Conceptual Design and Early Studies |
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Program Check and Feasibility |
Many of the activities in early design revolve around exploring the commercial viability of the site and figuring out the right mix of uses (for example, residential versus office versus retail). All these uses have different economic returns. Zoning regulations can be complicated in how they allow dif-ferent amounts of total development based on the mix ratio. In essence, two numbers govern almost all urban property: Floor Area Ratio (FAR) and Lot Coverage Ratio (LCR). FAR is a number that says how many multiples of the site area the building area can be. LCR specifies the percentage area of the site that can be covered by the building footprint. Usually the architect is required to maxi-mize the FAR by determining the right mix of uses placed at the right location on the site.
At this stage, the problem is not only about forms or shapes but about the program, construction costs, and rents and the functional distribution on the site horizontally and vertically. The architect usually attempts to determine what physical forms, in what location, with what use, will provide the best economic return to the owner. This study then needs to be consolidated and documented. While studying this problem, the architect may generate tens if not hundreds of slightly different alternatives for numerical comparative purposes. A few of the most promising are then developed further for presentation purposes.
At early stages in design, you need to check the program and how well you fit into it. Programs can be less or more precise, depending on the client and the task in question. It can be as bold as 15,000 sq. ft. (4570 sq. meters) offices, 40,000 sq. ft. (12,200 sq. meters) hotel space, and 20,000 sq. ft. (6100 sq. meters) retail space for a bigger complex; or it can be an exact number of rooms and spaces when working on one building. Figure 8.6 shows an early massing study annotated to show usage and areas. |
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Figure 8.6
Early study docu-menting maximum allowed heights and total square footage of a proposed solution |
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The architect is constantly thinking about architectural expression, fitting in the site, and accom-modating the program. They’re also evaluating whether the client’s requirements can fit the allowed buildable area and height of the site, zoning regulations, land uses, traffic requirements (they usu-ally always want more), and information about the number of parking spaces and other support functionalities. This phase of the project can also involve shadow studies and energy modeling, as discussed in Chapter 14.
The next step is to propose multiple solutions to the client, so proposals with different mixes of functions and spatial solutions can be reviewed and analyzed. This is where the Design Options tools you’ll learn about in Chapter 9 come in handy. |
Creating Multiple Massing Design Options
Here is a suggested workflow based on a real-world use case.
The architectural firm Gensler created an option set with three options, each with a distinct name. Theyduplicated 3D views and schedules to document project information early on. In each view, the Visibility/Graphic Overrides were set to display each option (one set to Option 1, another to Option 2, and the thirdto Option 3). Doing so not only visually described the new option but also presented the data behindeach design. |
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