Reconstruction of the Obzor Cultural and Commercial Center
Investment Intent
- The investor's intention is to realize a multifunctional building of exceptional quality with apartments, an ancillary commercial program, and parking capacity concealed beneath the ground floors. The aim is to achieve a modern architectural expression that reflects a humble integration into the original development, with formal and material solutions corresponding to the intent, including the use of available technical and technological principles of ecological buildings.
- Currently, a conceptual design has been developed that has examined the investment intent from the perspective of the urban planning conditions of the affected area. Two variants have clarified the urban, volumetric, and operational possibilities (building volumes, building height, balance of areas, transportation, pedestrian routes, parking). The selected solutions were discussed with the Department of Urban Planning and Development of the City of Brno and presented to representatives of OS Ježkova (Mgr. Maleček) and the owners' association Fillova 2-13 (Ing. Minárik, CSc.).
- The architectural solution with a height of 13 to 16 above-ground floors and the integration of the proposed building into the surrounding development has been verified on sightlines to distant views, on working models, and visualizations. Graphic attachments, distant views, and photo models document both variants with a building height of 16 above-ground floors.
Traffic, Parking
- The housing estate is increasingly struggling with a lack of parking spaces. The situation on Fillova Street is a classic example of today's unsatisfactory state. At peak times, 110 personal vehicles park on Fillova Street and 40 personal vehicles on Brožíková Street. Parking is done at an angle to the sidewalk on one side. The passability of the 6.5 m wide communication is being worsened by this; in the dead-end section on Fillova Street, the roadway is impassable, and the sidewalk is becoming a service road. The passage and turning of larger vehicles (waste collection, fire trucks, emergency services) is currently impossible.
- The parking capacity in the proposed building and the concept of transportation service will significantly improve the situation in the affected area. Parking areas with a capacity of 130 + 20 (var. B) or 90 + 61 (var. A) parking spaces situated on the 1st underground floor and at ground level will be accessible to the public 24 hours a day. This will significantly reduce the need to use surrounding communications, which are not intended for parking. The reduction of parked cars on the surface will considerably improve the living and residential environment, and there will be an improvement in traffic organization. Last but not least, there will be an increase in safety for pedestrians and an enhancement of parking standards.
UPmB
- The predominant function of housing is supplemented by the function of commerce and services situated in the single-story base and the ground floor of the tower buildings.
- The intensity of the building represented by the floor area index IPP 1.7 (var. A) and 1.4 (var. B) is comparable to the IPP of development in the housing estate.
- The proposed solution is in accordance with the proposal for a change to UPmB, which was suggested by OUPR MmB in December 2008.
Discussion
Variant A was discussed at OÚPR MmB. Variant B was developed based on the views, suggestions, and comments from the public, mainly from residents of the surrounding development on Fillova and Brožíkova Streets obtained at a public presentation of the proposal convened by the mayor of the Brno North district. The comments mainly concerned ensuring uninterrupted views from all apartments in the building on Fillova Street to the panorama of the city center, concerns about increasing traffic intensity in the area, concerns about worsening already unsatisfactory conditions for parking, and the height of the development. Variant B was presented to representatives of OS Mgr. Maleček and Ing. Minárik.
A
URBANISM, ARCHITECTURE
- A trio of fifteen-story point buildings set on a single-story base connects to the motif of the trio of point/tower buildings of the original development of the Lesná housing estate. In distant views, the height of the proposed building does not disrupt the green horizon or the height level of the existing development, repeating the urban planning concept based on the contrast of the horizontal masses of slab buildings (9th-10th floors) and groups of point/tower buildings (12th + 1st floors). The height of the point buildings set on the base is recommended to be 13-15 floors.
- The single-story base with a footprint of 60 x 61 m and the height of the parapet resembles the mass of the current object. The original principle of dealing with the ground level with commercial use with access from surrounding streets is preserved.
- The point buildings with footprint dimensions of 13 x 23 m and a height of 45 m have the proportions of towers. The spatial arrangement of the trio of towers creates an airy composition with sightlines. It behaves gently towards the surrounding residential development - it does not obstruct views of the city center, does not shade daylight, or sunlight. The flat roof of the base has the character of a green roof, designed for views from surrounding buildings.
- The parking spaces are situated in three underground floors. The first underground floor uses the sloping terrain to place parking spaces in a partially sunken level. The vast majority of the space is open to the exterior, has the character of a covered parking area with daylight and natural ventilation. The 2nd and 3rd underground floors are classic underground levels.
- Each tower has two facades that are maximally glazed, allowing for the positioning of loggias, terraces, or winter gardens. This emphasizes appropriate orientation to the cardinal points and the attractiveness of views into greenery and the city's panorama.
- Commercial spaces occupy the entire area of the single-story base except for the main entrances to the residential sections of the buildings. If the commercial spaces are divided into smaller commercial operations, it is possible to design a commercial passage.
- Residential areas are proposed on the 2nd to 16th above-ground floors. The area of the residential floor can be variably divided into 1-3 apartments.
- The construction of the floor plan of the tower buildings passes through all underground floors. This ensures the continuity of underground floors to the communication cores. The area of the underground floors of the towers is used for building and technological equipment of the buildings. In the area of the first underground floor of the southern tower building, a kindergarten with a children's playground in the green area is proposed. The remaining area of the underground floors is designated for mass garage use.
PARKING, TRANSPORT
- The proposed solution retains the existing public parking lot P 36 located on the western side with access from Fillova Street. It will be reconstructed within the framework of the construction.
- A total of 333 parking spaces are located in the resolved area. 270 parking spaces are proposed in the building across three underground floors. 63 (36+22+5) parking spaces are at ground level.
- On a partially sunken 1st underground floor, there is a proposed public parking area with a capacity of 90 spaces, which is aimed at the residents of the surrounding buildings and the service for commercial spaces, including the 63 spaces at ground level.
- The parking areas on the 2nd and 3rd underground floors with a total capacity of 180 spaces will reserve surplus capacity needed for the apartments and the staff of the commercial spaces.
- The transport connection of the parking areas in the building with a total of 270 spaces is proposed to be diverted from Brožíková Street. Thus, the traffic intensity in the upper part of Brožíková Street and in Fillova Street will not increase. The connection of the underground floors is via ramps situated within the layout.
Number of apartments: approx. 135
Total number of parking spaces:
- in the building: 270
- at ground level: 63
B
URBANISM, ARCHITECTURE
- The proposal connects to the urban planning concept of the original development of the Lesná housing estate - the contrast of nine-story (with extensions for ten-story) slab residential buildings and single-story commercial centers with recurring groups of point/tower buildings with 12 + 1 above-ground floors.
- The point buildings with footprint dimensions of 30 x 12 m and a height of 48 m (16 above-ground floors) have the proportions of tower buildings with a subtle cornice. In distant views, the height level of the housing estate development is not exceeded, and the green horizon is not disrupted.
- The spatial arrangement of the pair of "towers" complemented by a single-story base creates an airy composition with sightlines. The proposed object behaves gently towards the existing development - it does not shade daylight and sunlight from the existing residential buildings of the surrounding development, and the single-story base does not obstruct residents of the residential building on Fillova Street from viewing the city's skyline. The flat roof of the ground-level object is designed as a green roof for views from the surrounding residential buildings.
- The single-story base in the shape of a "U" resembles the shape, height, and footprint of the current object. The height level of the ground level is at the level of Fillova Street communication. Two tower buildings and the base define a central public space on the ground level - an atrium. Thus, the object retains the original principle of publicly accessible ground level with entrances to commercial spaces. The ground level will meet high demands for a comfortable leisure area intended for relaxation, rejuvenation, and for staying with children - greenery, water features, seating, seasonal refreshments, art pieces...
- The stay in the atrium will be enhanced by views into the surrounding greenery, which surrounds the object to the south and west. The positioning of entrances to the atrium from surrounding streets allows barrier-free passage through the object from surrounding streets and the adjacent park. On the southern side, the ground level is elevated above the terrain. Passage through the functioning and aesthetically attractive "commercial" atrium will enrich the pedestrian route towards the public transport stops on Okružní Street.
- The housing function is situated in the 2nd to 16th above-ground floors of the tower buildings. Each residential floor can be flexibly divided into 1 to 4 apartments.
- The function of commerce and services is situated in the single-story base and the ground floor of the tower buildings. The method of use will cover the missing basic commercial assortment or requirements for interest activities - e.g., an atrium-oriented café with outdoor seating, selected groceries, newsstand..., a small multipurpose hall.
- The floor plan of both tower buildings extends through the 1st, 2nd, and 3rd underground floors. This ensures direct operational continuity of the underground floors to the communication cores. The floor plans of the underground floors of the towers are used for domestic and technological equipment. A kindergarten with an adjacent children's playground in the greenery is located on the first underground floor of the southern tower building. The remaining area of the underground floors serves as a mass garage.
- Parking areas are situated below the level of the ground. The 1st underground floor utilizes the sloping terrain to place parking spaces in a level that is partially sunk into the terrain. The vast majority of the space is open to the exterior. The area has daylight and natural ventilation. The second and third underground floors are classic underground levels. The total number of spaces also includes the replacement for the canceled existing public parking lot at ground level P 36.
- On the partially sunk 1st underground floor, we propose a public parking area with a total of 130 spaces. This public parking capacity, including 23 spaces at ground level, is designated for visitors to commercial areas and residents of the surrounding development.
- The parking area on the 2nd and 3rd underground floors will cover its capacity with 2 x 130 spaces with a surplus for the capacity needed for the apartments located in the building and the staff of the commercial spaces.
- The transport service for the parking areas with a total number of 390 spaces is currently considered in two variants. Both variants utilize two entrances - ramps at the current turning point from Fillova Street and an entrance on Brožíková Street. Thus, there will be no increase in traffic intensity on Fillova Street and the upper part of Brožíková Street.
Traffic organization solution variants
1) One-way ramp on Fillova Street for entrance, one-way exit to Brožíková Street towards Okružní Street, internal two-way ramp between the 1st, 2nd, and 3rd underground floors. Current traffic signage is valid.
2) Two-way ramp on Fillova Street for entrance and exit from the parking areas on the 1st underground floor (public parking), two-way ramp on Brožíkova Street for entrance and exit from the parking area at the 2nd underground level (parking for apartments). The lower part of Brožíková Street allows two-way traffic.
Number of apartments: approx. 145
Number of parking spaces:
- in the building: 390
- at ground level: 23
- The investor's intention is to realize a multifunctional building of exceptional quality with apartments, an ancillary commercial program, and parking capacity concealed beneath the ground floors. The aim is to achieve a modern architectural expression that reflects a humble integration into the original development, with formal and material solutions corresponding to the intent, including the use of available technical and technological principles of ecological buildings.
- Currently, a conceptual design has been developed that has examined the investment intent from the perspective of the urban planning conditions of the affected area. Two variants have clarified the urban, volumetric, and operational possibilities (building volumes, building height, balance of areas, transportation, pedestrian routes, parking). The selected solutions were discussed with the Department of Urban Planning and Development of the City of Brno and presented to representatives of OS Ježkova (Mgr. Maleček) and the owners' association Fillova 2-13 (Ing. Minárik, CSc.).
- The architectural solution with a height of 13 to 16 above-ground floors and the integration of the proposed building into the surrounding development has been verified on sightlines to distant views, on working models, and visualizations. Graphic attachments, distant views, and photo models document both variants with a building height of 16 above-ground floors.
Traffic, Parking
- The housing estate is increasingly struggling with a lack of parking spaces. The situation on Fillova Street is a classic example of today's unsatisfactory state. At peak times, 110 personal vehicles park on Fillova Street and 40 personal vehicles on Brožíková Street. Parking is done at an angle to the sidewalk on one side. The passability of the 6.5 m wide communication is being worsened by this; in the dead-end section on Fillova Street, the roadway is impassable, and the sidewalk is becoming a service road. The passage and turning of larger vehicles (waste collection, fire trucks, emergency services) is currently impossible.
- The parking capacity in the proposed building and the concept of transportation service will significantly improve the situation in the affected area. Parking areas with a capacity of 130 + 20 (var. B) or 90 + 61 (var. A) parking spaces situated on the 1st underground floor and at ground level will be accessible to the public 24 hours a day. This will significantly reduce the need to use surrounding communications, which are not intended for parking. The reduction of parked cars on the surface will considerably improve the living and residential environment, and there will be an improvement in traffic organization. Last but not least, there will be an increase in safety for pedestrians and an enhancement of parking standards.
UPmB
- The predominant function of housing is supplemented by the function of commerce and services situated in the single-story base and the ground floor of the tower buildings.
- The intensity of the building represented by the floor area index IPP 1.7 (var. A) and 1.4 (var. B) is comparable to the IPP of development in the housing estate.
- The proposed solution is in accordance with the proposal for a change to UPmB, which was suggested by OUPR MmB in December 2008.
Discussion
Variant A was discussed at OÚPR MmB. Variant B was developed based on the views, suggestions, and comments from the public, mainly from residents of the surrounding development on Fillova and Brožíkova Streets obtained at a public presentation of the proposal convened by the mayor of the Brno North district. The comments mainly concerned ensuring uninterrupted views from all apartments in the building on Fillova Street to the panorama of the city center, concerns about increasing traffic intensity in the area, concerns about worsening already unsatisfactory conditions for parking, and the height of the development. Variant B was presented to representatives of OS Mgr. Maleček and Ing. Minárik.
A
URBANISM, ARCHITECTURE
- A trio of fifteen-story point buildings set on a single-story base connects to the motif of the trio of point/tower buildings of the original development of the Lesná housing estate. In distant views, the height of the proposed building does not disrupt the green horizon or the height level of the existing development, repeating the urban planning concept based on the contrast of the horizontal masses of slab buildings (9th-10th floors) and groups of point/tower buildings (12th + 1st floors). The height of the point buildings set on the base is recommended to be 13-15 floors.
- The single-story base with a footprint of 60 x 61 m and the height of the parapet resembles the mass of the current object. The original principle of dealing with the ground level with commercial use with access from surrounding streets is preserved.
- The point buildings with footprint dimensions of 13 x 23 m and a height of 45 m have the proportions of towers. The spatial arrangement of the trio of towers creates an airy composition with sightlines. It behaves gently towards the surrounding residential development - it does not obstruct views of the city center, does not shade daylight, or sunlight. The flat roof of the base has the character of a green roof, designed for views from surrounding buildings.
- The parking spaces are situated in three underground floors. The first underground floor uses the sloping terrain to place parking spaces in a partially sunken level. The vast majority of the space is open to the exterior, has the character of a covered parking area with daylight and natural ventilation. The 2nd and 3rd underground floors are classic underground levels.
- Each tower has two facades that are maximally glazed, allowing for the positioning of loggias, terraces, or winter gardens. This emphasizes appropriate orientation to the cardinal points and the attractiveness of views into greenery and the city's panorama.
- Commercial spaces occupy the entire area of the single-story base except for the main entrances to the residential sections of the buildings. If the commercial spaces are divided into smaller commercial operations, it is possible to design a commercial passage.
- Residential areas are proposed on the 2nd to 16th above-ground floors. The area of the residential floor can be variably divided into 1-3 apartments.
- The construction of the floor plan of the tower buildings passes through all underground floors. This ensures the continuity of underground floors to the communication cores. The area of the underground floors of the towers is used for building and technological equipment of the buildings. In the area of the first underground floor of the southern tower building, a kindergarten with a children's playground in the green area is proposed. The remaining area of the underground floors is designated for mass garage use.
PARKING, TRANSPORT
- The proposed solution retains the existing public parking lot P 36 located on the western side with access from Fillova Street. It will be reconstructed within the framework of the construction.
- A total of 333 parking spaces are located in the resolved area. 270 parking spaces are proposed in the building across three underground floors. 63 (36+22+5) parking spaces are at ground level.
- On a partially sunken 1st underground floor, there is a proposed public parking area with a capacity of 90 spaces, which is aimed at the residents of the surrounding buildings and the service for commercial spaces, including the 63 spaces at ground level.
- The parking areas on the 2nd and 3rd underground floors with a total capacity of 180 spaces will reserve surplus capacity needed for the apartments and the staff of the commercial spaces.
- The transport connection of the parking areas in the building with a total of 270 spaces is proposed to be diverted from Brožíková Street. Thus, the traffic intensity in the upper part of Brožíková Street and in Fillova Street will not increase. The connection of the underground floors is via ramps situated within the layout.
Number of apartments: approx. 135
Total number of parking spaces:
- in the building: 270
- at ground level: 63
B
URBANISM, ARCHITECTURE
- The proposal connects to the urban planning concept of the original development of the Lesná housing estate - the contrast of nine-story (with extensions for ten-story) slab residential buildings and single-story commercial centers with recurring groups of point/tower buildings with 12 + 1 above-ground floors.
- The point buildings with footprint dimensions of 30 x 12 m and a height of 48 m (16 above-ground floors) have the proportions of tower buildings with a subtle cornice. In distant views, the height level of the housing estate development is not exceeded, and the green horizon is not disrupted.
- The spatial arrangement of the pair of "towers" complemented by a single-story base creates an airy composition with sightlines. The proposed object behaves gently towards the existing development - it does not shade daylight and sunlight from the existing residential buildings of the surrounding development, and the single-story base does not obstruct residents of the residential building on Fillova Street from viewing the city's skyline. The flat roof of the ground-level object is designed as a green roof for views from the surrounding residential buildings.
- The single-story base in the shape of a "U" resembles the shape, height, and footprint of the current object. The height level of the ground level is at the level of Fillova Street communication. Two tower buildings and the base define a central public space on the ground level - an atrium. Thus, the object retains the original principle of publicly accessible ground level with entrances to commercial spaces. The ground level will meet high demands for a comfortable leisure area intended for relaxation, rejuvenation, and for staying with children - greenery, water features, seating, seasonal refreshments, art pieces...
- The stay in the atrium will be enhanced by views into the surrounding greenery, which surrounds the object to the south and west. The positioning of entrances to the atrium from surrounding streets allows barrier-free passage through the object from surrounding streets and the adjacent park. On the southern side, the ground level is elevated above the terrain. Passage through the functioning and aesthetically attractive "commercial" atrium will enrich the pedestrian route towards the public transport stops on Okružní Street.
- The housing function is situated in the 2nd to 16th above-ground floors of the tower buildings. Each residential floor can be flexibly divided into 1 to 4 apartments.
- The function of commerce and services is situated in the single-story base and the ground floor of the tower buildings. The method of use will cover the missing basic commercial assortment or requirements for interest activities - e.g., an atrium-oriented café with outdoor seating, selected groceries, newsstand..., a small multipurpose hall.
- The floor plan of both tower buildings extends through the 1st, 2nd, and 3rd underground floors. This ensures direct operational continuity of the underground floors to the communication cores. The floor plans of the underground floors of the towers are used for domestic and technological equipment. A kindergarten with an adjacent children's playground in the greenery is located on the first underground floor of the southern tower building. The remaining area of the underground floors serves as a mass garage.
- Parking areas are situated below the level of the ground. The 1st underground floor utilizes the sloping terrain to place parking spaces in a level that is partially sunk into the terrain. The vast majority of the space is open to the exterior. The area has daylight and natural ventilation. The second and third underground floors are classic underground levels. The total number of spaces also includes the replacement for the canceled existing public parking lot at ground level P 36.
- On the partially sunk 1st underground floor, we propose a public parking area with a total of 130 spaces. This public parking capacity, including 23 spaces at ground level, is designated for visitors to commercial areas and residents of the surrounding development.
- The parking area on the 2nd and 3rd underground floors will cover its capacity with 2 x 130 spaces with a surplus for the capacity needed for the apartments located in the building and the staff of the commercial spaces.
- The transport service for the parking areas with a total number of 390 spaces is currently considered in two variants. Both variants utilize two entrances - ramps at the current turning point from Fillova Street and an entrance on Brožíková Street. Thus, there will be no increase in traffic intensity on Fillova Street and the upper part of Brožíková Street.
Traffic organization solution variants
1) One-way ramp on Fillova Street for entrance, one-way exit to Brožíková Street towards Okružní Street, internal two-way ramp between the 1st, 2nd, and 3rd underground floors. Current traffic signage is valid.
2) Two-way ramp on Fillova Street for entrance and exit from the parking areas on the 1st underground floor (public parking), two-way ramp on Brožíkova Street for entrance and exit from the parking area at the 2nd underground level (parking for apartments). The lower part of Brožíková Street allows two-way traffic.
Number of apartments: approx. 145
Number of parking spaces:
- in the building: 390
- at ground level: 23
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