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The Florida State University
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Electronic Theses, Treatises and Dissertations The Graduate School
3-21-2008
The Residential Mixed-Use, Urban Infill

Project:
Encouraging Social Interaction Among Baby
Boomers
Avery Logan Goodman
Florida State University
Follow this and additional works at: http://diginole.lib.fsu.edu/etd
Recommended Citation
Goodman, Avery Logan, "The Residential Mixed-Use, Urban Infill Project: Encouraging Social Interaction Among Baby
Boomers" (2008). Electronic Theses, Treatises and Dissertations. Paper 4138.
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FLORIDA STATE UNIVERSITY
THE COLLEGE OF VISUAL ARTS, THEATRE AND DANCE
THE RESIDENTIAL MIXED-USE, URBAN INFILL PROJECT:

ENCOURAGING SOCIAL INTERACTION AMONG BABY
BOOMERS
By
AVERY GOODMAN
A Thesis submitted to the

Department on Interior Design
in partial fulfillment of the
requirements for the degree of
Masters of Fine Arts
Degree Awarded:
Spring Semester, 2008
The members of the Committee approve the Thesis of Avery Goodman defended
on March 21, 2008.
____________________________
Jill Pable
Professor Directing Thesis
____________________________
Karen Myers
Committee Member
____________________________
Lisa Waxman
Committee Member
Approved:
___________________________________________
Eric Wiedegreen, Chair, Department of Interior Design
___________________________________________
Sally Mcrorie, Dean, College of Visual Arts, Theatre and Dance
The Office of Graduate Studies has verified and approved the above
named committee members.
ii
For: Dad, Grace, Radek and Chris.
Thank you for always believing in me. I don’t know what I would have done
without all of your love and support.
iii
ACKNOWLEDGEMENTS
I would like to thank all the faculty of the Interior Design Department at
Florida State. Their support and education has been very valuable to me. Thank
you to my committee members: Karen Myers and Dr. Lisa Waxman for their time,
support and advice. I would like to say a special thank you to my major
professor, Dr. Jill Pable, for your constant support, understanding and advice. I
would also like to acknowledge Dan Winchester, Winchester Brothers Planning
and Development, Karen Rubin, Carolyn S. Bibler, Bibler Design Development
and Conn & Associates, who helped me with the foundation and information
necessary to complete my project.
iv
TABLE OF CONTENTS
List of Tables .....................................................................................vii

List of Figures .....................................................................................viii
Abstract ..........................................................................................xi
1. Chapter 1. .....................................................................................1
Introduction ..................................................................................... 1
Definitions ..................................................................................... 3
Literature Search Techniques......................................................... 3
2. Chapter 2 ..................................................................................... 4
Introduction ..................................................................................... 4
Community Design.......................................................................... 4
Housing Design .............................................................................. 13
The Baby Boomer Population and the Changing Market................ 22
Socialization ................................................................................... 25
Conclusion ..................................................................................... 33
3. Chapter 3 .....................................................................................
35
Project Description and History....................................................... 35

Existing Site Conditions.................................................................. 35
Social, Psychological, Political, Economic and Cultural Context..... 39
Client Philosophy and Goals........................................................... 44
Client Operation and Organizational Structure ............................... 44
v
User Profile ..................................................................................... 45
Analysis of Requirements for Communal Spaces
for the project…………………………………………………………… 47
Analysis of Individual Space Requirements………………………… 49
Image and Character...................................................................... 51
Site and Type of Construction/ Material.......................................... 51
Codes and Regulations................................................................... 52
Energy Conservation and Green Design Issues............................. 52
Conclusion
.......................................................
.............................. 53
4. Chapter 4 .....................................................................................
54
Overview of Project......................................................................... 54
Proposed Design ............................................................................ 55
5. Chapter 5 ..................................................................................... 90
Conclusion .................................................................................... 90
Limitations ..................................................................................... 90
Recommendations for Further Research........................................ 91
Summary .................................................................................... 93
APPENDICES ..................................................................................... 94
A. Coca-Cola Building Code Analysis............................................

94
B. Space Typicals..........................................................................
100
REFERENCES ..................................................................................... 108
vi
BIOGRAPHICAL SKETCH .................................................................... 113
LIST OF TABLES
Table 1: Patterns that encourage social interaction……………………… 40

Table 2: Baby Boomer wants for housing…………………………………. 45
Table 3: Baby Boomer specific wants for home………………………….. 46
Table 4: Analysis of communal spaces and their
individual requirements…………………………………………… 48
Table 5: Analysis of individual space requirements……………………… 50
LIST OF FIGURES
Figure 1: Traditional Neighborhood Design in Kentland, Maryland. 7

Figure 2: Traditional Neighborhood Design (TND) store fronts
and office space in Kentland, Maryland…………………… 7
Figure 3: Transit Oriented Development…………………………….. 8
Figure 4: Lafayette Park in Detroit……………………………………. 9
Figure 5: Narkomfin Apartment Building……………………………… 11
Figure 6: Unite d’ Habitation…………………………………………… 12
Figure 7: Belcher Apartment Plan…………………………………….. 13
Figure 8: Lofts of Merchants Row……………………………………… 14
Figure 9: Loft apartment with warehouse features…………………… 15
Figure 10: Stone Canyon interior………………………………………. 16
Figure 11: Interior of Tribune Lofts…………………………………….. 16
Figure 12: Exterior of Vetro…………………………………………….. 17
Figure 13: The Vue at Lake Eola………………………………………. 18
Figure 14: Langford Condos, Winter Park Florida……………………. 19
Figure 15: Tallahassee Redevelopment Plan………………………… 21
Figure 16: Social and Leisure Activities of American Adults………… 28
Figure 17: Frequency of Selected Formal and Informal Activities….. 29
Figure 18: Informal Socializing as Measured in Time Diary Studies… 29
vii
Figure 19: The Decline of Neighboring…………………………………. 30
Figure 20: Community Involvement is Lower in Major
Metropolitan Areas………………………………………….. 31
Figure 21: Building front facing All Saints Street……………………... 36
Figure 22: Building side facing St. Michaels…………………………. 36
Figure 23: Back of building facing the railroad tracks………………. 37
Figure 24: Interior of building, stairwell leading up to the second
story and rooftop…………………………………………….. 37
Figure 25: Interior of building, original vault doors used by bottling
plant.…………………………………………………………. 37
Figure 26: Google Earth image of site………………………………… 55
Figure 27: Site Plan……………………………………………………… 57
Figure 28: Site Analysis…………………………………………………. 58
Figure 29: Stacking Parti diagram……………………………………… 59
Figure 30: Exterior Façade of Coca- Cola Building………………….. 61
Figure 31: Sign Detail…………………………………………………… 62
Figure 32: Main Level Coca-Cola building……………………………. 65
Figure 33: Main Level Coca-Cola building reflected ceiling plan…… 66
Figure 34: Café perspective……………………………………………. 67
Figure 35: Art Gallery perspective…………………………………….. 68
Figure 36: Café Material Board 1……………………………………… 69
Figure 39: Coca-Cola Building: rooftop garden……………………… 72
Figure 40: Coca-Cola building: basement level gym……………….. 73
Figure 41: Residential Building first floor business
center and amenity area………………………………….. 74
Figure 42: Residential Building: second floor laundry
facility and apartments…………………………………… 77
Figure 43: Residential Building: third floor communal
viii
kitchen and apartments…………………………………… 78
Figure 44: Residential Building third floor reflected ceiling plan….. 79
Figure 45: Lighting specifications and key spreadsheet 1………… 80
Figure 46: Lighting specifications and key spreadsheet 2………… 81
Figure 47: Residential building: third floor socialization diagram… 82
Figure 48: Residential building: third floor communal kitchen
communal kitchen image perspective………………….. 83
Figure 49: Residential building: ADA apartment plan…………….. 84
Figure 50: Residential building: apartment plan…………………… 85
Figure 51: Residential building: apartment perspective…………. 86
Figure 52: Apartment Material Board 1……………………………. 87
ABSTRACT
This thesis designed a mixed use, urban infill project located in

Tallahassee, Florida. The goal of the design is to encourage social interaction
among retiring empty nester Baby Boomers. Research of the topic of
socialization introduced a term by Robert Putnam called social capital, which
gives value to peoples social networks. Putnam identified that there is a
disconnect between social involvement and the Baby Boomer population. This
design explored a mixed-use communal living development that explored ways to
introduce architectural features that promote both involuntary and voluntary
social interaction areas. Research also uncovered specific wants and demands
that the Baby Boomer generation expected from their retirement home.
ix
CHAPTER 1
Introduction
The state of Florida is expecting six million new residents by the year
2020. At this rate of growth, this implies that the population will require 125,000
new dwelling units, 40,515,000 more gallons of fresh water, 800 miles of new
roads, 730 new classrooms, 164,250 acres of forest and 149,650 acres of
farmland per year. Florida also produces 36,675,000 gallons of waste water and
12,775,500 pounds of garbage per year (My Florida, 1997). In addition to this
continuous influx of new residents, Florida has one of the highest populations of
people age 55 and over. The oldest of these “Baby Boomers” are now turning 61,
and this population niche promises to figure heavily into the demographic
makeup of the state (“Homes for a Booming Market”, 2004). Given that Florida’s
high growth prompts considerable resource consumption and the presence of its
aging population, it follows that sustainable, responsible housing that
accommodates these users would be an appropriate goal.
This thesis will explore and discuss the “smart growth” city planning
concept and its applicability to a high density, mixed use, urban infill project for
residential Baby Boomer users. “Smart Growth” as defined by the Tallahassee,
Florida Gaines Street Revitalization Plan, is “an approach that connotes
respecting those natural and historic features that make a community special and
in turn enhances the community’s tax base, reduces the need for costly
infrastructure, promotes pedestrian, biking and transit opportunities and creates a
special place to live” (Wallace, et al., p. 10).
There are a number of positive reasons to develop high density, mixed
use, urban infill projects that make this thesis topic relevant. Current design
trends that are affecting the Florida market logically place this design project’s
site within the urban core, an area that provides many different housing options
for varying consumers. City living inherently locates people closer to more
activities such as culture, entertainment, shopping and dining. The idea of
grouping activities close to one another creates a demand for mixed use
1
applications, such as residential and commercial buildings. Choosing to place
new construction within the urban core setting also increases the opportunity to
incorporate sustainable practices, such as urban infill, into the design scheme.
Infill building maximizes the utility of underutilized existing properties within city
centers instead of developing virgin areas, thus saving valuable resources. The
option of high density housing is another sustainable byproduct of an urban core
location. The necessity to build up instead of out creates an opportunity to
maximize potential space to accommodate more residents while minimizing
resource use.
Specifically, this project will address the needs of ‘empty nester’ Baby
Boomers, as it is estimated that most Baby Boomers within the next 10 to 15
years will be in this category, no longer housing their children within their
residence.
The intended goal for this thesis is to design a mixed use, high density,
infill dwelling that accommodates socialization. Consequently, the design will
explore methods to translate socialization concepts into architectural form. It is
the intent that the implementation of this concept within the design will provide
residents enhanced opportunities to bond with each other and form meaningful
community relationships.
The intended site for this project will be located in Tallahassee, Florida at
the old Coca Cola Building within the All Saints District. This area is slated to be a
part of the Gaines Street Revitalization Project, a city initiative to reinvigorate the
downtown area. This building is an ideal location for an urban infill project and
has already been targeted by the city as a potential venue for adaptive reuse or
repurposing. The proximity of Gaines Street Project to the downtown area
promises potential expansion of the downtown area into this newly redeveloped
corridor.
Definitions
In order to clarify understanding, it is necessary to identify key terms that
will be important to this study’s content.
2
Infill. Using an already existing building which has either been
abandoned, is no longer being used for its intended purpose, or is just in need of
repairs for a different purpose. Urban infill specifically refers to its setting within
an urban environment.
Mixed use. A building that accommodates both residential and commercial
uses.
High density. A term that differs from area to area. In Tallahassee,
Florida, residential high density implies density over 20 units up to and including
50 unites per gross acre (”Codes of Laws”, 2007).
Baby boomer. The Baby Boomer generation refers to those born between
1946 and 1964.
Social Capital. A term by Robert Putnam that places a value on social
networks, or the relationships people have with each other (2000). It refers to the
collective value of all “social networks” and the results of these social ties.
Literature Search Techniques

Information for the literature review portion of this thesis was collected
primarily through online sources due to the contemporary nature of this topic.
Since the Baby Boomer population is just now reaching retirement age, research
and studies have just now started to explore that the effects this cultural segment
will have on society. Journal articles were found through search engines such as
Informedesign, ERIC, PyschInfo and LexisNexis. Professional magazine articles
were located through organizational websites including the American Association
of Retired Persons (AARP), My Florida.com, and The National Association of
Realtors. Dissertation bibliographies were also used as a starting point to find
important resources.
CHAPTER 2
Introduction
The research outlined in this chapter will trace the development of current
building practices and how they developed into specialized niche markets. The
discussion will start broadly, describing the New Urbanism movement and will
then describe the rise of suburbia up to common day practices of this idea.
3
Secondly, the development of mixed use practices will be summarized
throughout history, connecting it with the theories that are commonly associated
with New Urbanism. Thirdly, mixed use practices will be discussed in the context
of urban downtown revitalization and the creation of new housing markets. The
discussions will then narrow to the housing market level, and illustrate that these
markets accommodate specialized niche consumers, including that of the Baby
Boomer generation. A summary of specific residential and commercial design
wants and demands most frequently requested by the Baby Boomer population
will be discussed. The concept of social capital will be defined and the reasons
why this is an important consideration for baby boomer consumers. Finally, a
brief overview of example design processes will demonstrate specific elements
that will be present within the final thesis design.
Community Design
The Rise of Suburbia in the 20th Century and its Development into New Urbanism
and Mixed Use Communities
The 20th century brought about changes in how both the government and
the public viewed residential and commercial districts of cities. In the early
1900’s industrialization had transformed the urban environment into a polluted
and congested environment. The 1920’s tried to solve these problems by
instituting strict zoning regulations that kept residential and commercial uses
separate. By mid-century, urban areas grew and inner city districts declined.
This was due to changes in transportation patterns, and mostly attributed to the
rise in automobile usage (Grant, 2002). The “Era of the Freeway” was one of the
most influential factors that contributed to the rise of suburbia (Cervero &
Gorham, 1995). Freeways brought about new concepts for urban planning which
involved residential areas as purely residential, industrial areas as purely
industrial, and commercial areas centered around retail activities (Cervero &
Gorham, 1995). These changes led to the decline of inner city districts with a
huge boom in the suburban movement. Governments tried issuing policies which
encouraged urban renewal projects, but the movement was slow paced.
4
The Rise of Mixed Use Development
Critic Jane Jacobs in her influential 1961 book The Death and Life of
Great American Cities, argued that “fine-grain mixing of diverse uses creates
vibrant and successful neighborhoods” (Grant, 2002, p.72). In the 1960’s, the
public and private practices started to view mixed use as a sound planning
strategy. By the 1980’s, there was a huge embrace of the mixed use concept. It
had gained the support of the government and the design communities by
promising to restore vitality, environmental quality, equity and efficiency to post
industrial cities. The idea behind the movement pledged many benefits to help
gain the public’s support. Advantages were many:
• an urban environment active for more hours during the day, making
optimum use of infrastructure;
• smaller post baby boom households can have a greater range of
options;
• mixing housing types can increase affordability; and,
• by providing housing near commercial and civic activities as well as
working and shopping destinations, mixed use development would
reduce the dependence on cars. (Grant, 2002)
Research conducted by Jill Grant (2002) has suggested there are three
conceptual levels behind developing a mixed use community: increasing the
intensity of land uses, increasing the diversity of uses, and integrating segregated
uses. Increasing the intensity of land uses would result in a social mix of people
and income levels. Increasing the diversity of uses implies finding a harmonious
way to mix commercial and residential uses. For example, adding high density
residential uses to commercial and office districts would allow residents to live
near businesses and could patronize or work in those businesses. Integrating
segregated uses means finding some levels of industry that are viewed as
compatible so that specialized districts are not created.
The development of specialized districts introduced the idea of mixed use.
The Urban Land Institute brings definition to the term ‘mixed use’. This
organization suggests that a mixed use project incorporates three or more
functionally and physically integrated revenue producing uses. With these ideas
5
in mind, certain concerns began to appear. The previous idea of what was
considered compatible was contributing to the displacement of certain unsuited
industries. There was no place for group homes, day cares, waste management,
high density housing, halfway houses or jails. This attitude is referred to as
NIMBYism, or ‘Not In My Back Yard’ (Grant, 2002). In response, the 1990’s
brought about an answer to many of the problems listed above. It was known as
New Urbanism.
The New Urbanism Concept

New Urbanism came to dominate 20th century planning principles (Grant,
2002). It was the ideal form of mixed use housing and gained backing from both
the professional community, along with widespread media support.
There are two forms of New Urbanism: Traditional Neighborhood Design
(TND) and Transit Oriented Design (TOD). Traditional Neighborhood Design,
which is advocated by Andrew Duany and Elizabeth Plater-Zyberk’s traditional
neighborhood designs, involves diversified types of housing within the community
but has separate districts that deal with industry (Grant, 2002). TND focuses on
garage apartments, residential units over stores, and zoning codes that enable
people to work from home while also integrating special districts which house
industrial and other commercial uses that are not compatible with neighborhoods.
Figure 1: Traditional Neighborhood Design in

Kentland, Maryland (Jason, 2002).
6
Figure 2: Traditional Neighborhood Design
(TND) store fronts and office space in Kentland,
Maryland (Jason, 2002).
Transit Oriented Neighborhoods rely on clusters, placing high density residential

and commercial uses near transit stations with low density housing on the
outskirts of the clusters. This idea completely ignores the industrial component.
Both types of New Urbanism support different types of building practices. Transit
Oriented Design supports urban infill and redevelopment strategies while
Traditional Neighborhood Design is best suited for Greenfield (new) development
on new suburban sites (Grant, 2002).
Figure 3: Transit Oriented Development (“TOD

Typology”, 2006).
7
Mixed Use and the Rise of Downtown Living
The concepts behind New Urbanism and Mixed Use theory sparked a
renewed interest in city living. In 1998, a study conducted by the Fannie Mae
Foundation and the Brookings Institution Center for Urban and Metropolitan
Policy found that there will be an expected rise in downtown living by the year
2010. The 2000 Census also justified these expectations. There were many
factors that led up to this prediction, and these are described below (Birch, 2002).
First, trends in the American economy shifted from industrial production to
intelligence based service industries. This resulted in industry moving to the
outskirts of the cities with workers following it, which helped contribute to the
suburban movement. With industry gone from the city center, post war
redevelopment focused on central business districts, pedestrian oriented
shopping districts and entertainment venues such as sporting arenas, convention
centers and performing art centers. The goal was to keep open access between
the suburbs and the cities in order to gain income through suburban spending
while also creating a new job base. Urban renewal projects sought to bring
residents back to the city and were successful at attracting upper income
households, but ignored the idea of low income housing. Some examples are
The West End in Boston, Lafayette Park in Detroit (see figure 4), Society Hill in
Philadelphia, Golden Gateway in San Francisco and Lincoln Towers in
Manhattan (Birch, 2002).
Figure 4: Lafayette Park in Detroit (“City

8
Living”,2007).
The second reason for the rise of downtowns is related to societal
changes. The 1960’s brought about constant changes in social patterns and
economic conditions due to upheavals caused by urban renewal and highway
construction. This change, combined with high levels of unemployment and
social practices relating to racial discrimination, created a civil disorder that finally
lead to the fall of the downtown area. Revitalization of the downtown areas came
with government backing of commercial projects as a source for urban renewal.
Development of commercial projects contributed some well known urban renewal
projects like The Prudential Center and John Hancock Square in Chicago. Their
success allowed for the inclusion of medical, education and entertainment
institutions (Birch, 2002).
A third reason for the rise of downtowns can be traced to New York City.
The main event that fueled the rise of downtowns was the legalization of SOHO
lofts in New York City. The idea of loft living became so fashionable that it
created a new kind of housing industry. In 1980 the movement became so
significant that the Denver Housing Authority put architects and planners to work
in order to identify who wanted to live in the city and how big the market was for
urban housing. The results found that the potential residents would include
singles, single mothers, and unmarried couples (Birch, 2002). Other recent
studies have identified young professionals and empty nesters, who are often
referred to as the creative class, as another market interested in urban living
(Stahl, 2003).
By the 1990’s the movement to rebuild the downtown was in full swing.
Birch identified six main approaches cities use, often in tandem, to implement
production strategies for downtown housing (2002): (1) adaptive reuse of office
buildings, warehouses, factories and stores; (2) building on “found land” such as
reclaimed waterfronts or brownfields; (3) redeveloping public housing; (4) crafting
mixed use projects with new construction; (5) targeting niche markets such as
senior or student housing; and, (6) using historic preservation to forge a special
identity.
Downtown areas offer a wide range of possibilities which incorporate
mixed use planning, especially when dealing with issues such as infill,
9
gentrification, and transit orientation, according to Birch (2002). Some forms of
infill incorporate the idea of hotel and residential functions together.
Research has shown downtowns are currently in a state of flux,
incorporating more residences, but also attracting more community service
facilities such as supermarkets or movie theatres, which are normally found in
neighborhood settings (Stahl, 2003). This opens up various possibilities for
downtown infill projects geared towards a specific market. According to Stahl,
inner-city neighborhoods are enjoying a renaissance inspired by New Urbanism,
a movement that seeks to create and revive walkable, diverse, mixed use
communities with quality architecture and a traditional neighborhood structure.
Demand for pedestrian friendly urban communities and a limited supply are
reasons housing prices in downtown and near in areas are rising so quickly
(2003).
Examples of High Density and Mixed Use Communities

With the introduction of rapid industrialization came the idea of high
density mixed use living. It is possible to trace examples of these types of living
through history. In nineteenth century, Charles Fourier and Henri Saint –Simon
envisioned the ‘phalanstery’, a “miniature town, with interior streets sheltered
from adverse weather conditions. In order to be self-sufficient, its economy was
to be predominantly agricultural together with some light manufacturing.” Fourier
saw it as “an association of 1500 to 1600 people of various ages, wealth and
occupations grouped on twelve million square meters of land” (Gutierrex &
Portefaix, 2003, p. 22). Though never built, it was to be a three story residential
linear block with interior street galleries and swimming pools on the roof. The
complex would offer twenty different priced apartments and cells which would
have a group of communal activities offered on the ground floor and in other
integral crossings within the building (Gutierrez & Portefaix, 2003).
10
In 1928, the Union of Contemporary Architects built the Narkomfin
Apartment Building in Moscow, Russia (see figure 5). It offered both private and
commune-style apartments. The apartment offered a variety of apartment plans
that could either be adjoined into groupings to make bigger apartments or used
as individual apartments. The building contained many amenities including a
kindergarten, kitchen, canteen, dining, reading rooms, and a gymnasium on the
roof, all areas meant to encourage social interaction.
Figure 5: Narkomfin apartment

building (“World Monuments”, 2007).
Other examples in history have also had a great effect on how designers
deal with high density and mixed use today. Examples like Lawn Road in London
and Unite d’ Habitation by Le Corbusier provided some interesting elements that
should be considered when designing these types of developments today,
according to Gutierrez & Portefaix (2003) (see figure 6).
11
Figure 6: Unite d’ Habitation
(“Brutalist Architecture”, 2007).
Most recently, the private housing industry in Hong Kong has introduced a
new kind of high density, mixed use environment. China has developed a new
utopia for living (Gutierrez & Portefaix, 2003). Architecture is no longer the art of
designing buildings, but rather a means of expressing an exclusive concept of a
collective fantasy (Gutierrez & Portefaix, 2003). The new apartments are based
on themes and are meant to be seen as a sign of status. The concept of property
has changed from the idea of ownership to the idea of being able to access these
unique communities and all the amenities they have to offer. The idea of a
wealthy society has been the driving force behind this changing industry. People
desire 24 hour services that one would normally find in hotels, including
amenities such as baby sitting, maid services, laundry, emergency home repair,
newspaper and magazine delivery, clubhouse, limousine, car park, shuttle bus
service, and even on-call doctors or tutors.
According to Gutierrez & Portefaix, new ideas such as “E-living” need to
be incorporated into these new Hong Kong homes as technology advances
(2003). E-living allows people to stay in constant interaction with their homes,
controlling lighting, temperature, and music all from the exterior. Clubhouses are
also incorporated into the building, but they are raised off the ground floor in
order to feed into the desired image and the fantasy. In order to accommodate
this high density lifestyle, individual living areas are often small, but boast 87%
usable floor space. These communities are geared towards communal resort-like
facilities to make up for the lack of personal space (Gutierrez & Portefaix, 2003)
(see figure 7).
12
Figure 7: Belcher Apartment Plan (“Plans”,
2007). Individual living areas are compact and
take advantage of communal spaces within the
complex.
Housing Design
Market Trends and New Types of Housing

Living in downtown areas has become popular once again. Common
traits can identify specific downtown areas within cities that are becoming
desirable. Emerging areas of a community that are seeing rapid growth,
redevelopment, revitalization and changing demographic are one indicator. Inner
city residents can also dictate trends. A survey conducted by Robert Charles
Lesser and Co. found that one third of the study’s inner city residents were
looking for walkability which is most common within cities. The economic
outcome of this fulfilled desire would be to raise land values in adjacent
communities. (Stahl, 2003) As the center of downtown areas start to expand it
brings shared benefits. Perimeter neighborhoods enjoy an increase in property
value while attributes associated with city living, such as walkability are also
enjoyed).
As stated earlier, the historic rise of the downtown movement was directly
related to the highly styled SOHO loft living. The typical SOHO loft featured high
ceilings (10’-15’), open spaces, thick plaster or brick walls, few or no interior
doors, cast-iron columns, and factory sized windows. A new trend is a kind of loft
living called “soft lofts”. The new soft loft style features room-like divisions and
13
softer ceilings, walls and floors (Ballinger, 2006) (The definition of ‘Soft lofts’
varies, and may refer to a unit without exposed ceiling ductwork and structure, or
layouts that emulate a modified apartment plan). They can also feature exposed
ductwork, ¾ high walls and polished concrete floors (Hoffman, 2006). The
interior spaces have changed as well. Instead of hand-me-downs or rugged hand
crafted items, lofts now feature area rugs, upscale furnishings, high end kitchens
and other requirements of today (Ballinger, 2006) (see figures 8 and 9).
Figure 8: Lofts of Merchants Row (“The Lofts”, 2007).
Figure 9: Loft apartment with warehouse features

(Halaas, 2005).
Loft design is now serving as an inspirational point for new condominiums

and apartment buildings. In fact, loft inspired housing is not limited to just
condominiums and apartments but is also influencing a new type of alternative
home, according to Ballinger (2006). This new housing style is described as a
hybrid between a traditional apartment and a traditional loft. Features include big
14
all purpose living rooms at the front, bedrooms at the back, no wasted corridor
space and high ceilings. Some examples of these types of buildings are
described below.
Stone Canyon, Las Vegas. This new development’s homes features
include:
• rooftop decks
• dual master suites
• courtyard balconies
• home theater
• 20-foot ceilings
• private back yards
• stainless steel appliances and granite counter tops
• fireplaces
• Most interior walls can be removed or shifted.
Figure 10: Stone Canyon interior (“Manhattanization”, 2007).
Tribune Lofts, Atlanta. This development’s interior features include

concrete floors and ceilings and walls to simulate old warehouses, but with
modernist architectural approaches. The building has access to running and
bicycle trails, central landscaped courtyards, ground floor retail, dog grooming,
and rooftop sky pad and sky lounge for community events and spa activities. See
figure 11.
15
Figure 11. Interior of Tribune Lofts. (Williams, 2003).
Vetro, Chicago. The Vetro’s interior features include translucent interior
walls and floor to ceiling windows, 9’-11’ ceiling heights, and large open space
with glass shoji style screen partitions. See figure 12.
Figure 12. Exterior of Vetro

(www.vertrochicago.com,
2007).
Other living styles that are becoming popular besides loft style living
include condominiums. The trend started in Atlanta eight years ago, impacted
Jacksonville four years ago, and is just starting to affect Orlando (Haner, 2004).
The condo conversion market (converting existing structures like hotels, or
warehouses into condominiums) has introduced a new style of affordable
housing (Haner, 2004). These conversions are made more affordable because
the construction process is faster and cheaper so the savings transfer to the
buyer (Haner, 2004). Condo conversions are most popular with the empty-nester
16
and retiree population. These groups often seek secure gated facilities, less
maintenance, and a lower cost of living (Hoffman, 2006).
New condominiums come in many different styles, from ultra luxury
highrises and hotel condominiums to city lofts. Some ultra luxurious options
include hotel condo conversions and cruise ship residences. Their features often
include a doorman, concierge, boat dockage, 24 hour security, fitness centers,
maid services, designer appliances, top of the line interiors, wireless internet,
owner’s lounges, movie theatres, and underground parking.
Florida Markets
Currently, developers are exploring the feasibility of infill properties in
downtown areas and repurposing them as urban residential high rises. The most
popular conversion project to impact downtown Orlando has been The
Metropolitan at Lake Eola. Other projects include 55 West, The Plaza, The
Sanctuary, The Vue at Lake Eola (see figure 13), Eola South, and The Jackson.
According to Haner; a big influence on the sudden developments in and around
the downtown Orlando area are the traffic problems in and around that area.
Developers are also more attracted to conversion projects because they are
faster and cheaper than new development projects (Haner, 2006).
Figure 13. The Vue at Lake Eola (Condocompany.com, 2007).
Another rising trend is building properties designed and marketed for the
aging baby boomer population. One Winter Park developer is already exploring
that market. Doug Trovillion has started to build a series of luxury town homes
targeted at people 55 and older. Some of his projects include Casa Jardin Villas,
17
The Langford Condos (see figure 14), Carmel, Camden Townhomes and Belle
Chateau. He equips all units with upscale appliances, granite counters, crown
molding, custom wood cabinets, and provides the option for elevators. His future
projects will include an urban infill project in the Winter Park area (Hagood,
2006).
Figure 14: Langford Condos, Winter Park

Florida (Condocompany.com, 2007).
The Tallahassee Market

In north Florida, the Tallahassee Downtown Planning and Development
Department has been working on redeveloping the Gaines Street area. The
project seeks to “establish an area with a unique urban character, providing
residential, entertainment, and cultural activities, all complimented by parks and
bikepaths” (Wallace et al., 2001,p. i.). The main goal is to transform the Gaines
Street Corridor into an aesthetic and active urban center. Steps that are being
taken toward establishing a framework for the revitalization that includes specific
land use development standards and urban design criteria, historic preservation
and adaptive reuse, traffic management, and a greenway/open space network
(Wallace, et al., 2001).
The Gaines Street area plays an important role in the development of
downtown Tallahassee (Wallace, et al., 2001). The current area is made up of
older industrial and warehouse uses, government used buildings, declining
residences and neighborhoods, scattered offices, and vacant or underutilized
lots. In an effort to organize a plan on how to reinvent this area, the city formed
the Gaines Street Vitalization Committee. This committee identified key
18
elements that they would like to find within the rejuvenated community. Some of
those goals are:
• Producing a higher level of aesthetic quality;
• Creating a unique image and identity;
• Preserving the character of historic neighborhood area;
• Encouraging new mixed use development within the corridor in response to
current demands and trends within the area in order to create a pedestrian
friendly environment;
• Establishing a “sense of place”;
• Identifying district edges; and,
• Resolving problems associated with vehicular and pedestrian traffic and
parking (Wallace, et al, 2001).
Along with the design goals, the Community Redevelopment Agency conducted
a market assessment of the area that indicated a great potential for infill higher
density housing and retail/ entertainment uses.
The All Saints District is the area which extends north to Gaines Street
and west to include the “frontage” along Railroad Avenue (see figure 15). The
proposed idea for this area is to create the All Saints Corridor Mixed-Use Area
edge along Gaines Street and Railroad Ave. This area will include pedestrian/
transit friendly streetscape improvements and amenities, an urban style mixed
use development pattern with ground floor retail, and commercial and community
public/ private space with upper levels to be 4 to 7 stories in height for residential
use (Wallace, et al., 2001).
The Coca-Cola building and the adjacent vacant lots are viewed as “focal
elements” within the All Saints District (Wallace, et al., 2001). This property is
adjacent to the Gaines and Railroad intersection which is targeted as a high
activity center. Some design/ use elements that are being implemented in this
area include:
• Properties assembled for their compatible infill development;
• Low to moderate density market-rate housing for university faculty, staff,
downtown /capitol center professionals;
• Neighborhood focused retail; and,
• Art district uses (Wallace, et al., 2001).
19
Overall, the Gaines Street Project offers an area that is compatible to the design
goals of this thesis proposal.
Figure 15. Tallahassee Redevelopment Plan. The map illustrates the location of the All Saints
District with its relationship to Tallahassee as a whole.
(http://www.talgov.com/economic/pdfs/dtcra_devplan_map.pdf, 2007)
20
The Baby Boomer Population and the Changing Market
The Baby Boomer generation refers to those born between 1946 and
1964. There are 78 million Baby Boomers who have dictated changing
consumer wants and demands for the past several decades, and the housing
market is no different (Molony, 2007). Molony reports that with the older half of
the generation nearing retirement age, there is a new specialized housing market
specifically dealing with their wants and demands. National builders indicate they
intend to gear 30% of their business towards building active adult communities
for the aging Baby Boomer population (“Baby Boomer Study”, 2006).
America’s population of 55 to 75 year olds is estimated to reach 80 million
by the year 2020. The U.S. Census predicts that 28 states will double their
population older than 65 by the year 2030 (“Boomers want Action”, 2005). A
survey conducted by the National Association of Realtors has revealed that this
large Baby Boomer population is unsure how they are going to retire.
Approximately one third plan to go back and forth between work and leisure, 35%
want to work part time or start a business, and 27% intend to never stop working.
There is also evidence of regional preference; 42% plan to retire in the south,
32% in the west, 15% in the Midwest, 12% in the northeast, and half said they
would consider living in an age restricted community (Malony, 2006). The
unpredictability of this generation is leading to changes in how builders approach
housing developments that are geared towards the aging population (Malony,
2006).
The Baby Boomers are different from previous generations. They will stay
in the workforce longer, many are still raising children or dealing with grown
children moving back home (a phenomenon known as the “boomerang
generation”), and they are also dealing with aging parents. This is the start of
what is now being referred to as the Sandwich Generation and it has spurred
new developments that are geared toward multi-generational living. These
multigenerational communities include separate neighborhoods that are oriented
toward active adults, families, and empty nesters, and are often part of a master
21
planned community. They have some shared amenities and allow family to be
virtually next door (“Baby Boomers Reclaim”, 2004).
There are some generalized expectations Boomers have for places they
will choose to retire. These expectations include a lower cost of living, being
close to family and quality healthcare, enjoying a pleasant climate, being near a
body of water, being able to maintain an active lifestyle, and accessing resort-like
amenities and cultural activities (Molony, 2006). A livable community is also an
important factor which aids in the process of aging in place. Baby Boomers want
to live in a place that provides adequate transportation options, various
community features, and services that aid in personal independence and
sociability with others (“How America can Grow Old”, 2007).
Baby Boomers and the Downtown Market

According to Barry Berkus of B3 Design Studio, “the American Dream is
no longer suburban and people are looking for experiences that are rich and want
to live in places that are special” (“Pollsters and Architects”, 2007, para. 11). As
the Baby Boomers transition to empty nest status, they are looking to leave
suburbia and submerse themselves in city life (Pollsters and Architects”, 2007,
para. 11) . The city is proving to be a good place to grow old for several reasons.
Older Americans find that the services they need and the amenities they enjoy
are more plentiful in the city (Smith, 2004). Boomers want to get away from the
sprawling suburbs and be in a more pedestrian friendly community because it
helps them to maintain their independence (Pope, 2004). As a whole population,
Baby Boomers are looking to downsize their homes because maintenance and
upkeep can become a strain.
Baby Boomer Preferences for Mixed Use Amenities and Design Features
There are certain needs and desires researchers suggest should be
considered when designing for Baby Boomers. For example, most sources
agreed that a home office is an essential component of the Baby Boomer
residence. The office can be a flexible work area with the option of being
converted into a guest room when needed (“Pollsters and Architects”, 2007).
22
Close proximity of business centers within the community also help support the
flexibility of this interior space (“The New Home”, 2004).
Baby Boomers generally want to be able to maintain an active lifestyle. In
order to accommodate them, they will require more than just a traditional gym,
and one developer has suggested the possibility of a rock climbing wall (“The
New Home”, 2004). Swimming pools are also a necessary amenity to include
when building for this market. Open space within the community can help to
create some flexibility in their routines. Common spaces are also a desirable
characteristic, which can either be rented out for private functions or used to
engage in social activities. Baby Boomers also want the ability to have family and
grandchildren visit, and they require space in order to accommodate them (“Baby
Boomers Seeking”, 2007).
As housing demands are changing, several sources and surveys suggest
that Baby Boomer preferences also need to be represented in the area of interior
design. These sources suggest some generalized characteristics for the overall
space • open space;
• tall ceilings;
• transitional spaces like verandas or screened in porches;
• garden style layouts;
• kitchens that are functional with plenty of counter space;
• laundry/ utility rooms that are deemphasized;
• wider hallways; and,
• no wasted space (“Baby Boomers Seeking”, 2007).
Another source described that Baby Boomers are willing to downsize to an

apartment that is small in size, but the space needs to have high end finishes and
furnishings including countertops, kitchen appliances, and finished floors, built in
furniture and fixtures, double sinks, and Jacuzzi tubs (“The New Home”, 2004).
There are also some specific considerations pertaining to function and
purpose of interior spaces. The dining room is becoming the center of the home
again. According to a survey conducted by “Pollsters and Architects etc.”; many
Baby Boomers are uncomfortable with the idea of formal dining. They like the
23
idea of combining the family room with the kitchen area which allows for more
sociability in the space (2007).
There is a need for special function or purpose areas within either the
community or the home. Some examples of possible spaces include a wine
room, an art gallery (for owners’ art collections), offices, and special child areas
for grandchildren (“Pollsters and Architects”, 2007).
With regard to furnishings, Baby Boomers are looking for smaller scaled
furniture that is nicely detailed. They want comfort and quality, yet do not want to
sink into their chairs. Lower arms on sofas are desirable for ergonomic and
comfort factors, plus quality fabrics and cushions (Flasch, n.d.).
Socialization
Definition of Terms
Robert Putnam coined the term “social capital” to clarify concepts
concerning how and why people relate to each other. Social capital refers to the
collective value of all “social networks”, such as who people know and the
inclinations that arise from these networks to do things for each other (“Better
Together,” 2007). Social capital can have both positive and negative effects.
Since social capital refers to social networks any organized group can contribute
to the creation of social capital. Positive forms of social capital can provide
benefits such as bringing people within communities together, raising political
awareness or contributing to peoples general sense of connection or wellbeing.
(Putnam, 2007)
Social capital can be informal (ordinary socializing, work place ties,
relationships with neighbors) or formal (group membership). Formal
organizations can take different forms, and some groups look to bring members
together and others look to help the community or the public (“Better Together,”
2007). Formal social capital can also be categorized as bonding types and
bridging types. Bridging social capital is defined as networks that encompass
different types of people who are outward looking. Bonding social capital is
defined as networks of people who are similar in crucial respects and are usually
24
inward looking. Bridging social capital is harder to achieve then bonding (Putnam,
2004).
Social networks are engrained into the way people live their lives. Some
forms of social capital are more prominent then others, but once one becomes
involved in one form, it increases the likelihood of being involved in another kind
(Putnam, 2000).
Social capital holds potential for enhanced human well being. Social
capital plays an important role within community settings. Putnam provides the
following example: “Communities with higher levels of social capital are likely to
have higher educational achievement, better performing governmental
institutions, faster economic growth, and less crime and violence. And the people
living in these communities are likely to be happier, healthier, and to have a
longer life expectancy. In places with greater social connectedness, it is easier to
mobilize people to tackle problems of public concern (a hazardous waste facility,
a crime problem, building a community park, to name only a few examples), and
easier to arrange things that benefit the group as a whole (a child-care
cooperative among welfare mothers; a micro-lending group that enables poor
people to start businesses; or farmers banding together to share expensive tools
and machinery)” (“Better Together”, 2007).
As the Baby Boomers started to represent the majority of the population in
the mid 20th century, a noticeable reduction in social connectedness occurred.
The following section discusses likely reasons for this event.
Decline of Social Capital and the Baby Boomers

The presence of social capital has not remained constant throughout
recent history. The first two thirds of the 20th century experienced a rise in social
capital (Putnam, 2004). A 1958 study conducted by the Center for the Study of
Leisure at the University of Chicago found that Americans were experiencing an
increase of leisure time (Putnam, 2000). The early 20th century experienced a
higher percentage of civic involvement than ever before. Both formal and
informal organizations were benefiting from enhanced civic involvement. From
political party groups, protest groups, and membership in leagues and clubs,
Americans were becoming more involved in organizations (Putnam, 2000).
25
Community involvement varies with life stage. For example, formal organizational
involvement is modest early in life, peaks in late middle age and declines with
retirement. Informal organizational involvement peaks with young adults,
declines with family and community obligations, and rises with retirement.
(Putnam, 2000) When the first wave of Baby Boomers entered college it was
predicted that civic involvement and participation would only benefit, and that a
correlation existed between education and civic involvement (Putnam, 2000).
Due to the proportionally large size of the baby boomer population, civic
involvement decreased while this group was young, as was expected. Future
speculation at the time suggested that civic engagement would rise drastically,
once the generation grew a little older (Putnam, 2000). In actuality, the 1960’s
marked the initial step towards the downfall of social capital among the American
society (Putnam, 2004).
The Baby Boomers changed the typical life cycle in that they should have
caused waves of involvement, but did not (Putnam, 2000). This disconnect can
be traced to the 1940’s and 50’s. Higher education proved to be the primary
factor in their disengagement. Other factors also helped contribute to the
decline:
• television caused a reduction in contact with peers and parents;
• Baby Boomers were less involved in civic life than their parents;
• there was an emphasis placed on individualism and tolerance for diversity;
and,
• Baby Boomers often rejected traditional social roles (Putnam, 2000).
Late boomers magnified the effect and became less trusting, less
participatory, more cynical about authorities, more self-centered, and more
materialistic then earlier Baby Boomers. Consequently, over the last several
decades the amount of regular contact people have with friends has declined.
People are doing less towards interacting with others and more time watching or
observing (Putnam, 2000).
Baby Boomers are affected by various trends and circumstances that
influence the amount of social interaction they have with others. Densities of
social connections are lower in cities, but friendship has gained importance.
Informal socialization is high among single and childless people and athleticism is
26
growing among older Americans. Figures 15 through 18 further illustrate these
social pattern changes and time allotted for social activities.
Figure 16. Social and Leisure Activities of American Adults (1986-1990). “Adults engage in
friendship-based activities more often than wider social or civic functions, reflecting the
downward trend in social capital” (Putnam, 2000, p.97).
27
Figure 17. Frequency of Selected Formal and Informal Activities, 1975-1998. “Adults participate more
widely in Informal Activities than Formal Activities” (Putnam, 2000, p. 98).
Figure 18. Informal Socializing as Measured in Time Diary Studies, 1965- 1995. “There has been a
decline in the amount of time people put into informal socialization” (Putnam, 2000, p. 108).
28
Figure 19. The Decline of Neighboring, 1974- 1998. “There is a decline in how much people are
interacting with their neighbors” (Putnam, 2000, p. 106).
Another influence that has had a significant effect on social capital is

mobility. Trends in mobility are disrupting community connections, as illustrated
through significant statistics: one in five people move each year, and two in five
people expect to move in the next five years (Putnam, 2000). When people
become mobile it has a serious effect on civic engagement which directly relates
to residential stability.
Connectedness also differs with community type, and the smaller the
community, the better it is for social capital. Therefore, decline in social
connectedness may also be caused by the move away from smaller towns.
Figures 19 and 20 illustrate community involvement in Metropolitan areas and the
influence of suburbanization in the United States.
Figure 20: Community Involvement is lower in Major Metropolitan Areas. “People who live in
towns of smaller size tend to socialize with each other more than in large cities” (Putnam, 2000 ,
p. 206).
29
Due to its inherent nature of distance, suburbanization may also be a
cause of social capital decline. The suburbs have created a greater separation
between work and home and can further segregate people based on race and
class. Work place ties are competing with home based ties to create a further
disconnect between communities, compelling people to choose how to spend
their free time and who to spend it with. These factors may be contributing to the
decline of organizational involvement as well as informal meetings (Putnam,
2000).
Overall, Putnam attributes the decline of social capital to the Baby Boomer
generation. This generation experienced different societal and economic
changes such as television, urban sprawl and two career families, which all
played a part of the decline of civic engagement.
In his book Better Together, Putnam provides examples of how to recreate
community and relates stories about individual communities that were able to
come together and rebuild their environment. The Better Together website
provides a link of 100 Things You Can Do to Build Social Capital. Suggestions
include supporting local merchants, starting a community garden, attending home
parties, playing cards with friends, and starting a lunch gathering or discussion
group with co-workers (“Better Together,” 2007).
One specific community example from Better Together describes the
Dudley Street Neighborhood in Boston, Massachusetts. During the 1970’s and
the 1980’s this city community started to decline. By 1984, 30% of the land was
vacant. Suburban “white flight” reduced the white population from 95% in the
1950’s to 16% in the 1980’s. In order to fight gentrification of their neighborhood,
the community banded together, creating multiple improvements.
Vacant lots provided space to build 144 units of new housing and 260 new
units of affordable housing. The car dump was turned into a community garden,
and residents created an urban town common in an old waste land which now
serves as an area for concerts and a farmers market. Attributes of the
community became personalized, and a fence around the garden featured
images important to the people of the community and the community hosts local
art shows. People of the community came together because of fear of
displacement and were able to rejuvenate a dying neighborhood. They were able
30
to find a commonality between everyone in the community and turn it into a
positive form of social capital (Putnam, 2004).
According to Putnam, some communities try to sell the idea of community
without taking any steps toward actually creating community through new
housing developments. Common features among new housing developments
include gated communities, fenced in back yards, individual pools, front of house
garages and no public space. While trying to sell the idea of community, these
features discourage socialization. These communities allow people to go straight
from their cars into their houses and residents never have to leave individual
homes to communicate with neighbors if they do not want to (Putnam, 2004).
Overall, social capital plays an interesting role in the evolution of human society
and offers positive benefits for wellbeing. It is reasonable to conclude that
architectural design can help foster participation in these important social
networks.
Architectural Techniques that Promote Social Capital

In the book A Pattern Language, the authors identify key design elements
which are meant to help create a more humanistic environment for its users. The
book covers issues ranging from the macrocosm of construction of the building to
the microcosm of interior design elements, and many of its identified ‘patterns’
encourage social interaction amongst occupants. An example of a pattern are
six foot balconies which are slightly inset into the building which both encourage
social interaction and serve as informal meeting areas (p. 781).
Cooperative and Co-housing Ownership and Management Styles

There are many different forms of Co-op housing. For the purpose of this
thesis it is important to identify and define both Mutual Housing Associations and
Cohousing. As defined by the National Association of Housing Cooperatives, a
Mutual Housing Association is “a nonprofit corporation set up to develop, own
and operate housing. Mutual housing associations always involve substantial
resident participation in the community and are often also owned and controlled
by the residents of the housing produced. As in leasing cooperatives, there is no
equity accumulation for members, or credit for mortgage principal paid” (2007).
31
A Cohousing structure allows for and incorporates the communal components
that will be represented in the design (NAHC, 2007).
Conclusion
Florida is experiencing a change in the way it approaches building

practices. Supportive communities are being developed based on sustainable
design practices such as urban infill, mixed use, and high density practices.
These strategies are bringing new life and a new appreciation to the downtown
urban core. Not only are inner cities benefiting, but surrounding areas are able to
prosper from the spillover. The creation of specialized niche markets within the
housing industry such as generational communities, loft style homes and
designing specifically for Baby Boomers, are helping make the downtown area a
more desirable market, and solutions for these niche markets is helping to fuel
the resurgence of the urban core.
This chapter has examined community design, including the rise of
suburbia, the application of mixed use development, and identified new
community examples that embrace new trends in residential living. It has
explored characteristics of the Baby Boomer generation and the nature of their
wants and desires for urban dwelling, and documented the decline in
socialization amongst this population group.
This evidence collectively suggests that Baby Boomers may find an
attractive option in a mixed use, high density residential development that
nurtures socialization and provides desirable urban amenities.
32
CHAPTER 3
Project Description and History
This thesis proposes to design a mixed-use, high density, urban infill

project that encourages social interaction through architectural features. This
project is located in Tallahassee, Florida and is meant to be part of the Gaines
Street Revitalization Project which proposes to rebuild the areas south of Gaines
Street. This civic initiative intends to create a corridor at the intersection of
Gaines Street and Railroad Square that will extend the existing downtown and
open into a new addition to the urban core. The Gaines Street Revitalization
project proposes assorted renovations in varying districts in and around that
area.
Specifically, the Gaines Street renovation supports buildings where the
design and character of the renovation relate to the urban scale of surrounding
buildings, such as the Civic Center and University Urban Village at the
intersection of All Saints Street and Railroad Avenue. The interior of the district
has been slated to include the repurposing of existing historic structures which
will support residential mixed-use buildings. The city has determined that the
district should include an area of mixed-use development which will include
restaurant, residential, office and retail space conducive to the needs and wants
of the surrounding residents. Therefore, this area suits the stated goals of mixed
use, high density urban infill this thesis intends to pursue.
Existing Site Conditions
The proposed site for this project is located at 1002 Saint Michaels Street
at the southeast corner of All Saints Street and Saint Michaels Street. This site is
the location of the old Coca-Cola building. The Coca-Cola building was
constructed in 1940 for use as a bottling plant, with additions to the building
made between 1950 and 1960. Since the Coca-Cola Company moved from the
site in the 1950’s, the building has experienced various commercial and retail
uses. Figures 21 through 25 provide views of the building as of August 2007.
33
Figure 21. Building front facing All Saints Street.
Figure 22. Building side facing St. Michaels

Street featuring the original Coca-Cola sign.
34
Figure 23. Back of building facing the railroad
tracks.
Figure 24. Interior of building, stairwell leading up to the second

story and rooftop.
35
Figure 25. Interior of building, original vault
doors used by the bottling plant.
The building shares its site with the old Middle Florida Ice Company Cold
Storage building. This building was built between 1910 and 1916 and was
remodeled in 1926 to it current condition. The building is currently slated to be
demolished due to asbestos and its deteriorating condition. Though the ice
house is unable to be repurposed, building materials from both the exterior and
interior can be salvaged and the incorporated into the new design. The existing
location of the ice house will also serve as part of the new addition proposed for
the Coca-Cola building.
The Coca-Cola building will be the main focal point of the design. The
main building uses brick masonry construction with reinforced concrete pillars
and I-beams. The intent is to maintain the original portion of the building,
eliminating the additions that were added on in the 1950’s that will permit the
incorporation of a pedestrian friendly sidewalk and front facing entrances to the
building. The additional space will also help create space for outdoor seating and
impromptu meeting areas.
The intent of this project is to create a design that maximizes the potential
use of existing elements already present within the building. Features such as
five foot wide vault doors and stained glass panels will be reincorporated into the
new design. Salvaged materials from the demolition of the extension will also be
reintegrated into the new construction.
The design of this project intends to maximize the existing potential of the
building, taking advantage of the north and south facing windows to encourage
passive solar energy use, and increase the amount of natural light emitted into
the building.
The intended design calls for a mixed-use building that incorporates both
residential and commercial uses. The original Coca-Cola building will house the
commercial functions while an additional building will be placed in the back of the
property to house the residential functions. Parking will be placed on site. As the
main intent of this thesis is to explore its architectural and interior design
elements, a parking structure designed for this site by a Tallahassee architectural
firm will be used as is.
36
Social, Psychological, Political, Economic and Cultural Context
Social, Cultural and Psychological Considerations

Social capital is likely to enhance human well being. For the purpose of
this thesis, the focus will be on how social capital affects a community setting. As
referenced in Chapter 2, social capital can affect many aspects of the entire
community. Social capital contributes benefits ranging from higher educational
achievements to better performing governmental institutions to less crime.
This project specifically targets the empty nester Baby Boomer population. As
stated in Chapter 2, Robert Putnam associates the decline in socialization with
the Baby Boomer population and traces Baby Boomers’ entrance into higher
education as the beginning in a reduction in civic involvement, increased
emphasis on individualism, and a rejection of traditional roles such as gender,
family, and politics (2000).
As the Baby Boomer population nears retirement age these persons are
looking for new types of housing solutions other than the typical retirement
community. They are seeking to downsize their homes, maintain an active
lifestyle and explore livable communities. A focus for this thesis project is the
considerable percentage of the population who are view city life as an answer to
their retirement needs. Others have recently discovered the economic advantage
of accommodating this market segment, and some developers target affluent
Baby Boomers (Molony, 2006). This project intends to incorporate the specific
desires of the Baby Boomer population with identified design elements that will
encourage social interaction among the residents and the community, resulting in
the creation of positive social interaction. To further enforce the idea of
community, this project is proposed to be a Co-op housing community. The
Coop structure will help enforce the idea of residents working together for their
community, both bringing people together and giving them a sense of ownership.
The Gaines Street Project offers an ideal setting in which to encourage the
growth of social capital. By placing a residential unit that accommodates the
Baby Boomer population in this area, the residents will benefit from the
surrounding areas. The location provides them with a downtown environment
which promotes pedestrian friendly activities, helping them maintain an active
37
and independent lifestyle. Convenient proximity to key cultural events,
entertainment venues, shopping districts and restaurants also contribute to the
overall desired atmosphere.
In order to encourage social interaction, this design proposes to create
smaller individual residences with larger communal areas for group activities.
These communal areas will allow for impromptu or planned meetings with
residents. Following Putnam’s suggestions for fostering social capital, communal
areas will include a kitchen, a laundry facility, a community game room, a fitness
area, community gardens, and a pool area. Impromptu encounters will be
encouraged by other features such as widened corridors, alcoves with informal
seating arrangements, and bulletin boards and mailbox areas.
A Pattern Language provides many other important design features for this
project (Alexander, et al., 1977). Suggestions from this reference provide design
guidance that will make aspects of the project more humanistic. Table 1
describes specific directives that will be included.
Table 1.
Patterns that encourage social interaction. Adapted from Alexander, et al., 1977.
A Pattern Language recommendation Thesis Design
Number of Stories 4 story height limit to create a more humanistic building
South Facing Outdoors People want to be out in sunny areas, the south side of
the building provides a perfect area for activity
Positive Outdoor Space

Consider the negative space between buildings. This
space can be used as unique niches or other hidden
areas.
Table 1. continued.
38
Half Hidden Gardens/ Rooftop Gardens
Place a garden in a half way position, where it’s not

next to the street but not completely hidden from the
street.
Placing a garden on an open second level creates a
hideaway for residents but still gives them a connection
to the community.
Placing the garden adjacent to part of the building that’s
only inside and creation of a sitting area are important
features.
Hierarchy of Open Spaces Consider the levels of privacy desired by the open
spaces.
People want their backs protected with the front facing the
activity.
Live Courtyards Create a courtyard with usable space. Possible location

on the south side of the building, so it has sun exposure,
this way it will more likely be used.
Activity Pockets Activity pockets are located on the edge of properties,

they need to be developed because it is a natural spot to
linger and interact.
Stair Seats A natural lingering spot, needs to provide a vantage view

and accessible from the main level.
Intimacy Gradient Intimacy gradients are important for mixed use, the
transition from public space to private space needs to be
protected and gradual.
The use of separate buildings will help accomplish
gradient for residents.
Indoor Sunlight/ Light on 2 sides of room

Indoor Sunlight will be used most effectively in common
areas, taking advantage of 2 sided light. Individual space
will take advantage of light provided by the orientation of
building
Short Passages
Keeping corridors short and including design features
such as alcoves with informal furniture arrangements or
window seats will create informal meeting environments
and a comfortable setting for residents.
Table 1. continued.
39
Communal Eating
Creates a group bond, people sharing a meal around the
same table creates an unique group dynamic.
Residents can create events where they take turns
weekly cooking meals.
Six Foot Balconies Balconies that are six feet deep are most commonly
used.
Alcoves Allow smaller groups to break up from larger group and

create a more intimate gathering space.
Window Place
Allows people to pull up around natural light, either with
a seating arrangement placed around the window or with
a seat placed into a window alcove.
Eating Atmosphere
Placing a heavy table in the center of the room with a
light placed above it, with the surrounding space slightly
darker, creates a comfortable eating atmosphere,
encouraging people to sit and talk.
Sitting Circle Place sitting arrangement away from traffic, but near
activity areas, in a rough circle formation.
Ceiling Height Variety Creation of differing levels of ceiling heights help to

define individual spaces and contribute to the humanistic
quality of the space.
The Shape of Indoor Space The shape of walls contribute to the feel of the interior
space. Rigid square walls contribute no comfort to the
resident, while softly concave walls are comforting.
Half Open Walls/ Interior Windows The use of partial walls, columns, porches and indoor
windows help create a connection between spaces.
Waist High Shelves Place shelves in main rooms to help accommodate

everyday needs.
Built in Seats A comfortable and luxurious amenity if placed right.
Different Chairs People use chairs in many different ways. Depending on

the activity the required chair may be different. Also as
people age they will require different types of support.
Other influences that are affecting the design of this project are the high
density examples from China described in Chapter 2. Residences there boast
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small private dwelling units which use 87% of their usable floor space, while
communal areas feature resort like facilities (Gutierrez & Portefaix, 2003). A
specific example taken from the Belcher Apartments are club houses that are
raised off the ground level which provides an increased level of privacy and a
feeling of entitlement (since this is a space exclusive only to them). This idea of
raising areas off the ground level correlates with the designs intention for a
rooftop garden, a rooftop pool area and raised activity areas for residents only.
Economic Context
The participation of this residential/commercial complex as part of the
Gaines Street Project will also have a positive economic effect on the overall
area. The Gaines Street Corridor provides a pathway that connects this
revitalized area to already existing Railroad Square, the Civic Center, and
additional shopping and restaurant venues.
The mixed-use aspect of this design will also have an added economic
connection to the community. The on-site coffee shop and art gallery will be part
of the Co-op and will be either owned or leased by the organization. Though the
inherent nature of the coffee shop and the art gallery will have a positive
economic value, there is also the desire to build social capital within those
venues. Those areas will serve as a gathering place for the community,
promoting both formal and informal social capital. The art gallery will also offer
residents a chance to showcase their own personal art collections. In addition,
the design will allow for the option of weekend activities where local artists can
set up kiosks in the courtyard. All additional activities will be under the control of
the Co-operative organization in charge of the community that is further detailed
under the Client Operational and Organizational Structure section below.
Client Philosophy and Goals
The Baby Boomer generation is nearing the age of retirement and many
are empty nesters as well. With their household becoming smaller, they are
looking for new housing solutions. Baby Boomers are looking to downsize their
41
homes, live places that exact lower maintenance demands, and move away from
the suburbs. Subsequently, the city offers many amenities that Baby Boomers
are looking for. Common desired features include adequate transportation
options, a variety of community features, and other services that aid in personal
independence and sociability with others. This project will seek to provide many
of these wants within the Gaines Street setting. The downtown location will
provide regular access to public transit or provide a chance for a pedestrian
friendly environment. The organization of the Co-op will help all residents
preserve a low maintenance environment. Other design considerations placed
within the building will answer socialization needs. Another important concern is
the ability to have family visit. In order to accommodate those wants, there will
be units allocated for visiting families to stay when they visit.
Client Operation and Organizational Structure
This project will be theoretically set within the structure of a Mutual

Housing Association that will include some specific aspects of Cohousing.
The structure of a Mutual Housing Association will help residents govern and
operate both the on-site coffee house and art gallery. The Cohousing structure
that will be present within the community that allows for and incorporates the
communal components (community garden, kitchen, laundry facility, pool area,
recreation area and game rooms) that will be represented in the design.
User Profile
Baby Boomer Desires for the Project

As Baby Boomers enter retirement there are certain amenities and requirements
that they will want in their new housing choices. Table 2 illustrates those wants
and how this project intends to address them within the design.
Table 2.
Baby Boomer wants for Housing. Adapted from Alexander, et al., 1977; Malony,
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2006; “How America can Grow Old”, 2007
Baby Boomer Retirement
Wants (as identified by
various sources in Chapter
2) Architectural Response Specific Project Response
Lower Cost of Living Co-op organization will help maintain

costs.
Being close to Family individual apartments are separate to

Extra units will be available for preserve smaller personal dwellings while
visiting family. still allowing for visiting family
Better Climate Location of project in Florida.
Maintenance of an Active Inclusion of a gym and communal

Lifestyle areas Location of the project in a urban setting.
Access to resort like amenities Raising these amenities off the

ground floor and providing gate and Inclusion of a state of the art gym,
key access to them will contribute to specialized activity areas and pool
the resort type feel. facilities.
Aging in Place All apartments will be ADA accessible Wider hallways and incorporation fo
turning radiuses.
Adequate Transportation The location of the project in downtown

Options Provision of a covered waiting area if Tallahassee will locate residents within
the site allows it. close proximity to public transportation.
Community features that aid in Various application of the patterns

personal independence and from Alexander's Pattern Book.
sociability with others Examples include: Half hidden
gardens, rooftop gardens, activity Communal Areas: gardens, game rooms,
pockets, 6 foot balconies, communal kitchen, pool area, gym facilities, coffee
eating, alcoves and sitting circles. house, art gallery
Table 2. continued.
Baby Boomer wants for Housing. Adapted from Alexander, et al., 1977; Malony,
2006; “How America can Grow Old”, 2007
Business Centers within the The community will offer a place where
community residents can access services associated
with business centers.
43
Open Space Private and public verandas and
balconies, community gardens,
courtyards, positive space between
buildings and other pathways
Baby Boomer desires for home

Baby Boomers have specific expectations for their individual homes. Table 3
identifies specific desires for their individual interior spaces.
Table 3.
Baby Boomer specific wants for home. Adapted from Alexander, et al., 1977;
Malony, 2006; “How America can Grow Old”, 2007
Baby Boomer Wants for home (as
identified by various sources in Architectural Response / Project
Chapter 2) Response
Home Office Community will include a business

center.
Open Space Apartments will feature loft style layouts.
Tall Ceilings If ceiling height allows it, all spaces will

feature traditional loft ceilings.
Transitional Space Transitional spaces will be featured

through communal areas and intimacy
gradient. (intimacy gradient can be
defined as the progression one takes
from a public to private space and the
adjacencies of these areas to other
spaces.)
Kitchens with functional counter space Personal kitchens will meet personal
requirements while communal kitchens
will provide open space and plenty of
storage options.
Table 3. continued.
Baby Boomer specific wants for home. Adapted from Alexander, et al., 1977;
Malony, 2006; “How America can Grow Old”, 2007
Wider Hallways Hallways will be in accordance with ADA
and wide enough to provide
opportunities for social interaction.
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No wasted space The goal is to maximize usable floor
space in private residences.
High-end finishes Surfaces and appliances will use

materials such as granite and stainless
steel.
Built in Furniture and fixtures These design elements will be used in

hallways and window places.
Double Sinks In both private and visitor residences.
Jacuzzi Tubs The private bath is an opportunity to

create a private luxurious spot for
individual residents.
Combination of family room and kitchen Loft style layout provides an open layout
so individual functions can be combined.
Analysis of Requirements for Communal Spaces for the Project
The variety of communal spaces within the complex require many different
requirements. Table 4 analyzes each space and provides a detailed list of what
those spaces will require.
Table 4.
Analysis of communal spaces and their individual requirements.

Communal Space Select Programming Requirements
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Coffee Shop Various seating: 2 tops and 4 tops and
informal sitting groups Various
table sizes
Counter top service area
Prep area
Possible small retail display case Square
Footage Requirements: will be
generated within code analysis.
Art Gallery Various seating: 2 tops and 4 tops and

informal sitting groups
Partial height walls
Flexible lighting
Resident art work, or local artists
Circulation Patterns to enhance
socialization.
Allocated activity pockets for socialization
Security options to protect the artwork
and protect from vandalism.
Square Footage Requirements: will be
Garden Public Seating

Indirect pathways (winding, non direct
paths)
Partial walls for both security and privacy
Possibility of tiered planters
Partially covered areas for shade Square
Footage Requirements: will be
Pool Lounge Seating

Chair and Table seating
Towel Area
Cabana Area if space allows
Table 4.
Analysis of communal spaces and their individual requirements.
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Gym Allow for various activities: cardio
equipment, weight equipment and
exercise rooms. Exercise
Machine area
Free weights area
Dance Room/ Aerobic Room
Small office for Instructors
Laundry facility Washers

Dryers
Storage options
Sorting tables
Service Counter for supplies
Communal Kitchen
10-top cook top
Double oven
Communal Table ware, utensils and pots
Dining table and chairs
Possible counter top eating option
Open kitchen layout
Maximize circulation space
Game Room Card Table

Pool Table
Open Seating area
Various seating options: seating for card
tables, lounge seating for socializing and
bar stools for the pool table area.
Wet bar area
Audio visual
Analysis of Individual Space Requirements
The proposed design will embrace a Co-op organizational structure.

While the Co-op will be economically and managerially responsible for all
communal and shared spaces, it is only responsible for basic appliances within
the individual resident apartments. With the exception of the guest apartments
(which will be fully furnished by the Co-op), the furnishings and non-standard
fixtures will be the responsibility of the individual residents.
Table 5.
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Analysis of individual space requirements.
Personal Space Project Programming Requirements
Kitchen • 4 range stove top

• oven
• double sink
• granite counter
• microwave
• Refrigerator
• freezer
• open configuration
• Adjacency to living and dining
space
• counter area
Living room • intimate seating area

• small entertainment center
• adjacency to natural light,
balcony and kitchen area
• special attention to furniture
arrangements: proximity, ease
of access and socialization.
• types of seating
Master Bedroom • bed w/ frame or built in option

• storage space
• his and hers closets
• adjacency to bathroom
Master Bathroom • Jacuzzi tub

• dual sinks
• storage
• separate shower w/ seat, flush
with floor
• adjacency with bedroom
• toilet closet
Half Bath • adjacency to residence public

areas
• toilet closet
• single sink
• storage cabinets
Table 5. continued.
Analysis of individual space requirements.

Spare room • desk
• small sitting area
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• task chair
• small storage closet
Further development of adjacency studies and space analysis will be represented

in a criteria matrix included in chapter 4.
Image and Character
The overall character of this development will echo the historic nature of
the existing neighborhood. Many buildings within this neighborhood are slated to
become part of the Tallahassee Leon County Local Register of Historic Places.
This project will feature buildings with brick facades and a four story limit in order
to stay within the image of the surrounding structures. Unique elements and
features of the building are the rooftop gardens and raised amenity areas which
will add to the ambience of the existing neighborhood while not disrupting its
historic nature.
Site and Type of Construction/ Material
The design of this thesis project will include an analysis of the site to
determine noise, light, vegetation and traffic patterns. Knowledge of existing
building and site will adhere to codes in place for historic structures and will
maintain the existing character of the building.
The design will take advantage of existing site conditions. The existing
building will remain in place while the later additional wings will be demolished to
allow for a pedestrian friendly pathway fronting on All Saints Street. This building
falls within the ASN-B zoning criteria, which will accommodate the five to fifteen
foot setback requirements. These zoning criteria also state that the building
height will not exceed 50 feet which allows for a four story building. The façade
of the building will be fronted with brick and concrete where appropriate to the
design. The masonry construction interior of the building will maintain the
exposed ceilings where applicable. As stated earlier, existing materials from the
49
building and the nearby Ice House will also be used wherever possible for
sustainability and economic reasons.
The orientation of the original building will be used to take advantage of natural
light and north/south facing activity areas. Noise that results from site’s proximity
to the railroad tracks and Railroad Avenue will need to be considered. A buffer
zone for the residential portion will be considered that places the public activities
closer to the street edge and landscaping towards railroad edge.
Codes and Regulations
This project will also include a codes analysis for the Coca Cola building
that address issues of building type, egress, fire, and materials flammability. This
thesis will conform to the International Building Code and Florida ADA code, as
well as local city codes and zoning requirements. The project will also address
issues dealing with parking, pedestrian orientation and security.
Energy Conservation and Green Design Issues
Sustainability is addressed through the project’s nature as an infill

development, thereby avoiding the development of other vegetated, undeveloped
areas. Its high density design will make it a socially responsible project that
serves to reduce overall resources per resident served. The project’s use of
nearby reclaimed building materials and application of green roof and passive
solar energy technologies also speak to its sustainable orientation. A brief
description of how each issue will be addressed in the design is provided here.
Infill.
The repurposing of the Coca-Cola building and the reuse of the land in
which the Ice House currently resides fall into the definition of an infill project.
Infill is the practice of taking an already existing building which has either been
abandoned, is no longer being used for it intended purpose, or is just in need of
repairs and repurposing it.
High density.
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This project will focus on maximizing the residential density of the building
while creating open communal spaces to enhance residents’ living quality. The
suitable residential density for this zone will include no less than 16 dwelling units
per acre and shall not exceed 50 dwelling units per gross acre, per the
Tallahassee, Florida definition of high density planning.
Mixed-Use.
The design principles behind mixed-use creates an environmentally
friendly option for building construction. By accommodating both commercial and
residential uses it is maximizing the potential use of an existing building, adding
utility that generates commerce and use by persons other than the
development’s residents. Reclaimed building materials.
Using existing building materials saves on cost, transportation and
minimizes the environmental impact that new construction tends to be associated
with.
Green roofs.
A series of rooftop gardens will be a feature of the project solution. The
insulation effects of a green roof will help to lower energy costs and assist in rain
runoff, reducing the heat effect generated by city centers that have significant
acreage of pavement.
Passive Solar Energy and Orientation of the Building.
Orientation of the new portions of the project will be thoughtfully
considered so that the natural light is accessed from the north or south direction.
This assists in the application of passive solar energy techniques that can lower
energy costs and increase the use of activity pockets (unintentional activity areas
created by undeveloped areas).
Conclusion
This project is intended to be a part of the Gaines Street Redevelopment

Project. The design will make use of existing site conditions while maintaining
the historic integrity that is commonly associated with the area. It will supply a
mixed-use building that will provide a communal housing atmosphere for retiring
Baby Boomers, while offering commercial uses (Coffee Shop and Art Gallery) to
51
the surrounding neighborhoods. The residential portion of the project will feature
unique design features that will encourage social interaction among the residents
and within the community setting itself. Overall, this design will be an integral
contribution to the redevelopment effort set in motion by the city of Tallahassee.
52
CHAPTER 4
Overview of Project
The design for the proposed community, Saints Square, was driven by the
concept of socialization interpreted through the preferences of its target Baby
Boomer population. As stated in chapter 3, three main sources that helped
propel the concept of socialization within the design were Robert Putnam’s
Better Together and Bowling Alone, and Christopher Alexander’s A Pattern
Language. Putnam suggested that the Baby Boomers had significant influence
on the decline of social capital and he explained ways to enhance and
encourage positive social capital within a community setting. Alexander’s book
introduced specific design examples of how to encourage voluntary and
involuntary social interaction. His concepts fueled this design in many ways
from the overall layout of the site, to space planning, to specific furniture location
and arrangements within the individual buildings. Another contributing factor to
the idea of socialization is that Saints Square is set up under a co-op structure.
This will allow residents to be responsible for running their community and help
give them a sense of value and importance.
The images included in this chapter will provide an overall understanding of
the community as a whole, as well as introduce the two main buildings by
providing an overview of all floorplans, and will provide further explanation into
various key elements of the design. Preliminary sketches, preliminary
representational diagrams, final presentation drawings, and material boards are
included.
The chapter is organized to illustrate Alexander’s concept of an intimacy
gradient. Intimacy gradients are important for mixed use complexes because it
creates a more humanistic approach to the design. The transition from public
space to private space needs to be protected and gradual.
Proposed Design
54
Orientation to Design
The proposed Saints Square community is designed to be a part of the
Gaines Street Revitalization Project. This project intends to bridge the existing
downtown area to the Gaines Street area and create a new gateway into the
center of Tallahassee. The Gaines Street Revitalization Project has split the
areas adjacent to Gaines Street into different corridors, and Saints Square
belongs to the All Saints Corridor. The community will be located off of All Saints
Street and Saint Michaels Street as shown in figure 26.
The basic site plan for Saints Square was provided by Conn Architecture.
This plan provided the general layout on which the design was based. Conn
Architecture’s original design intended for the community to provide
condominiums and retail spaces. The building shells they provided served as a
basis for the project and allowed for the repurposing of the buildings to fit this
study’s intended design for Saints Square.
Figure 26. Google Earth image of the site.
The city of Tallahassee intends for this site to become a mixed-use area that
will include pedestrian friendly streetscape improvements and amenities, an
55
urban style mixed use development pattern with ground floor retail, and
commercial and community public/ private space with upper levels for residential
use. A preliminary site analysis was conducted to help identify the positive and
negative attributes that this location has to offer in order to help meet the city’s
criteria for the area. Figure 28 illustrates the diversity that this location offers
potential residents. Saints Square is within close proximity to two universities, a
variety of parks, offices, commercial store fronts and other residential areas.
The entrance to the community is located off a less busy side street, while the
front of the community benefits from widened side walks and an indented
curbside drop off, so as to not disturb the flow of traffic.
As stated previously, an intimacy gradient helps define the purpose of each
building. The two buildings that front the property provide the main commercial
entities of the complex. The building on the west end of the complex will house
retail stores on the lower level and provide five guest apartments on the upper
level. Due to the restraints in the parameters of this thesis project, this building
was not further developed. The building on the east end of the complex houses
a coffee house and art gallery on the main level, a public roof top garden, and a
basement level gym facility for residents only. The back edge of the property is
lined with the residential building, which has ground level parking for residents, a
first floor business center and game room, two residential floors with a
communal kitchen and laundry center, and a private rooftop garden. Figure 29
illustrates the intimacy gradient provided by the organization of the building and
identifies the public and private areas. This figure also highlights and explains
the unique slope of the site. This slope provides for the buildings along All
Saints Street to be built into the site, making the second floor level with the street
along this road.
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Figure 27 . Site plan showing basic building structure provided by Conn Architecture, with
changes added to reflect design for this study’s Saints Square project.
57
Figure 28 . Site analysis identifies key elements that are important and unique to the location.
It is anticipated that future buildings may be added to the site, increasing

the number of residents in the immediate vicinity. Therefore, this design solution
provides generous socialization, eating and laundry spaces to accommodate this
58
future development. This idea permitted the design to allow for many different
amenity areas and allocating a large percent of the square footage to this use.
59
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Figure 29 . Stacking parti diagram showing public-private gradient.
The Coca-Cola Building

The Coca-Cola building provided the infill aspect of the design solution. The
design for this building utilized the original footprint of the building. It was
important to maintain the existing integrity of the building due to its status as a
historic landmark. As stated above, the slope of the sight provides an interesting
dynamic to the buildings along All Saints Street. The front façade of the
Cocacola building is designed to fit in with other buildings within this area by
maintaining a similar scale. The design features a traditional brick front façade
(a second commonality that helps the building maintain the existing character of
the neighborhood) and exaggerated ceiling heights on the main floor with ten
foot windows. The exposed roof top garden provides the community with an
additional place to go to socialize, garden or just enjoy being outside.
The Coca-Cola building’s main floor houses a coffee house called
Brewhaha, and an art gallery as seen in Figures 30 – 38. Brewhaha’s entrance
is located right off of All Saints Street. Its central location will create a meeting/
greeting space for residents and visitors to the All Saints district. The art
gallery’s entrance is located on the side of the building off of Saint Michaels
Street. The gallery intends to display resident’s artwork and provide a show
space for local artist to exhibit their work.
Brewhaha’s space planning was influenced by ways to create a comfortable
environment that allows for socialization and a welcoming community
atmosphere. Specific design elements that were implemented to help with
socialization include window seating, variety of different seats available, a variety
of table tops, and allowance for away spaces provided by the centrally located
service kiosk.
The art gallery was designed to be a flexible space. Moveable partitions
are set up to display local artists’ work, but can be moved and stored to provide
61
the community with a meeting space for the co-op or a rentable space for
parties. The art gallery includes a unique window shade detail that serves to
shield delicate art from potential glare of the large windows as seen in Figure 35.
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Figure 30. Exterior façade of Coca- Cola Building. View shows the use of
vertical vegetation panels.
63
64
Figure 31. Sign detail for Brewhaha Café. Not to scale.
65
Unique design elements that are featured within both the café and art gallery
spaces include recessed ten foot high windows with north/ south orientation
allowing for passive lighting, specially designed window treatments were created
in order to control glare and the angle at which light enters the space. Open
ceiling plans with a ceiling height of fourteen feet and exposed brick on the north
and south walls as well as exposed duct work throughout the coffee house and
art gallery help reinforce the industrial feel of the original building. The redesign
of the Coca-Cola building utilized as many existing materials as possible. The
open ceiling plan also served as a functional way for existing skylights to provide
additional lighting from the garden above. Five foot wide original vault doors
were implemented in the design as both a functional and decorative element.
The door located on the front façade of the building was designed to
permanently stay open. The other three vault doors, located on the interior of the
building, are meant to be open during business hours, but were made
operational so that the areas could be locked at night.
The roof top garden provides both residents and the community with a
garden area to enjoy the outdoors or take advantage of a different view point of
the surrounding areas (see figure 39). Putnam and Alexander indicated the
positive effects of an outdoor garden. Putnam explains that a community garden
creates a way to build positive social capital. The area allows residents to come
and work to create and maintain a garden together. Alexander similarly
discusses the advantage of having a garden that is set apart from the public
area, but still allows users the option of observing the activities taking place
around them. The design of this garden seeks to implement all of these
elements in creating a garden area for the community. The design allows for
people to be out in the sun or to be covered by the shade of a partial roof.
Benches allow for people to look outward towards the streetscape below or look
66
inward to enjoy the beauty of the garden. The fence, which surrounds the
perimeter of the roof, showcases living wall panels. These panels will face both
inside the garden and outside to the street. Residents can plant vegetation and
the panel allows for self watering by collecting rain water. Residents will also be
responsible for maintaining the circular planters in the center of the garden.
These planters will be custom built to be placed above the existing skylights. By
raising the planters it allows light into the coffee house and gallery levels and
also helps the residents in maintaining their garden.
Saints Square offers many amenities to their residents as well as other
residents residing in nearby anticipated complexes from the same builder. The
basement level of the Coca-Cola building provides a gym and fitness area and is
the first instance of the private area reserved only for residents and authorized
members (see figure 40). The location of the gym area with an entrance facing
the open air parking helps enforce the intimacy gradient. This area is more
secluded from the public eye and helps to create a more intimate atmosphere for
the community. This floor provides workout equipment, a dance studio/aerobic
space, and two massage rooms. Natural light is utilized as much as possible on
the south facing wall, which also features ten foot recessed windows.
Residential Building
The residential building of Saints Square puts in place an intimacy gradient

between the floors (see figure 41). The raised walkway connects the street level
to the first floor business center. This floor houses both public and private
amenities. The west wing of this floor houses the management office in a model
apartment and allows for 12 individually leased office spaces available to
residents. There is also a small mail room available for the community, office
tenants and residents. The east side of the floor provides an amenity area for
residents of the community and authorized members. While this floor houses
group activity areas, away spaces are created by using informal furniture
67
arrangements that allow people to be in public while refraining from organized
activities. These away spaces also allow for impromptu meeting spots.
Additionally, the south wall of the residential building is fitted with a solar panel
which aids in the use of passive solar energy throughout the building.
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69
Figure 32. Main level Coca-Cola Building: café and art gallery.
70
71
Figure 33. Main level Coca-Cola Building: reflected ceiling plan.
72
73
Figure 34. Perspective of Café interior.
Figure 35. Perspective of the art gallery showing custom window treatments.
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75
76
Figure 36. Café Material Board 1: furniture.
77
78
Figure 37. Café Material Board 2: finishes and lighting.
79
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Figure 38. Café Material Board 3: artwork.
81
82
Figure 39. Coca-Cola Building: rooftop garden and detail of the raised skylight planters.
83
84
Figure 40. Coca-Cola Building: basement level gym.
85
86
Figure 41. Residential building: first floor business center and amenity area.
The second floor of the building houses ten private residences and a
communal laundry room for this and neighboring building units (see figure 42).
This floor is private and can only be reached by key in the stairway or by an
access card in the elevator. Each individual residence is provided with a small
all-in-one washer/dryer, and the group laundry room provides a location for
people to attend to bigger items, such as comforters or larger loads of laundry.
The laundry room has a comfortable waiting area that provides residents from
nearby residential buildings with lounge seating and two wall mounted
televisions. The washer/dryer area is sectioned off to reduce the amount of
noise and heat they produce. A vending area is also located inside this room.
Informal seating areas create the common area.
In the floor’s public spaces, seating placed along the window wall allow
residents to enjoy the natural light and look out onto the community. Built-in
bookcases are located along the side walls to provide a sense of permanence to
these moveable seating arrangements. The different types of seating allow for
residents to meet as groups or to permit individual use. The community bulletin
board will also help keep residents informed of community activities and events.
The third floor of the building houses ten private residences and a communal
kitchen (see figures 43, 44 and 45). This floor is also only accessible by key or
an access card for these residents and those of neighboring residential buildings
in the complex. The main community area features a communal kitchen and a
communal dining area. The kitchen was designed to accommodate twice the
amount of people that a standard kitchen allows. Due to a high number of
residents and guests, the kitchen area is provided with double dishwasher,
sinks, ranges, ovens and pantry areas. A custom designed island promotes
socialization within the kitchen area, allowing people to gather around and help
prepare or just socialize while people cook. The custom designed oven hood
provides a focal point to the kitchen and convenient storage for commonly used
87
spices and equipment. Built-in bookshelves in both the columns and the ends of
the island provide additional storage and focal points. Long banquette style
dining tables are centrally located and are anchored by decorative track lighting
above. As explained by Alexander, a heavy table anchored by a fixed light helps
to create a comfortable eating atmosphere. Ceiling height variations also help
aid in socialization, and lowered ceiling heights in the kitchen and transitional
spaces help to create a more intimate setting while the dining area has a higher
ceiling to help create an open group atmosphere. Other social patterns utilized
in this plan include window place, sitting circles, waist high shelves, different
seating, alcoves, short passages and built-in furniture as detailed by the
socialization diagram in figure 41.
The individual apartments were influenced by the high density apartments of
China described in chapter 2. By providing kitchen and living spaces which
comfortably accommodate a dual occupancy, it is anticipated this will encourage
residents to take advantage of their communal areas. This simultaneously allows
residents a potentially lower purchase cost by limiting square footage. The
private areas of the apartment which are not compensated by communal areas
are designed to be luxurious and comfortable to help create a sense of home.
As outlined in chapter 3, Baby Boomers have specific desires for their retirement
needs and individual homes. The design of this building incorporated many of
their specific demands. Saints Square meets needs ranging from lower cost of
living and access to resort like amenities to a home office, wider hallways and
high end furnishings. Residents may choose between an ADA accessible
apartment that meets standards of the Americans with Disabilities Act and a
nonADA accessible apartment as shown in Figures 47 and 48. Furnishings and
finishes specifications for the apartment are provided, but are intended as
suggestions which may be altered to individual users’ situations (see figures
5052).
88
In summary, the design for Saints Square has consulted and applied
research that seeks to capitalize on and promote social interaction. Its design is
specifically crafted for the preferences of the Baby Boomer population. This
proposed community provides one of many solutions for Baby Boomers’
increased demand for an active adult community which will meet their retirement
needs.
89
90
Figure 42. Residential building: second floor laundry facility and apartments.
91
92
Figure 43. Residential building: third floor communal kitchen and apartments.
93
94
Figure 44. Residential building third floor reflected ceiling plan.
95
96
Figure 45. Lighting specifications and key spreadsheet 1.
97
98
Figure 46. Lighting specifications and key spreadsheet 2.
99
Figure 47. Residential building third floor socialization diagram identifies key points for social
interaction through design features.
Figure 48. A preliminary drawing of the residential building third floor communal kitchen
illustrates elements which were implemented in the final design.
100
Figure 49. Residential building ADA (Americans with Disabilities Act) apartment plan.
101
Figure 50. Residential building apartment plan.
102
Figure 51. Residential building apartment perspective.
103
104
Figure 52. Apartment Material Board 1: bedroom and bathroom.
105
106
Figure 53. Apartment Material Board 2: kitchen appliances and finishes.
107
108
Figure 54. Apartment Material Board 3: finishes and furnishings for the living room, dining room,
and porch.
CHAPTER 5
Conclusion
The design of Saints Square offered a design solution for a segment of the
six million new Floridian residents expected by the year 2020 as well as the
segment of the 78 million Baby Boomers seeking a retirement dwelling solution.
This community proposes a development that encourages social interaction,
from the macrocosm of the site design and layout, to the microcosm of the
interior design, furnishings and finishes. The design layout and implementation
was based on research suggesting that there has been a decline in social capital
directly related to the Baby Boomer generation. By providing a place that fosters
social interaction, the intent is that the Baby Boomer generation will be provided
with the opportunity to build positive social capital.
Limitations
The design for Saints Square may not be universally applicable to all
locations. The Coca-Cola building provides the design with the opportunity to
maintain the historic nature of an existing building. An area that is made up of
primarily new developments may not offer an option of infill or restoration. In
building new communities the option to maintain the historic integrity of
surrounding buildings also might not be applicable to the design.
However, there are certain enduring, universal characteristics which might
be generalized to other projects such as: preservation of an intimacy gradient,
common amenities like the gym facility, game room and rentable office space,
and the incorporation of mixed use facilities (residential and commercial use,
commercial and office use or residential and office use).
109
Amenities such as the rooftop garden or the rooftop pool may not be
applicable in colder climates or areas that receive large amounts of rainfall. The
community’s urban setting allows for the design to focus on recreational
amenities while a suburban setting may call for amenities that serve a more
functional service, such as an onsite grocery store.
Recommendations for Further Research
Socialization
The concept of using design to foster socialization is universal in
nature. There are many different design situations where concepts of
socialization may be applied. The research provided in previous chapters has
suggested there is a need to increase positive social capital since there has
been such a great fluctuation in the amount of both formal and informal social
capital throughout the 20th century. Social capital is a term by Robert Putnam
that places a value on social networks, or the relationships people have with
each other (2000). It refers to the collective value of all “social networks” and the
results of these social ties.
According to Putnam’s research, the decline of social capital started with the
Baby Boomer generation, but has not seen an increase since then. With this in
mind, socialization concepts and design that encourages both formal and
informal social interaction can be used in many different applications. Possible
options to explore may include socialization within government service
institutions, elder care facilities, school designs, home designs, community
design, and landscape design.
This design provided an example of how to tie socialization in with a design,
but it is not the only solution. For example, this particular project focused on
socialization within an urban setting and at a condensed scale. This creates a
110
possibility for a future project to study and design for socialization within a
suburban setting on a smaller scale. Saints Square used Baby Boomers as its
target demographic; other studies may explore socialization within different age
groups. Another area of study might be to create a design that can foster both
formal and informal social capital.
Baby Boomers
The Baby Boomer generation has shown that they are not like previous
generations, they have expressed different expectations and desires of how they
plan to approach retirement. As they enter retirement, they have shown that
they will not follow in their parents’ footsteps. While a percentage of Baby
Boomers look to Florida as their retirement home, research has also shown that
Florida is not the only location in which they are looking. Other states should
start preparing for this generation’s transition into retirement. Baby Boomers are
seeking lower cost of living, warmer climates, and a home where they can age in
place. Some are looking to turn vacation homes into their retirement homes,
some are looking to downsize their home but stay in their current location, and
others wish to find an area that will accommodate active lifestyles. All of these
different desires hold potential to create a new niche in the building and design
industries. The possibility of retrofitting a current house to accommodate aging
in place or, the creation of retirement communities that are located near parks or
foster an active, sporty environment could be other areas which deserve study.
The Baby Boomer generation spans almost two decades. While the first
wave of the Baby Boomers may consist of mostly empty nesters, many of them
started having families later in life. A study that targets non empty nesters may
find different results than the research presented in this study. There may also
be interest in the portion of the generation that is not planning to retire. Studies
suggest that many will remain in business much longer than their parents. Many
Baby Boomers have a desire to start a new business venture, or to continue
111
working part time. This segment of the generation may also have very different
feelings towards housing and where they see themselves in 10 years.
Summary
Saints Square is an urban infill community that was designed to foster social
interaction among retiring empty nester Baby Boomers. The design’s location in
Tallahassee, as part of the Gaines Street Revitalization Project, supports
residents’ use of many amenities that are associated with city life. Access to
public transportation, local shops, and restaurants are all minutes away from the
community. Saints Square will also help to contribute to the new image the
Gaines Street Revitalization Project envisions for the All Saints district. It will
provide surrounding areas with places to foster new friendships, maintain old
ones, or get away for awhile and enjoy the outdoors. Saints Square, while
providing an intimate setting for its residents, also plans to join together with
other efforts to help expand and revitalize the Tallahassee downtown area, thus
contributing to the larger, city-wide goal of socialization.
112
APPENDIX A
Coca-Cola Building Code Analysis
This section includes a code check document that deals with general
construction and allocations, occupancy loads, occupancy types and exiting,
egress, fire suppression and flame spread of finishes.
Codes Checklist
The World Relief Pavilion
General Construction and Allocations
2B: Type 2, 1 hour Construction type (Table 601)
Number of stories 4
Sprinkler presence Yes No
Square feet per floor 2741.22 Total= 10964.88
% gross area assumed for circulation: 45% Circulation square feet total 4534.196
Square feet gross area available after circulation 6030.684
Target space allocations

Space type % allocation Square feet
1. Art Gallery 1225
2. Fitness Center 1148
3. Garden 2432.76
4. Coffee House 1225
5.
113
Occupancy Loads, Occupancy Types and Exiting
Space Type Occupancy Estimated Load Max # of Notes
Category Square Factor occupants
Section 302.1 feet (from name and
your number
bubble Table
flow step 1004.1.2
4)
Coffee House A-2 1225 ÷ 15 = 81

Art Gallery A-3 1225 ÷ 11 = 111
Fitness Center A-3 1148 ÷ 50 = 22
Rooftop A-3 2432 ÷ 11 = 221
Garden
Total # occupants: 435
# of exits (Tables 1018.1 & 1018.2) = 2min
Egress
Exit locations: Draw an outline of the building’s footprint. Half diagonal rule: Show drawing
calculation for minimum distance exits can be placed apart from each other.
114
Min. Distance apart= 45’-7” Egress
Width (table 1005.1)
Total Width factor Minimum Corridor width

occupancy width (may be you intend to
load (# of superceded by use
people)* other codes)
Floor 1 192 x .2 = 38.4 44”
Floor 2 413 x .3 = 123.9 60” per
stairs staircase
Basement 22 x .2 = 4.4 44”
*Procedure:
 Add up all the office space square footages, then divide by the load factor of 100 (from
table 10A) to get the occupancy load.
 Do the same for the other types of spaces, dividing by its assembly load factor.
 Add all the occupancy load numbers together to get the total floor occupancy load.
Exit access travel distance (meaning the total maximum allowed distance to get to an exit from
any point in that occupancy) (table 1015.1):
Occupancy type for assembly (Coffee House) Travel Distance __________200’__________
Occupancy type for assembly (Art Gallery) Travel Distance __________200’__________
Occupancy type for assembly (Fitness Center) Travel Distance __________200’__________
Occupancy type for assembly (Rooftop Garden) Travel Distance __________200’__________
The common path of egress travel will not exceed 75’ in length. Section 1013.3 (common
path of travel = any portion of the exit access offering no choice between separate & distinct paths
to 2 exits.)
Egress from second level:

Two methods of egress via stairs or escalator are required from the second level of
tenant spaces. Those egress methods may be within each tenant space or one of
the means of egress may be shared amongst the tenants.
ADA regulations stipulate that all first and second level areas will be accessible to
employees and visitors.
115
Given that guests are visitors with baggage, strollers or in wheelchairs, a means of
accessing the second level should be a lift or elevator. This access method may be
located within each tenant space or can be shared amongst tenants.
Required separation of occupancies in hours (for hour ratings of walls) between

2 hr. firewall between A-2 and A-3
 Minimum corridor width for 2 passing wheelchairs per ADA __________. ADA 60
 Minimum door opening width per ADA _____________ ADA 32
 Doors, when fully open, will not protrude into the path of travel more than 7”.
Section 1013.4
 Doors have push/pull flat, unobstructed wall space next to the latch side of minimum 24”
(18” in special exception cases as outlined in ADA p. 11.6.6.)
 Dead end corridor maximum length = 20’. Section 1016.3
 No object protrudes from vertical plane more than 4” between 27” and 80” AFF.
ADA 11.23
 Wheelchair turning radius = 60”
 Major corridors are minimum 44” wide. Section 1016.2
 Corridors associated with other areas and secondary corridors are ADA minimum >36”
wide.
 Means of egress doors must swing in direction of exit travel.

Exceptions:
Doors leading to areas of occupancy for 50 or less persons.
Floor Level Change
 Elevators are minimum 60” wide x 54” deep
 Ramps
Minimum width = 36”
116
Slope & Rise = 1 : 12
Landings are minimum 60” clear at bottom and top.
Landings are at least 60” x 60” at a direction change.
 Handrails are necessary on both sides if ramp is longer than 72”
 Handrails must extend minimum of 18” beyond stair or ramp end.
 Handrails must be between 34” and 38” aff.
Stairs
 Minimum riser = 4”
 Maximum riser = 7”
 Minimum tread depth = 11”
 Minimum headroom within stairwell = 80”
Fire Suppression
 Fire hose cabinets

Every point on a floor lies within reach of a 30’ stream from the end of a 100’ fire hose.
A typical recessed wall cabinet for a wet standpipe hose and fire extinguisher is
2’9” wide and 2’9” tall. (note this with an arrow and label in your plan views.)
Plumbing
Table 403.1
Space Type Table Water Urinals Lavatories Bathtub Quantity Water Service Sinks
category closets or shower Accessible Fountains
117
Coffee A-2 M: M 1 per 500 1
House 1per 40
F F
1per 40
Art Gallery A-3 M M 1 per 500 1
Fitness 1per 125
Center F F
Rooftop 1per 65
Garden
 Walls with plumbing/drainage are 10” in thickness.
 Consideration is given, as possible, to grouping plumbing within floorplates as well as

across floors for economy.
 Water fountains conform to ADA figure ______ for approach and height.
Flame Spread of Finishes Table 803.5

Record the strictest flamespread rating that occurs over all the listed occupancies.
Space type Vertical exit and Exit Access Rooms & enclosed spaces
exit passageways Corridors and
other exitways
Occupancy _____ B B C
Occupancy _____ B B C
Occupancy _____
Occupancy _____
Occupancy _____
118
APPENDIX B
Space Typicals
Space typicals are preliminary drawings that help with space allocation in
design. In order to deal with the large scale of the complex, space typicals
assisted with square footage allocations for individual rooms and store fronts.
119
Figure 55. Coffee house space typical, this image is a transcription of an original sketch
meant to help with space allocation for the interior of the coffee house.
120
Figure 56. Fitness room space typical, this image is a transcription of an original sketch
meant to help with space allocation for the interior of the fitness room, by providing standard
dimensions for work out equipment.
121
Figure 57. Laundry room space typical, this image is a transcription of an original sketch meant
to help with space allocation for the interior of the laundry room.
122
Figure 58. Game room space typical, this image is a transcription of an original sketch meant
to help with space allocation for the interior of the game room.
Figure 59. Game room space typical, this image is a transcription of an original sketch meant
to help with space allocation for the interior of the game room. It provided the design with
standard dimensions for poker tables, bars and pool tables and billiard room sizes.
123
Figure 60. Kitchen space typical, this image is a transcription of an original sketch meant
to help with space allocation for the apartment interior.
124
Figure 61. Living room space typical, this image is a transcription of an original sketch
meant to help with space allocation for the apartment interior.
125
Figure 62. Master bedroom space typical, this image is a transcription of an original sketch
meant to help with space allocation for the apartment interior.
126
127
Figure 63. Bathroom space typical, this image is a transcription of an original sketch meant to
help with space allocation for the apartment interior.
128
REFERENCES
AARP (2007). How America can grow old and prosper: Investing in liveable
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liveable-communities.html
AARP (2004). The new home amenities. Retrieved March 27, 2007 from
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AARP (2004). Homes for a booming market: They might be smaller or more
upscale but must offer more choices. Retrieved March 27,2007 from
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Alexander, C., Ishikawa, S., & Silverstein, M. (1977). A Pattern Language. New
York: Oxford University Press
Baby Boomers seeking a different retirement lifestyle at home. (2007) Retrieved

March 18, 2007 from
http://www.seniorjournal.com/NEWS/Boomers/2007/7-03-08-
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Baby Boomers reclaim independence in the Empty Nest but expect parents to
move in or kids to come back. (2004) Retrieved March 18, 2007 from
http://www.seniorjournal.com/NEWS/Housing/4-06-29Survey.htm
Ballinger, B. (2006, April). The Loft goes upscale and suburban. Realtor
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Better Together. (n.d.).

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Birch, E. L. (2002) Having a longer view on Downtown living. Journal

of the American Planning Association, 68(1), 5-21.
Boomers want action packed retirement, some want to continue work. (2005)
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BoomerSurvey.htm
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www.answers.com/topic/brutalist-architecture
Cervero, R. & Gorham, R. (1995) Commuting in transit versus

automobile neighborhoods. Journal of American Planning, 61(2), 210-226
City Living Detroit. (n.d.) Retrieved August 17, 2007 from http://citylivingdetroit
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Municipal Code Corporation. Retrieved August 21, 2007 from
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Grant, J. (2002) Mixed Use in theory and practice: Canadian experience with
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Gutierrez, L.& Portefaix, V. (2003) Homes for China. Design Issues. 19(3), 21-
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Hagood, K. (2006) Winter Park developer cashes in on boomers infill

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The Vue at Lake Eola Condos. The Marketplace: CondoCompany.com (n.d.)
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132
BIOGRAPHICAL SKETCH
Avery Goodman was born in Nassua county, New York. She received a
Bachelor of Arts degree in theatre from the University of Central Florida,
Orlando,
Florida and received a degree in 2004. She then went on to Florida State
University in Tallahassee, Florida to earn her Master in Fine Arts in interior
design and graduated in 2008.
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The Florida State University

Electronic Theses, Treatises and Dissertations The Graduate School

The Residential Mixed-Use, Urban Infill

Follow this and additional works at: http://diginole.lib.fsu.edu/etd

FLORIDA STATE UNIVERSITY

THE COLLEGE OF VISUAL ARTS, THEATRE AND DANCE

THE RESIDENTIAL MIXED-USE, URBAN INFILL PROJECT:

A Thesis submitted to the

on March 21, 2008.

List of Tables .....................................................................................vii

Project Description and History....................................................... 35

A. Coca-Cola Building Code Analysis............................................

REFERENCES ..................................................................................... 108

Table 1: Patterns that encourage social interaction……………………… 40

Figure 1: Traditional Neighborhood Design in Kentland, Maryland. 7

This thesis designed a mixed use, urban infill project located in

Literature Search Techniques

The New Urbanism Concept

Figure 1: Traditional Neighborhood Design in

Transit Oriented Neighborhoods rely on clusters, placing high density residential

Figure 3: Transit Oriented Development (“TOD

Figure 4: Lafayette Park in Detroit (“City

Examples of High Density and Mixed Use Communities

Figure 5: Narkomfin apartment

Market Trends and New Types of Housing

Figure 8: Lofts of Merchants Row (“The Lofts”, 2007).

Figure 9: Loft apartment with warehouse features

Loft design is now serving as an inspirational point for new condominiums

Figure 10: Stone Canyon interior (“Manhattanization”, 2007).

Tribune Lofts, Atlanta. This development’s interior features include

Vetro, Chicago. The Vetro’s interior features include translucent interior

with glass shoji style screen partitions. See figure 12.

Figure 12. Exterior of Vetro

Figure 13. The Vue at Lake Eola (Condocompany.com, 2007).

Figure 14: Langford Condos, Winter Park

The Tallahassee Market

Baby Boomers and the Downtown Market

Another source described that Baby Boomers are willing to downsize to an

Decline of Social Capital and the Baby Boomers

Another influence that has had a significant effect on social capital is

Architectural Techniques that Promote Social Capital

Cooperative and Co-housing Ownership and Management Styles

Florida is experiencing a change in the way it approaches building

Project Description and History

This thesis proposes to design a mixed-use, high density, urban infill

Existing Site Conditions

Figure 22. Building side facing St. Michaels

Figure 24. Interior of building, stairwell leading up to the second

Social, Cultural and Psychological Considerations

Number of Stories 4 story height limit to create a more humanistic building

Positive Outdoor Space

Place a garden in a half way position, where it’s not

Live Courtyards Create a courtyard with usable space. Possible location

Activity Pockets Activity pockets are located on the edge of properties,

Stair Seats A natural lingering spot, needs to provide a vantage view

Indoor Sunlight/ Light on 2 sides of room

Alcoves Allow smaller groups to break up from larger group and

Ceiling Height Variety Creation of differing levels of ceiling heights help to

Occupancy type for assembly (Art Gallery) Travel Distance 200’

Occupancy type for assembly (Fitness Center) Travel Distance 200’

Occupancy type for assembly (Rooftop Garden) Travel Distance 200’