OFFICE CONVERSION Antonino Boornazian, Samantha Monge Kaser & Miguel Sanchez-Enkerlin
INTRODUCTION
ADAPT & PRESERVE REGULATIONS CONTEXT
Adapting to market seasons through a robust amenity core PROTOTYPE
Office Conversion
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INTRODUCTION REGULATIONS
This proposal is a model for the adaptation of post-war high rise office buildings into mixeduse vertical neighborhoods with the potential to generate more than 15,000 new dwelling units in Manhattan.
CONTEXT
Office Conversion
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PROTOTYPE
Shutterstock
INTRODUCTION REGULATIONS
Permanent changes in work culture have already rendered a large amounts of architecture outdated for office use. This market-adaptive renovation strategy leans on the addition of shared amenity space to ensure a financially and ecologically sustainable preservation of existing buildings in Manhattan.
CONTEXT
MENITY
Office Conversion
RESIDENTIAL
PROTOTYPE
SIDENTIAL
AMENITY
MARKET
OFFICE MARKET
OFFICE
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INTRODUCTION REGULATIONS CONTEXT PROTOTYPE
Office Conversion
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INTRODUCTION
POLICY CHANGE Building Code Chapter 10
REGULATIONS
Amendment for the reduction of means of egress requirements by way of time-based occupancy calculations. Office Occupancy complements Residential Occupancy hours and can lead to the efficient use of the same fire exits. Expand Zoning Code Chapter 5 to Include Midtown Create a special district in Midtown areas covered by C-5 and C-6 that would fall under the same regulations of Chapter 5 - Residential Conversion within Existing Building - exempting the requirement for commercial to be below the lowest floor of residential. This stacking will lead to the efficient use of unsuitable spaces on residential floor plates for public amenities used by both office and residential occupants.
CONTEXT
Impact The total scope of redevelopment could reach up to 115,800,000 square feet. The first sector of redevelopment into mixed-use residential includes 39 PostWar buildings with a centrally located cores, leading to the creation of 25,000,000 SF of additional residential space on Manhattan, or about 15,300 units.
PROTOTYPE
This redevelopment strategy applies to 112 buildings built between 1950-1975 in zones C-5 and C-6 of New York City.
(Sources: CTBUH, Esri Skyscraper Explorer, Skyscraper Center) Office Conversion
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INTRODUCTION
THE CHANGING NATURE OF WORK CULTURE Work culture has radically changes in the last two decades owing to advances in technology and changes in expectations about the workplace. This has a direct impact of the architecture’s suitability as a place of work. WORKING SPACE
SOCIAL STRUCTURES
HORIZONTAL
CUBICLES
CO-WORKING
INDIVIDUAL SPACE
COMMON AMENITIES
REGULATIONS
HIERARCHICAL
WORK LOCATION
REMOTE WORK
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150 SF/person + SHARED AMENITY
Boornazian | Monge Kaser | Sanchez-Enkerlin
PROTOTYPE
500 SF/person
Office Conversion
CONTEXT
ON-SITE WORK
INTRODUCTION
FLOOR PLAN CHANGES In the 20th Century, high rise office buildings occupied the perimeter plan with private offices, filling the inner space with cubicles. Today’s office culture calls for open floor plans with reduced square footage per person and more area dedicated to common amenities.
TRENDING OFFICE MODEL
Core Private Offices
REGULATIONS
PAST OFFICE MODEL
Amenity
PRESETN PRESETN DESIRED PRESETN DESIRED OFFICE DESIRED OFFICE MODEL OFFICE MODELMODEL
Office Conversion
2018 Google Office Space, NY
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PROTOTYPE
1960’s Office Space, NY
CONTEXT
PASTPAST OFFICE OFFICE PAST MODEL OFFICE MODELMODEL
INTRODUCTION
MODERN AMENITIES Increasingly buildings must feature on-site amenities in both residential and office use buildings in order to be competitive. Most of these amenities appear in both use types - screening rooms, game areas, libraries, and fitness areas.
REGULATIONS
Game Room, Via 57 West NY
Library, Via 57 West NY
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PROTOTYPE
Gym, Google NY
CONTEXT
Office Conversion
Screening room, NY by Gehry
Fewer externalities surround adaptive reuse, making it a more viable option than demolition and new construction. Among the benefits of adaptive reuse are cost and time savings.
DEMOLITION + NEW CONSTRUCTION
INTRODUCTION
REDEVELOPMENT
ADAPTIVE REUSE
REGULATIONS CONTEXT
(Source: The Real Deal New York Real State News)
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PROTOTYPE
Chapter 33 of the Building Code dictates the complex regulation surrounding deconstruction, which in the case of the Deutsche Bank Building demolished in 2011 took 1 week per floor, but a total of 4 years due to safety hazards. In today’s dollar this deconstruction cost $177 million (126.50 per SF).
INTRODUCTION
ENVIRONMENTAL IMPACT New construction is one of the leading causes of climate change. Adaptive reuse is more sustainable; reducing waste, air pollution, and energy consumption.
40%
23 %
40%
50 %
23 %
50 %
23 %
50 %
WORLDWIDE ENERGY USAGE AIR POLLUTION WORLDWIDE ENERGY USAGE AIR WORLDWIDE ENERGY USAGE AIRPOLLUTION POLLUTION
WIDE ENERGY USAGE
40%
50 %
CLIMATE CHANGE
CLIMATE CHANGE
CONTEXT
40%
REGULATIONS
40%
50 %
CLIMATE CHANGE
AIR POLLUTION
CLIMATE CHANGE
* U.S. Green Building Council (USGBC)
40% Office Conversion
50 % 113
Building Caused
Core
Other Sources
Private Offices Amenity
Boornazian | Monge Kaser | Sanchez-Enkerlin
PROTOTYPE
LANDFILL WASTES DRINKING WATER DRINKING WATER LANDFILL WASTES DRINKING WATER LANDFILL WASTES POLLUTION POLLUTION POLUTION
INTRODUCTION
PRE-WAR / POST-WAR The use of HVAC systems in post-war buildings allowed floor plates to become deeper than before. This poses a complication in office conversion to residential not generally present in shallower pre-war buildings.
X > X’
Y > Y’
X > X’
PRE-WAR
REGULATIONS
Y > Y’
POST-WAR Y’ Y
Y’
CONTEXT
Y
Office Conversion
X’
PRE-WAR / NATURAL LIGHT & VENTILATION
PROTOTYPE
X’
X
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POST-WAR / HVAC PLANS
INTRODUCTION
CORE CONFIGURATIONS In post-war buildings, side core configurations provide large enough continuous floor space to adapt to the new office model. Central core buildings divide the floor plate into a ring which is more suitable for conversion to residential, making them our primary target. CENTRAL CORE
PERIMETER CORE
CENTRAL CORE
FEASIBLE FOR RESIDENTIAL MIXED-USE
CONTEXT
FEASIBLE FOR NEW OFFICE TYPOLOGY
REGULATIONS
PERIMETER CORE
PROTOTYPE
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Office Conversion
LARGE OPEN FLOOR
Boornazian | Monge Kaser | Sanchez-Enkerlin
RING SPACE PLAN
INTRODUCTION
TARGET AREAS Highlighted are the areas of New York City which contain high-rise office buildings. This represents zoning types C-5 and C-6. Many of the buildings in these zones were built post-war and are part of the scope of this proposal.
REGULATIONS CONTEXT PROTOTYPE
Office Conversion
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INTRODUCTION REGULATIONS
BUILDING STOCK Within the C-5 and C-6 zones there are 112 high rise office buildings completed between 1950 and 1975. Of those, 39 have the centrally located cores that we have identified as optimal for near-future adaptation to mixed use.
CONTEXT
Application of our prototype in these buildings would create up to 25,000,000 SF of new residential space in Manhattan, with a potential of expanding into a further 47,000,000 SF in other post-war buildings.
PROTOTYPE
Office Conversion
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INTRODUCTION
PRECEDENTS OFFICE CONVERSION
REGULATIONS
200’
CONTEXT
80’
125’
170’
110’
110’
70 Pine
488 University Ave
San Fransisco, CA/USA
New York, NY/USA
Toronto, ON/CA
Albert F. Roller, 1974 Solomon Cordwell and Buenz, 2015 480,740 SF 400 Units Office to Residential
Clinton & Marshall,1932 Holton & George, 2016 1,026,454 SF 796 Units Office to Mixed Use
WZMH Architects,1968 Core Architects, 2018 213,323 SF 453 Units Office to Mixed Use
Office Conversion
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PROTOTYPE
100 Van Ness
INTRODUCTION
REDEVELOPMENT CRITERIA
d
d
d
Building Caused
Core
Other Sources
Private Offices Amenity
CORE TO SHELL DISTANCE CORE TO PARAMETERS SHELL PARAMETERS CORE TODISTANCE SHELL DISTANCE 50’ > d > 20’ 50’50’> >d d>>20’ 20
RECLAIM INWARD RECLAIM OFOF UNIT SPACE MODULE INWARD OF UNIT MODULE RECLAIMSPACE SPACE INWARD UNIT MODULE FOR AMENITY USE
Unit Module Amenity
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PROTOTYPE
Core
Office Conversion
CONTEXT
d
REGULATIONS
Due to lighting and room size constraints the maximum facade-to-core depth for redevelopment is 50 feet and the minimum 20 feet. By repurposing the central space of the floor plate,beyond the residential unit module, the scheme creates central amenities leveraging excess core.
INTRODUCTION
VERTICAL NEIGHBORHOODS
REGULATIONS CONTEXT PROTOTYPE
Office Conversion
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INTRODUCTION
SECTIONAL DISTRIBUTION Lower floors that are subject to reduced daylight exposure are better suited for modern office space. The higher floors are converted to residential with amenity cores. Projects are viable when the building is above 30 floors, with more than half of the floors becoming residential.
REGULATIONS
UPGRADE FLOORS WITH TWO EXPOSURES TO MODERN OFFICE SPACE
CONVERT FLOORS WITH FOUR EXPOSURES TO RESIDENTIAL WITH CENTRAL AMENITY CORE
Residential Office Amenity
Office Conversion
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PROTOTYPE
Fire Stair
CONTEXT
LOWER FLOORS PARTY WALL CONDITION
INTRODUCTION
AMENITY CORE The build out of amenities accessible to residents and office workers, as well as the public is the lifeblood of the mixeduse development.
REGULATIONS
This feature also allows for the efficient redevelopment of the building back-andforth from office to residential according to market demands.
CENTRAL CORE
CENTRAL CORE
MARKET
AMENITY
CENTRAL CORE
CONTEXT
MARKET
OFFICE
RESIDENTIAL
Residential
VERTICAL NEIGHBORHOODS VERTICAL NEIGHBORHOODS
Office Conversion
VERTICAL NEIGHBORHOODS
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Office AMMENITY SPACE AMMENITY SPACE SHARED BY OFFICE SHARED BY OFFICE Amenity AND RESIDENTIAL TENANTS AND RESIDENTIAL TENANTS AMMENITY SPACE
SHARED BY OFFICE AND RESIDENTIAL Boornazian | MongeTENANTS Kaser | Sanchez-Enkerlin
PROTOTYPE
Fire Stair
INTRODUCTION
LIVE - PLAY - WORK
REGULATIONS CONTEXT PROTOTYPE
Office Conversion
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INTRODUCTION REGULATIONS
PROTOTYPE W.R. GRACE BUILDING The W.R. Grace exemplifies the standard middle-core office building, making it a viable example for the prototype.
CONTEXT
Built in 1974 Architect: Gordon Bunshaft, SOM 48 Floors 1,478,531 SF
PROTOTYPE
Office Conversion
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INTRODUCTION
LOBBY SEPARATION
O R O R O R O O
R R R R R R O O
R R R O
A O A O
REGULATIONS
O O O O
S S O O
CONTEXT
Residential Office Amenity
Office Conversion
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PROTOTYPE
Fire Stair
INTRODUCTION
ELEVATORING The separation of elevators for different uses is a key component to our proposal. Residential and Office elevators are isolated, but amenity elevators are shared. Reclaimed core space in the high rise levels is converted into amenity space. Fire Stair Residential Office
REGULATIONS
Amenity
CONTEXT
Residential Office Amenity
Office Conversion
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PROTOTYPE
Fire Stair
INTRODUCTION
SECTION A-A
Top of Parapet 630’ Floor 48 607’
REGULATIONS CONTEXT
Floor 17 220’
Residential Office Floor 3 45’
Amenity
Mechanical 20’ Lobby 0’
Office Conversion
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PROTOTYPE
Fire Stair
INTRODUCTION
SECTION B-B
Top of Parapet 630’ Floor 48 607’
REGULATIONS CONTEXT
Floor 17 220’
Residential Office
Floor 3 45’
Amenity
Mechanical 20’ Lobby 0’
Office Conversion
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PROTOTYPE
Fire Stair
Location of post-war buildings eligible for redevelopment. Seventy percent of these buildings have a central core and can be converted into mixed-use residential.
R
R
R
R
R
R
INTRODUCTION
SEPARATED CIRCULATION
A
A
R
R
R
R
R
REGULATIONS
R
A
A
CONTEXT
Residential Circulation Amenity Circulation Residential Amenity
Amenity Circulation Residential Amenity
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PROTOTYPE
Residential Circulation
INTRODUCTION
TYPICAL MIDRISE PLAN 16 Units 7 Studios
6 650 SF 1 850 SF
213’
1 1-Bedroom 1 850 SF
REGULATIONS
2 2-Bedrooms
2 1,240 SF
6 3-Bedrooms
2 1,790 SF 2 1,930 SF 2 2,250 SF
117’
35’
CONTEXT
24,983 SF Gross 20,882 SF Net 20,000 SF Residential 883 SF Amenity 83.6 % Efficiency
30’
PROTOTYPE
Office Conversion
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INTRODUCTION
EXTENDED AMENITY MIDRISE PLAN 15 Units
6 Studios 1 1-Bedroom 2 2-Bedrooms 6 3-Bedrooms
24,983 SF Gross
REGULATIONS
20,900 SF Net 18,240 SF Residential 2,660 SF Amenity 83.7 % Efficiency
15 Units
CONTEXT
6 Studios 1 1-Bedroom 2 2-Bedrooms 6 3-Bedrooms
24,983 SF Gross 19,152 SF Net
PROTOTYPE
19,152 SF Residential (1,700) SF Amenity Atrium 77 % Efficiency
Office Conversion
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INTRODUCTION
TYPICAL HIGHRISE PLAN 16 Units
7 Studios 1 1-Bedroom 2 2-Bedrooms 6 3-Bedrroms
24,983 SF Gross
REGULATIONS
21,960 SF Net 20,000 SF Residential 1,960 SF Amenity 88% Efficiency
CONTEXT PROTOTYPE
Office Conversion
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INTRODUCTION
EXTENDED AMENITY HIGHRISE PLAN 15 Units
6 Studios 1 1-Bedroom 2 2-Bedrooms 6 3-Bedrooms
24,983 SF Gross
REGULATIONS
21,818 SF Net 18,236 SF Residential 3,582 SF Amenity 87% Efficiency
CONTEXT PROTOTYPE
Office Conversion
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INTRODUCTION
EXTENDED AMENITY HIGHRISE PLAN 14 Units
5 Studios 1 1-Bedroom 2 2-Bedrooms 6 3-Bedrooms
24,983 SF Gross
REGULATIONS
21,865 SF Net 17,700 SF Residential 4,165 SF Amenity 88% Efficiency
15 Units
CONTEXT
7 Studios 2 2-Bedrooms 6 3-Bedrooms
24,983 SF Gross 22,095 Net 18,575 SF Residential
PROTOTYPE
3,520 SF Amenity 88% Efficiency
Office Conversion
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INTRODUCTION
MARKETING
REGULATIONS CONTEXT PROTOTYPE
Office Conversion
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