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MULTIFAMILY HOUSINGA THESIS SUBMITTED TO THE DEPARTMENT OF ARCHITECTURE, UNIVERSITY OF LAGOS, AKOKA, LAGOS. IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF MASTER OF ENVIRONMENTAL DESIGN (M.E.D.) DEGREE IN ARCHITECTURE. BY MANILLA, IPIRINYE ESTHER 099051002 APRIL, 2011. DECLARATION I hereby declare that I am the sole and exclusive author of this thesis project and that it has not been presented by any previous application. All extracts from prior publications are referenced to their respective sources. I also authorize the University of Lagos, Akoka to lend it to other institutions or individuals for the purpose of scholarly research. MANILLA, IPRINYE E. April 2011. TABLE OF CONTENTS CHAPTER ONE 1.0 INTRODUCTION 1.1 BACKGROUND OF STUDY 1.2 PROBLEM STATEMENT 1.3 AIM AND OBJECTIVES 1.4 SCOPE AND LIMITATIONS TO STUDY 1.5 SIGNIFICANCE OF STUDY CHAPTER TWO 2.0 REVIEW OF RELEVANT LITERATURE AND CASE STUDIES 2.1 CLASSIFICATION OF MULTIFAMILY HOUSING 2.2 MULTIFAMILY HOUSING TYPES 2.3 MULTIFAMILY HOUSING ISSUES 2.4 DESIGN CONSIDERATIONS 2.5 THE NEED FOR SUSTAINABILITY 2.6 CASE STUDIES CHAPTER THREE 3.0 RESEARCH METHODOLOGY 3.1 AN OVERVIEW OF THE APPROACH 3.2 METHOD OF DATA COLLECTION 3.3 FORMAT OF QUESTIONNAIRES 3.4 OBSERVATIONS AND FINDINGS CHAPTER FOUR 4.0 STUDY AREA 4.1 LOCATIONAL, PHYSICAL AND REGIONAL PLANNING OF PORT HARCOURT. 4.2 SITE SELECTION AND ANALYSIS 4.3 DESIGN BRIEF CHAPTER ONE 1.0 INTRODUCTION Nigeria is the most urbanized country and has the largest population in sub -Saharan Africa with a population of about 120 million people from about 250 ethnic groups. The housing delivery system in Nigeria is a combination of inter-related processes. As such, housing problems are multifarious and require multidimensional solutions. Nigeria s diverse housing problems revolve around overcrowding and slum housing. Many Nigerians cannot afford decent homes. They live in contraptions that can only be called S helter and not Housing . Government over time has intervened in the housing sector by increasing housing stock through the construction of housing estates and through its mortgage institutions, facilitated the disbursement of housing loans. These measures have done little to address the situation. On the other hand, houses provided by the private sector operators are out of the economic reach of even the medium income earner. An effective and realistic strategy for providing decent houses in decent enviro nments at decent prices is therefore crucial. Multifamily housing is a type of housing arrangement where multiple households live under the same roof, but in separate units usually having their own private entrances. The term multifamily does not mean the units are reserved only for families, as singles often take advantage of this type of housing as well. Common multifamily housing units include apartments, condominiums, multiplexes and town homes. Some are rented, and others are bought, depending on the arrangement and the individual property. Those seeking multifamily housing often come from a wide range of backgrounds. Young professionals still trying to establish careers often choose this form of housing as a convenient way to move in and out of an area as they search for better opportunities. Older couples whose children who have moved out, and who no longer need the space of a large home, could also find multifamily housing an attractive option. Families that cannot afford a down payment on a home or who like having a pool and playground area nearby; also often choose this type of living arrangement. For those individuals interested in buying a condominium, multiplex or town home, they may find some other fees associated with ownership. For example, condominiums and town homes often have association fees, which cover things like enforcement of standards, landscaping, and upkeep of the exterior of the buildings. Therefore, when considering what payment an individual family may be able to afford, it is wise to also consider these other fees as part of that cost. The benefits of multifamily housing units are numerous. First, the landlord or condominium association often pays for the upkeep of landscaping and amenities. Second, those who need to move can often do so easily, because they do not have any home to sell. Third, these communities are often places for socialization where friendships can easily develop. In some cases, utilities and garbage service may be included in the rent or association fees. Along with those benefits, there are also some downsides to multifamily housing. Living in close proximity to many others entails a certain lack of privacy. Noise from neighbouring dwellings is a common complaint. If one person is being irresponsible, other people's units could be at risk because of water or fire damage. Also, the ability to modify the property is extremely limited, due to the landlord's or association's prohibitions. The NAHB further estimates that today the average multifamily unit has 1. any lasting solution to the Nigerian housing problem requires a multi. modalities for funding. Various policies aimed at alleviating these housing problems have been formulated and implemented. A multifamily home is considered by NAHB as a building containing two or more units (NAHB. Most new multifamily units (55%) have two or more bathrooms and 68% more have bedrooms than older properties. Congress defines multifamily housing as any project with four or more units that includes condominiums. As a result of thi s. and single -story (www.1. The impact affects a myriad of economic sectors from those who excavate and develop the site to those who design. the mobility of the workforce and the convenient locations of most mult ifamily complexes have caused many households to elect multifamily complexes as their residences. All governments in Nigeria since independence highlighted housing as a major priority. The significance of multifamily housing as a viable housing choice is evidenced by the emphasis placed on it in the real estate and economics literature. this paper examines the Cooperative housing concept as a strategy for housing delivery. 1. however. and an overview of the transformation in this sector is found in Lynford (1994).faceted approach. This definition is used for legislati ve and regulatory purposes in enforcing requirements for multifamily design and construction in the Fair Housing Law of 1988. The multifamily housing market is continuously evolving. it remains a major challenge in developing countries.2 PROBLEM STATEMENT Housing problems in Nigeria are multi-dimensional.org). 2002). Unfortunately for over 47 years of its independence.1 BACKGROUND OF STUDY Multifamily housing serves a vital role in the real estate marketplace as one in four households in the United States live in multifamily homes (www. Laws and subsequent amendments such as the Fair Housing Law of 1988 continue to change the requirements for the financing. These problems are consequences of the inability and ineffectiveness of both the public and private sectors to meet the housing needs of the populace. Provision of houses t hrough the creation is taken for granted in developed countries. The economic impact of new multifamily construction is far -reaching. 2002).com. They have met with varying degrees of success. Many desirable features of multifamily housing as well as changing demographics have exacerbated the popularity of multifamily housing as a housing choice. designing and building of multifamily homes. Some of these are: aims and objectives. psychological and socio-cultural in nature. peculiarities of implementation. The definition of a multifamily house varies by organization.115 square feet and includes more amenities than in the past. They are qualitative. The busy lifestyles of many Americans who desire freedom from the responsibility of maintenance costs and repair time.vipnet. The essential features of the concept are discussed and an evaluation is made of its impact on the housing sector in se lected countries based on various criteria.com. especially in sub -Saharan Africa. planning imperatives and levels of success.nahb. . finance and sell the finished complex. They occur both in the urban and rural areas. After identifying the main causes of housing problems in Nigeria. The avoidance of property taxes and other homeowner costs is another incentive to seek multifamily housing. quantitative. apartments. Housing is one of the most basic of human needs.fairhousing. Nigeria s reforms have led to a reduction in the time required to complete the process of property registration from 274 to 80 days. Due to the absence of a credit information database that financial institutions provide information to and can get the credit history of all individuals from. while also encouraging foreign investment (in short government has no business building houses). infrastructure. We must however. Nigerian financial institutions settle for lending to the rich. High fees add to the cost of houses and usually take such houses out of the reach of people in the lower income bracket.How to Reform". and assume an average house final selling price at about Naira 2.Nigeria is yet to develop a vibrant mortgage market and houses continue to be provided through the tortuous traditional method of buying land and building over some years. but a lot remains to be done. . We should note that the governm ent alone cannot fill the housing gap. Registering Property According to the World Bank's report "Doing Business in 2007 .9 million of the working adults qualify for mortgage loans. 2. In many cases such buildings are left uncompleted or individuals have to deplete their entire life savings in order to build a home. and mortgage insurance to first time home buyers and low -to middle income families. The fees paid to register property in Nigeria are extremely high and have some non-transparent components. The policy though laudable was unable to meet the nation s housing needs because it was based on the unsustainable tenet that houses will be provided by government (this remains the anomaly that we must resolve). 1. It is heart warming to note that His Excellency President Umar Yar adua stated during the first few days of his administration that the Land Use Act will be amended to make land transactions easier and make land available for all who want to genuinely invest in the country. but a lot still needs to be done because it takes only 1 day in some other countries such as Norway and Singapore. In order to fill the gap we would have to leverage on the resources available in the private sector.8 million for a 2-bedroom flat. If we take the current population of 140 million Nigerians as reported by the National Population Commission after last year's census exercise and assume 30 percent of the population as working adults we have 42 million estimated working adults. Legislation The Land Use Act of 1978 which vests all land in the government is an obstacle to making land available for housing development. Risk Sharing Unfortunately in Nigeria there is no mechanism for risk sharing that will encourage banks and other financial institutions to extend mortgage loa ns to people at the lower income level. Looking at the statistics we see that there are tremendous opportunities in the Nigerian housing sector waiting to be tapped. assuming about 45 percent or 18. and invariably providing affordable housing in Nigeria. The implementation of the 2002 housing policy reforms was a promising beginning. One of the major housing policy initiatives was the Policy on Affordable Housing that was initiated in 1979 by the Shehu Shagari Administration. the possible size of the mortgage market is close to Naira 53 trillion. which could be an individual's entire life time. note that there are challenges to harnessing the huge potentials inherent in Nigeria s housing sector. Government (federal and the sub-national governments) should focus on providing a favourable investment climate. 3. mortgages and mortgage-based investments would stand to benefit if the macroeconomic environment can continue to improve. 9. Taxes One of the greatest barriers to large-scale provision of affordable housing is the tax burden. The reality is that there is a shortage of skilled manpower that can take the mortgage industry to the next level. it is important . Capacity has not been built over the years because the mortgage sector did not really exist and the conditions were not favourable for long-term lending as it would have led to as set-liability mismatch. the number of transactions increases. There are usually delays in receiving permits for construction. This encourages illegal construction as well as squatter settlements with its attendant health and environmental issues as we can see all around our cities in Nigeria such as Ijora Badiya and Makoko in Lagos. there are 23 procedures taking an average of 457 days and account for 27 percent of the claims to be received in enforcing contracts in Nigeria. Stable Macroeconomic Environment A stable macroeconomic environment is necessary to providing affordable housing. Lenders. thereby increasing the availability of homes to a broader segment of Nigerian society. 6. 5. These incentives can be used successfully in attracting investors into the housing sector. and borrowers prefer a stable economy where decisions can be taken without any apprehension. investors. Knowledge Gap Some call it lack of capacity. or similar tax-related provisions have been used successfully in other countries for low and moderate-income families. Mararaba and some satellite towns in Abuja to name a few.4. The absence of a foreclosure law has been cited by some investors and local banks as the reason for not investing in the housing sector. Enforcing Contracts According to the Doing Business in 2007 report. 7. The procedures are complex and expensive. and other macro variables should be stable. Absence of a National Credit Database A nationwide credit database that can provide credit information of all individuals that enjoy financial services in any form is not available. Tax holidays. Inflation should be kept at manageable levels (preferably single digits). 8. in getting a licence such as construction permits or approvals in Nigeria it takes 16 procedures which take an average of 465 days. The imposition of value added tax (VAT) at various levels of the housing-development process adds significant costs as much as 35 percent to the cost of a house. Reforming licensing requirements in Nigeria particularly by reducing the processing time as well as decreasing the costs would not only increase the size of the formal construction sector but also reduce the costs of housing construction. Thus. interest rates must tend downwards. deferrals or tax exemptions on materials or home sales. Dealing with Licenses According to the Doing Business in 2007 report. As inflation and interest rates decline. Other countries have prov en that when they reduce the tax burden on housing. Nyanya. and total housing related fiscal revenues either increase or remain the same. banks and pension funds will be encouraged to look less toward government securities and more towards the private sector to invest their assets. even before titling fees and stamp duties are taken into consideration. Though the incidence of foreclosure in most countries (especially with regard to low-and middle-income families) is generally quite low. but I prefer to call it knowledge gap. imports have been restricted and subject to a process of quota allocation. The objectives are as follows: . at a range of prices within the reach of households of varying financial capacity. Investors can even live with a lengthy foreclosure process. affordability.3 AIM AND OBJECTIVES The main aim is to design a stable. While Nigeria does not produce enough cement domestically to meet demand. Evidence from other countries has shown that implementing non -judicial foreclosure used solely for mortgage contracts is a necessity for the establishment of a secondary market. work. recreation or other pursuits. creativity. which by account constitutes about 40 percent of building materials. . work. electricity etc.To give households access to housing that is appropriate to their needs.for investors to know that they can take possession of their collateral and recover their loans as quickly as possible. . education. accessibility and sustainability and providing a variety of housing types. In most cases developers have to provide the infrastructure which invariably increases the cost of the houses they produ ce thus making such houses unaffordable. employment. 1. services. adaptability. education.To provide housing choice by encouraging housing of different types.To provide housing that allows people the opportunity to pursue goals related to family. .To ensure that the location of housing offers residents adequate access to transport.To promote community wellbeing through better provision of housing to meet diverse community needs. The goal of providing affordable housing can be achieved. 10. tenures and costs is needed to achieve the concentration and diversity of people that support a full range of local services and facilities. . but the necessary ingredients have to be put in place. The infrastructure projects could be financed by issuing bonds and will also provide a future income stream for government through municipal fees that will be paid by home owners. This has led to sharp increases in the price of cement. Lagos state is establishing special courts for this and should be applauded. but they must have confidence that the laws will be enforced fairly and in a transparent manner. and to social and support networks. 11. if not more. size and tenure in suitable locations. .To provide housing in a way that contributes to the sustainability of communities and is compatible with the goal of environmental sustainability. affordable and accessible housing that will help people live independently and improve life opportunities related t o family. which accounts for about 30 percent of housing costs. recreation or other pursuits by supporting successful communities through housing choice. water. Infrastructure Another major challenge to providing affordable hou sing is the lack of primary infrastructure such as roads. High Cost of Building Materials A key factor that has led to the high construction cost in Nigeria has been the restriction on the importation of cement. . Over 13 million immigrants came to the United States in the 1990s. Multifamily housing is needed and is preferred by many people today. . . Multifamily housing reduces development pressure on the remaining undeveloped land in a region. Multifamily housing has a smaller per-housing-unit fiscal impact on local governments than single-family homes because it has a smaller impact on local schools. . others will purchase or lease multifamily homes as second homes. most new immigrants lack the capital required for sustaining the demands of homeownership and will remain renters for ten to 15 years before they can afford to become homeowners. households making $50.Efficiency and effectiveness.5 SIGNIFICANCE OF STUDY The growing importance of multifamily housing as a viable choice of residence is evidenced by the number of empirical and theoretical studies in the real estate literature. . Well-planned. The population at the traditional age for renting (age 20 to 29 ) the echo boomers is expected to increase 11 percent between 2000 and 2010.4 SCOPE AND LIMITATION OF STUDY . 1. . sewer and water pipes.Openness and transparency. . make up the new majority. . apartment and condominium residents effectively subsidize the education of children from single-family homes. For the past five years.000 per year or more have been the fastestgrowing segment of the apartment market.Sustainability social. economic or environmental. Non-traditional households have been growing in number every decade and. Multifamily housing allows seniors to remain in their neighbourhoods through the different stages of their lives without the hassle of maintaining single-family housing. and electricity and gas lines. higher-density housing in areas designated for growth has always been an integral component of smart growth. By housing more people on less land. multifamily housing developments make it possible to preserve more open space and natural features than do single-family housing developments. Some baby boomers will choose to downsize to an apartment or condominium after their children leave the nest . . . . .Simplicity and ease of administration. . Multifamily housing is a key component of smart growth. .1. In many cases. .Commitment to providing access to housing that is appropriate and affordable.Fairness and equity. . including roads. Married couples with children have been declining in number since 1970 and now account for just one-quarter of the American population. Multifamily housing makes it financially feasible to integrate commercial and retail uses into a neighbourhood. . . taken as a whole. . . Multifamily housing usually requires less pub lic infrastructure. the labor force critical to sustaining the economy cannot find reasonably priced housing or cannot locate within an appropriate commuting distance of jobs. Multifamily residents tend to drive fewer miles per unit and also tend to use public transportation more frequently than residents of single -family housing. . The number one problem facing the labour pool today is housing affordability. and picnic areas within the multifamily community reduces the need for auto trips as most residents can walk to these amenities. . Failing to provide a balanced range of attractive housing options makes a re gion less appealing to businesses while also driving up land and housing prices. . . Multifamily housing allows more people to live in housing they can afford that is near their work. resulting in long. creating traffic and pollution problems as well as a lower quality of life and a decline in worker morale. multifamily housing can significantly relieve overall regional traffic congestion. . . many households are forced to move farther away from employment centres to find affordable housing. . . . . . thus promoting de facto segregation based on household income and type. . . Multifamily housing enables communities to provide housing that is affordable to a wider range of incomes. . Where alternatives to expensive single-family homes are not available. Multifamily residents average one motor vehicle per household. Access to a large and diverse labour pool has become the most important factor in making corporate decisions on business locations. businesses may be forced to relocate to areas with less expensive housing markets. . When affordable housing choices near job centres are in short supply. Multifamily housing developments that are clustered along transportation corridors make various kinds of mass transportation feasible. If the affordable housing situation is bad enough. Multifamily development tends to be more compact than single-family housing development. pools. and expensive commutes and contributing to area wide traffic conges tion. high-rise apartments generate even fewer trips. . and to pick up and deliver mail. Multifamily housing creates efficiencies that make it easier and more affordable to pick up trash and recyclables. Multifamily housing choices are important to the economic vitality of the larger community. Single-family housing is likely to generate an average of ten auto trips per weekday while apartments generate only seven. While it may increase traffic at an individual site. . In parts of the country where economic growth typically is strongest. Multifamily housing can help minimize area wide traffic congestion. averaging only four trips per day. . while owner-occupied households average two vehicles.Multifamily development often is more environmentally friendly than low-density development. The availability of recreational facilities including fitness centres. thereby creating less land disturbance and fewer impervious surfaces. workers must live in distant locations where housing is more affordable. frustrating. Smaller multifamily units use less electricity and apartment residents in general use less water per unit than single-family homes. . often prefer the high -density communities.8 million households. streams.. They have been providing workforce housing for decades. Apartments and condominiums play an important role in housing th e workforce. . . There is no discernible difference in price appreciation of single-family housing located near multifamily buildings and that of homes not located close to multifamily housing. the design of today s apartments and condominiums is much more creative and sensitive to neighbourhood context. increased by 60 percent to 4. enduring long commutes that aggravate existing traffic problems. . Households depending on a single salary such as that of a teacher or a police officer cannot afford to buy a median-priced home in two-thirds of the metropolitan areas in America. . Multifamily structures allow greater flexibility in siting buildings. which makes it possible to preserve open space and distinctive natural features of the site such as hillsides. Under financial pressures. Visual preference surveys have demonstrated that consumers. Well-designed multifamily housing can be an attractive and compatible addition to the community. or to double up and endure crowded housing conditions. when shown well -designed visual images of high-density communities and low-density communities. . Working families with a critical housing need. households typically are forced to move farther out from their jobs. long before the term was coined. Many multifamily housing communities were constructed using principles consistent with the new urbanist movement. . Multifamily housing has come a long way from the plain brick boxes of the past. Multifamily housing has an important role to play in new urbanist communities of the future. . or stands of trees. defined as having to spend more than half their income on housing or living in substandard housing. 0 REVIEW OF RELEVANT LITERATURE AND CASE STUDIES 2. However. and high -rise buildings have nine or more stories. (1995) classify multifamily housing units as efficiency/studio.1 CLASSIFICATION OF MULTIFAMILY HOUSING Multifamily housing consists of a building that contains five or more housing units/group of apartments which uses its size and organization to provide a sense of belonging/equal amenities on the group scale. th e living room. multifamily housing is either fo r rent or for sale. duplex apartments. Based on the floor plan of the multifamily housing building. elevator buildings that are mid -rise and high-rise buildings with four or more stories with an elevator in at least one building. mid -rise housing as buildings with five to nine stories. and dining area are usually located on the lower level. Although multifamily housing terms vary by geographic location. Building Height. multifamily housing buildings are classified as centre-corridor plans. and those levels are connected by an interior stair. midrise buildings. and high-rise buildings. four-.CHAPTER TWO 2. or the degree of government intervention in the housing market. yet still intimate enough to give the sense of individuality/privacy on the individual unit level. The overall site arrangement is of different immediate living environments. design. In terms of tenure type. Since garden apartments in van Vliet s classification correspond to low-rise multifamily building in Kelley s classification. Kelley (2003) categorizes multifamily housing into three types: lo w-rise. and townhouses. mid-rise. and Zelnik (1995) classify multifamily housing units based on the number of bedrooms and the number of levels in a unit. three-. However. which have rooms on three levels. they classified multifamily housing buildings as walk -up or elevator apartments. Based on the existence of an elevator. Multifamily housing types can be categorized based on tenure type. the height of the building. Building Design. Kelley defines low-rise as buildings with one to four stories. or triplex apartments. In . and high-rise as buildings with ten or more stories. De Chiara et al. or fivebedroom apartment. they classified multifamily housing units as: simplex apartments/flats. and tower plans. creating an overall impression of a diverse housing settlement in which everyone has equal availability to site amenities. ULI (2000) classifies types of multifamily properties as garden-density buildings that range from two to three stories without an elevator. De Chiara et al. In terms of the number of bedrooms in a unit. different authorities use somewhat different criteria to categorize multifamily buildings. Multifamily housing also can be classified based on the height of the apartment building. (1995) also provide classifications of multifamily ho using buildings. There also are multifamily units developed to be sold to individual home buyers. one-. arranged to accentuate each other. open-corridor plans. which have all rooms on one level. Particularly. On the other hand. In duplex or triplex apartments. Based on the number of story levels for a unit. and high-rise. De Chiara. Panero. van Vliet (1998) classifies multifamily housing into three types: garden apartments (also called garden density). kitchen. which have rooms on two levels. both classifications are similar. two-. and the sleeping area is located on the upper level. van Vliet defines the number of stories that distinguish one type from another in different ways: garden apartments have two or three stories. these types of units emerged in the early 1980s. mid-rise multifamily buildings have four to eight stories. these plan types have d isadvantages from the residents perspective. 2. However. They do not have an elevator. Site plans for garden apartment developments typically include landscaped common areas as well as surface parking. and military apartments. Public multifamily housing is a form of low-income housing in the United States that is owned and/or managed by a local or state governmental agency (IREM. multifamily housing is classified as private multifamily housing and public multifamily housing. commonly referred to as garden apartments. Guido (2001) uses a classification of apartment types that developers build and market as: affordable apartments. Increasingly. 1998). assisted living.2 MULTIFAMILY HOUSING TYPES Just as ownership of multifamily housing takes a variety of forms. there is a loss of privacy because of people walking in front of each apartment.Mid and high-rise apartments differ from garden apartments not just in terms of their size but also in how they are designed and built. luxury apartments.They are generally two to three stories. and an open-corridor plan refers to a layout that consists of an exterior corridor serving a single line of apartments. so do product types that make up multifamily housing. Government Intervention.De Chiara et al. covered parking is provided and some developers have begun to offer garden apartments that feature garages with direct access to their units. some units do not have good access to an elevator or a staircase. At one end of the spectrum are large single -family houses that have been subdivided into apartments. market-rate apartments. De Chiara et al. Based on the degree of government intervention in the housing market. At the other end of the spectrum are very high density high-rise apartment buildings. Some of these units are rented at market rate and others have rent subsidies from local. and can have interior hallways or allow direct access to the units from the outside. active adult communities. In between are low -rise multifamily buildings. These tend to classify the rental market into some demographic and/or lifestyle segments. 2003). Because of a long corridor. and because it is possible to extend the length of building. However. or federal government. Private multifamily housing is privately owned and can be leased for rent by the owner (van Vliet. Garden Apartments. state. such as offices or stores. Mid and High-Rise Buildings.or an open-corridor plan has an advantage from the developers or owners perspective. In comparison with the advantages and disadvantages of centre. They usually have ten or more units in each structure. Buildings with more than . which may contain hundreds of units and sometimes even other uses. a centre-corridor plan refers to a plan that has apartments on both sides of the corridor. s classification. In addition. specifics of what is being built in each segment are not clear. Such apartments were common early in the 20th century. A tower plan has a central core with a staircase or an elevator lobby. In addition to these classifications. a short public corridor is indicated as a significant advantage of a tower plan. identify that a centre. student housing. Those types are considered economical in terms of their space usage because they allow the maximum number of apartments per floor. One common way of differentiating multifamily units is according to their size and density. and apartments are arranged around the core.or open-corridor plans. such as the FHA and HUD. Depending on the location of the building. Some of the common results obtained in examining general economic and multifamily market efficiency issues are: . and . which offer mortgage credits and mortgage insurance. Property Valuation and Appraisal Issues Recognizing the importance of apartment valuation to appraisers.The basic demand for multifamily housing is highly contingent on demographic and economic trends. . architecture. b. Economic and Market Efficiency Issues Since the early 1970s. Ratings are based on such property traits as age. tax assessors and other real estate professionals. Several studies have focused on specific elements of the multifamily housing market. Research on property valuation and appraisal basica lly offers these findings: . distance from a city centre. many academic studies seek to identify determinants of multifamily property values.Determinants of multifamily property values are widespread. in a full-fledged parking structure. . parking may be in surface lots surrounding the building. . tenant restrictions and complex amenities.There is no consensus on the correct price index to use when evaluating the feasibility of multifamily housing structures. .The supply of multifamily housing is elastic with regard to rent. economic activity. including factors such as age of the complex. size.3 MULTIFAMILY HOUSING ISSUES a. or in a below-grade parking garage.Tenure choice in multifamily housing is often based on an effort to cumvent a market downturn. location.three to as many as eight stories are considered mid-rise. while buildings taller than eight stories are considered high-rise. Classifications for evaluating multifamily properties are suggested in two studies. employing a variety of building materials and other design features. the foundation of much r esearch on multifamily housing has been based on economic and market efficiency theory. investors. . Perhaps the most important difference between mid-rise and high-rise buildings is found in their design and construction. Both mid and high-rise buildings have come to be designed w ith more articulated facades.Unique participants in the multifamily housing market. . 2. capital inputs and profit potential.Macroeconomic variables as well as factors such as lifestyle preferences and neighbourhood effects are useful in estimating future demand for multifamily housing. bays and balconies.The vitality of multifamily housing markets is continuously influenced by changes in tax laws and other regulatory mandates. . such as gables. contribute to the viability of the multifamily housing market.More clearly defined classifications and ratings are needed in the appraisal process for multifamily housing properties. Both can be virtually any form and height and therefore density. and structural and utilities defects. The role of the federal government in enhancing multifamily mortgage markets has changed considerably since the 1980s. Several studies focus on how multifamily homes are affected by specific pieces of federal legislation.Housing vouchers and the quality of multifamily tenants may result in more risk to the owner or investors of multifamily housing properties. . The findings regarding regulatory issues of multifamily housing that are addressed in the literature could be summarized as: .The use of rules of thumb in appraisals of multifamily properties may not always result in a correct evaluation of the property. tenant turnover and amenities as well as for higher-rent properties. .Compliance issues unique to the multifamily housing sector should be incorporated into the appraisal of multifamily housing properties.. . .Many factors may contribute to return variations in multifamily properties. .Returns of multifamily properties differ significantly from returns of c ommon stock.Maintenance costs tend to increase with property age.Recycling initiatives may be more easily accomplished on multifamily housing properties . c. . d.Data for examining multifamily housing returns have not been available for as long as data for single-family properties. Regulatory.Multifamily housing traditionally was considered by many people to be an evil . including rental concessions. Ownership Costs and Rental Income Issues Appropriate measurements of multifamily property returns are examined in other studies.The appraisal-smoothing process may results in the placement of inflated values on multifamily properties. and . and traditional comparisons across properties and region may be inaccurate. Clustering and Affordable Housing Issues These studies often focus on the effects of clustering of multifamily housing and affordable housing topics. and . . . The findings in the literature on multifamily property returns and cost issues include the following: .There are no significant cost variations between large and small multifamily properties. but the timing of the costs versus benefits and the resulting market inefficiencies and turnovers may negate any advantages. A common underlying assumption made in many studies is that multifamily properties do not yield consistent returns or experience the same occupancy rates across properties. the economy and specific submarket influence. so investor choice may be based on factors other than production efficiency.The distinctive nature of the multifamily industry or specific types of properties needs to be considered when appraising this income-producing property sector. and . . . .Local zoning today often still addresses historical fears of multifamily housing.Tenants may feel as if they are getting a bargain on units under rent controls.There is a wide variation between the after-tax returns across multifamily properties. rent controls or local zone -related mandates Affordable housing is the common focus of many studies on multi family housing. Returns. and . campuses must adopt a holistic view of how building elements impact the physical and emotional health of the people living there. . and creative thinking. this survey seeks to separately classify and identify findings of studies that specifically focus on rent levels and income or the willingness of tenants to pay for certain features from issues exclusively related to demand for units. moisture control.e. Promoting healthy behavi our is also important.S. and enhancing natural light with efficient electrical lighting are now shown to improve performance. Creating opportunities for exercise gym rooms. as location.Demand for multifamily housing varies within this sector.Investor and tenant demand for multifamily properties is not fuelled by factors consistent with the demand for other investment alternatives. open staircases can mitigate the feel of an institutional or .Vacancy rates may be attributed to many factors including the conditions and amenities of the unit. whether you re constructing a new building or upgrading one that has served people for years.It is essential for owners and investors to understand the features (rental concessions) desired by tenants to incur the highest occupancy rates. What makes a residence a healthy place to live and learn? When creating living environments. carpet. demographics and desire for specific amenities is not consistent across tenants. Research continues to connect the dots between illnesses and building environments that restrict these basic needs. circulation. and fabrics all play a role in air quality. Studies focusing on the demand and vacancy issues note: . According to the U. satisfaction. and a non-toxic environment have become key design criteria through the past two decades. and asthma. 2.1 DESIGNING A HEALTHY RESIDENCE Healthy residences are the goal of every Architect. such as a space layout that maximizes natural light. poor indoor air quality is linked to an array of preventable illnesses such as colds. and productivity across a variety of settings (Heschong Mahone 1999). Vacancy and Occupancy Issues While rental income is contingent on the demand and vacancy levels of multifamily properties. filtering and bouncing light to avoid glare. . allergies.4. clean air. memory. headaches. and limiting exposure to volatile organic compounds (VOCs) in paint. Human survival needs such as sunlight. eye irritation. Demand.Accurately forecasting the demand for multifamily housing and understanding the reason for the aversion to multifamily housing are essential to maintaining the viability of this dynamic segment of the real estate market. Effective ventilation. flu. Environmental Protection Agency (EPA). as well as to a decrease in intellectual processing tasks such as logical reasoning.4 DESIGN CONSIDERATIONS 2. locating windows to provide outdoor views. interior glazing. bicycle and walking paths. . as illustrated by a Johns Hopkins study in which patients experienced shorter hospital stays when assigned to sunny rooms. reduction of outside pollutants such as radon and methane. yet achieving that goal requires careful planning and design. Architectural responses. Natural lighting also reduces symptoms of depression and seasonal affective disorder. Multifamily housing needs to go beyond basic programming priorities to specifically embrace residents physical health. which helps to stretch the budget while meeting furnitur e requirements. or work. natural light.4. play.4.artificial environment and encourage residents to incorporate movement and physical fitness in to their routines. 2. improve learning. Furniture today can morph into more configurations than its predecessors. Contact with nature. occupants felt disconnected from weather. Judith H eerwagen identified several areas to be considered in environmental design. Whether it s a fireplace hearth. built-in closets provide good storage space for residents and do not take up valuable floor space. or study and meeting rooms. One answer is to build the closet with a corresponding set o f drawers. They incorporate circulation patterns and layouts that encourage interaction and allow easy transition between private and social areas. social spaces offer residents a sense of intimacy and promote social bonds and intellectual development. . In Heerwagen s studies on windowless environments. Furniture that is durable while easy to move allows for flexibility. compared to a wardrobe.4 HOUSING FURNITURE Flexibility is a key requirement when it comes to multifamily housing design and it includes the furniture provided in rooms and living areas. For example. Designing residences with an eye to psychological and emotional wellness is vital to creating positive living experiences. yet it s an area often overlooked. Whether building. In research on the psychosocial impact of building environments. renovating. and building a thriving community. Wellness thrives in environments that encourage spontaneous social encounters and information sharing. A feeling of control over one s environment is another important element in psychological well -being. but to then eliminate the door. residents well-being may still be compromised. and seasonal changes. even indirectly through windows and décor that reflect natural patterns.4. the benefits of doing so are clear: residences that attract people. a communal kitchen. However. and offer points of interest and relaxation. or maintaining a residence hall. talk. reducing stress. One example involves tables that can be specified for a living area or study lounge. Walter Kroner s research at Renssalaer Polytechnic Institute illustrated that environmental control increases comfort. and quality of life. satisfaction. 2. and performance.3 DESIGNING LIVING SPACES THAT FEEL LIKE HOME Healthy residences include designated spaces where residents can gather together to eat. and build community while at the same time accomplishing wide sustainability objectives.2 ENVIRONMENTAL IMPACTS ON EMOTIONAL AND PSYCHOLOGICAL HEALTH Yet even in a building with good air quality. well-being. is proven to reduce stress and positively impact psychological development and mental health. enhancing learning. time. 2. and interior finishes with minimal off gassing. Environmental psychologists are finding clear cross -cultural agreement about preferences for visually interesting spaces and connection with the natural world. there are code issues regarding the requirement for sprinklers in closets in many states in the US. The goal is always to maximize space. This approach eliminates the need for sprinklers since the closet is not enclosed. that provide balance between private spaces and those that encourage interaction. 5 GREEN AN COMFORTABLE c e ec e es c y s e e s ys c y es e s s s c s e e e -cyc e c s e c es se ec e ee cs yc s e y ve e e c e c e e e s ve e . Social progress. It has four key objectivesMaintenance of high and stable levels of economic growth and employment.ee c e s e ee e s c ce e s see e c e e e e e s e s ce e e e Seve c es e s se v ce e es c ee s e e e c e ce es ee e y sec y es e s e e e ce s ess c e s ve v e e e ce ¥© ¤ ¦ ¥ ¢ £ £ ¦¥ ¥ ¨ £¥ ¢ © ¦¥£ £ ¦" £¤ £ ¦¢ ¢£¥¦¢ ¥¨ ¨ ¥£¥ ¤ £ ¦ ¥¨ ¥ £ ¦ £ ¤ ¨¥¤¥£¨¢ ¦¥ ¢£ ¤¢¦¤ 0(' &%) £¦ ¨ £ ¦¥ ¥ ¨§¤ ¦¥¤£ ¢ ¥¨ £ ¦ £ ¥ ¦ £ £ ¢§ #¤£ ¨¨¥© ¢£ ¤¢¦¤ ¨¤¦¥¥ £¢ ¥£ ¦ § ¨¨¤¥£¥¦¥ ¥ £ £¤ £ £ ¢ ¦¤ ¥£ £ £¤£ ¥¦¥ ¤ ¦¤ ¨ ¦ ¦ £ £ ¦ ¢£ ¤¢ ¦¤ ¨¤ ¤¨ ¤ ¦¤ ¦¦ ¥ £ ¦¤ £ ¢ £ ¨ £¤ £ ¨§¤£ £ ¢ ¦ ¦ ¥ £ ¥ £ £ " ¨¨¥¦¤¨ ¢£¥¦ ¢ ¦¥£ £ ¢£¥¦ ¢ ¦¤ ¥ ¦ ! ¤ # ¨ © ¦ ¤ £¥¨¥ ¤ £¤ £ ¥ £ ¦ £ £ ¢ ¢¦¥£ ¦ ¦ ¢ £ ¦ ¦¥ ¦¨ § ¨¤ ¦ ¤ ¨ ¢£¥¦¢ ¨ £¤ ¦¥££¥ ¢£¥¦¢ ¥ ¨¨¥© £ ¢£¥¦ ¢ ¦¥£ ¥! £ £¥ ¥§¢ £¥¨¥§¤ ¦¥¤£ ¢ ¤ £ ¢ ¦ ¥ ! £¥ ¦ © # S s y 2. b) the concept of limits of the capacity of the environment to fulfill the needs of the present and the future. now and for future generations to come. which recognizes the needs of everyone.5 T E NEED FOR SUSTA NAB L TY § ¨ ( ¦¤ £ ¦ ¦ ¥ ¦' ¦ ¦ ¥ A practical approach is the UK Government s strategy which is centered on ensuring A Better Quality of Life for everyone. D C 9 £ ¦ ©£ ¦ B ¤§ A@ ¥ ¦¥£¥¦¥ e e 0¤ s se c ce s the c ce t of needs. Effective protection of the environment.2 4. Prudent use of natural resources. comprising of the conditions for ma intaining an acceptable life standard for all people. ¢£ ¢ £ ¥¨¥ § ¤ £ ¢ £¥© £¦ e ese ¥ £ ¦ ¨ #5 © 1 ¦¥ ¦¤¨£ ¦ ¢ £ W AT IS A SUTAINABLE DEVELOPMENT? cc e ss e e se e B eve e c ee s e ee s e e ee e ee s ¨¤4 £ ¥¦¥3 7 ¦ ¥ & ¨% ¦ ¦© ¥ £ £ £ £ 6 ¥© £ ¦ ¨ £ £ ¦¥ ¥2 ¦¤ ¥ ©1 £ ¦¥£¤ ¦ $ 8 " v e e eve e 1987 S s c s e e eve e y y e ¦¤ ¡ e s e . determined by the state of technology and social organization. degrade or diminish their usefulness during the design. economic. In addition to concern for the traditional aesthetics of massing. which strive for integral quality (including economic. and are often willing to pay a premium for their advantages. in strict quantity terms. and human. attention has been primarily focused on the size of the building stock in many countries. social and economic sustainability. the facility design team needs to be concerned with long term costs: environmental. environmental. and light. It can be broken down into three categories. proportion. the building and housing market is now saturated in most countries. A "green" building places a high priority on health. cost less to operate and maintain. social and enviro nmental performance) in a very broad way. However. their immediate surroundings and the broader regional and global setting. and the demand for quality is growing in importance. It aims to achieve this with minimum cost while als o positively influencing its immediate environment and community through improving the occupants health. In the past. Quality issues have hardly played a significant role. and information on how these are best applied are more important than a large construction budget. Thus. These new priorities expand and complement the classical building design concerns: economy. It may also be defined as building practices. scale. It includes the following principles: 1) Minimising non-renewable resource consumption. they last longer. Sustainable Construction Sustainable construction is defined as "the creation and responsible management of a healthy built environment based on resource efficient and ecological principles". Commitment to better performance. and delight. openness to new approaches. close teamwork throughout the design process. and provide greater occupant satisfaction than standard developments. Sustainable building involves considering the entire life cycle of buildings. and structural engineering. Most green buildings are high-quality buildings. construction and post construction stages of a building. taking environmental quality. durability. Both the environmental initiatives of . Sustainabl e design is the thoughtful integration of architecture with electrical. mechanical. policies that contribute to the sustainability of building practices should be implemented. Sustainably designed buildings aim to lessen their impact on our environment through energy and resource efficiency. utility. in terms of the buildings themselves. Sophisticated buyers prefer them. education and promoting social integration. texture. What surprises many people unfamiliar with this design movement is that good green buildings often cost little or no more to build than conventional designs.The aim of sustainable architecture is to make use of natural resources in a manner that does not eliminate. with recognition of the importance of existing market conditions. environmental and resource conservation performance over its life-cycle. and improving environmenta l quality. Accordingly. functional quality and future values into account. reducing energy consumption (energy conservation). pre -construction. shadow. 2) Enhancing the natural environment 3) Eliminating or minimising the use of toxins A "Sustainable building" can be defined as those buildings that have minimum adverse impacts on the built and natural environment. the rational use of natural resources and appropriate management of the building stock will contribute to saving scarce resources. the supply of water and energy. degree of control over the indoor environment. Another consideration is Is the market really ready for this sustainable/green building? or would such a building limit your potential market as it would be considered too wacky/risky by many? Building designers may be constrained by market forces more than by technological issues. materials. quality of neighboring developments and desirability. Certain building types are more lettable than others. acquisition of necessary materials. the building should be made as cheap as possible and unnecessary expenditure eliminated. cost of energy suppli es. building costs. can be a major contribution to sustainability in its own right. and for a given building site only certain forms of building are viable. alternative accommodation and labour. learning from local traditions in materials and design. and contributing to its regeneration. costs of land. to the use of labour. biodiversity.the construction sector and the demands of users are key factors in the mark et. 4) Source materials and personnel locally: As much as possible we should source relevant materials and personnel (skilled and unskilled) from the local community. . opportunities for energy sourcing) and The impact of location on social issues (health & safety. quality of indoor environment. Five objectives for sustainable buildings are: 1) Resource Efficiency 2) Energy Efficiency (including Greenhouse Gas Emissions Reduction) 3) Pollution Prevention (including Indoor Air Quality and Noise Abatement) 4) Harmonization with Environment (including Environmental Assessment) 5) Integrated and Systemic Approaches (including Environmental Management System) The first most important factor is the buildings location due to its overall effects on the other components of a sustainable development: The impact of location on economic issues (availability of land. On the other hand. developing in an undesirable area. impact on neighbors. transport links for construction workers. This would not only create jobs for the locale but also help the development of small and medium scale enterprises (SMME s). undermining considerations to reduce its energy in use etc. ECONOMIC SUSTAINABILITY 1) Cost: This involves a conscious effort aimed at the general reduction in the overall building cost. congestion. 3) Creation of growth opportunities : This development must contribute to the general upliftment and growth of the economy by providing an opportuni ty for the exchange of goods and services for financial remuneration. From the acquisition of the site. 2) Economically viable: A building that cannot be used for its intended purpose may be demolished. Governments will be able to give a considerable impulse to sustainable buildings by encouraging these developments. impact on the community). energy requirements. air quality. future flexibility) The impact of location on environmental issues (quality of land. irrespective of the design life. We should also use the construction techniques which are indigenous to the area whenever feasible. building occupants and visitors. water and air. The building should be designed to minimize the cost of ownership and its impact on the environment over its life span by making it easily maintainable and by incorporating techniques and technolog ies for conserving energy and water and reducing emissions to land. local micro-climates and the prevailing winds and weather patterns. we should reduce the need for transport and tightly control all processes to reduce noise. resulting in little or no increase in construction cost compared to conventional designs. provision of public transport and the form of surrounding buildings. The expanded design team collaborates early in conceptual design to generate many alternative concepts for building form. pollution and wastage. vibration. That is. water etc. Computer energy simulation is used to assess their effectiveness in energy conservation. Effective quality control would inevitably lead to lower cost of maintenance throughout the lifespan of the building. Longevity depends much on form. envelope and landscaping. Typically. insulation. social (reducing fuel poverty). ENVIROMENTAL SUSTAINABILITY 1) Minimum resource consumption: We should endeavour that our buildings should use up as little of the natural resources as possible without replenishment. The various energy generation alternatives need to be understudied and the best economical option adopted. Every new development ideally should have an explicit energy strategy. day lighting and other measures allows smaller and less expensive HVAC equipment and systems. finishes and the method of assembly employed as on the material selection. efficient lighting. demand and consumption. This building must not create an imbalance in the ecosystem. the building must contribute to the overall growth of the economy throughout its lifecycle. Computer energy simulations can be used to assess energy conservation measures early and throughout the design process. and ecological (reducing resource exploitation and emissions). These resources include the natural vegetation of the area. The various options are: y HYDROPOWER y PHOTOVALCTIC CELLS (SOLAR ENERGY) y BIOFUEL y WIND POWER . heating and cooling load reductions from better glazing. by studying its history and purpose. solar orientation. eg. focusing on minimizing peak energy loads. make it secure. and to demonstrate compliance with regulatory requirements. flexible and adaptable (to meet future requirements). Basically.5) Functional building: This terrace homes should provide optimum comfort for its occupants and all wasted spaces eliminated. The designer must put the function of the building and the comfort of its occupants well before any statement it is intended to make ab out the owner or its designer. dust. 8) Efficient site development: Make the most of the site. and their construction costs. setting out how these benefits are to be achieved. 2) Efficient energy generation: The benefits from the energy-efficient sitting and design of buildings are economic (saving money). 6) Quality control: We should aim to build to the appropriate quality so as to ensure that this houses last. Simulations are used to refine designs and ensure that energy-conservation and capital cost goals are met. 7) Tight control: All though the construction phase of the development. Use of atriums and courtyards: These are spaces within the building usually under a roof (atrium) or exposed (courtyards) which also usually contain plants. In most sustainable buildings. Passive solar building design: This is often implemented in low-energy homes. III. The use of thermal mass: Thermally massive construction (such as masonry and concrete which have good heat storage capacity) which absorbs overheating from the surrounding during the day and gives it off during night ventilation. are sources of undesirable overheating and are difficult to shade effectively. Proper shading: Trees. Window areas should be kept to a minimum and also be shaded against direct solar gain during overheated hours. II. VI. The more thermal mass that is exposed to an interior space the greater saving on air conditioning. Landscape is brought into the city for shade. a combination of two or more means of sustainable energy generation is usually adopted. Cross ventilation: The designer ensures that building is oriented such that all the major spaces within the building are adequately cross ventilated. IV. Walls and windows facing east and west. V. Trees are used for shade. y Sizing of windows according to use and orientation. These techniques involve the following. air quality and delight. y Placing of windows high of each floor as they provide the most daylight for any given window area and permit daylight to penetrate more deeply into the interior.y y y BIOMASS TIDAL AND WAVE POWER GEOTHERMAL ENERGY The energy sources should both be renewable and sustainable. it reflects daylight onto the interior ceiling and at the same time shades the lower portion of the window. oriented and cost effective skylight as a source of day lighting especially in office buildings where sunlight is available for nearly the entire period of occupancy. They provide a natural cooling opportunity within the building while also allowing for daylighting opportunities. y Use of properly sized. This is to provide thermal comfort for the occupants of the building. on the other hand. It is particularly useful in an office space. 3) Passive design techniques: This includes techniques which are incorporated into the development at the design stage to aid the following : I. . y Use of light shelves which are placed outside and below the window to reflect sunlight to the interior. porches. VII. and trees to shade windows and roofs during the summer while maximizing solar gain in the winter. Designers orient windows and walls and place awnings. Walls which face the equator are ideal for windows oriented to admit day lighting with minimum cost for shading and sun control. It is usually placed just above eye level. Proper orientation: Orient the longer walls of the building to face the north -south direction. green roofs and green corridors while paving are redu ced. Adequate day lighting: This involves the use of design techniques to encourage natural day lighting and cross ventilation within our building. This is because heat flows through glass thus making it one of the primary sources of energy waste and discomfort. porches and awnings are used to provide shade in and around the building in other to aid comfort. high intensity discharge lamps. Insulation placed on the outer surface of a wall or roof protects the structure from the extremes of the outside temperature and also adds the massiveness to the structure to the thermal response of the interior. 4) Active design techniques: This includes the following. Consider heat pumps for cooling and for heating to replace separate chiller units. ii. (c) If light shelves are used. Their development has paralleled the uncertain co st and availability of conventional energy supplies. low waste heat. Lamps for task lighting are ideally located near the surface and are adjustable to eliminate reflective glare. Active solar design: This involves the use of photovoltaic collectors usually mounted on the roof or the exterior of a building to provide heating and for domestic hot water within the building. y Use decentralized and modular systems: Heating and cooling equipment is the most efficient when sized to the average load condition. long life. or reflect the available light. storage. these might be fluoresc ent bulbs. High capacitance materials such as masonry or/and earth beams can be designed for effective thermal dampening of the time lag (the delay and diffusion of outside temperature extremes that are transmitted to the interior). an advantage for the occupant s sense of visual order. eliminating the sources of visual discomfort due to glare and reflection. and lounge areas. direct. y Use of task lighting with individual controls. precipitation/humidity and temperature to provide all or part of the energy requirement of a building. This has several advantages such as. y Employ a variety of light levels improves visual comfort. wind. Light levels can be reduced in low use areas. (b) the light is indirect. circulation. or high voltage/high frequency lights. the ceiling surface can be used as a light reflector.VIII. s radiant barrier consisting of a continuous sheet of reflective foil with a low emissivity coating and airspace around it serves as an effective shield against undesired heat gain. Energy efficient lighting: This includes the following. Compact fluorescent lights with high efficiency ballasts have advantages of low wattage. Alternative energy systems: This describes uses of climatic resources such as the sun. not the peak or extreme condition. Insulation: Placing of insulation on the outside of the structure is one of the most cost effective means of energy conservation. Use . i. y Use energy efficient lights and luminaries. y Use the ceiling as a light reflective surface. Use the most efficient source of light for the requirement. (a) fewer fixtures are required for general area lighting. and good colour rendering. iii. Luminaries should also be evaluated for how efficiently they diffuse. 5) Use of energy efficient mechanical systems within the building: y Use energy efficient equipment: The energy efficiency of mechanical equipment varies greatly. By using uplights either ceiling pendants or lamps mounted on partitions and/or cabinets. Incandescent lights use and short term lighting. As an alternative to insulating roof structures in hot climates. The Energy efficient advantages are that less light output is required (reduced geometrically as a function of its closes distance to the task) and the lamp can be switched off when not needed. the ceiling is the light reflector for both natural and artificial light. Use occupancy and daylight sensing lighting controls: Automatic switching of lights according to the building occupant schedule and the daylight conditions is recommended. with manual override for night time occupancy. The distribution system should be zoned to meet different loads due to orientation. Use economizer/Enthalpy cycle cooling: Economizer/enthalpy cycle cooling uses outdoor air when it is cool enough for direct ventilation and/or when the outdoor air has lower heat content than indoor air (so that it can be cooled evaporatively without raising indoor humidity). chiller. It generally involves the prevention of waste or where not entirely possible. re use and recycling of waste materials during construction and eventual demolition/renovation of the structure after it has completed its lifecycle. dry climate. adaptive reuse). Although useful in all climates. 6) Waste management: This involves the reduction. . pumps and fans in series so that the average operating load can Be met by a few modules operating at peak efficiency rather than a single unit that is oversized for normal conditions. Waste Management Strategies include a) Waste prevention b) Recycling construction and demolition materials c) Architectural reuse (include adaptive reuse. direct or indirect evaporative cooling systems are especially effective in hot.y y modular unit boilers. Photo sensors should be placed in areas that can be predictably lit by natural light. its reduction to the barest minimum. and reusing salvaged materials) d) Design for material recovery (durability. As much as possible we should encourage the on-site reuse and recovery and also off-site reuse and recovery of potential waste materials. use and schedule. conservative disassembly. disassembly. energy materials where possible reduce the proportion of high rise.e. For instance. Use of materials with low embodied energy: The quantity of energy required by all the activities associated with a production process. 7) Use of enviromentally sensitive building materials: This includes the following. Waste and pollution demonstrate gross inefficiency in the economic system since they represent resources that are no longer available for use and/or create harm in humans and other species. transport and manufacture building materials. it is a raw material out of place. Waste is not simply an unwanted and sometimes harmful by-product of life. The energy input required to quarry. i.Humans are the only species on Earth that produce waste which is not a raw material or nutrient for another species. recycled aluminum requires far less energy to prefabricate. detached or single-storey developments design layouts which minimize the extent to roadway and utility pipe work per dwelling create a strategy. the overall environmental impact of a building is reduced. Using local materials over imported materials of the same type will save transportation energy. A sustainable society would eliminate the concept of waste. . without compromising longevity or efficiency: re-use existing buildings and structures wherever possible (provided their energy costs in use can be reduced to an acceptable level) design buildings for long life. plus the energy used in the construction process. ii. with ease of maintenance and adaptability to changing needs construct buildings and infrastructure out of local and low . aluminum has a very high embodied energy because of the large amount of electricity that must be used to manufacture it from mined bauxite ore. direct plus indirect energy. including the relative proportions consumed in all activities upstream to the acquisition of natural resources and the share of energy used in making equipment and other supporting functions I. To reduce embodied energy. can amount to a quarter of the 'lifetime' energy requirement of a very energy-efficient building. We are the only species to produce wastes that can be broadly toxic and build up for long periods of time. By choosing materials with low embodied energy. sustainable. and glass. Using renewable materials wherever possible reduces the need for nonrenewable materials. Sheep wool. doors. v. Linoleum. etc. who typically spend more than three quarters of their time indoors. such as wood. Using these materials is. Ecological blocks etc RECYCLCLABLE MATERIALS Trass. look for ways to use materials that can themselves be recycled. Straw. steel. Of the renewable materials available. RENEWABLE MATERIALS Bamboo. Panels made from paper flakes. Materials made from non-renewable materials (petroleum. Polyutherene blocks. Baked earth. Seagrass. not sustainable. Expanded Clay. Calcium sandstone. can be used whole in the new structure. The use of renewable and recycleable building materials: Buildings that have to be demolished should become the resources for new buildings. This reduces the consumption of raw materials needed to make replacements and the amount of landfill space taken by discarded products. metals. Cork. and interior fixtures are all excellent candidates. Incorporate Reclaimed or Recycled Materials: Buildings that have to be demolished should become the resources for new buildings. particularly office partition systems. like brick or windows. such as wood. not all can be obtained wit hout significant environmental effects. are easily recycled into new materials. Clay. Many building materials. where complete reuse of a building is not pos sible.iii. Vermiculite.etc . Some. iv. Lumber from sustainably managed forests. bricks. are also easily moved from one location to another. Renewable resources are those that can be grown or harvested at a rate that exceeds the rate of human consumption. even if current supplies are adequate. are easily recycled into new materials. individual components can be selected for reuse windows. Employ nontoxic materials: The use of nontoxic materials is vital to the health of the building s occupants. can be used whole in the new structure. Grains. It also means occupants receive less exposure to irritating chemicals used in the installation and maintenance of materials. Many building materials.) are. vi. During the process of designing the building and selecting the building materials. Flax linen. Compressed earth blocks. Wood fibre plates. Therefore. Furnishing. by definition. and glass. Coconut. Some. particularly office partition systems. Furnishing. Adobe. steel. Adhesives used to make many common building materials can outgas release volatile organic compounds into the air for years after the original construction. high perfomance concrete. This preserves the energy embodied in their manufacture. like brick or windows. Rammed earth. as the cleaners are often airborne and stay within a building s ventilation system for an extended period o f time. Use materials with long life and low maintenance: Durable materials last longer and require less maintenance with harsh cleansers. the architect must be aware of how various raw materials are harvested and understand the local and global ramifications. ultimately. After the life cycle of the building. Maintenance with nontoxic cleansers is also important. Sisal. are also easily moved from one location to another. washing and cleaning. Graywater is produced by activities such as handwashing.8) Water conservation techniques: Water is an essential requirement to human well being and comfort. Building envelopes. and the idea of utilizing rain water falling on building surfaces has not been widel y explored. irrigating plants. This is known as greywater harvesting. rainwater falling on buildings has not been considered a useful resource. . the sprinkler heads should be carefully placed and adjusted to avoid watering the sidewalk and street. etc. In fact. ii. Safety of health: The safety of workers and the eventual users of the structure are of optimum importance. Indigenous landscaping using plants native to the local ecosystem will also reduce water consumption. ii. This is known as rainwater harvesting. it can be recycled within a building. iii. Where watering is needed. Other water conservation techniques include the Use of roof gardens. Reduce Consumption: Water supply systems and fixtures can be selected to reduce consumption and waste. Buildings are typically designed to keep the rain from the occupants. eliminating the need for additional watering. Vacuum-assisted and biocom posting toilets further reduce water consumption. This water can be used for irrigation or toilet -flushing. iv. SOCIAL SUSTAINABILITY i. which consume energy. The designer needs to seek for environmentally friendly ways to provide water for the clients and also prevent wastage of water. This involves the use of equipment and fittings which help prevent wastage of water and other means such as recycling of used water for other use in the building. The water that exits the building as sewage must also be treated. it does not need to be treated as nearly as intensively as sewage. xeriscaping of the immediate landscape. Wellplanned plumbing systems facilitate such reuse. Education: The building process should be used to educate the workers and inhabitants of the locality on the various issues of sustainability and how all can contribute to the well being of the environment. particularly roofs. In most parts of the world. i. eliminating the need for energy-intensive municipal treatment. iii. Sewage can also be treated to a high degree and reused. perhaps to irrigate ornamental plants or flush toilets. All of this water requires treatments and delivery. Biocomposting toilets. treat sewage on site. can become rainwater collecting devices. Low-flow faucets and small toilet tanks are now required by code in many areas of the country. These plants will have adapted to the local rainfall levels. Gender equality: A building should be designed to promote gender equality throughout its life cycle. cooking. Reuse Water Onsite: Water consumed in buildings can be classified as two types: graywater and sewage. Preserving open space and wildlife habitats: As much as possible we should preserve our natural environment and strive not to destroy the balance of nature. While it is not of drinking-water quality. A building requires a large quantity of water for the purp oses of drinking. flushing toilets. available on both residential and commercial scales. in combination with cisterns to hold collected water. Aid social integration and interaction SPECIFIC WAYS TO ENSURING ADEQUATE SUSTAINABILITY WITHIN THE PROPOSED FACILITY ENERGY I. . The use of solar panels on rooftops to aid energy generation. Adequate fenestration by the use of large windows with shading deveces adequately employed Proper orientation and use of courtyards Use of roof gardens ECONOMIC APPROACH I. II. Minimizing automobile dependence: We should aim to discourage dependence on automobile by creating walkways which connect our building to necessary facilities in the community. The use of boreholes would be employed due to the high water table of the site Rainwater and greywater would also be harvested and recycled for toilet flushing and irrigation WASTE I. II. skill and cultural identity of the locality: This is achieved by ensuring that local people are actively involved throughout the lifecycle of the building. III. This adaptability includes welcoming people of different ages and physical conditions. II. Nondiscrimination against disabled people: One aspect of sustainable design is its longevity. vi. II. viii. The more people that can use a building. the longer the building s useful life. Conserving the resources. vii. The use of hydropower can also be explored due to the proximity of the site to the lagos lagoon The use of energy efficient appliances within the facility DESIGN I. III. Bins which are categorized into type of waste collected are to be placed at strategic locations throughout the facility to aid easy waste collection The waste is to be collected about twice a week for recycling offsite . Buildings that are durable and adaptable are more sustainable than those that are not. Creation of functional internal spaces Use of easily accessible local materials and workmanship during the lifecycle of the facility WATER I. II.v. 395-square-foot building with 99 apartments for families earning up to 50 percent of median income. Pike Seattle. with 27 condominiums spread over five stories. which house the units. two green roofs. ground-level retail space. Residents enter through an open -air court and ascend to a podium-level courtyard defined by two C-shaped building masses.6 CASE STUDIES 1) Ironhorse at Central Station Oakland. California Owner: BRIDGE Housing Corporation Date Completed: March 2010 Project: A four-story. photo-voltaic arrays that supply some electricity for the common areas. . Washington Owner: Anne Michelson Date Completed: November 30. and a rooftop garden. and outdoor furniture made from recycled-material composite lumber. Design concept and solution: David Baker + Partners aimed to build a communal. 2)1111 E. The project is part of the mixed-use development Central Station.2. walkable green development that would feel connected with Central Station's market -rate housing. The architects created pedestrian mews between Ironhorse and the nearby Pacific Cannery Lofts and Zephyr Gate Townhomes. 153. 2009 Program: A 38. and community garden plots. vegetated swales that collect storm water. which integrates 29 acres of unused industrial land into residential West Oakland. a bike storage room. Each unit has a private outdoor deck or patio.179-square-foot mixed-use urban infill project. Amenities include a soundproofed music room. they also added pocket parks and greenscaping. two underground parking levels. Sustainability features include solardomestic hot water. and al fresco dining. and floor-to-ceiling windows. residents can customize their open-plan layouts with lacquered MDF puzzle doors that slide along the ceiling. enhancing both in the process. with its steel front door. states Lorcan O Herlihy. The simple design of the units. alternative transportation. In keeping with the flavor of East Pike Street a former hub for auto sales and service known as Auto Row 1111 E. 1111 E. barbecue grills. Pike reflects the industrial feel of the surrounding buildings. FAIA. helped keep costs to $170 per square foot. and storm-water management. adds the Los Angeles based architect. high ceilings. Southern California may conjure images of patios. but outdoor spaces there tend to be private either tucked behind houses or confined to internal courtyards in apartment complexes. . New York has a lot more public open space than we do. Pike meets LEED's requirements for development density.865-square-foot lot. 3) Formosa 1140 West Hollywood. panelized siding. an 11 -unit condominium on North Formosa Avenue in West Hollywood. Inside.A. along with a light wood -framed construction and bamboo flooring. along with those for site selection. whose firm designed Formosa 1140. So O Herlihy and developer Richard Loring used this project as an opportunity to combine private property and the public realm. L. California A private development plays good neighbour by creating a new public park as well as 11 snazzy duplexes. To achieve a mix-and-match look. Set on a 5. condo owners chose the color of their siding from a selection of five color chips from 1950s cars. is a privatized city.Design concept and solution: The Olson Kundig team wanted to make a unique addition to an already walkable mixed-use neighborhood while respecting its history and character. 400 to 1.Program From the start.700 square feet. They had also established a good relationship with the city of West Hollywood. The developer and architect aimed the complex at young professionals. says O Herlihy. Habitat Group. saw the advantages of breaking down the traditional boundary between public and private. explains O Herlihy. Loring and his company. offering two . he and O Herlihy wanted to establish a larger outdoor space that could be used by the public as well as condo residents. which agreed to provide loan guarantees and small variances to building-envelope regulations in exchange for a public park on part of the site. Having worked together on two previous housing projects in West Hollywood. The challenge was providing enough open space to make the park really useful while fitting 11 units on the property. the park informed the design of the building. Underneath the park. The architect solved the problem by orienting the narrow end of the building to the street and the long end to the park. Instead of creating a series of small backyards or an internalized courtyard for the residential complex.800 -square-foot site. Loring and O Herlih y had developed a relationship that allowed good ideas to flow back and forth. Although the building has a simple rectangular footprint to keep construction costs down. From the beginning.and threebedroom duplex units ranging from about 1. Solution By pushing the apartment building to one side. balconies and windows project outward in various places to engage t he landscape and . O Herlihy was able to create a pocket park on one third of the 13. This larger space would add value to the dwelling units while serving as a public amenity for the entire neighborhood. he tucked a concrete garage with space for 23 cars. 000 sq. Completion Date: January 2009 Gross square footage: 16. each dwelling unit has its own small outdoor space: balconies facing the park or street for the lower apartments and mostly roof decks for the upper units. says O Herlihy. The architects provide solar and visual protection for the homes with a series of orange or red corrugated-steel panels some oriented vertically. To limit construction costs to roughly $5 million. In addition to overlooking the park. Smaller courtyards and gardens are spread among the 36 units. they certainly provide attractive. If we re lucky. (Units facing the street are a bit smaller and have just two bedrooms. for example) make the apartments feel open and contemporary. the architects designed a simple. half of them two bedroom and the rest three.animate the major facades. some perforated. 4) Tahiti Affordable Housing Santa Monica. Commentary Inspired by the bright colors of the nearby Formosa café a favorite Hollywood hangout O Herlihy and his associates brought a hipster s vibe to midmarket housing that too often feels stale and formulaic. All of the units are duplexes and most have a flex room on the lower floor that can serve as either a study or a third bedroom.575-square-foot housing complex made up of six three-story buildings. ft.) A simple palette of colors (mostly white with orange or red accents) and few partitions (only a cu rtain separates the master bedroom from its bathroom. providing access to the apartments and serving as a buffer for the units inside. Outdoor corridors on the first and third floors overlook the park. O Herlihy s claims of contesting the boundaries between public and private may be a bit overstated. well-lighted spaces for modern living. some horizontally. the architect kept the building s footprint small to encourage cross ventilation. all connected by a central courtyard crisscrossed with elevated walkways. it will serve as a model for developers to give back to their communities. We wanted to create a layering of screens and skins. California Owner: Community Corporation of Santa Monica Date Completed: July 2009 Program: A 38. . They also did a good job of using simple materials in a variety of ways to create a feeling of depth and animation on the two major facades. and some solid. Although he didn t use any alternative energy sources or high-tech energy-saving devices. While the floor plans and interiors don t break any new design ground. but Formosa 1140 s inclusion of a public park certainly encourages a type of urbanism that is rare in cities like Los Angeles. wood -frame building with just three different apartment layouts. With each walkway serving no more than two units. Full glazing on both sides of the units helps prevent heat retention. and to maximize ventilation and daylight to keep energy costs low. Daly Genik sought to balance visibility with privacy. where noise can travel easily and tenant windows are often in plain view. activity remains visible but is kept at a remove. bamboo -shaded walkways passing through and over the courtyard. The units are slightly staggered atop one another. The bamboo planting in the courtyard contributes to the complex's passive cooling strategy and doubles as a storm-water retention basin. Instead. creating balconies on alternating sides of each building.Design concept and solution : Charged with building the complex around a central public space (a requirement for aff ordable housing in Santa Monica). and cross -ventilation between balconies and windo ws makes air conditioning unnecessary. . they fashioned a system of lush. The architects wanted to avoid the customary "doughnut" configuration of buildings circling an open y ard. .Analysis of correlated facts . charts and diagrams.Synthesis evaluation and brief 2) Observation 3) Interviews 4) Photographs 5) Sketches 6) Publications .Journals and Articles 7) Workshops 8) The internet 9) Case studies 3. These interviews are carried out by physical visitation of the locality and interviewing people to get their various opinions and views and also to ascertain the conditions of similar developments in the area in question. It is where we present explanatory solutions for the present social occurrence in a given society.1 AN OVERVIEW OF THE APPROACH The need for the development of a facility which strives to satisfy the need or requirement of a people who reside in the slums or local and less developed areas of Lagos and have no means or little resources for a modern home or a serene and healthy environment and thus plays a key role in the overall development of the locality is pertinent thus during the course of this research we shall seek to carry along the locals by applying the necessary data collection methods. PROCEDURE There exist two basic types of sociological research and they are: a) DESCRIPTIVE RESEARCH This means to discover. Another means is sending the questionnaires by email.0 RESEARCH METHODOLOGY 3.2 METHODS OF DATA COLLATION 1) Quantitative or numerical data Social surveys: This entails the use of interviews and questionnaires. The information is usually presented via the aid of tables. The questionnaires are also distributed physically or through the mail. their merits and also demerits.Data check and correlation of information from sample surveys . SOURCES OF THE REQUIRED DATA 1) Survey oral and written . b) EXPLANATORY RESEARCH Here we seek to explain why things are the way they are. describe and define facts and social situations which are prevalent in a given society.CHAPTER THREE 3. 2) The types of multifamily housing already existing in Lagos state and Nigeria in general.Case studies: We shall visit relevant local and international case studies with the view to analyzing the merits and demerits of these developments and incorporating their positive aspects into our design. 2) Qualitative data This involves the use of documents. Relevant Government legislation and institutions: Visits would also be made to the relevant government parastatals charged with the responsibility of youth development to know the relevant legislation which deals with such developments both at the local. 6) The architectural methods and skill to be employed which would facilitate adequately fulfil our aim and objectives. We shall also data as to how much has been done to encourage the setting up of institutions such as this. 1) Name ______________________________ ___________________________ 2) Address _________________________________________________________ 3) Sex _________________________________________________ ________ . 4) The previous efforts at developing houses such as this and the obstacles or favourable conditions encountered 5) Methods for financing the construction and mainten ance of the houses. 3.3 FORMAT OF QUESTIONNAIRES QUESTIONNAIRE ONE This is to be distributed to the residents of Eti -Osa local government. personal inter views with key officials and personalities and personal observation of prevailing conditions. state and federal government levels. 3) Government policies both at state and national l evel specifically aimed at encouraging and discouraging the development of multifamily housing. The information which is deemed pertinent to the proper execution of this research and which must be obtained before we embark on this development is as follows. 1) The population demography of Eti-Osa local government and also of Lagos State wherein lies the target group of individuals who are eligible to make use of this facility. this involves past. present and future efforts to be adopted. why _________________________________________________________ 12) Your views on the establishment of multifamily housing in Eti-Osa ________________ _________________________________________ _________________________________________________________ _________________________________________________________ _________________________________________________________ 13) Other comments. suggestion or observati on _________________________________________________________ _________________________________________________________ _________________________________________________________ _________________________________________________________ .4) Age _________________________________________________________ 5) Marital status _________________________________________________________ 6) Number of children _________________________________________________________ 7) Are you satisfied with where you live? _________________________________________________________ 8) If yes. why (What are your benefits?) _________________________________________________________ 9) Is your housing affordable? _________________________________________________________ 10) Would you prefer multifamily housing? _________________________________________________________ 11) If yes or no. 1) Name of Estate _________________________________________________________ 2) Location _________________________________________________________ 3) Constructed by _________________________________________________________ 4) Date of establishment _________________________________________________________ 5) Did u buy or rent it? _________________________________________________________ 6) Whether Yes or No.QUESTIONNAIRE TWO This is to be distributed to residents of any multifamily house in Lagos state. state why _________________________________________________________ 7) Physical spaces available _________________________________________________________ _________________________________________________________ _________________ ________________________________________ 8) Services available _________________________________________________________ _________________________________________________________ _________________________________________________________ . _____________ ____________________________________________ _________________________________________________________ 9) How is the facility managed? _________________________________________________________ _________________________________________________________ _________________________________________________________ _________________________________________________________ _________________________________________________________ 10) Population density of residents _________________________________________________________ _________________________________________________________ _________________________________________________________ 11) Other comments and observations _________________________________________________________ _________________________________________________________ _________________________________________________________ . G G F E . Nigeria.0 STUDY AREA 4. which it was linked to by a railway called the Eastern Line. Po t arcourt is the capital of Rivers State. Commercial quantities of crude oil was discovered in Oloibiri in 1956 and Port Harcourt's economy turned to petroleum when the first shipment of Nigerian crude oil was e ported through the city in 1958.C APTER FOUR 4.1 LOCATIONAL P YSICAL AND REGIONAL PLANNING OF PORT ARCOURT. it was once part of the Republic of Biafra which seceded from Nigeria and was dissolved in 1970. The area that became Port Harcourt in 1913 was originally the farmlands of the Diobu village group of the Ikwerre. The colonial administration of Nigeria created the port to e port coal from the collieries of Enugu located 151 miles (243 km) north of Port Harcourt. also built by the British. a subgroup of the Igbo people. It lies along the Bonny River and is located in the Niger Delta. Port Harcourt was a site for World War I military operations against German Kamerun. The colonial government caused the people of Diobu to cede their land and by 1913 the building of a port -town was started. Mkpogua and Rumuomasi. in the future. Port Harcourt grew uncontrolled to an area of 360 km2 in the 1980s. Nigerian Air Force (NAF) base is the location of the only other airport in the city. the Governor-General of Nigeria at the time." By 1920 Port Harcourt became the second largest port in Nigeria after Lagos. The purpose of Port Harcourt was to export the coal which geologist Albert Ernest Kitson had discovered in Enugu in 1909. consisting of the former European quarters now called old Government . In the creeks to the south of the original port were the fishing camps and grounds of the Okrika-Ijaw group. Port Harcourt became the centre of the Nigerian oil economy and it subsequently reaped benefits of its a ssociations with the petroleum industry by undergoing modernisation and urbanisation.1. its position in the Niger Delta. SOIL AND VEGETATION The main city of Port Harcourt is the Port Harcourt town in the Port Harcourt City Local Government Area. Port Harcourt was renamed from Iguocha (from Igbo Ugwu ocha meaning "white cliffs")after Lewis Vernon Harcourt.54 km2 in 1914. A 1973 social survey found that migrants made up 72 percent of Port Harcourt's population. near the cliffs of Iguocha of the Diobu (or Rumurebisi) Ikwerre -Igbo village group consisting seven villages. HISTORY Port Harcourt was founded in 1913 by the British colonial administration of Nigeria beside farmlands called Obumotu. and its importance as the centre of social and economic life in Rivers State. I would re spectfully ask your permission to call this Port Harcourt.. Oil firms that currently have offices in the city include Royal Dutch Shell and Chevron. Other villages that were later absorbed into the city included Oroworukwo. On 18 August 1913 Frederick Lugard wrote to Harcourt. After the discovery of crude oil in Oloibiri in 1956 Port Harcourt exported the first shipload from Nigeria in 1958. I have the honour to enclose for your information charts of the estuaries and rivers in the neighbourhood of the proposed port and terminus of the Eastern Railway at Diobu or more correctly Iguocha.The main educational establishment in the city is the University of Port Harcourt. 4. used by commercial airlines Aero Contractors and Virgin Nigeria (now Air Nigeria) for domestic flights. In the absence of any convenient local name.. To this the Secretary of State replied "It gives me pleasure to accede to your sugges tion that my name should be associated with the new port.1 CLIMATIC CHARACTERISTICS.. During World War I Port Harcourt was used as a point for military operations against Axis forces in German Kamerun..Through the benefits of the Nigerian petroleum industry Port Harcourt was further developed with aspects of modernisation such as overpasses and city blocks. and I anticipate that. Port Harcourt's primary airport is the Port Harcourt International Airport located in the periphery of the city. it will be one of the most important ports in the coast of West Africa. Port Harcourt's growth is further due to its position as the commercial centre and foremost industrial city of the former Eastern Region. the Secretary of State for the Colonies by Frederick Lugard. From an area of 15. Okrika. as it is officially known. 4.reservation area (GRA) and new layout areas. The harmattan. spans eight local government areas that include Port-Harcourt. Ogu/Bolo. Oyigbo. The Port Harcourt Urban Area (Port Harcourt metropolis) is made up of the city itself and parts of Obio/Akpor Local Government Area. Port Harcourt's heaviest precipitation occurs during September with an average of 370 mm of rain. A law has recently passed by the state house and governor Ama echi's administration to develop the surrounding communities as part of the effort t o decongest Port Harcourt. Rivers State is one of the wealthiest states in Nigeria in terms of gross domestic product and foreign exchange revenue from the oil industry. The Greater Port Harcourt City. Average temperatures are typically between 25°C-28°C in the city. Tai and Eleme. which climatically influences many cities in West Africa. Port Harcourt Climate chart J F M A M J J A S O N D 29 62 135 188 235 289 345 302 367 246 67 20 32 33 21 23 33 23 32 23 31 23 30 23 29 22 29 22 29 22 30 31 32 22 22 21 Average max. Obio/Akpor. is less pronounced in Port Harcourt. It is the chief oil-refining city in Nigeria. with an average rainfall of 20 mm. temperatures in °C Precipitation totals in mm Port Harcourt features a tropical monsoon climate with lengthy and heavy rainy seasons and very short dry seasons. Port Harcourt City. and min. showing little variation throughout the course of the year. which the capital of Rivers State. The Port Harcourt Refining Company Ltd. Ikwerre. . Only the months of December and January truly qualifies as dry season months in the city. Temperatures throughout the year in the city are relatively constant.2 PEOPLE AND SOCI-ECONOMIC ACTIVITIES The city is a major industrial centre as it has a large number of multinational firms as well as other industrial concerns. particularly business related to the petroleum industry. crude oil being its main export earner. is highly congested as it is the only major city of the state. December on average is the driest month of the year.1. Port Harcourt International Airport . i t has the tallest building in the South/South and South/East Geopolitical zones combined. The Mayor of Port Harcourt City is Azubuike Nmerukini. The city plays host to the Rivers State University of Science and Technology. Port Harcourt Wharf). a curfew was imposed on the town. Land is cleared and 'lean to' buildings constructed sometimes overnight. The Podium Block of Rivers State Secretariat is an icon of the city. Rumuola. The city has an international airport. The city is sprawling in nature as building codes and zoning regulations are poorly enforced. Face-me-I-face-you architecture is quite common to Port Harcourt.First Artillery business district. The new city is to be located close to the Port -Harcourt International Airport. GRA (Government Reserved Area) phases 1 5. Greater Port-Harcourt City development In early 2009 the State Government under the leadership of Governor Chibuike Amaechi announced plans for the creation of a new city to be called the Greater Port -Harcourt City. MILITANCY In recent times. Amadi Flats. After a spate of violence in 2007. Ogbunabali. which is Located in Obio/Akpor which was carved out of Port Harcourt Local Government Area for ease of administration. Port Harcourt Some of Port Harcourt's more popular and well -known residential areas are Port Harcourt Township (or just 'Town'). kidnappings of both foreign workers and indigenous people and bombings. 4. From Iguocha Port Harcourt was renamed by Frederick Lugard after Lewis Vernon Harcourt in 1913 who was the Secretary of State for the Colonies. arson. two seaports (FOT Onne.592. are however better noted and feared for violent conduct that include random and targeted killings.3 POPULATION AND DEVELOPMENT According to the 2006 Nigerian census Port Harcourt has a population of 1. this was however lifted by the Governor of Rivers State in the last days of 2007. These gangs that for the most part claim to fight for the interest of the indigenous people of Rivers State and the Niger Delta region of Nigeria by asking for a share Nigeria's oil wealth. Diobu. the activities of several armed militant gangs has cast a huge shadow on life and commerce in Port Harcourt. parts of the city flood during the very heavy monsoon-type rains that fall for half the year. The main industrial are a is located in Trans Amadi. Port . there is also a University of Port Harcourt. This adds to flooding and sanitation problems since with no proper drainage or sewer system.382. On New Year's Eve 2007. Rumuomasi.1. and Borokiri. An eighteen storey building. two stadiums (Sharks Stadium which is the civic center) and Liberation Stadium located in Elekahia and two refineries. Faced with the high cost of inner -city rentals and scarcity of housing. w e ec e Sa e e I a er f P r Harc r Source Google Ear Sa ellite I aging Ser ice a P W SY Q UX W R VU I U X I U T S R There are two rainy seasons. the population of Greater Port Harcourt currently stands at 1.Ateke Tom. There is a brief relatively dry spell in August and September and a longer dry season from December to March. The city s 1975 Plan was never fully implemented.2 million. According to the RSG.Harcourt was once again rocked by violence which left at least sixteen people dead. resorted to land reclamation of swamps along the waterfronts and their subsequent occupation via self help housing construction. Port Harcourt. OUSING SITUATION IN PORT ARCOURT H Port Harcourt city has more than 800.2 SITE SELECTION AND ANALYSIS The selected site is located in Obigbo. while in August and September it is down to 75 mm (3 inches) and in January QW ` I I I I QPP I I H e area . This process of growth was not foreseen by the 1975 Master Plan that aimed at providing infrastructure and orderly development for the fast growing city. many households.000 inhabitants (2006 census) living within its municipal boundary. The city has experienced spontaneous an uncontrolled physical growth arising from rapid d urbanisation during the last four decades. Monthly rainfal between May and July averages l over 300 mm (12 in). with the heaviest rains falling from April to July and a weaker rainy season in October and November. especially rural migrants. the leader of one of the more prominent militias claimed responsibility for most of the fatalities. 4. Port Harcourt has seemingly had some reduction in militancy due to the introduction of the amnesty by the federal Government for the militants. But now. Potential Environmental Impact Major projects like this usually entail a general overhaul of the road system intended to improve the economic and social welfare of people. with a mean temperature of 29°C (84°F).2.1 CRITERIA FOR SITE SELCTION This project is approached as being part of a wide effort by the Government to improve the facilities it provides for its people. In this case. while July is the coolest month. Satellite Imagery of Obigbo showing selected site area Source Google Earth Satellite Imaging Service 4.5 inches).2. Increased road capacity and improved pavements can reduce travel times and lower the costs of vehicle use. The average temperature in January is 27°C (79°F) and for July it is 25°C (77°F).2 SITE IMPACT ANALYSIS The development of such a highly specialised project would have great effects on the surrounding environment. while increasing travel time and reducing transport costs.as low as 35 mm (1. Ease of access is also important. most of the route overhaul would be done inside the site and then b . On average the hottest month is March. The main dry season is accompanied by Harmattan winds from the Sahara Desert. The researcher hopes that this development will enhance the life of rural and urban dwellers in this area . 4. The position of the site at a relatively under -developed nodal point in the community is also a key issue. which between December and early February can be quite strong. . The proposed structure should also be well oriented so as not to cause degradation of vistas for those who are local residents. 4. To synthesize the aforementioned facilities in such a manner that they function together in a symbiotic manner and still adapt to the individual needs to which they were designed to meet. With an increasing number of urban and rural dwellers annually demanding for adequate housing to accommodate them. fuel and oil spills. trash and garbage.3 DESIGN BRIEF To design a Multifamily Housing Complex on a selected site at Obigbo.1 CLIENT S BRIEF. Many other impacts can arise outside the construction site.3. Potential Socio-Economic Impact Development projects such as this are intended to modify social and natural environments in order to enhance the economic well being and livelihood of the inhabitants a nd/or users of the area and other benefits that are valued by society. dust. GOAL AND REQUIREMENT The client in this case would be the Rivers State Governor. -evaluating the whole system of structures within the selected site. Port Harcout. whilst responding to the socio-cultural & lifestyle requirements of the immediate environment. The project should be approached as part of efforts by the Rivers State Government to carry out a large scale overhaul of the facilities that it has provided for communities.carrying out a thorough investigation of the environmental impact of the proposed design. The Department of Architecture in the university of Lagos is the overall Project Co -ordinator. A detailed study (as has been outlined in chapter 3 of this paper) should be carried out to ascertain their needs and desires to ensure the sustainability of the project. borrow pits and materials storage areas serving the project. In addition. All . HON. use o f pesticides. adverse environmental impacts can occur in both construction and maintenance projects as a result of air and soil pollution from asphalt plants. applying the following principles: -physically examining the existing sites and structures. at quarries. The Head of Department.optimally adapted to the existing roads. Modification of the natural drainage pattern must be done in such a way that a more efficient solution is proffered. noise from construction equipment and blasting. To design a symbolic facility by providing an exciting environment aimed at enhancing interaction. Adebamowo is directly in charge of supervising the design of th e facility. Dr. CHIBUIKE ROTIMI AMAECHI. can be denied if the end users themselves are not involved in the design process. Design analysis should be done in a strategic manner. The proposed design must be adaptive to the existing environment. The end users would be the Rivers State Indigenes. however. 4. This goal. To design and implement functional modules that respond to the mass housing requirements of the present and projected population. RT. Lobby .Offices . treating the sel ected site as part of a whole.these should be done within the context of Urban Renewal.Trash rooms .Shops .Storage .Security Accomodation: . EVALUATION & SYNTHESIS Administrative.Kitchen .Pay telephones .Information centre .Elevator .32 SPATIAL ANALYSIS. Service.Study room .Living room .Dining rooms . 4.Beauty shop .Maintenance shop . Following an intricate execution of the above analysis.Conveniences .Bedrooms .Kitchen . the resulting findings should be synchronized and synthesized with contemporary ideas and innovative concepts to generate a sustainable building.Barber shop .Post office . and Maintenance: .
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