E X Change Value: Increasing Community Values Through Tradeoffs

e x CHANGE VALUE
Increasing Community Values Through Tradeoffs
GROUP 4
COLANGELO | COX | LEBAR | MILLER
MID-RISE RESIDENTIAL
2560 BROADWAY | NEW YORK, NY
DESIGN INTENT
BuiltFAR / MaxAllowableFAR > 100%
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
THE SITE(S):
80% - 100% MID-RISE DEVELOPMENTS WITH AVAILABLE FAR 60% - 80% 2560 BROADWAY, NEW YORK, NY 40% - 60%
CURRENT: BUILT FAR 5.67 EXISTING AREA:
20% - 40% 0% - 20%

53309 sf
% FAR AVAILABLE TO BUILD: 56.70% RESIDENTIAL: 38.61% COMMERCIAL: 53.18% COMMUNITY FACILITY: 0% INCLUSIONARY HOUSING: 0%
% FAR AVAILABLE TO BUILD Already Beyond Maximum 0% - 20% 20% - 40% 40% - 60% 60% - 80% 80% - 100%
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
PROPOSED ZONING CHANGE
VOTE TO OCCUR SPRING/SUMMER 2012
2560 BROADWAY, NEW YORK, NY

CURRENT: C4-6A GENERAL COMMERCIAL DISTRICT R10A EQUIVALENT RESIDENTIAL DISTRICT PROPOSAL: EC-3 SPECIAL ENHANCED COMMERCIAL USE DISTRICT-3 C1-5 DISTRICT OVERLAY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY

CURRENT: C4-6A GENERAL COMMERCIAL DISTRICT R10A EQUIVALENT RESIDENTIAL DISTRICT
Allowable FAR: 10.0 Residential Base FAR: 10.0 Commercial Base FAR: 3.4 Community Facility Max FAR:10.0 Inclusionary Housing FAR: 2.0 :: Up to 20% FAR Bonus increasing Maximum FAR to 12.0 MID - DENSELY POPULATED AREAS NO PARKING REQUIRED MIXED BUILDING - RESIDENTIAL SPACE ABOVE COMMERCIAL SPACE QUALITY HOUSING PROGRAM COMMUNITY FACILITIES
PROPOSAL: EC-3 SPECIAL ENHANCED COMMERCIAL USE DISTRICT-3 C1-5 DISTRICT OVERLAY
Allowable FAR: Residential Base FAR: Commercial Base FAR: Depth of Overlay District: 10.0 10.0 2.0 100
MID - DENSELY POPULATED AREAS NO PARKING REQUIRED NEW FRONTAGE REGULATIONS GREATER GROUND LEVEL TRANSPARENCY LIMIT NUMBER OF BANKS INCREASE RETAIL MAINTAIN NEIGHBORHOOD CONTEXT AND CHARACTER
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
QUALITY HOUSING PROGRAM

NEIGHBORHOOD IMPACT BULK REGULATIONS
Zoning: C4-6A (R10A equivalent)

ESTABLISHED TO FOSTER PROVISION OF MULTIFAMILY HOUSING IN NEW YORK
Lot Area: 9402 sf Building Footpring: 8594 sf Corner Lot? Yes = 100% Lot coverage allowable Height: Allowable: Street Wall: 838 , 7 stories 210 > 125 and < 150
BUILDING INTERIOR ENHANCE RESIDENTIAL SPACE

Size of units: Window units: Refuse disposal: Corridor daylight: > 400 sf double-glazed FAR credit for storage room on each floor FAR credit for glazing corridor
RECREATION AND PLANTING ENHANCE QUALITY OF LIFE

Recreationg space: Planting areas: required outdoor recreation space > 225 sf required indoor recreation space > 300 sf required planters or ground plantings at sidewalk
SAFETY AND SECURITY RESIDENTIAL REASSURANCE

Density: < 9 units / floor
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY

NEIGHBORHOOD IMPACT BULK REGULATIONS
Zoning: C4-6A (R10A equivalent)

ESTABLISHED TO FOSTER PROVISION OF MULTIFAMILY HOUSING IN NEW YORK
VALUES:
COMMUNITY URBAN CONTEXT GREEN SPACE LIGHT FRESH AIR PEDESTRIAN LIFE HEALTH SECURITY
Lot Area: 9402 sf Building Footpring: 8594 sf Corner Lot? Yes = 100% Lot coverage allowable Height: Allowable: Street Wall: 838 , 7 stories 210 > 125 and < 150
BUILDING INTERIOR ENHANCE RESIDENTIAL SPACE

Size of units: Window units: Refuse disposal: Corridor daylight: > 400 sf double-glazed FAR credit for storage room on each floor FAR credit for glazing corridor
RECREATION AND PLANTING ENHANCE QUALITY OF LIFE

Recreationg space: Planting areas: required outdoor recreation space > 225 sf required indoor recreation space > 300 sf required planters or ground plantings at sidewalk
SAFETY AND SECURITY RESIDENTIAL REASSURANCE

Density: < 9 units / floor
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
INCLUSIONARY HOUSING PROGRAM
EXCHANGE INCENTIVE FOR CREATION OR PRESERVATION OF AFFORDABLE HOUSING

TYPICAL SECTION OF C4-6A / R10 MID-RISE
ADD AFFORDABLE HOUSING (20% AREA)
1.65 X INCLUSIONARY HOUSING AREA = BONUS 33% FLOOR AREA ADDED UP TO NEW MAXIMUM 12 FAR
SUBTRACT FLOOR AREA THAT IS OVER MAXIMUM BULK OR HEIGHT LIMITS
RESIDENTIAL COMMERCIAL INCLUSIONARY HOUSING
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
EXCHANGE INCENTIVE FOR CREATION OR PRESERVATION OF AFFORDABLE HOUSING

TYPICAL SECTION OF C4-6A / R10 MID-RISE
ADD AFFORDABLE HOUSING (20% AREA)
1.65 X INCLUSIONARY HOUSING AREA = BONUS 33% FLOOR AREA ADDED UP TO NEW MAXIMUM 12 FAR
SUBTRACT FLOOR AREA THAT IS OVER MAXIMUM BULK OR HEIGHT LIMITS
RESIDENTIAL COMMERCIAL INCLUSIONARY HOUSING
VALUES:
AFFORDABILITY DENSITY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
PROPOSED EC-3 FRONTAGE REGULATIONS

PROMOTE ACTIVE RETAIL CONTINUITY ALONG BROADWAY

TYPICAL SECTION OF BROADWAY MID-RISE
BANK FRONTAGE AND RESIDENTIAL LOBBY FRONTAGE LIMITATION ALLOW FOR INCREASE IN OTHER GROUND FLOOR USES
RESIDENTIAL COMMERCIAL
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY

PROMOTE ACTIVE RETAIL CONTINUITY ALONG BROADWAY
VALUES:
RETAIL URBAN CONTEXT NEIGHBORHOOD CHARACTER PEDESTRIAN LIFE TRANSPARENCY

TYPICAL SECTION OF BROADWAY MID-RISE
BANK FRONTAGE AND RESIDENTIAL LOBBY FRONTAGE LIMITATION ALLOW FOR INCREASE IN OTHER GROUND FLOOR USES
RESIDENTIAL COMMERCIAL
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
ZONING VALUES
EXISTING v. PROPOSED
VALUES:

VALUES:
COMMUNITY URBAN CONTEXT GREEN SPACE LIGHT FRESH AIR PEDESTRIAN LIFE HEALTH SECURITY
VALUES:
RETAIL URBAN CONTEXT NEIGHBORHOOD CHARACTER PEDESTRIAN LIFE TRANSPARENCY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
ZONING VALUES
EXISTING v. PROPOSED
VALUES:

VALUES:
DENSITY COMMUNITY URBAN CONTEXT ENVIRONMENTAL PEDESTRIAN LIFE HEALTH ECONOMIC
VALUES:
COMMUNITY URBAN CONTEXT GREEN SPACE LIGHT FRESH AIR PEDESTRIAN LIFE HEALTH
QUALITY OF LIFE
SECURITY
VALUES:
RETAIL URBAN CONTEXT NEIGHBORHOOD CHARACTER PEDESTRIAN LIFE
ECONOMIC
TRANSPARENCY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
DETERMINE NEW BALANCE OF VALUES THROUGH PROCESS OF EXCHANGE VALUES:

DENSITY COMMUNITY URBAN CONTEXT
$ $ $
COMMUNITY SPACE?
ENVIRONMENTAL PEDESTRIAN LIFE HEALTH
$
TYPICAL SECTION OF BROADWAY MID-RISE UNDER PROPOSED EC-3 FRONTAGE REGULATIONS RESIDENTIAL COMMERCIAL INCLUSIONARY HOUSING TYPICAL SECTION OF C4-6A / R10 MID-RISE WITH INCLUSIONARY HOUSING
$
HYBRID OF PROPOSED AND EXISTING MIDRISE ZONING CONDITIONS
ECONOMIC
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
DETERMINE NEW BALANCE OF VALUES THROUGH PROCESS OF EXCHANGE VALUES:

DENSITY COMMUNITY URBAN CONTEXT ENVIRONMENTAL
$ - $
COMMUNITY SPACE FOR RESIDENTS EXISTS ONLY IN COURTYARD RESIDENTIAL COMMERCIAL COMMUNITY COMMUNITY SPACE FOR RESIDENTS CREATED AT ROOFYARD AND COURTYARD BECOMES PUBLIC COMMUNITY SPACE THAT ENRICHES PEDESTRIAN LIFE
PEDESTRIAN LIFE HEALTH
+ $
ECONOMIC
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BLOCK STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
retail residential lobby church complex
EXISTING CONDITIONS
GROUP 4 COLANGELO | COX | LEBAR | MILLER MID-RISE RESIDENTIAL 2560 BROADWAY | NEW YORK, NY
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
expansion into covered lightwell and alleyway
increased building income from expanded retail
transfer of residential community space to roof new potential for commercial amenities on ground floor
RETAIL MODIFICATION
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
SYSTEM EXPANSION TO NEIGHBORING BUILDING

DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
retail 3
retail 2
retail 1 retail 4
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
retail 5 retail 6
arcade
connective potential: a public/private backyard
retail 3
retail 2
retail 1
covered court retail 4
CONNECTING RETAIL:
-opening possibilites for diverse commecial typologies -creating community amenities through off-street retail and dining -expanding neighborhood identity through building-to-building connection
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
ENERGY EXCHANGE
BOILER
CHILLER
BOILER
CHILLER
EXISTING BASEMENTS
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
ENERGY EXCHANGE
BOILER
CHILLER
BOILER
CHILLER
BOILER
CHILLER
PROPOSED UNIFIED BASEMENTS FOR NEW COMMUNITY INFRASTRUCTURE

DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
INPUTS
ANALYSIS
ELEMENTS
OUTPUTS
DESIGN OPTIONS
QUANTITATIVE
SF ADDED OUTPUTS FROM CATIA BASE MODEL ENERGY CALCULATOR CATIA MODEL CALCULATIONS BLOCK STRATEGY ANALYSIS ZONING ANALYSIS NEW FAR ENERGY SAVINGS OUTPUTS FROM WATER SYSTEM, SHADING SYSTEM, FACADE SYSTEM(S)
GEOMETRY
NUMBER OF FLOORS
FLOOR TO FLOOR HEIGHT
TARGET VALUES FOR ENERGY MODELING
QUALITATIVE
BENEFITS TO: COMMUNITY SPACE COMMERCIAL SPACE RESIDENTIAL SPACE IMPROVED VIEWS IMPROVED ACCESS TO LIGHT AND AIR AESTHETIC QUALITIES
TBD...
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
Elements: Hotbox (2011) - Enclosure PaverFilter (2012) - Roofyard ShadowBox (2012) - Structure and Skylight TipperCanopy (2012) - Shading Rain_Retention Module (2012) - Canopy Kayden Plaza (2011) - Plaza
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
HOTBOX
The HotBox element works as a facade/enclosure element, and provides new storefront for the commercial space on the ground floor. The HotBox allows us to adjust shading, panel size, and optimize for views.
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
PAVERFILTER
The PaverPlanterFilter allows us to create walkable, plantable surfaces on the roofscape. These areas can be used for community gatherings. The element also allows for water filtration and retention.
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
SHADOWBOX (AMPLIFIER)
The ShadowBox, used at a large scale, provides a new skylight/parapet for the courtyard at the roof and may be able to provide structure for the new addition. At the roof level it also frames views out from the new community space.
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
TIPPERCANOPY
This element creates shaded areas on the roof, while collecting water to be distributed to the plants in the PaverPlanterFilter plantings.
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
RAIN_RETENTION MODULE
Provides a water-storing canopy over the new mixed-use plaza/lobby/commercial space. The canopy creates unique light effects while providing covered space.
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
BUILDING STRATEGY
KAYDEN PLAZA GENERATOR

The Plaza Generator creates new plaza space for the ground-floor courtyard, after this space is opened up for non-residential uses.
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4
DESIGN INTENT
SCORING
BLOCK STRATEGY
BUILDING STRATEGY
GROUP 4

E X Change Value: Increasing Community Values Through Tradeoffs

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

E X Change Value: Increasing Community Values Through Tradeoffs

Uploaded by

Copyright:

Available Formats

e x CHANGE VALUE

Increasing Community Values Through Tradeoffs

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

BuiltFAR / MaxAllowableFAR > 100%

20% - 40% 0% - 20%

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

PROPOSED ZONING CHANGE

VOTE TO OCCUR SPRING/SUMMER 2012

2560 BROADWAY, NEW YORK, NY

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

PROPOSED ZONING CHANGE

VOTE TO OCCUR SPRING/SUMMER 2012

2560 BROADWAY, NEW YORK, NY

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

PROPOSED ZONING CHANGE

VOTE TO OCCUR SPRING/SUMMER 2012

QUALITY HOUSING PROGRAM

2560 BROADWAY, NEW YORK, NY

ESTABLISHED TO FOSTER PROVISION OF MULTIFAMILY HOUSING IN NEW YORK

BUILDING INTERIOR ENHANCE RESIDENTIAL SPACE

RECREATION AND PLANTING ENHANCE QUALITY OF LIFE

SAFETY AND SECURITY RESIDENTIAL REASSURANCE

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

PROPOSED ZONING CHANGE

VOTE TO OCCUR SPRING/SUMMER 2012

QUALITY HOUSING PROGRAM

2560 BROADWAY, NEW YORK, NY

ESTABLISHED TO FOSTER PROVISION OF MULTIFAMILY HOUSING IN NEW YORK

BUILDING INTERIOR ENHANCE RESIDENTIAL SPACE

RECREATION AND PLANTING ENHANCE QUALITY OF LIFE

SAFETY AND SECURITY RESIDENTIAL REASSURANCE

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

PROPOSED ZONING CHANGE

VOTE TO OCCUR SPRING/SUMMER 2012

INCLUSIONARY HOUSING PROGRAM

EXCHANGE INCENTIVE FOR CREATION OR PRESERVATION OF AFFORDABLE HOUSING

2560 BROADWAY, NEW YORK, NY

TYPICAL SECTION OF C4-6A / R10 MID-RISE

ADD AFFORDABLE HOUSING (20% AREA)

SUBTRACT FLOOR AREA THAT IS OVER MAXIMUM BULK OR HEIGHT LIMITS

RESIDENTIAL COMMERCIAL INCLUSIONARY HOUSING

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

PROPOSED ZONING CHANGE

VOTE TO OCCUR SPRING/SUMMER 2012

INCLUSIONARY HOUSING PROGRAM

EXCHANGE INCENTIVE FOR CREATION OR PRESERVATION OF AFFORDABLE HOUSING

2560 BROADWAY, NEW YORK, NY

TYPICAL SECTION OF C4-6A / R10 MID-RISE

ADD AFFORDABLE HOUSING (20% AREA)

SUBTRACT FLOOR AREA THAT IS OVER MAXIMUM BULK OR HEIGHT LIMITS

RESIDENTIAL COMMERCIAL INCLUSIONARY HOUSING

COLANGELO | COX | LEBAR | MILLER

2560 BROADWAY | NEW YORK, NY

PROPOSED ZONING CHANGE

VOTE TO OCCUR SPRING/SUMMER 2012

PROPOSED EC-3 FRONTAGE REGULATIONS