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A PROPOSAL BYQUADRIAD REALTY PARTNERS, NEW YORK
to
COMMUNITY BOARD 12, MANHATTAN
Memorandum: Community Board 12, Manhattan: Land Use Sub-Committee Meeting No.
306 April 2011
TRYON CENTER
page 1
PRESENTATION No. 2
T R Y O N C E N T E R6 APRIL 2011
QUADRIAD REALTY PARTNERS, NEW YORKTO
COMMUNITY BOARD 12, MANHATTAN
CHAIR:PAMELA PALANQUE-NORTH
DISTRICT MANAGER:EBENEEZER SMITH
COMMUNITY BOARD 12, MANHATTAN, LAND-USE COMMITTEE:CHAIR:
WAYNE BENJAMIN, AIA
ASSISTANT CHAIR: ANITA BARBERIS ASSISTANT CHAIR: RICHARD ALLMANJAMES BERLIN ISAIAH BING TAMARA RIVERA STEVE SIMON
PRESENTING FOR QUADRIAD:QUADRIAD REALTY PARTNERSHENRY WOLLMAN, PRESIDENT
DEVELOPMENT PLANNING & DESIGN INC.EVELYN KALKA, PRESIDENT
page 2
PRESENTATION No. 2
T R Y O N C E N T E R6 APRIL 2011
CONTENTS
I
INTRODUCTION1
LOCATION2
THE PROPOSED AS-OF-RIGHT3
1920’s DENSITY: A THOUGHT EXPERIMENT4
NEW-STRATEGY: BRIEF REVIEW OF THE INITIALLY PROPOSED NEW-STRATEGY SCHEME
IINEW-STRATEGY BULK ANALYSIS
5 SCHEMES AND ALTERNATE SCHEMES
6 ISSUE WITH SCHEME 1D
7ANALYSIS WRAP-UP
IIICONTEXT IMAGES
9REVIEW OF ALL DISCUSSED SCHEMES / IMAGES IN CONTEXT
PAGE 3 PAGE 4 PAGE 5-12
PAGE 13-15
PAGE 16 PAGE 27-29
PAGE 30-33
PAGE 34-53
page 3
1INTRODUCTION
Location
Satellite image from: www.maps.google.com
PHASE 1 SITE
GORMAN PARK
BRO
AD
WAY
BRO
AD
WAY
FAIRVIEW AVE.
FAIRVIEW AVE.
PHASE 2SITE
page 4
1INTRODUCTION
The Proposed As-Of-Right Scheme
-x
+x
-y
+y
-z
+z
28 Floors
image: development planning & design inc.
The previously proposed As-Of-Right scheme.
page 5
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
BROA
DWAY
BENN
ET A
VE.
FAIRVIEW AVE
WAD
SWOR
TH A
VE
WEST 189TH STREET
WEST 190TH STREET
WEST 192TH STREET
GORMAN PARK
image: development planning & design inc.
As an example, let’s take a closer look at a building very typical for this neigh-borhood: The building at Broadway and West 189th Street, shown on the map in gray, was build in 1928. It is a six story residential building and has an addi-tional story of retail along Broadway.The build FAR is 4.8, the maximum allowed FAR for this site today it: 3.44.Much has changed since 1928. The building could not be build like this today:a) the total FAR build is higher than allowed for a residential building on this site;b)assuming one were al-lowed to build the same FAR again on this site: the new building would be much taller since contem-porary setback-, court-yard- and open space requirements would lead to a building less dense per floor and subsequently much higher.
page 6
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
BROA
DWAY
BENN
ET A
VE.
FAIRVIEW AVE
WAD
SWOR
TH A
VE
WEST 189TH STREET
WEST 190TH STREET
WEST 192TH STREET
GORMAN PARK
1313
image: development planning & design inc.
As a thought experiment:if we would build a similar building as the one discussed on the previous page on our phase one site (which would, as men-tioned, not comply with the contemporary building code) ....
page 7
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
BROA
DWAY
BENN
ET A
VE.
FAIRVIEW AVE
WAD
SWOR
TH A
VE
WEST 189TH STREET
WEST 190TH STREET
WEST 192TH STREET
GORMAN PARK
1313
image: development planning & design inc.
....it could lead to a building as illustrated here: very dense and compact (much too dense and compact for today’s standards), an FAR of 4.8 in a six, partially seven story tall building.
page 8
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
image: development planning & design inc.
Here the experimental “1928-style-building” from the previous page seen in context.
page 9
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
image: development planning & design inc.
....compared to the contemporary As-Of-Right building contain-ing residential units, retail space, and a community facility.
page 10
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
image: development planning & design inc.
This illustration shows the full New-strategy FAR in a (non-code-complyant) experimental “1928-style-building”: it would be 19 stories tall. ...
page 11
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
image: development planning & design inc.
...compared to the same FAR in a contemporary scheme: overall taller, but more light, air, and open-space at each individual level of the resi-dential towers.
page 12
1INTRODUCTION
Analysis Context Density / 1920’s Zoning: A Thought Experiment
page 13
1INTRODUCTION
New-strategy / Initially Proposed Scheme
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
This illustration repeats the initially (Community Board meeting Jan 2011) proposed New-strategy scheme: The up-zoned residential FAR which makes a 70/30 split of market rate to middle-income housing possible; a community facility; retail and parking; in a three tower scheme.
page 14
1INTRODUCTION
New-strategy / Initially Proposed Scheme / Slender Towers: Creating A New Park And Connecting To The Existing Revitalized Park
image: development planning & design inc.
....this previ-ously proposed scheme would revitalize the ex-isting neighboring park and connect it to a new park created on the site.
page 15
1INTRODUCTION
New-strategy / Initially Proposed Scheme / Slender Towers: Quality of Residential Units
302 SF
1 BR
StudioStudio
1 BRStudio
Studio
StudioStudio
1 BR1 BR
400 SF
537 SF
400 SF
537 SFEXAMPLE
STRATEGY: GIVE-AND-TAKE
BR Living
11'-0"
11'-8"
14'-9"
18'-6"
8'-0"
CL
8'-7"
13'-3"
21'-2"
14'-8"
CL
CL
STRATEGY: CUSTOM THOUGHT, CUSTOM BUILD-INS
image: development planning & design inc.
....slender towers rather than a deep footprint also leads to residential units which are not deep, and offer therefore large amounts of windows: light , air and views.
page 16
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Overview-Matrix
-y
A1
B1
C1
D1
E1
image: development planning & design inc.
tower heights: 33-37-42
tower heights: 36-37-37 tower heights: 36-36tower height: 33
tower height: 28
tower heights given in number of floors
THE AS-OF-RIGHT SCHEMENEW-STRATEGY SCHEME / VARIATIONS
A1 = the previously proposed new-strategy schemeB1, C1, D1 = variations on the initial scheme with the same overall build SF: Three equal towers, two towers and a single-mass scheme.
page 17
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Overview-Matrix
-y-y
A2
B2
C2
B3
C3
A1
B1
C1
D1
E1
image: development planning & design inc.
tower heights: 33-37-42
tower heights: 20-32-42
tower heights: 36-37-37
tower heights: 33-33-33
tower heights: 29-33-37
tower heights: 36-36tower height: 33
tower height: 28
tower heights: 34-35
tower heights: 31-32
THE AS-OF-RIGHT SCHEMENEW-STRATEGY SCHEME / VARIATIONS
A1 = the previously proposed new-strategy schemeB1, C1, D1 = variations on the initial scheme with same overall build SF.
Three Towers
Three Towers
Two Towers
Single Tower
A2, B2, B3, C2, C3 = THESE VARIATIONS TO THE NO 1 SCHEMES ABOVE, ARE EACH REDUCED IN SCOPE BY 40,000 SF. OF COURSE, A REDUCTION IN BUILD SF LEADS TO A REDUCTION IN HEIGHT. IN ORDER TO KEEP THE CROSS-SUBSIDY OF THE NEW-STRATEGY HOUSING COMPONENT IN TACT, WE INTEND TO TAKE THE SF REDUCTION FROM THE PLANNED COMMUNITY FACILITY RATHER THAN FROM THE RESIDENTIAL COMPONENT. tower heights given in number of floors
page 18
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme B1
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 19
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme B2
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 20
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme B3
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 21
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Overview-Matrix
-y-y
A2
B2
C2
B3
C3
A1
B1
C1
D1
E1
image: development planning & design inc.
tower heights: 33-37-42
tower heights: 20-32-42
tower heights: 36-37-37
tower heights: 33-33-33
tower heights: 29-33-37
tower heights: 36-36tower height: 33
tower height: 28
tower heights: 34-35
tower heights: 31-32
THE AS-OF-RIGHT SCHEMENEW-STRATEGY SCHEME / VARIATIONS
tower heights given in number of floors
page 22
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme C1
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 23
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme C2
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 24
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme C3
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 25
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Overview-Matrix
-y-y
A2
B2
C2
B3
C3
A1
B1
C1
D1
E1
image: development planning & design inc.
tower heights: 33-37-42
tower heights: 20-32-42
tower heights: 36-37-37
tower heights: 33-33-33
tower heights: 29-33-37
tower heights: 36-36tower height: 33
tower height: 28
tower heights: 34-35
tower heights: 31-32
THE AS-OF-RIGHT SCHEMENEW-STRATEGY SCHEME / VARIATIONS
tower heights given in number of floors
page 26
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme D1
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
Scheme D1, which does not differentiate into a more slender footprint as it goes up has several issues. For one, it would be problematic to finance. Two more issues are discussed on the following three pages.
page 27
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme D1 / Issues With D1: Bulk Blocking Views
While scheme D1 is slender when seen from the north or the south .... ... the view form east or west is problematic, since the building remains wide as it goes up. We believe that the two or thee tower schemes are preferable, since they develop into more slender volumes as they go up.
page 28
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme D1 / Issues With D1: The Lost Park
-x
+x
-y
+y
-z
+z
-x
+x
-y
+y
-z
+z
As the massing of the D1 scheme wraps around to the south side of the building, it blocks the connection to the existing park. While it would be possible to cut out two floors so one would be able to connect to the park anyways, the character of the open space is too private as the residential wraps around it. It would function as private courtyard for the residents rather than become an extension of the existing public park, as the initially proposed three tower scheme would.
page 29
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme D1 / Issues With D1: Unit Quality Comparison
70'-0
"
60'-0"
STUDIO
STUDIO
STUDIO
3BR
3BR
1BR
1BR2BR
2BR
2BR
2BR
1BR
1BR1BR
STUDIO
STUDIO
1BR
2BR
2BR
60'-0"
60'-0
"
60'-0"
55'-0
"
60'-0"
55'-0
"
STUDIO1BR 2BR
3BRSTUDIO
1BR
1BR
60'-0"
STUDIO 1BR1BR
1BR
1BR
2BR
70'-0
"
60'-0"
STUDIO
STUDIO
STUDIO
3BR
3BR
1BR
1BR2BR
2BR
2BR
2BR
1BR
1BR1BR
STUDIO
STUDIO
1BR
2BR
2BR
60'-0"
60'-0
"
60'-0"
55'-0
"
60'-0"
55'-0
"
STUDIO1BR 2BR
3BRSTUDIO
1BR
1BR
60'-0"
STUDIO 1BR1BR
1BR
1BR
2BR
-x
+x
-y
+y
-z
+z
A look at the predominant unit types in Scheme D1:Almost all of the residential floors would be units to both sides of a long corridor. (see illustration b). There would be few units in corner locations - where you have an opportunity for double exposure (=windows towards more than one sun orientation). Compare this to the plans shown in c) - and ex-ample layout from a three tower scheme”: a much higher per-centage of units would have double exposure and in general, the unit here are less deep and have more window surface.
a)
b)
c)
page 30
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Overview-Matrix
-y-y
A2
B2
C2
B3
C3
A1
B1
C1
D1
E1
image: development planning & design inc.
tower heights: 33-37-42
tower heights: 20-32-42
tower heights: 36-37-37
tower heights: 33-33-33
tower heights: 29-33-37
tower heights: 36-36tower height: 33
tower height: 28
tower heights: 34-35
tower heights: 31-32
THE AS-OF-RIGHT SCHEMENEW-STRATEGY SCHEME / VARIATIONS.
tower heights given in number of floors
page 31
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme E1: The As-Of-Right
-x
+x
-y
+y
-z
+z
28 Floors
image: development planning & design inc.
page 32
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme A1
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 33
IINEW-STRATEGY BULK ANALYSIS
Analysis Of Basic Options / Scheme A2
-x
+x
-y
+y
-z
+z
image: development planning & design inc.
page 34
IIICONTEXT IMAGES
Review In Context / Scheme E1 - The As-Of-Right Scheme
image: development planning & design inc.
page 35
IIICONTEXT IMAGES
Review In Context / Scheme E1 - The As-Of-Right Scheme
image: development planning & design inc.
page 36
IIICONTEXT IMAGES
Review In Context / Scheme D1
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page 37
IIICONTEXT IMAGES
Review In Context / Scheme D1
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page 38
IIICONTEXT IMAGES
Review In Context / Scheme C1
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page 39
IIICONTEXT IMAGES
Review In Context / Scheme C2
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page 40
IIICONTEXT IMAGES
Review In Context / Scheme C3
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page 41
IIICONTEXT IMAGES
Review In Context / Scheme C1
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page 42
IIICONTEXT IMAGES
Review In Context / Scheme C2
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page 43
IIICONTEXT IMAGES
Review In Context / Scheme C3
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page 44
IIICONTEXT IMAGES
Review In Context / Scheme B1
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page 45
IIICONTEXT IMAGES
Review In Context / Scheme B2
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page 46
IIICONTEXT IMAGES
Review In Context / Scheme B3
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page 47
IIICONTEXT IMAGES
Review In Context / Scheme B1
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page 48
IIICONTEXT IMAGES
Review In Context / Scheme B2
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page 49
IIICONTEXT IMAGES
Review In Context / Scheme B3
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page 50
IIICONTEXT IMAGES
Review In Context / Scheme A1
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page 51
IIICONTEXT IMAGES
Review In Context / Scheme A2
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page 52
IIICONTEXT IMAGES
Review In Context / Scheme A1
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page 53
IIICONTEXT IMAGES
Review In Context / Scheme A2
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