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New York City Consulting Group LLCGarrison—Architects / Gans StudioSeptember 14, 2012

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APPROACH

This project team brings together John Finan and his fi rm NYC Consulting Group LLC with a proven record of innova-tive and progressive development with Garrison Architects commitment to sustainability and track record with pre-fabrication with Gans Studio’s long term research and experimentation with alternative forms of housing. Gans Studio has also recently participated in the Community Housing and Policy Council study Making Room. Our team views the Adapt mico-unit as a valuable contribution to New York housing that will meet the desires and needs of a wide range of New Yorkers - students, young pro-fessional, doctors in residency, the elderly, the newly arrived, the extended family member. From similar projects in San Francisco and Brooklyn we are confi dent that there will be a great demand for the units. Diversity arises naturally from the micro-unit type and the various popu-lations it will serve. This project provides identical 69 micro-unit, without variation in type or size so that the mix of residents is expressed through the variety of life style and experience they bring to the building rather than through spatial fi nancial markers such as size of square footage or penthouse locations. Only the rent per square foot varies. The proposal is for 80 percent market rate and 20 percent affordable units.

CRITICAL ISSUES AND PROBLEM SOLVING TECHNIQUES

Issue: This building must balance the development costs, the income produced by a relatively small number of units and constrained commercial opportunity with the desires for affordability, strong and generous ammenity space, and high design quality.

Technique: Simplicity and Effi ciency

In order to provide the best quality for the unit and its amenity spaces, the volume of the building and unit layout is effi cient and simple. Design dollars are

Design Team Narrative

dedicated to features such as the balconies, green screens and a penthouse social space that perform in relation to the user as well as enhance the buildings appearance. Distributed meeting places are created by capturing the space of the hallways for lounges and storage and through a strategic extension of the conditioned spaces with bal-conies and terraces.

Technique: Prefabrication

The prefabrication of the units will provide rapid execu-tion, controlled and predictable costs and high construc-tion quality. By utilizing a single, protoypical , “plug and play” module the quality and value benefi ts of repeti-tion and factory production will be realized. Units are designed for simple fi eld conections and the maximaza-tion of factory completion. These results in a dramatic time savings as units will be built in the factory while the foundations and ground fl oor construction are being prepared.

Critical Issue: The provision of amenity spaces that con-tain kitchens and laundries will require supervision and maintenance.

Technique: Onsite Incentivized supervision

The developer intends to create rental incentives so that residents have responsibility for organizing and running the collective amenities. These residents will be care-fully vetted and supervised by the building management so that a high standard will be upheld.

Critical Issue: Because the units are small, their turn over will most likely be more frequent than in standard apart-ment buildings and the wear and tear on the building will also be higher than usual.

Technique: Unit Prototyping

A prototypical unit will The choice of durable and simple fi nishes and appliances will prolong their lifespan and reduce maintenance issues.

Technique: Construction Quality

Through factory prefabrication the quality of construc-tion can be monitored and controlled to the highest standard.

Technique: Durability

The choice of durable and simple fi nishes and appli-ances will prolong their lifespan and reduce maintenance issues.

Critical Issue: As the fi rst and model example of Adapt hous-ing, this model must be a model of sustainable design as well as providing humane and livable units.

Technique: LEED Platinum

The project will include all of the provisions necessary for LEED Platinum certifi cation.

Technique: Maximize Energy Conservation

A combination of optimal solar exposure, solar control, insulation, effi cient HVAC systems and façade detail sys-tems will maximize energy conservation. Please see the sustainablity text for more detail.

Technique: Maximize Energy Production

A combination of rooftop photovoltaics and solar thermal energy production are used to maximize all available solar energy.

Primary Design Objectives

The primary design objective is to create a new housing typology in which the small size of the individual unit enhances rather than compromises the life style of its occupant. This requires that unit provide for the daily functions of the resident while creating a high qual-ity of architectural space and that the building very high quality amenity spaces of that enhance and extend the funcitoning of the individual unit. A complementary objective is to create a building from small units that as a whole can have a positive architectural character and one that is a positive addition to the New York City Urban fabric.

Level of Engagement anticipated by the Applicant

The applicant anticipates dedicating a project architect and support team supervised by principals from both Garrison Architect and Gans studio to the project for the duration of the design and construction the project. Calling upon their long- time consulatants, they will create an integrated team to accomplish the environmen-tal and structural engineering of the project.

RATIONAL FOR DESIGN CONCEPT:

Building Confi guration and Lot Coverage

The building takes advantage of the relatively small size and compactness of the site to create a statement of the collective identity of the building through its simple massing. The small units take on a single larger iden-tity through the singular main volume that is wrapped in a diaphanous layer of balconies and green wall. The required open space is disposed in two parts: as a set-back on the north side that responds to adjacent building by creating a yard, and a continuous band on the south side that allows for the overhang of the balconies and green wall. All units face south on to the pedestrian plaza. The building services and circulation are located opposite those units on the northern edge that receives less light and is a lot line condition The entrance to the collective “house” addresses the street on the west-ern side through a front porch that cascades down from the roof terrace. It is a large scale gesture that frames the simple volume and gives the front its identity. Additionally, the building corridors end as a vertical series of smaller “front porches, from which the resi-dents can survey the park city beyond.

Height

The building fi lls the envelope allowed by quality hous-ing. The residential units are contained with in the vol-ume defi ned by zoning before the set back. This creates a clear and equal relation to the pedestrian street for all units. The penthouse area within the setback is given over to public amenities rather than to privileged apartments.

Orientation and Relation to Surroundings

The ground fl oor of the building is continually glazed along its southern edge to take advantage of its location along a pedestrian way. The ground fl oor lounge insures that residents will have direct view and access to that open space. Because the site rises to the west, the roof top and the northern porches will capture views of the parks, pedestrian ways and street life toward second avenue. The one vehicular way passes along the western face of the building

Building Confi guration and Circulation

The circulation on the residential fl oors is along a natu-rally lit single Straight loaded corridor onto which all units open equally that presents a clear and transparent organization. The placement of the stair at the center of is intended to encourage residents to climb to their fl oor and encounter others on the way up and down. The corridor on each residential fl oor extends at its western end into a lounge providing a gathering place near the circulation.

Two dedicated social realms bracket the building top and bottom: a roof top that cascades down to a terrace and a ground fl oor lobby that opens on to an additional base-ment space. Accessed directly from the circulation core, the roof top is a destination space with a meeting/din-ing room supported by an extensive kitchen with multiple appliances for multiple cooks; a penthouse laundry, and an outdoor recreation area that connects to the build-ing’s “front porch” balcony one level below. This col-lective front porch can be reached form the “ships lad-der” from the roof terrace or directly by elevator. The lounge adjoining the lobby is an extension of the natural fl ow of the residents as they enter and leave. It extends to the basement level via stair and light well where a second cooking facility that could conceivably operate as a concession building café provides more group din-ing possibility. These social spaces are not just lounges but loaded with come domestic services in order to extend the capacity of the individual unit to accommodate a full range of apartment activities from dinner for 8 to super bowl Sunday to a building wide Thanksgiving.

The dwelling unit of 250 sf has several major zones of use that purposefully overlap to extend the real and perceived dimension of each one. A layer of storage and mechanical outside of the apartment provides a transi-tional zone between the corridor and the unit. Within the layer, each resident has a locked storage closet that will help control apartment clutter. Inside the unit, there are thresholds at either end– a balcony on the south side and a closet on the north, that expand the psychological as well as real dimension of space. Beyond the entry thresh-old is the zone of kitchen and bathroom that opens onto the major living area. The kitchenette extends into the living area through a fl ip up table. The bathroom extends past its enclosure as a mini-boudoir with a sink and the closet armoire. In the case of a resident with disabil-ity, the bathroom can extend the apartment’s entire width by moving the armoire forward.

Primary Building Materials

The use of material follow the clear logic of the build-ing mass, system of construction and site conditions. The circulation core on the lot line is constructed of concrete masonry units with a ground and polished fi nish. The south facing walls are of insulated glass panels and doors. The west and east short ends expose the prefabri-cated module which will be clad in a simple currogated metal. ????? The fi nishes of the public spaces and apart-ments are chosen with an eye to the durable and sustain-able such as bamboo and cork.

Major Architectural Features

The major architectural features of the building are at the service of the residents as well as giving the build-ing its identity. They are the balconies and adjacent

green wall that together create a diaphanous veiled volume and the cascading terraces and porches on the front of the building. In particular the trellis frame that extends form the penthouse terrace to the seventh fl oor front porch creates a large scale identifying frame-work for the building. Within the building, the social spaces, in particular the roof top penthouse provide an architecturally loaded as well as social amenity. Most importantly, we believe the unit itself has a spatial structure and surfaces that will make the residents deem it architectural.

SUSTAINABILITY

Specifi c high performance and sustainable design opportunities

Integrated sustainability is central to the design of this building. A combination of conservation and passive and active energy generation are utilized to achieve energy consumption approximately seventy fi ve percent below cur-rent standards. The building will be capable of achiev-ing LEED Platinum with the following features:

Gravity Ventilation

Oversized (8 sf/apartment) passive ventilation shafts that double as utility connection and access points. These shafts continue through the upper roof and into the atmosphere to allow buoyant air, and prevailing breeze generation in addition to supplemental fans.

These shafts allow a large quantity of air to pass through the apartment during moderate seasons for maximum comfort without air conditioning.

High Effi ciency Heat Pumps

Each unit receives an individually controlled variable refrigerant volume heat pump positioned at the exterior wall to address radiant heat loss at glass areas. This is a completely self contained “plug and play system with small condenser units placed within the façade screen. These units achieve approximately forty fi ve percent effi -ciency gains over the ASHRAE 90.1 standard. Heat energy is paid for by individual tenants to encourage respon-sible consumption.

Solar Heated Water

Domestic water is heated by a combination of evacuated tube and thermal collectors positioned at the edge of the photovoltaic canopy. These collectors supply all of the buildings domestic hot water that is stored in tanks in the roof top mechanical room.

Photovoltaic Array

The entire roof top is covered by a photo voltaic canopy consisting of 2375 square feet of collector area. This array will generate approximately 16.2 kwh/year/sf or 38,475 kilowatt hours per year. It is expected that apartment heating and cooling will require approximately 3 kwh/sf per year or 51,750 kwh/year. Therefor photovolta-ics will generate seventy four percent of the required energy.

Green Façade

The south façade of the building is designed as a system of three foot deep terraces with integrated planters, stainless steel mesh trellises, and louvers for solar control. This system is designed to eliminate all summer solar gain from the building façade. To the extent that the tall building to the immediate south will allow low angle winter sun will penetrate the apartments to provide passive heating.

Insulation

A high performance building envelope is utilized includ-ing Ventilated (rain-screen) façades, R35 walls/R50 roof insulation, reduced thermal bridging, Heat Mirror glaz-ing with suspended fi lm to achieve a thermal resistance rating of R6.

It has both active and passive systems that together insure that is will perform sustainably. The roof top solar array provides…. The south facing balcony and green wall both take advantage of and manage solar gain. Because the western face is subject to eh most light and glare, the balconies rather than units face in that direc-tion. The units will be individually controlled with VVF hvac untis to limit overall building loads. The single loaded corridor allows for the building

ZONING

Compliance and Overrides

The design anticipates the adoption of C2-5 Zoning and is as of right within that zoning designation as a Quality Housing Building. A building separation easement will be requested along the north property line. The following general zoning paramaters apply:

Block No. 933

Lot 10

Community District 6

Bounded by First Avenue, East 28th St, Mount Carmel Pl, and East 27th St.

Site Dimensions 45’ x 105’

Site Area 4725 sf

Current Zoning District R8

Anticipated Zoning District C2-5

QUALITY HOUSING ANALYSIS

Maximum Buildable Floor Area: 28,444.5 sf

Street Wall: Not Required

Minimum Base Height 60’

Maximum Base Height 80’

Maximum #Building# Height 105’

Maximum Floor Area Ratio: 6.02

Open Space Ration: NA

Maximum Lot Coverage: Corner Lot: 80%

Recreation Space Required: 2.8% of residential fl oor area, if interior, deduct from zoning fl oor area.

Density Per Corridor: if 10 or fewer units per fl oor in R8, deduct 50% of corridor sf.

Exterior RenderingAerial from Mount Carmel

Exterior RenderingSeries of Balconies

Exterior RenderingSide View from Mount Carmel

Exterior RenderingView from across 27th Street

Exterior Rendering View from Adjacent Park

Rendering of the Corridor Lounge

Rendering of the Rooftop Kitchen Area

Interior RenderingBalcony

Interior RenderingKitchen/Living Space

Rendered South Elevation

Rendered West Elevation

Living Room / Kitchen400sf

/ Kitchen/ Kitchenche/om /om /om Living RoLiving Room / chenomm enivvii400sfZoning Plan

Unit Plan

Module Axonometric

Typical Floor Plan

Basement Floor Plan

Ground Floor Plan

Eight Floor Plan

Ninth Floor Plan

Program Matrix

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Lot Size (SF) 4,725

FAR 6.02

TOTAL ALLOWABLE FLOOR AREA (SF)TOTAL ALLOWABLE FLOOR AREA (SF)TOTAL ALLOWABLE FLOOR AREA (SF)TOTAL ALLOWABLE FLOOR AREA (SF) 28,44528,44528,44528,445

LevelLevelLevelLevel Typ FloorTyp FloorTyp FloorTyp Floor

PROGRAMPROGRAMPROGRAMPROGRAM BasementBasementBasementBasement Ground FlGround FlGround FlGround Fl Unit SFUnit SFUnit SFUnit SF Units/FlUnits/FlUnits/FlUnits/Fl SF/FlSF/FlSF/FlSF/Fl

# of Typ # of Typ # of Typ # of Typ

FloorsFloorsFloorsFloors Eighth FlEighth FlEighth FlEighth Fl Ninth FlNinth FlNinth FlNinth Fl Sub-TotalSub-TotalSub-TotalSub-Total QH DeductQH DeductQH DeductQH Deduct

Total Floor Total Floor Total Floor Total Floor

AreaAreaAreaArea

Typical Residential 245 10 2,450 6 2,205 16,905 16,905 sf

Corridor 474 441 6 441 242 3,087 100% 0 sf

Communal Kitchen/Dining 831 831 473.34 358 sf

Core 402 402 402 6 402 235 3,853 3,853 sf

Refuse Storage and Disposal 213 32 32 6 32 32 501 12 160 sf

Lounge 111 3 108 441 441

Tenant Storage 670

Bike Storage 400

Lobby 458 458 458 sf

Laundry 235 235 41 194

Commercial Fit-Out Space 2,274 2,274 2,274

Commercial Storage 1,125

Mechanical (5%) 366 77 6 77 126 665

FLOOR AREA CALCULATIONFLOOR AREA CALCULATIONFLOOR AREA CALCULATIONFLOOR AREA CALCULATION 3,1763,1763,1763,176 3,1663,1663,1663,166 3,5133,5133,5133,513 21,07821,07821,07821,078 3,2653,2653,2653,265 1,7011,7011,7011,701 29,25029,25029,25029,250 24,64224,64224,64224,642 sf

GROSS FLOOR AREA CALCULATIONGROSS FLOOR AREA CALCULATIONGROSS FLOOR AREA CALCULATIONGROSS FLOOR AREA CALCULATION 3,3833,3833,3833,383 3,2023,2023,2023,202 3,7803,7803,7803,780 22,68022,68022,68022,680 3,5053,5053,5053,505 1,8451,8451,8451,845 34,61534,61534,61534,615

ALLOWABLE ZONING FLOOR AREAALLOWABLE ZONING FLOOR AREAALLOWABLE ZONING FLOOR AREAALLOWABLE ZONING FLOOR AREA 28,44528,44528,44528,445 sf

Lot CoverageLot CoverageLot CoverageLot Coverage

80%80%80%80%

Residential SFResidential SFResidential SFResidential SF # of Units# of Units# of Units# of Units Total SFTotal SFTotal SFTotal SF

69696969 16,90516,90516,90516,905 sf

Loss FactorLoss FactorLoss FactorLoss Factor

Usable Square Footage 19,179 24%24%24%24%

Rentable Square Footage 25,397

LaundryLaundryLaundryLaundry Total NumberTotal NumberTotal NumberTotal Number Square FeetSquare FeetSquare FeetSquare Feet

Washers 3 17

Dryers 2 9

Folding Area 3/sf 16

Total Square FeetTotal Square FeetTotal Square FeetTotal Square Feet 41

ID Task Name

1 Design Team Mobilization

2 Initial Architectural Documentation

3 Building Department Review

4 Detailed Architectural Documentation

5 Bidding

6 Construction Team Mobilization

7 GroundBreaking

8 Site Construction

9 Factory Construction

10 Module Delivery

11 Module Setting

12 Final Inspections

13 Marketing

14 Occupancy

12/3 12/7

12/10 3/15Initial Architectural Documentation

3/18 7/19Building Department Review

3/18 8/30Detailed Architectural Documentation

9/2 10/4Bidding

10/7 11/15Construction T

11/15

11/19 6/27Site Construction

11/19 4/7Factory Construction

4/22

4/23 5/23Module Se

6/30 7/30Final Inspe

4/23 7/23Marketing

7/30

Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug

Qtr 1, 2013 Qtr 2, 2013 Qtr 3, 2013 Qtr 4, 2013 Qtr 1, 2014 Qtr 2, 2014 Qtr 3, 2014

Task

Split

Progress

Milestone

Summary

Project Summary

External Tasks

External Milestone

Deadline

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Project: Development ScheduleDate: Fri 9/14/12