikipedia.org/wiki/File:Community-3.jpg

2.Google Maps. Retrieved July 20, 2013 from https://maps.google.com/maps?client=safari&rls=en&q=google+earth&oe=UTF-8&um=1&ie=UTF-8&hl=en&sa=N&tab=wl

!!!!

!!

!!!

Data Sources

!3.Georgia. Georgia Historical Society. Retrieved July 20, 2013

from http://www.georgiahistory.com/containers/2

4.Annual Estimates of the Population for the United States, Regions, States, and Puerto Rico: April 1, 2010 to July 1, 2012 (CSV). 2012 Population Estimates. United States Census Bureau, Population Division. December 2012.

5.GA, Dalton. National Oceanic and Atmospheric Administration. April, 2013.

6.Dalton. Roadside Georgia. Retrieved July 20, 2013 from http://roadsidegeorgia.com/city/dalton.html

7.Annual Estimates of the Population for the United States, Regions, States, and Puerto Rico: April 1, 2010 to July 1, 2012 (CSV). 2012 Population Estimates. United States Census Bureau, Population Division. December 2012.

8.Ibid.

9.GA, Dalton. National Oceanic and Atmospheric Administration. April, 2013.

10.Ibid.

11.Dalton, GA Statistics. AreaVibes. Retrieved July 20, 2013 from http://www.areavibes.com/dalton-ga/livability/?r=&zip=30720&ll=34.74869+-84.99215

12.Dalton, GA Demographics Data. AreaVibes. Retrieved July 20, 2013 from http://www.areavibes.com/dalton-ga/demographics/

13.Dalton, GA Local Amenities. AreaVibes. Retrieved July 20, 2013 from http://www.areavibes.com/dalton-ga/local-businesses/

BIBLIOGRAPHY - BUILDING FEASIBILITY ANALYSISCitations

1: Calculations derived from: ADA Civil Legislation, International Fire Code, 2006, ’12 Georgia Amendment !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

Data Sources

ADA: Americans with Disabilities Act. (1985). Gaithersburg, MD: U.S. Dept. of Commerce/National Bureau of Standards. !Code of Ordinances. (2009). Dalton: Whitfield County, Georgia. IFC code: International Fire Code 2006: ICC. (2006). Country Club Hills, Ill.: International Code Council.

BIBLIOGRAPHY - SPACE ALLOCATIONCitations

1: Calculations derived from: ADA Civil Legislation, International Fire Code, 2006, ’12 Georgia Amendment !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

Data Sources

ADA: Americans with Disabilities Act. (1985). Gaithersburg, MD: U.S. Dept. of Commerce/National Bureau of Standards. !Chiara, J., Panero, J., & Zelnik, M. (1991). Time-Saver Standards for Interior Design and Space Planning. New York: McGraw-Hill. !Ching, F., & Winkel, S. R. (2003). Building Codes Illustrated: A Guide to Understanding the 2000 International Building Code. Hoboken, NJ: John Wiley.IFC code: International Fire Code 2006: ICC. (2006). Country Club Hills, Ill.: International Code Council. !Peña, W., & Parshall, S. (2001). Problem Seeking: An Architectural Programming Primer (4th ed.). New York: Wiley.

BIBLIOGRAPHY - DESIGN CONCEPT DEVELOPMENTPhotograph Sources

1. Phare des Baleines. http://photo.tutsplus.com/articles/inspiration/100-ultimate-examples-of-architecture-photography/

2. Extrajection. http://photo.tutsplus.com/articles/inspiration/70-stunning-abstract-photographs/

3. Dimitridf. http://photo.tutsplus.com/articles/inspiration/70-stunning-abstract-photographs/

4. Ibid.

5. Extrajection. http://photo.tutsplus.com/articles/inspiration/70-stunning-abstract-photographs/

6. Anthony C. Hammond. http://photo.tutsplus.com/articles/inspiration/70-stunning-abstract-photographs/

7. Chavals. http://digital-photography-school.com/31-amazing-abstract-images

8. Darren Rowse. http://digital-photography-school.com/31-amazing-abstract-images

9. Ibid.

10. “Brilliant.” http://www.designyourway.net/blog/inspiration/the-simple-beauty-of-abstract-photography-30-examples/ !11. Urbania. http://www.designyourway.net/blog/inspiration/the-simple-beauty-of-abstract-photography-30-examples/ !12. Ibid. !13. “Unknown Author” http://www.designyourway.net/blog/inspiration/various-hq-photography-examples-for-inspiration/ !14. Spine. http://photo.tutsplus.com/articles/inspiration/100-ultimate-examples-of-architecture-photography/

!15. Kaiku. http://photo.tutsplus.com/articles/inspiration/100-ultimate-examples-of-architecture-photography/ !16. Ibid. !17. Ibid. !18. FC 149 Smile. http://www.designyourway.net/blog/inspiration/the-simple-beauty-of-abstract-photography-30-examples/

19. Parallels. http://www.designyourway.net/blog/inspiration/the-simple-beauty-of-abstract-photography-30-examples/ !20. “Mridula.” http://digital-photography-school.com/31-amazing-abstract-images

21. Earth Photographers. http://webdesignledger.com/inspiration/a-showcase-of-beautiful-architectural-photography 22. Ibid. !23. Orange and Green. http://photo.tutsplus.com/articles/inspiration/100-ultimate-examples-of-architecture-photography/ !24. Macro. http://webdesignledger.com/inspiration/25-inspiring-examples-of-macro-photography !25. Ibid.