NYCHA’s Proposal for Housing Estates in George M. Janes Community District 11 & Associates 250 E. 87th Street
New York, NY 10128
Tel: 646.652.6498 [email protected]
George M. Janes, AICP Originally dated: 3.26.13 Revised: 5.6.13 NYCHA’s development plan for Washington Houses
Larger site land area: ~57,000 SF Smaller site land area: ~16,000 SF Residential floor area: ~500,000 SF Residential floor area: ~350,000 SF
Revised 05.06.2013 NYCHA’s development plan for Carver Houses
Madison Ave. land area: ~14,000 SF Park Avenue land area: ~23,000 SF ~242,000 SF of residential floor & ~500,000 SF of community facility floor area allowed in any combination on both sites Revised 05.06.2013 NYCHA’s plan would result in buildings larger than most in the Community District
• NYCHA’s plan concentrates unused zoning floor area on two sites on each housing estate
• While not a zoning measure, floor area ratios of the development footprint range from 8.77 to possibly as high as 35.71. Zoning lot FARs are expected to stay within the maximums of an R7-2 District
• There are no height limits in this zoning district and buildings may take many different forms
• The following describes reasonable development scenarios on both estates. Actual development proposals may vary significantly Revised 05.06.2013 Washington Houses Existing Conditions
Oblique aerial photo facing north Revised 05.06.2013 Washington Houses, Building Massing Photosimulation
Reasonable Development Scenario Revised 05.06.2013 Carver Houses Existing Conditions
Oblique aerial photo facing north Revised 05.06.2013 Carver Houses, Building Massing Photosimulation
Reasonable Development Scenario Revised 05.06.2013 Both projects in context: Google Earth view Google Earth view from pedestrian bridge to Randall’s Island
Revised 05.06.2013 Possible Manhattan Skyline Google Earth view from pedestrian bridge to Randall’s Island
The Google Earth KMZ is downloadable from www.georgejanes.com Revised 05.06.2013 More than just allowing extremely tall buildings, NYCHA’s plan will limit future changes
Starting with West Side Futures (1985), planners have shown how infill on housing estates can address urban design deficiencies including:
• Create a streetwall on existing streets and remapped streets to break up superblocks • Reorganize ambiguous open space into defined, defensible, and usable open spaces • Provide affordable housing at a variety of tenures and structure types • Add retail/services for active ground floor uses • Allow higher income residents an opportunity to relocate on-site, reinforcing neighborhood stability • Use buildings to define open spaces and create distinctions between public and private space
Revised 05.06.2013 If NYCHA’s plan goes forward it is unlikely that there will be enough floor area to address these improvements
• NYCHA’s approach to infill is driven by its financial needs rather than larger needs of the community and New York City
• NYCHA could engage the community to develop designs that addressed NYCHA’s financial needs while also starting to reintegrate housing estates into the City
Revised 05.06.2013 Building Floor Area Schedules & Notes: Washington Houses North Site Height Lower Upper ZFA running Height running total Floor Floor GFA (SF) ZFA (SF) Floors total (SF) (Feet) (Feet) 1 1 15,020 7,510 1 7,510 23 23 2 4 11428 11,085 3 40,765 30 53 5 14 10372 10,061 10 141,374 100 153 15 17 9861 9,565 3 170,069 30 183 18 20 9361 9,080 3 197,310 30 190 21 23 8872 8,606 3 223,127 30 243 24 26 8395 8,143 3 247,557 30 273 27 29 7929 7,691 3 270,630 30 303 30 32 7474 7,250 3 292,380 30 333 33 35 7030 6,819 3 312,837 30 363 36 38 6598 6,400 3 332,037 30 393 39 41 6176 5,991 3 350,009 30 423
Total ZFA --> 350,009 Available ZFA --> 350,000
South Site Height Lower Upper ZFA running Height running total Floor Floor GFA (SF) ZFA (SF) Floors total (SF) (Feet) (Feet) 1 1 51,789 25,895 1 25,895 23 23 2 51 9,750 9,458 50 498,770 500 523
Total ZFA --> 498,770 Available ZFA --> 500,000 Notes: The first floor is assumed to be half parking/other non-zfa uses and half residential ZFA for both buildings. Actual parking may use more space, but is non-zoning floor area under 23 feet. Height Factor calculations have not been made as NYCHA has not provided any information on the details of the full zoning lot. Both buildings use the alternate sky exposure plane (23-64). Community facility uses are allowed at a much higher density, but NYCHA’s development plan does not detail the availability of community facility floor area. The south site can accommodate significant community facility floor area and be larger and taller, while the north site’s building envelope is near its reasonable maximum. This table reflects the plan shown on the following page.
Revised 05.06.2013 Plan view: Washington Houses
South Site, Plan View North Site, Plan View
Revised 05.06.2013 Building Floor Area Schedules & Notes: Carver Houses
West Site Height Lower Upper ZFA (Running Height running total Floor Floor GFA (SF) ZFA (SF) Floors Total) (Feet) (Feet) 0 1 14,400 7,200 1 7,200 23 23 2 4 14,400 13,968 3 49,104 36 59 5 44 11,470 11,126 40 494,140 480 539
Total ZFA ---> 494,140 Available ZFA ---> 500,000
East Site Height Lower Upper ZFA (Running Height running total Floor Floor GFA (SF) ZFA (SF) Floors Total) (Feet) (Feet) 0 1 18,500 9,250 1 9,250 23 23 2 8 12,025 11,664 7 90,900 70 93 9 14 10,855 10,529 6 154,076 60 153 15 20 9,555 9,268 6 209,686 60 213 21 24 8,255 8,007 4 241,715 40 253
Total ZFA ---> 241,715 Available ZFA ---> 242,000
Notes: The first floor is assumed to be half parking/other non-zfa uses and half residential ZFA for both buildings. Parking requirements for CF uses vary but are generally lower than residential requirements. Height Factor calculations have not been made as NYCHA has not provided any information on the details of the full zoning lot. The residential building uses the alternate sky exposure plane (23-64), while the CF building uses the standard setback (24-522) and has a tower that pierces the sky exposure plane (24-54). CF building assumed to be 12 feet floor to floor with 23 foot base. Residential building assumed to be 10 foot floor to floor. The larger community facility building was placed on the smaller lot because the tower can pierce the sky exposure plane. It is also across the street from Mount Sinai, which may be a desirable location for that use. A mixed use building is allowed but single uses were considered more reasonable because of the building height of the CF building. This table reflects the plan found on the following page. Revised 05.06.2013 Plan view: Carver Houses
Revised 05.06.2013 Other infill studies
The following are taken from “Report the New York City Public Advocate Affordable Housing in New York City, Part 3 Affordable Housing Policy Options” Published by the Steven L Newman Real Estate Institute at Baruch College/ CUNY, 2005
Low scale infill on height factor sites require a text change to the zoning to take full advantage of these sites. The following may or may not comply with current zoning
Revised 05.06.2013 Infill on a height factor site
Existing Conditions Axonometric view
Design by Michael Kwartler, FAIA Revised 05.06.2013 Infill on a height factor site
Possible Infill Axonometric View
Design by Michael Kwartler, FAIA Revised 05.06.2013 Infill on a height factor site
Street Level View
Existing Conditions
Design by Michael Kwartler, FAIA Revised 05.06.2013 Infill on a height factor site
Street Level View
Proposed Conditions
Design by Michael Kwartler, FAIA Revised 05.06.2013 Infill on a height factor site, Baruch Houses
Existing Conditions
Plan View
Design by Frank Fish, FAICP Revised 05.06.2013 Infill on a height factor site, Baruch Houses
Proposed Conditions
Plan View
Design by Frank Fish, FAICP Revised 05.06.2013 Infill on a height factor site, Baruch Houses
Proposed Conditions
Street Level View
Design by Frank Fish, FAICP Revised 05.06.2013 Infill on a height factor site, Baruch Houses
Possible Housing Typologies
Elevations
Design by Frank Fish, FAICP Revised 05.06.2013 NYCHA’s Proposal for Housing Estates in George M. Janes Community District 11 & Associates
250 E. 87th Street
New York, NY 10128
Tel: 646.652.6498 [email protected]
George M. Janes, AICP Originally dated: 3.26.13 Revised: 5.6.13