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2008-01-Ramaz-Bfj-Planning Study-Col.Pdf Prepared for: The Coalition to Oppose Ramaz Tower Jeffrey Chester, Einbinder & Dunn, LLP Prepared by: BFJ Planning: 115 Fifth Avenue, 2nd Floor, New York, NY 10003 T. 212.353.7474 F. 212.353.7494 January, 2008 ACKNOWLEDGEMENTS Ramaz School Variance Application Analysis,Manhattan, New York. Prepared for: The Coalition to Oppose Ramaz Tower Jeffrey Chester, Einbinder & Dunn, LLP Prepared by: BFJ Planning: 115 Fifth Avenue, 2"d Floor, New York, NY 10003 T. 212.353.7474 F. 212.353.7494 Frank Fish, FAICP, Principal Paul Buckhurst, ARIBA, AICP, Principal Sarah K. Yackel, AICP, Associate Ritu Mohanty, LEED AP, Senior Urban Designer Aine Balfe, Urban Planner January, 2008 BFJ Planning TABLE OF CONTENTS LIST OF FIGURES iii 1.0 INTRODUCTION 1.1 Purpose of report 1.2 Site Location 1 1.3 Proposed Development 2.0 ZONING 2.1 Zoning History 5 2.2 Existing Zoning 5 2.3 R-10 description 8 2.4 C5-IA (R1 OA equivalent) description 8 3.0 BUILT CONTEXT 3.1 400 foot Radius 10 3.2 Potential historic resources (sensitive receptors) 13 3.3 Mid block high rises 13 4.0 COMPARISON OF DEVELOPMENTS 4.1 As-of-right 17 4.2 Proposal 18 5.0.SHADOWS & OTHER IMPACTS 5.1 Shadow Assessment 24 5.2 Shadow comparison 24 5.3 Other Impacts 30 6.0 PRECEDENT SETTING ISSUE 6.1 Other Schools and Institutes 33 7.0 SUMMARY & CONCLUSIONS 7.1 Zoning 38 7.2 Built Context 38 7.3 Comparison of Developments 38 Ramaz School Variance Application Analysis BFJ Planning 7.4 Shadows and Other Impacts 39 7.5 Precedent Setting Issues 39 Ramaz School Variance Application Analysis ii BFJ Planning List of Figures Figure 1: Site Location 3 Figure 2: Site Photos 4 Figure 3: Zoning Map 6 Figure 4: Site Area Zoning Map 7 Figure 5: Existing Land Use- 400' Radius 11 Figure 6: Landmarks and Potential Historic Resources- 400' Radius 12 Figure 7: Educational Institutions- 400' Radius 15 Figure 8: Existing Mid-Block High Rise 16 Figure 9: Existing v's Proposed Massing Model 20 Figure 10: As-of-Right v's Proposed Elevation 21 Figure 11: East 85th Street Elevation 22 Figure 12: Shadow Analysis (Spring) 25 Figure 13: Shadow Analysis (Summer) 26 Figure 14: Shadow Analysis (Winter) 27 Figure 15: Shadow Analysis Comparison 28 Figure 16: Zoning Map 36 Figure 17: Schools and Institutes 37 Ramoz School Variance Application Analysis iii BFJ Planning 1.0 INTRODUCTION 1.1. Purpose of Report The Coalitionto Oppose Ramaz Tower consists of cooperative and condominium associations; civic groups and merchant associations;as well as concerned citizens and neighbors on the Upper East Side of Manhattan,NY. The Coalition is opposed to the variance request of the Ramaz School (the "Applicant"), whichis located at 121-125 East 85th Street within the Rl OA and C5-1 A zoning districts. This report consists of several studies, includinga shadow impact study, land use survey, comparable development survey, andan as-of-right development massing diagram which demonstrates that the scale and massing of the proposeddevelopment is inappropriate in relation to the existing neighborhood. The allowed height limitwithin the R1 OA zone is 185 feet and within the C5-1Azone is 210 feet; the Applicant's proposal is for a new building of approximately 355 feet. 1.2 Site Location The property in question is located at 121-125 East 85thStreet (See Figure 1). The project site consists of Lots 10 and 13on Tax Block 1514. It includes the Congregation Kehilath Jeshurun Synagogue and the Ramaz School buildings, locatedon the north side of East 85th Street between Park and Lexington Avenues in Manhattan, NewYork. The 18,724 gross square foot (gsf) Congregation Kehilath JeshurunSynagogue, located on Lot 10, consists of a three storey building and is approximately50 feet tall. The 65,185 gsf Ramaz School, occupies Lot 13, and consists of two interconnectedbuildings of six to eight stories which are approximately 104 feet tall (See Figure ). 1.3 Proposed Development Ramaz School has proposed that the old school be demolishedand replaced by the newly constructed school and residential tower.Itis seeking a variance to rebuild the school building from an existing 6/8 story buildingto an 11 story building with 17 additional floors of condominiums located above. The lower10 floors of the proposed building would house the school and some related administrative functions.The remaining two-third of the proposed tower, floors 1 1-28, would house 53 residentialunits. The proposed school (approximately 107,146 gsf)would be located on the sub-cellar through 10th floor and would includea cafeteria, kitchen, nurseries, administrative space, gymnasium, locker rooms, storagerooms, rooftop playground for the lower school, library, Ramaz School Variance Application Analysis I BFJ Planning lounge and several all-purpose classrooms.The residential uses are proposed to be located above the schoolon floors I1 through 28 and total approximately 106,000 gsf. The total height of the proposed structure is 355 feet. As part of this proposal, the synagogue, which consists of 3stories, will remain on the site. This structure is approximately 50 feet tall with 18,724 gsf ofspace. In connection with the redevelopment of the Ramaz School, the applicantproposes to build a play area over the roof of the synagogue. The rooftop playarea would be accessible from the 5'h floor of the newly constructed Ramaz School.Additionally,the synagogue'sroof and various mechanical systems would be upgraded. It is proposed that the schoolbuilding be partially cantilevered over the synagogue to accommodate 5 floors ofthe larger floor plates required by the school, while avoidingany changes to the structure of the interior of the synagogue. Ramaz School Variance Application Analysis 2 East 96th St East 95iii St E 94th St East 93rd St itwish ©MOM East 92nd St C-Newi;! Netiam! East 91st St Mcseun Park NAMdAQ&vV East 90th St Sdanar R East 89th St f ©G = East 88th St East 87th Si East 86th St East 85th St East 84th St East 83rd St ! Mr6necxx dAd U- East 82nd St East 81st St East 80th St East 79th St East 78th St St East 77th St ©c.iR East 76th St J W*Wmwm orAmmitm Art East 75th St G Q haxe East 74th St -2 Ear: 73rd St F- E 72nd St -pay Ffkk East 71st St ¢ UP East 70th St N New City University of Cornell Al New York - East 69th St Hunter College East 68th St 68th St- Hunter East 67th St College Rode East 65th St Unrv VARIANCE STUDY FIGURE 1: SITE LOCATION 0 1000 ft WI P1annii g eet (between Lexington & Park Ave Buildings in Study Area Lewis & Nathalie Morris House on 85th St {\ S f The Savoy: Mid-Block Highrise (30 Floors) 0 Street Wall, 115E 87th St The Savoy 115 E 87th St VARIANCE STUDY FIGURE 2: SITE PHOTOS BEJ Planning BFJ Planning 2.0 ZONING 2.1 Zoning History Contextual zoning districts were created in 1985 aftera two-year study by the City Planning Commission and Community Board 8, working togetherwith civic groups and manyindividualblockassociations.Thestudyresulted in a genericzoning recommendation tolimit the height and bulk of residential constructionincertain residential areas like the Upper East Side ata time when tower construction threatened to change the character and scale of these neighborhoodsand homogenize residential Manhattan into an indistinguishable high rise haze. In these new contextual districts a specific height limitationwas imposed in addition to the floor area ratio (FAR) limitation. Mid-block sites received the lowestheight, with higher but still limited residential buildings allowed along the wideravenues. This "hills and valleys" planning recommendation was intended topreserve the existing character, light and scale of mid-block low rise residential streetscape inareas of the city where it predominates. The recommendation was based principallyon the greater traffic capacities of the 100 foot wide avenues, as compared with the 60 foot widestreets, in addition to the increased light and air potential of these wideravenues. There are a number of instances where taller blockswere built prior to the introduction of this contextual zoning which may result in isolated instances of non-compliance. 2.2 Existing Zoning The study area, including all properties withina 400 foot radius of the project site contains both residential and non-residential zoning districts. Thesezoning districts include two high-density residential districts, R10 and R8B,as well as three commercial districts, C5-IA, C1-8X and C2-8A (See Figure .3). The project site is located partially withinan R10 district and partially within a C5-1A (RI OA equivalent) zoning district (See Figure 4). Ramaz School Variance Application Analysis 5 CENTRALRESERVOIR PA MUSEUMMETROPOLITAN OF ART 09 PI 'PYN AV - CAf w.1.N F, B AYf'1r8i MADJTONR .a g dM s N R N t.' :d^dcX'wtiXa?-f^['8f.]L-+Y-r-iil('.i--FX A -7.N-(tF7k:,?iY k.-t-1f. ..F ._. .: 1'_:? __ - nT - rr1n AYE. lion' : If-AY1`f-l r"1(lY n I . tlIGTO/ AYE- i- TN/ O AVE. Till ID1111e ay 1 kIf tit :3 AVE. 8 - -I A E F/ ST - AYf. n rYORK rri rwl r.,9 AYE 18 oD US 0pa o to f..86THST E. 85`irS F: 83RD S Project Site Boundary R10 C1-8X 400-Foot Study Area Boundary I R8B C2-8A Zoning District Boundary C1-9 Special Purpose District C5-1A VARIANCE STUDY ING MAP (400' RADIUS) 0 200 ft BFJ Planning BFJ Planning 2.3 R-10 description R10 districts permit the highest residential densityin the city. This density is foundon avenues and wide crosstown streets south of 96th Street in Manhattan andin the Manhattan and Brooklyn central business districts.
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