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Brian Bracht
Ball State University
2012 - 2016
Bracht 2
ARCH 261
Diagraming For ARCH 261 we had
to watch the movie
Rear Window and pick
a group of scenes to
diagram.
My group diagramed
when Thorwald
attacked Jeff in his
apartment. Jeff used
his camera flash to
slow down the attack
until Lisa and Lt. Doyle
arrived to arrest
Thorwald.
What I Learned:
How to diagram
peoples movement in
spaces
Bracht 3
For this diagram we picked the apartment in which
Jeff was able to see Thorwald across the way where
he murdered his wife.
What I Learned:
How to observe fine details.
ARCH 261
Diagraming
Bracht 4
ARCH 214
Wall SectionIn ARCH 214 we focused
on how to build walls and
the materials that go into
them.
What I Learned:
How to build a structural
wall and it’s not as easy
as it looks.
Bracht 5
The Stacks
Engaging You In Reading
The Stacks bring patrons closer
to one another as a community by
integrating technology into the
daily lives of its patrons. The
facility promotes interaction with
the natural environment while
being orientated to face the
greenway and draw people in.
The open floor plan offers private
listening rooms, a cafe, meeting
rooms, natural daylighting, and
unique reading sites throughout
the library. The Stacks will meet
the informational, cultural,
recreational and educational
needs of the district's residents
regardless of age or schooling.
Architecture
Design Studio
ARCH 302
Bracht 6
UP
UP
-
---
Project NorthNorth
What I Learned:
Window placement to avoid
glare on computers and reading
materials
Creation of intimate spaces
Bracht 7
Group project in which we proposed to take interstate I 10 in New Orleans
and turn it into a linear park. I helped design the Ferris wheel in which each
car was a different Mardi Gras theme, raised community garden, lower
food truck park and produced renderings.
What I Learned:
Culture is very important to the people of New Orleans
Spatial arrangement
Architecture Design Studio
ARCH 401
Bracht 8
Bracht 9
Bracht 10
Bracht 11
Bracht 12
Joining New York City is about taking a different view toward
solving the problem. Our problem was residential units, a
museum, and a farmers market. After analyzing the problem I
chose the rectangle and subdivided it into triangles as the
solution and got my design. In this project the structure is a glued
laminated timber beam frame in which the residential units are
prefabricated cross laminated timber modules that plug into the
frame. The museum has an aluminum façade and large twenty
foot tall galleries. The farmers market is an enclosed eighty foot
tall titanium façade atrium space with bridges and openings to the
lower level for year round use. As in New York City many different
people come together; in my design all the shapes come together
to make one full and complete unit.
Architecture Design Studio
ARCH 401Joining
What I Learned:
How shadows affect interior and exterior spaces
ARCHITECTURE DESIGN STUDIO
ARCH 501
ecoREHAB of Muncie with the Ball State University Depart. of Architecture
Bracht 13
Bedrooms:
Bathrooms:
Size:
Lot Size:
Const. Cost:
Completed:
Location:
Design/Build:
PROJECT INFO2
1
850 sq. ft.
40’ x 125’
$66 per sq. ft.
2016
n increase in neighborhood instability and residential displacement developed
as due to plant closings and job loss resulting from the recession of 2007. Ten years later, we are still feeling the effects of increasing foreclosures amongst low-income residents, ensueing residential displacement, and neighborhood instability. Shifting, aging, and declining populations; deteriorating housing stocks; underperforming schools; and many other factors have made older industrial areas and neglected urban neighborhoods less than desirable places to live. These factors further contribute to vacancies resulting in blight. Unfortunately, the communities that shoulder the largest burden of vacant
A and abandoned properties are consequently the most economically fragile and the least likely to have the resources to revitalize their neighborhoods. However, these neighborhoods still have the potential to be safe, active, and sustainable communities. In Muncie, Indiana, a partnership has been created between a local non-profit, ecoREHAB of Muncie, Inc., and Ball State University’s Department of Architecture to reinvest in the existing building stock of this former manufacturing city once known for its glass and automotive industries. This initiative has taken on finding ways to recapture the value of its vacant properties, while teaching students and the community about the economic potential and existing houses.
1215 W 10th STREET
What I’ve learned most from this studio is the possibility of the ripple effect. We’re trying to rehab one house in the Avondale community in hopes that it begins to start a chain of reaction within the community. This house’s success is critical so that it might kick start a movement that will reinvigorate the neighborhood. -Jordan Duke, BSU Architecture Student
Making Neighborhoods Livable, One House at a Time
Thomas Park/Avondale Neighborhood
Muncie, IN
ecoREHAB Muncie w/Ball State University
Depart. of Architecture
‘American Dream,’ but as a crucial component of building household wealth, stabilizing neighborhoods, increasing citizen participation, improved property maintenance, and ultimately revitalizing cities. Research shows that homeownership builds stronger communities, provides a solid foundation for family and personal achievement. It improves the quality of life for not only those invested, but for those in surrounding communities as well. A major objective of many neighborhood revitalization programs is to increase home-ownership. There are a number of ways in which the value of homeownership spurs neighborhood reinvestment. All of these aspects result in the prevention of blight, abandonment and the preservation of the neighborhood. At least four aspects of neighbor-hood stability can be improved by an increase of home ownership:
One of the most supported theories on the positive impacts of homeownership is that it leads to wealth creation. This in turn leads to enhanced life satisfaction, being able to afford better quality health care, and higher rates of civic involvement. Several research studies cited by the National Association of Realtors report have found that homeownership has a significant impact on educational achievement leading to better career attainment and potentially providing better economic wealth. For many, the value of a home lies not only in its worth as a long-term investment, but also in the pride of homeownership and the ability to securely raise a family. This further increases the investment of those with residences in older neighborhoods, strengthening their appeal.
I believe the impact from this studio can have long lasting impacts on the neighborhood and Muncie as a whole. We are rehabbing a house that is in a very deprived community. This house has the potential to change this neighborhood, and to be a beacon for the future of this community. In this studio we can see how our impacts can directly change the way people view a community.
-Jacob Hurt, BSU Architecture Student
IMPACTNEIGHBORHOOD
H omeownership is wide-ly seen not only as the fulfillment of the
Length of tenure of current residents;
An increase in the physical condition of properties that are improved due to overall community reinvestment;
1)
2)
A stabilization and often increase in property values;
Improvement of civic conditions throughout the neighborhood such as enhanced infrastructure and school systems brought on by an increase in the tax base.
3)
4)
13
2
4
5
6
7
1 Open Front Porch
2 Living Room
3 Kitchen / Dining
4 Bedroom 1
5 Bedroom 2
6 Hallway
7 Bathroom
FLOOR PLAN
2 6
87
ALLEY
WES
T 10
TH S
TREE
T
8
8 Rear Porch/Deck
Lett
er o
f Inq
uire
For F
undi
ng
2015
Receive Funding
Secure Deed
Focus Neighborhood Identified
Foundation Repair
Meth Remediation
Feb Mar Apr May June July Aug Sept Oct Nov Dec
Appl
y fo
r Gra
nt F
undi
ng
TIMELINE
Complete Interior Demo.
Completion
2016
Build
ing
Perm
it
Crawl Space Repair
Begi
n In
terio
r Fr
amin
gN
ew S
ewer
+
Wat
er L
ater
al
Fram
ing
Insp
ectio
nH
VAC
Roug
h-In
Plumbing Rough-In
Exterior Rehab Completed
Inte
rior F
inish
es
Flooring Installation
Feb Mar Apr May June July Aug SeptJan
Cabi
net /
Fix
ture
Inst
alla
tion
Rear
Por
ch C
onst
ruct
ed
Fron
t Por
ch R
esto
red
Roof
Rep
air
Ensuring a high-performance envelope is one of the most important ways to improve the energy efficiency of older homes. This can only happen through careful consideration of the building envelope and aligning the thermal boundary with the pressure boundary of the house. The pressure boundary defines the separation of outdoor air and indoor conditioned air. Properly sealing the house and minimizing air leakage, the conditioned air is kept inside the house. By providing the proper level and type of insulation in the same location as the defined pressure boundary, the insulation works to its fullest capacity minimizing loss by thermal conduction. Understanding these boundaries as three-dimensional surfaces is critical in the design process.
BUILDING ENVELOP
Attics are subject extreme temperatures ranging from sub-freezing in the winter to 150°F or higher in the summer. Even with the code required insulation wrap, running ducts in an uninsulated attic puts excessive demands on an HVAC system increasing operating costs. All ductwork is fabricating from sheetmetal and located them below the attic air barrier created by a continuous wallboard layer below the attic floor joists.
Compact house design sometimes requires plumbing to be located in exterior walls. Providing double stud wall construction at those locations allows for maximum protection of water pipes without compromising insulation in the wall. The outer wall has a full layer of R-15 wall insulation without interuption of piping, vents, washing machine outlet boxes, and electrical boxes.
Outside air is drawn into the house and leaks out through all the small openings into the attic. Creating an air-barrier between the conditioned space and the attic is critical to preventing this effect. Prior to framing interior, non-loadbearing walls a layer of 1/2” wallboard ceiling is installed and sealed creating a continous air-barrier preventing conditioned air from leaking into the attic.
Rim joists are where many building parts come together (foundation, mudsill, rim joist, subfloor, wall framing, etc.). In older homes, rim joists are often uninsulated and full of cracks causing air leakage and exacerbating stack effect. To prevent mold problems only airimpermiable insulation should be used to insulate these areas. Using a 2-part expandable foam insulation, all the rim joists were both insulated and air-sealed.
MONEY MATTERS
ffordability cannot be solely evaluated on the reduction of energy cost
and a lower environmental impact. To be a competitive alternative to new construction, sustainable rehababilitation must be financially competitive during the initial development and when setting the purchase price. One of the most vital goals of this program is providing affordable and replicable energy-efficient buildings to low- and moderate-income families within urban, often blighted neighborhoods. An evaluation of 2013 new housing costs demonstrates the steep increase in costs since 2002. According to the data compiled by the National Association of Home Builders, national new house
Development Costs
Construction Costs
Cash purchase price of propertyProperty Taxes Back taxes owes, 2015, 20=16Legal & Recording FeesMeth RemediationProperty+liability insuranceProperty MaintenanceSanitary District Fines and PenaltiesPermitting and Review
General ConditionsDemolitionRoofing + GuttersExterior ConstructionFramingFoundation/Crawl SpaceInsulationInterior ConstructionMechanicalPlumbingElectricalSewer Lateral + Water LineSpecial ConstructionAppliancesSite DevelopmentSummer Student Interns
Budget
1,500500
1,0008,2001,3007,0003,0005,5007,5006,5004,5003,0001,0002,5001,000
1,000
4,3352,975
10,0001,550
500
125
1,000
4,335542
16,6001,540
190283
2,400
125
1,000
4,3352,972
16,6001,540
190283125
613481977
8,0481,3047,0331,2073,0767,5865,9243,3273,900
7202,496
5523,000
170
1,1944
2,618
720407
895
60
783481977
9,2421,3087,0331,2075,6947,5866,6443,7343,9001,6152,496
6123,000
$$$$$$$ $$$$ $$$$
$
$$$$$
$
$
$$$$$$
$
$
$
$$$$$$$
$$$$$$$ $$$$ $$$$$
$$$$$$$ $$$$ $$$$$
$$$$$$$ $$$$ $$$$$
Purchased/Paid Donated/Waived Total
Total Project Cost $80,385
construction costs averaged $94.54 per square foot. The additional costs of the lot, financing, marking, sales commission, and project overhead, the increases the cost to $138.96 per square foot, exluding developer profit. The Indiana construction cost average is slightly higher at $96.44 per square foot. A comparable sized newly constructed house would cost over $115,000. The cost of 1215 W. 10th St. was $80,385, including all development and overhead costs. Purchasing a new home can be expensive for families in lower income brackets. As of September 2016, the median sales price of a home sold in the Delaware County is $76,500. This number peaked in 2014 at $80,900. This project house will be sold for $40,000.
A
PLANTING A SEEDInvestment in the rehabilitation of existing housing is fundamentally a community strengthening endeavor. Each participant takes part in a project that is not simply aimed at making money but contribute to a healthy community. Projects that invest in the existing core neighborhoods are a catalyst for community growth and improvement. Rehabilitating buildings in older urban neighborhoods strengthens communities by protecting their character and enhancing property values. Sustainable
rehabilitation increases economic development within disinvested or blighted communities, further enhancing the overall quality of the neighborhood as a result. These are still neighborhoods with tremendous potential to be livable, sustainable communities. There are opportunities to use rehabilitation efforts as a means of urban reinvestment placing priority on infill and redevelopment as a catalyst towards reinvestment and future development. Houses within our
urban neighborhoods present opportunities to provide thought-fully designed, energy efficient homes. Older neighborhoods, have the economic accessibility to provide homes for families from every financial stratum proving to be an viable way to contribute to affordable housing. Promoting and sustaining a mixed-income neighborhood helps alleviate blight and stave off the threat of gentrification. Stable, vibrant communities are built upon a mix of housing options that fit a variety of lifestyles and income levels.