"Maximizing your property value by design; Delivering your permit by expert knowledge of local code; Helping you to achieve your goal by truly understanding your need"
1334-36 W Morse Ave
Any design exercises are inherently subjective activities dependant on the temperament, stamina and judgment of the designer. However there are certain immutable objective facts of the site, - its location, size, zoning district and building code, - that ultimately condition the design outcome.
One of such salient fact of the site, - not to mention its immense longitude and narrow frontage on the street, - is the public alley to the west. It will be impossible to satisfy the parking requirement without the direct access from this alley. Average parking area size for 12 cars is 3600-4800 square foot based on 300-400 sf per car; our parking garage for 12 cars is 2600 sf, thanks to the alley.
The 2nd fact is the theater to the east, whose egress necessitates an easement on the project site that reduces the width of the already narrow lot; whose noise and factory scenery of its rooftop heating and cooling machineries compels the new building to face towards the west to endure the baking summer sun, chilly winter wind, and the prying eyes of the neighbor across the alley; and whose aesthetics the new building will have to appeal to as client request.
Lastly there is what I would call “residual effect” of the code dimensions. Unforgiving and non-negotiable, the code dimensions, - those for the parking, egress path, elevator, stairs, thickness of fire rated walls - have an effect so punishing the principal use of the plan appears to be what is left of those dimensions. Again this is testified by the numbers. The circulation area – stairs, corridor and elevator – takes up 21.5% of the typical residential floor area versus the commonly accepted 15% for real estate development.
The building, standing some 60’ high, stretching 140’ length not counting the garage, with less than 1/5 of the length as its width, essentially a cantilevered wall off the ground, is as “simple” as it could be, making manifest and also offering an interpretation of these facts.