Marmalade district housing

This thesis,' Marmalade District Housing, is a design study for a small scale, moderate density low-rise housing development in a residential area of Sa It Lake Ci ty , Utah, that is in need of revitalization. The study introduces the housing and economic problems encountered by cities as a result of increased suburban living, clarifies the need to reverse the suburban housing trend to revitalize deteriorating residential districts, focuses on a site in the Marmalade District of Capitol Hill as an area that can attract inhabitants by providing dwelling units commensurate with suburban housing and presents a graphic architectural solution to the problem of designing dwelling units for the site in the Marmalade District.

MARMALADE DISTRICT HOUSING by Brian Z. University Levite A thesis submitted to the faculty of the of Utah in partial fulfillment of the requirements for the degree of Master of Architecture Graduate School of Architecture University of Utah Spring 1975 TABLE OF CONTENTS Page LIST OF ILLUSTRATIONS v .. ABSTRACT vi Chapter I. INTRODUCTION TO THE PROBLEM. Movement To the Suburbs Effects On Urban Residents Return To City Housing Thesis Proposal . 1 3 4 10 . .... II. SITE Description Existing Housing Area Planning I I I. 11 . . Demands .. .... DESIGN Type of Housing Development Criteria of Design Qualities 20 ..... .. Activities and Area Requirements Pertinent UBC Code Sections Presentation Requirements SELECTED BIBLIOGRAPHY 11 17 18 . 20 22 25 26 27 38 LIST OF ILLUSTRATIONS Map Page 1. Neighborhoods 2. Marmalade Site, Total Available 6.2 Acres. 3. Capitol 4. Marmalade Site, Building Area 3.6 Acres Hill of Capitol Hill. 9 .... Site, Support-Facilities--Points of Interest ... 12 14 15 ABSTRACT This thesis,' Marmalade District Housing, is a small denti a1 scale, moderate density low-rise housing development in area The tion. of Sa It Lake Ci ty the need to Utah, that is in need , and economic study introduces the housing tered by cities as reverse a result of increased suburban the suburban housing trend iorating residential districts, focuses District of Capitol Hill providing dwelling units sents a design study a as an area on that a can to the za­ encoun­ living, clarifies to revitalize deter­ site in the Marmalade attract inhabitants commensurate with suburban graphic architectural solution problems resi­ a of revi ta 1 i for by housing and pre­ problem of designing dwe 11 i ng units for the site in the Marmalade Di s tri ct. CHAPTER I INTRODUCTION TO THE PROBLEM Movement to the Suburbs One of the great American dreams has been to many households this the dream hasneant congestion and violence effect on the older, central become less desirable and and of the blight, which results in a higher density living be satisfied. Suburban Since the by households crease a in the to the suburbs. home that would and For areas have to suffer deterioration begun support for to live in the suburbs if their economic and social an area. might concerns con- could should not be the only alternative. early fifites suburbs.l have These areas. loss of economic housing home. This trend has had disastrous city reSidential eventually a suburban home, away from all city. Many families who do not wish sider a own there has been anrincr-eas inq movement The last decade saw a 70% population in­ Households that moved there desired land and give them the security, privacy, opportunities they felt were lacking in the open space, status, Most of the land city. 1 Anthony Downs, Stimulating Capitol Investment in Central-City Downtown A.re as a nd Inner-City Ne i 9 hborhoods (Raci ne Wi s cons in: National Urban Coalition and the Johnson Foundation, February 27-28, . 1973). , . 2 in the suburbs venient for was relatively inexpensive, easily obtainable, and who would not have to contend with extensive developers, and red tape associated with city planning for thing needed a con­ community such city construction. Every­ shopping outlets, recreational as facilities for children and adults, religious facilities, schools usually felt were to be better than those in the opportunities would all eventually farther apart and not sub u rb s are t he on concentrated as always be provided will be available; as long 1 yare a t hat __ see .... _M as in the as and employment they would just be Suburban housing to live there. If the city. people desire new city), (these co n s_tr.ltc_t_LQQ, --··_·M-------· then thQs..e__w_h.(L,,, __ _ there. ---__.->".- The original crowded confining and to one of ranch dot the landscape. other, types city, a living of was houses and split costs levels soon on alternative to the an world of calm, country development and construction economics of scene intent of suburban changed this bucolic quarter acre planned unit developments have risen {n Most suburban highway and response to higher costs.l housing became wasteful by duplicating existing functional, educational and political systems in the city. the lots that Apartment complexes (rentals), condominiums, construction costs, and higher land and expensive The living. and road housing in the suburbs. expansion were Extensive necessary to reach Utilities had to be installed when they ,.______ ------.----.-.----,.--, ... - already existed in the city's underused residential districts. lIn ium 1974, 15% of all dwelling starts in the U. for permanent,not recreational, residences. S. were condomin­ 3 energy public transportation unless _¥_2riYg_au9, possible. was Time and being spent shuttling from the bedroom communities. was pansion continued, dependence more being placed was on As ex­ the auto to . compensate for the inner-suburban isolation and connection with the center-city area. Effects On Urban Residents migration of households The a city's survival. a As outlets and the sales they gener- result, low income households a __ . __ . ... __ .' . __ . __ .---- (CBO) .. ---:".w---- also _.""_ _ used to support suburban _'..---r"""""'_"""'_'__ ""_"_""_ provides city services. migration, not affluent so maining housing in do __ ---- the older least able to maintain the and the attendant social When a to invest in the area, .. left with _---_ .. __ larger_bur.:. ._--_ ..• - __ .. The central business district When the CBO declines, new a result of housing in suburbs occupied the portions of the city. housing as Usually, those households and accelerate the problems helped usually chose They were neighborhood identity. household eventually did have it a _-_._-_._._ .. , th.--(:j_t1er..yi<;:_.s. to secure enough deterioration. .-- .. share of the property tax base that is large a were _-----_._--------_._ den of the costs of rvnnins .t.b.e......cLty..! __ ......r. and economic base that supports The social to the suburbs took with them retail ____ -.---_. neces­ Middle and high income households who moved city began eroding. ated. density suburbs began city they bordered by drawing off the life-blood to affect the sary for to the lower the Poverty community enough to flee to' the re­ resources "safer" areas. Many of the residents of these remaining deteriorating districts were merely renters with ownership of the building frequently in the 4 The .nwner of this type of hands of absentee landlords. had little calli -. .. -.......... or no _._-_._ ....._- the interest in _._._-:- area life With the costs and will are . __ __ ...... P' .... ._ ..... _ . continue to be changes in costs of increasing housing use of dwindling to be, many younger couples as opposed might be precipitated not to are not des ire for wha t countryside city enough (A city 1 i vi ng can or organi offer a a typically possible residential are more a are possible. on can zed district. offer. city, York: or s.upplies. what they The enough." a experience proximity a city because it on to amenities) shopping, em- of time, money, and energy the private automobile and city destinations, in his environment, ' p. and to each other and to Alexander and Serge Chermayeff. Doubleday, 1963), to be 1 Savings Walking as but also from "The suburbs fa il It fails to be dependence public transportation. (New energy concentration of resources and There is less lChristopher Privacy. person's de- only by the economics involved such located in close suburbanite rarely does a being Varied city services, libraries, museums, theatres, ployment ""'..........-...._,.. in suburban locations. living because it 1s too dense. is. not dense ...... _ ...... reconsidering higher lower costs per square foot for older homes in the a .. _ and the attendant maintenance coupled with the realities of the suburbs density city living move ---_ City Housing style, family size, and supposed were ....... continued to deteriorate. There , --_._-- fully maintaining the property. __ Return To mands pt:pperty typi- _ 63. is something possible Community and 5 Density and variety contribute and desirable. Social interaction tating (this vide for the only the is case when well or city's livability. a turned off when irri­ designed city housing can pro­ Variety is available down the-street and around privacy). corner. If a city's regrowth is to be successful, the must be able to meet the needs of city High, middle, . be found if desired can to districts. in the large portion of the population a and low income households must be the urban residential housing encouraged Low income groups to resettle limited in their are available housing while the other two groups must find the costs and advantages of living in costs and near or commensurate with the The trade-off must living. city housing growth. Households who desire to return must find that the initial and renting) competitive with suburban housing costs may be higher, there are though saved and in the some as city are city related community efforts can provide amenities s city governments toourage __ well as Qj_?_tr.LG.t.s..E.§..--'''--.-·,·,," w=,._.__ .. for provided development '._. commercial •. of costs More owning (or Even costs. costs to be organized city like swimming pools, sports . Incentives must also be this continuing regards travel, maintenance, and time. facil it i es, and meeti ng ha 11 .. central-city offered by suburban advantages be attractive to encourage _ the private developers in the " areas , _,_<J and deteriorating housing ......... _-, ....... .,... ..,...J"....u ... • .:._ .... " Possible ways of .. _ __...,.,._.,......"' __ ... <VO. ... " achieving _,."''''''''.,&, •• might include increased programs for subsidizing middle and low income housing or tax i'ncentives for the developer and forts could be aimed at ability and reducing the increasing a developer's implied risks involved tenant. chances of It/hen Ef­ profit­ building in ......... , • __ . 6 questionable Development in the city would give the city areas. increased tax bases with which to help support city services. ments The deteriorating residential .some t imes consist of very areas desirable and salvageable, old homes and apartments. provide its residents usually not found in the possibility a of i al area and areas can a sense of place better maintained fin- were However, the usual income levels of the ly. The vitality, social interaction auto-dependent suburbs, which could be further enhanced if the anc govern­ areas prevent this type of ,investment. When and land an does area begin to show renewed growth, land values speculation increase which is further encouragement for high , and middle-income households veloper end up in trying to capitalize destroying the first place. to move into on the an area. and his investment, could area very fabric that made the for an area attractive in the area Development of this type is sometimes existing zoning However, the de- a reflection of that is out of scale with the ' exist ._n structures and is encouragement for much times limited commercial Salt Lake tial areas deterioration and major cities. the problems ownership, Goverment are poor which development are and the residual effects of Salt Lake is fortunate in that most of the hous­ not at the more and housing in the older residen­ central-city which have been experiencing the loss of responsible on-site ing blight is of blight that accompanies suburban migration. some- uses. City has portions the near higher densities and and trying advanced stages community groups to reverse the as is usual have for other recognized many of present deterioration with 7 planning efforts and increased Community Development development. funds for renovation of low-income houses, in portions of the city, in 1974. and for made available to the Central were the Hill Capitol A residential following res i (rhe ing market. mi x is area Of dents. tenants are owners who could having it done and communal in a of sense has been able to a , The homes belong for the resi- the work themselves or neighborhood. particular or They are an tastes and needs. old residential area Capitol Hill District. as a that is in need Generally, Capitol the effects of suburban district still remains with the old homes, strong topographical character, existing tree connection with the CBD, State a Capitol buildings, large portion appropriate density, scale, cover, and close and the LOS Temple of homes have been razed in recent years, there remains enough of the cate ) pride in their individual community partially withstand Cohesiveness though district they need in housing by modifying the existing of revitalization is the Even competitive hous­ community doing and maintain building Another example of migration. to the apartments and houses and on-site home- professionally, efforts in limited to home- a4:srabesidential the homes, either architecture to fit their Square. City District the Avenues, has many fine old homes brought back that offers repair able to secure what money is mi ddl e, and low income famil tes city Hill large J considered now to an area of the There have care (This year. dences are such as that rehabilitation and a of Discussion is continuing for funds in the Avenues for 1975 improvements for low income _wi th "target-areas" original and visual structures to indi­ acceptance for new 8 construction. The area is worth preserving. In 1973 the Salt Lake architectural firm, Architects/Planners Alliance (APA), prepared "A Plan for the Residents of Capitol. Hill ." Society, and the Capitol Hill Awareness for the Utah State Historical Team the areas It sets take or It i concerned with the need to encourage (CHAT). for the area's and the Capitol Hill of guidelines for renovation and place on broad a The in the patability regarding g6als is also concerned with the planning district, and city reverse The APA denser residential of help a for area than Ensign com- studied. It city deterioration. on Capitol Hill: (2) Desoto, area; Down; (3) the an older, Redevelopment Area light industry, commercial, and blighted residential Capitol grounds area, an old residential (so Current, Apri cot, Almond, Qui nce) a rea . The that date back to the late Nineteenth in need of repair, while some are area abutting (see Map 1). and in need of revitalization Historic Area is the Marmalade District The areas sua l en­ growth of the neighborhood, the trend of modern residential units; (4) the Historic are include vi study designated four neighborhoods (1) Ensign Downs, consisting to needs development and old construction in the new survival. own than for small individual, and patterns of of residential area for construction that should planning scale rather piecemeal development. couraging growth new city's housing the Within the named for streets like has many fi Century. (Most beyond repair ne of the 01 d homes strutures economiCallY') Capitol Hill Commission, formed by the Utah State Legis­ lature in 1973 to prepare site for State a master building expansion, plan for Capitol Hill and choose has taken measures to examine the a 10 proposals by APA and other concerned groups and initiate additional studies for government office planning ment, historic to preservation, and expansion, residential develop­ traffic circulation Public and government Capitol Hill. they pertain as opinion has recognized the im­ portance of maintaining the integrity of the Capitol Hill residential community and the areas of historic Thesis If the trend of suburban importance. Proposal sprawl is the attractiveness of returning to the of s s fy the 'need for pri vacy, of a of our homelife. With dwindling This be city must be there in the form in,an area logical of a in the next city-living c es growing consciousness cocerned with city. providing suitable, moder­ In additio this new housing city that is in need of revitalization. as qua 1 iti step for housing facilities. District meets these qualifications of courage a that will qualties security, and the bas i costs and reduced, both in terms of energy and land uses, the design study is density housing 1 and, high building resources, movement back is the ate to be further job opportunities, living costs, and housing ati ' opposed a is to The Marmalade site for redevelopment to to suburban existence. en­ CHAPTER II SITE Description The site selected for this bordered by Center Street project is in the Marmalade District, the west and North Main Street on The blocks extend from third north to fifth North block #17 and are portions of blocks #12 and #20 zoned 70% R-6 and 30% R-4. to 3.0% with the average utilities for any exist to dle a the serve small new The area present Capitol Hill site covers plat "E", These blocks for the 6.2 protection area and should be able to han- area without much added effort. consisting acres has the necessary Police and fire houses with strong historical deteriorating already remodeled housing. population increase The total of Slope of the site varies from 10% being 19%. or consisting (see Map 2). the eat. on of vacant lots, old significance, and a t- few , homes in qood condition but out of character with the older houses. A of houses study Foundation, qave each house arch i tectur a'l if If the houses 1 Survey, II one Hi of four '_1 , no done by value? b_pse_d h_ _re.: ... .. (2) significant, should possible; (4) were Source: 1974. ((a'pito 1 and economic worth , must be retained; ting, retain on , the U!?:h _r_!g_ __ on h.J.?torjc_,_ Jl) highest signifi_Ga_n_e_,._ - be retained; significance, - (3) contribu­ should be replaced_0 deemed too uneconomical for revitalization, Utah Heritage Foundation, "Capitol I Hill or Building were 12 MARMALADE ·tatal SITE available. 6.2 acres rnap 2 13 not in of their removal covers 3.6 remaining, acres is greater. (see Map 4) part as character of the area, existing the keeping with The available land for out of the total of the eventual 6.2 possibility new acres. design solution, construction The houses historical are homes .of the highest significance category for Capitol Hill. Marmalade is urban site that needs revitalization of its. an housinq before further deterioration takes place. vide the impetus fdr relocating in the city. New housing can pro­ Within one-half mile walk- ing distance is the CBO, its offices, shopping outlets, and entertainment facilities. bus route on Main Public Street) rapid transit system. as are transportation is and there Cultural Building buildings such are also within as of transients, Capitol Hill are still an as indicate well in large numbers are nearby (see Map 3). Federal as as the mixed area, but is pre- area are mostly area renters School by school enrollment School.' Popula- live in the entire around the site. evidenced consisting and students. many families High School and Washington Elementary lSchool metropolitan Building and the ethnically low and middle income families area a (a walking distance. Residents, in the tion distributions still for and sports facilities the State Office The Marmalade District is dominantly white. proposals religious facilities and public schools, playgrounds, Government are available near/the site True children at West density levels, enrollment, however, has dropped each year in the last years for Capitol Hill and the rest of the Salt Lake School Dis­ trict. Horace Mann Junior High School is now used for adult education classes only and a new Washington Elementary School will be built to serve the same area. Salt Lake School District, March, 1975. Source: eight 15 MARMALADE building SITE area. 3. S .. acres 16 on visual examination of the area, of many residences single to are duplexes and flats. ownership does exist mainly by elderly . area. This ownership is a neighborhood needs when there is no a today are substantial Some on-site home­ for the neighborhood a reinvestment in the ownership occurs, most of in poor condition. Interspersed in the general vacant lots. the conversion continued cohesiveness that Though upkeep is improved where on-site the residences to long established in the owners, stabilizing influence but is not strong enough to maintain area. misleading due area, and on the site, are many Entry stairs, retaining walls and foundations tell of The lots previous houses. are usually trash collectors. The character of the Marmalade District consists of low rise apartments, old leading to the These streets, downtown and two-story houses, narrow passage..;.ways and interiors of the block and narrow tree-lined streets. one steeply graded, give views of the Capitol Building, ·some buildings alleys and orientation will be views westerly over the valley. (The western consideration for solar loads but is not a unre­ solva9le.) Residences are half basement above stories. typically one and a-half to two stories with grade giving the appearance of being The dominant exterior materi.als are a two full brick and stucco (some previous. homes used horizontal wood siding) and the retaining walls use stone, concrete, back into the hill. or wood. Garages that abut the sidewalk are built Steps lead up both steep and gentle sloping terrain to the houses and apartments. Massing of the buildings is intentionally complex and characterized by porches, bay windows, balconies, or shed 17 roof additions. The architectural historical types with frequent use style of Capitol Hill is of Renaissance and Victorian details. Existing Housing There is by low vacancy uni ts have cons seen a and amounts of successful increasing tructed each year. 1 Capi to 1 Hi 11 The price income residents. The units are condominium aven ues apartment mostly low-rise, but in the past apartment condominiums range from· $40,000 These taller structures Capitol shown con- range of the units has aimed for middle and upper condominium construction has been high-rise. scale of the as and the borderi ng in the past two years condominiums and rental struction. new Demands demand for housing units in Salt Lake City rates mixture of a Hill are not community. in The to (The prices year of these $100,000.) keeping with the existing new buildings are contributing to the demise of the scale and the character of the low-rise structures, both individual houses and apartments, that dominate the hill.' They block some of the views made the hill existing residents attractive for building had of the city, views that sites regardless of the extra foundation costs. Difficult sites and easier to build city's land use are usually by-passed for lan that is flatter However, changing economic conditions in on. may force developers and architects to reexamine lSalt a sites Lake and Davis Counties had apartment vacancy rates steadily drop to a low 3% as of October, 1974. At that time there were 40 condominium developments with 3,000 units completed or under con­ struction and 18 condominium developments that proposed 3,500 units to Bureau of Economic and BusSource: be completed within seven years. i ness Research, Uni vers "Rea 1 Es tate Act; vity in Sa It Lake, of Utah. ity Davis, Weber and Utah Counties ," lQ-2 (Fall 1974), p. 55. 18 undesirable to build thought once the added construction expenses. offer can chance for a an on and, therefore, be able to justify Sloping and irregularly shaped sites interesting and innovative design solu- more . tion. Area Capitol Hill Commission has studied the The future for development Hill Capitol responsible decisions regarding be positive as seen Marmalade (west the workable plan for the to and from Davis County, the State fic to the State for: (1) periphery of area to adjacent site). to the through traffic Capitol Hill. problem a The traffic is In re­ Capitol Hill without disruption of Capitol buildings. One method for this as traf­ proposed by extension of 400 West to Beck Street to become the 300 West to function route east of North Victory Road. an area an districts, the traffic must be Major arterial road for northsouth (2) for planned Offices, the University of Utah, and the CBD. order to preserve the residential routed around the a and historic which is north of Salt Lake City, is for the Marmalade site and the rest of was are and for of the selected for or planning proposals that congestion during peak hours, due Traffic APA parks site) of the selected Capitol grounds (east mostly for some area reinforcement of the residential For example, small nature of the area. in a many aspects of but has not yet made any firm and However, there have been building site. can Planning as a to the center of the neighborhood collector; (3) State Street; The "Salt Lake access (4) widening a city; by-pass and landscaping of City-Capitol Hill Transportation Study" 19 also proposes: (1) circulatio improvements traffic around the Capitol grounds; (2) Some of the east, west, and south. are not conducive for Widening detrimental helpful to the West major Capitol Hill Commission. Temple extension, expansion Hill. expansion improvements, however, is the of the hill. area and improvement of Capitol Buildings but Hill.l pime concern for the Possibilities exist for expansion next to the existing Capitol Buildings, building or access existing housing of Capitol two-way improvements from the for traffic to the State Future State Office Hill, access preserving the residential of State Street, intersections is for one-way and at other sites away from into the residential areas No firm decision has yet been made south or Capitol north of by the Commission or Capitol State Legislature regarding the site for office expansion. Development of for Capitol Hill. pansion, workable tial thorough-going, long-range plan is essential plan must allow for efficient State Office traffic circulation, and and historic character of the lUtah Hill The a ex- protection of the residen- area. State Department of Highways, "Salt Lake City-Capitol Transportation Study," Salt Lake City, January 1975. CHAPTER I I I DESIGN Type The type of be a for neighborhood. called multiple family housing used a As because of the and rental of a and the will the provide density for units duplex (sometimes a scale and right for density of this kind varies from 8 to acre.1 per Condominium project will existing housing, starting point for design, a The desired dwelling units for this satisfactory fit visually (and economically) into townhouse) plan a the site. 14 Housing Development function f the terrain, the scale of density needed the of ownership will be advantages it has, used for the in this instance, housing development over cooperative Condominiums allow for individual arrangements portion of the building while allowing for common ownership ownership of , all by spaces a ?utside te specific units. household in fee simple, with a 'restrictions 6n the sale, transfer, ers fees are are miniums not for other responsible administered by are increasing lGarden 6-10 D.U./ acre; a in apartments The or rental tenant-formed are single family or or of the unit. be owned can mortgage if needed, and mortgages popularity dwelling unit no These own- These maintenance costs. hired Condo- organization. in the Salt Lake area and are 15-20 D.U./acre; two-family homes homes are 1-5 D.U./acre. are 21 applicable project. to this Cooperatives a are similar to condominiums in that the lease to his individual proprietary dwelling unit. chases shares from the corporation that owns the The tenant pur­ building with monthly maintenance payments being made to the corporation. are buyer has Tenants, however, liable for default of payments by other tenants in the cooperative. Rental arrangements in Salt Lake, but ment is to the equity accruing ment. of the owner building with to the tenant. a type for apartments no proprietary ownership Tenants who rent also tend to be higher turnover which would not be in general area need the commitment that site homeownership and investment in the neighborhood by keeping with comes a or more for the Marmalade District at this stage of stability The site and common of this type of agreement is that pay­ disadvantage a transient, yielding the needed the most are develop­ with majority on­ of the households. development will be The economic bracket for this condominium middle to high-middle help re-establish Marmalade income to middle-class residential district. a viable, are also as Although low-income units desirable for this area, the character and steepness of the site would economically prohibit building attempt to provide to suburban As these units. desirable and The design solution will competitive housing as an alternative homes. a basis for determining feasibility, average square footaqe required density, costs for land for financial acquisition, 22 and demolition is determined to be improvements, Factored in are and expansion of utilities in ft. lot amounts to density housing unit of profit be used and as some price cost per for total range of land is acre preliminary guide cost per $54,450. yields a Using moderate The allowable amounts to 3.6 acres the extent of the building for are with possibility of a be more slight costs. "ballpark" figures only, and do not constitute design must a to full eventually profitable development;· site (excluding Using a the houses to be density closely examined during increase or saved) of ten units per acre, project therefore, will be 36 housing units. development will per per, unit would allow for construction These (see Map 4). of the a and $5,450 cost of complete examination of the financial questions that be answered for successful foot.l 10,000 sq. acquisition and improvement $50,000 $44,550. per unit of a Average areas., of ten units per acre, this development The desired and $12,500; per square land, steep land, deteriorated housing, for vacant costs $1.25 the The size design phase decrease in the number of units. The district will provide recreational amenities, through munity centers, playgrounds, and church meeting halls. and room siting density arrangements will allow for it, swimming and recreational facilities will be provided. Criteria of Design lThis Design Qualities of the condominiums should maintain the is an adjusted in the site area by property Foundation. If the com- existing character price, based on recent acquisitions of private developers and the Utah Heritage 23 nd scale of the remaining houss each new unit the in Marmalade and identity and privacy these older homes provide for their inhabitants and the rest of the should express this vitality and remain three basic plans instead of or The designs. , complexity being groupings of units environment that forms re neighborhood. of development of attached units using a Capitol Hill, giving custom must be a a Forms of the units existing homes, repetition and still of one, two, built, with independent part of continuous exterior a intimate human scale to which inhabitants an can 1 ate. Strong interior spaces should be developed that work three-dimen­ .. sionally with the site instead of lexes, two-story spaces, lofts, one level plans of constant just "two-dime"nsionally, such or s ceiling lop inq ceilngs floor or heights. the units, at least for the interior, should not be it will not allow the The site's strong on the oriented and topographical existing residents static, imagery of controlled that character will have Therefore, patterns and a dominant groupings take advantage of the sloping site and its the clusters connecting paths through The to home should be. a design solution. of the condominiums will divisions by so opposed inhabitants .to transform the interior to fit their wishes and ideas of what influence as dup­ as the site. as a The (groupings) with pedestrian­ paths would be used by the new functional and unifying element for the site. Each 1. areas or dwelling unit of Parking that can attached garages. the total site development must be handled with small, surface The parking areas provide: parking should be visually 24 innocuous and as and small on-site 2. close to the dwelling units parking Outdoor space will areas as a ing 3. Sitting areas, allowing areas, possible. All court or terrace and areas to units must be land based. outside of the units, that for communal use The street provide guest parkig. private be shared by other condominiums. as but not intruding casual meet­ are on the privacy of the units. 4. Disposal facilities garbage storage and collection 5. ing be on dwelling provided suitable storage 7. cover to trash and visually disturbing. to generous in amont Bulky items, like a depend­ bicycle, must space. conditioning should also be that blends with Landscaping and allows for 8. unit. access Utilities that employ systems of mechanical and plumbing Air ponents. and not be Storage space that is minimal the size of the 6. that allow easy planting Barriers for on a verse weather and forts using efficient design, siting, city elements. considered for the units. provided. existing topography terrace sight, sound, com­ sun, or and ground interior court. and wind that control Energy savings and environmental and material ad­ com­ selection will be 25 Activities and Area One bedroom unit,(20% development), Requirements of ft. 1,000 sq. Entry Kitchen Living Dining Room Room Interior Court/Patio 1 Bedroom 1 D.en/Bedroom 1 Bathroom Closets Storage Utilities Parking Two bedroom unit deve 1 opment), (40% of 1',300 sq. ft. Entry Kitchen Room Room Interior Court/Patio 1 Bedroom 1 Master Bedroom 2' Bathrooms Living Dining Den Closets Storage Util iti es Parking/Garage Three bedroom unit development) (40% of 1,500 sq. ft. Entry Kitchen Li ving Room Dining Room 26 Den/Family Room Interior Court/Patio 2 Bedrooms 1 Master Bedroom 2 Bathrooms Closets Storage Util iti es Garage Optional (conditional on able ft. land), 5,000 sq. the avail- Recreation Room Swimming Pool Pertinent UBC Code Sections General Sec. Sec. Fire 502 504 Locati 1601 1604 Restrictions in fire Change in on use on property zone Sec. Sec. Recreation Genera 1 zone No.3 room Sec. 701 Sec. 702 Sec. 703 Sec. 704 Sec. 705 Sec. 706 Sec. 707 Sec. 708 Group B occupancy Construction, height, and allowable Location on property Exit facil iti es Light, ventilation, and sanitation Shaft enclosures Fire extinguishing systems Special hazards area 27 Residential units Sec. 1401 Sec. 1402 Sec. 1403 Sec. 1404 Sec. 1405 Sec. 1406 Sec. 1407 Sec. 1410 Sec 1411 Sec. 1413 . Group I ,occupancy Construction, height, and allowable Location on property area Exit facil iti es Light, ventilation, and sanitation Yards and courts Room dimensions Heating Special hazards Fire warning system Construction requirements Sec. Sec. Sec. .Sec. Sec. General 2001 2002 2003 2004 2005 Type IV buildings Structural framework Exterior walls, openings and Stair construction Roofs partitions design requirements Chap 23. Chap. '24 Chap. 25 Chap. 26 Chap. 27 Chap. 29 Design requirements Masonry Wood Concrete Steel and iron Excavations, foundations, and retaining walls Presentation Requirements Site model Typical unit model Floor plans Elevations Site plan o SITE MARMALADE DISTRICT CONDOMINIUMS FOR CAPITOL PLAN 50 150 FEET I I L-.J..__I I 1L...L..l....l..1 HOUSING HILL, SALT LAKE CITY 100, -----,1 --'--. h NORTH ___:__j - -- 'I' J.I7 -. 1-- I I D 0 I " CJ I Y . ffi -----.::.:..:.:.::..-- i 10 °00 -u _j DO c=J 0 DD E n CJ D -» 00 ENTRY THIRD SECOND , FLOOR o PLANS/ THREE BEDROOM UNIT NORTH 0 D I- :0 =$ .... _------- = I 0 -r- 4 IIIII B I 12 FEET I I l' ! ' 1-- _. . 1 1 I ] - _--+--1-+-1--1-+--'--+---+---0--1'-' .. -: -- - - .. j"i:: :.:-..:-:_-:.==:::: ::::. :::.--::.-_-_-_-_-_ :::::::::_-==;; Ii 1: II I. i! 1: 'I II !: :! :1 !: q :1 ! II II ,I ,I III I, ll I : I I:i, : UU [:J " !! :. I' !, , 11 u A",./' .I_[DJO. r-"rn'''''''--- II !1 - 10 I 0 _ CJ [ CJ o l - !: II I'i to! 1;::::=:1 o I III E= -H-H _j Cl 0---- o J 0---- c::::l=R+t1 0---- 11 DD .c.===::J o II CJ c=) :::1 o U =. 'XII V ·V 0 • 0 C 0<> 0 '= - H I ,J B o FLOOR PLANS / TWO BEDROOM UNIT NORTH --I' I I I II 12 .. ' . T\ND BEDROOM CLUSTER . o ···o o WEST ELEVATION / THREE BEDROOM / ACCESS ROAD m:::o:: C ==t SECTION AA/ THREE BEDROOM UNIT/ ACCESS ROAD o WEST ELEVATION I TWO BEDROOM / CENTER STREET 4 8 12 JIII----I----I SECTION aa / TWO BEDROOM iCENTER STREET ,-..__I1 rl ......... _ __._i __ 1j fQ Z :::J W 0 l- I W 'W II o l- Z (JJ f: (JJ w X ID w Z til II 0 Z EL.4490 E.L.4430 SECTION LOOKING NORTH SELECTED BIBLIOGRAPHY Books Alexander, Christopher and Chermayeff, Serge. New York: Doubleday, 1963. Community and Privacy. Allen, Gerald, Lyndon, Don1yn, and Moore, Charles. The Place of Houses. New York: Holt, Rinehart, and Winston, 1974. Crosby, Theodore. Architecture: Limited, 1965. Danzig, George W. H. B. and City Sense. Saaty, Thomas London: L. Compact City. The Future of D1d Uni versi ty Press, 1964. Neighborhoods. Studio Vista San Fracisco: Freeman, 1973. Frieden, Bernard J. M. I. T. Cambridge: Jacobs, Jane. The Death and Life of Great American Cities. Vintage Books, 1961. Lynch, Kevin. Image of the City. Cambridge: M.LT. New York: University Press, 1960. Site Planning. Cambridge: Nelson, Clarion. This Is A Community. Utah Press, 1971. Newman, Oscar. Defensible Space. M.I.T. University Press, 1971. Salt Lake: New York: University of Macmillan, 1973. Paul, Samuel. Apartments--Their Design and Development. Reinhold, 1968. New York: Reports A Plan for the Residents of Capitol Architects/Planners Alliance. Hill. Salt Lake, [1973]. Downs, Anthony. Stimulating Capitol Investment in Central-City Down­ town Areas and Inner-City Neighborhoods. Report on a Conference By the National Urban Coalition and the Johnson Foundation, "Wingspread." Racine, Wisconsin: [27-28 February, 1973]. 39 Bureau of Economic and Business Research, University of Utah. Real in Salt Lake, Davis, Weber and Utah Counties. Estate Activit Fall 1974 , 10-2. Utah State Buildinq Board. Salt Utah State Lake,'[1975]. Report of the Capitol Hill Commission. Salt Lake Ci ty-Capi to 1 Depa rtment of Hi ghways Salt Lake, [January 1975J. . Hi 11 Trans­ portation Study. Interviews Carr, Eugene. Architects/Planners Alliance. Salt Lake City, Utah. Interview, 8 January 1975. Churchill, Stephanie. Utah Heritage Friundation. Utah. Interview, 20 January 1975. Salt Lake City,