MID-BLOCK TOWER SCHEMEs 3 & 4
Schematic Design Submission II: 3 Options
principles
schematic design report
101
Schematic Design Submission II: 3 Options
executive summary
principles
The conceptual approach is based on an analysis and interpretation of both the New York skyscraper and Turkish architectural heritage.
The concept is informed by a series of principles that have guided the project to the current design. Embedded within these principles are the logics of New York building massing and organization, traditional Turkish architecture and building techniques, Turkish heritage, and contemporary Turkish culture.
The New York skyscraper has very specific typological and programmatic logic. This scheme responds to these by pursuing a design that, 1. Generates a unique object in a generic mass, and 2. Creates an interior organization that responds to its specific requirements. Several characteristics of Turkish architecture and urban culture inform this design. The approach reinterprets these characteristics, not through direct translation, but through an operation of cultural reverberation, thereby achieving a quality of “Turkish flavor” through abstraction. Typology, geometry and traditional elements such as texture and craftsmanship have been reinterpreted to arrive to our current design. One of the most distinctive features of traditional Turkish architecture is its elegant, austere exteriors that stand in contrast to an exuberant treatment of interior spaces. This feature drives the design: An elegant New York building with exquisite Turkish interior space. Inspired by Turkish coursings in stone and masonry, each of the building’s volumetric articulations is expressed as a pure object - a simple stacking of clean masses. The masses are sculpted to express the grand Protocol Entrance facing the United Nations complex, and to establish a distinction between the official program and the residential tower. In contrast to a series of masonry stacked volumes forming a podium, the residential tower is expressed as an ethereal glass object floating above the city scape. The main programmatic decision that drives this scheme is the split between the Protocol Entrance and the secondary entrances to the building. Secondary access is located at ground level on 46th Street while the Protocol entrance faces the UN and leads to a second floor Piano Nobile - an Elevated Showcase. This grand lobby also serves as reception and function area, connecting directly to the auditorium. The Conference Center is located at the 10th floor linked to the main exterior terrace and reception space with magnificent views of the UN complex and the East River. The program is organized in relationship to the opportunities offered by the required setbacks. Hence, the Consul’s Suite and Executive Offices coincide with the first setback providing generous terrace space and views for senior staff. Office spaces are organized by floor according to public accessibility and hierarchy. Hence, areas accessed by the general public are located at the lower levels while the Ambassador’s office suite is located on the 14th floor.
east meets west > A WESTERN GAZE
I
typology > the konaks
II
typology > the new york skyscraper
III
geometry > turkish tradition, ELEGANT SIMPLICITY
IV
HERITAGE > textureS
V
The façade follows the conceptual premise of exterior elegance and purity. Traditional stone coursing provides the logic behind the fenestration modulation.
schematic design report
103
Schematic Design Submission II: 3 Options
east meets west: A WESTERN GAZE Project research starts with Le Corbusier’s famous sketches of Istanbul during his Voyage D’Orient. Three characteristic elements of the Turkish urban morphology are clearly identified in these quick sketches: The horizontality expressed on the slightly tilted roofs and cantilevered ledges of the residential fabric; the verticality of the minaretes; and the urban “events” materialized by the mosques and other civic buildings. Residential, civic, symbolic, and the event. These represent the initial elements of the concept and have become core components of the project’s design.
LE CORBUSIER, SKETCH, ISTANBUL 1911. VOYAGE D’ORIENT
HORIZONTAL
I
VERTICAL
EVENT
schematic design report
105
Schematic Design Submission II: 3 Options
TYPOLOGY: THE KONAKS “URBAN KONAKS HAD A SPECIAL ROLE IN THE LATE OTTOMAN SOCIETY. THEY FUNCTIONED AS THE COMMUNITY CENTER OF THE NEIGHBORHOOD. AT AN INTERVAL OF EACH TWO OR THREE ADJACENT ROADS STOOD A KONAK, USUALLY AT A CORNER WHICH HOUSED A PROSPEROUS AND BENEVOLENT FAMILY. THIS FAMILY AND ITS KONAK HAD AN EXCEPTIONAL INFLUENCE ON THE LIFE OF THE NEIGHBORHOOD.” Konaks as Mansions of the Wealthy or the Governor in the Dense Urban Pattern. The Konak Book, Ahmet Turhan Altiner & Cuneyt Budak.
II piano nobile
schematic design report
107
Schematic Design Submission II: 3 Options
TYPOLOGY: The new york SKYSCRAPER > SIMPLE RULE : MAXIMIZE SELLABLE AREA.
> TRANSLATES INTO A LITERAL REPRESENTATION OF ZONING REGULATION
> PROGRAM ORGANIZATION LIBERATES FROM ITS DETERMINISTIC ENVELOPE
> STACKED EVENTS THAT RESPOND TO THEIR SPECIFIC PROGRAMMATIC REQUIREMENTS
EXTERIOR ELEGANCE <-> INTERIOR EXUBERANCE
event
III
event
event
event
Downtown Athletic Club Building, New York, NY . Architect: Starrett & Van Vleck. 1930. Section.
schematic design report
Downtown Athletic Club Building, New York, NY . Architect: Starrett & Van Vleck. 1930
109
Schematic Design Submission II: 3 Options
ZONING REGULATION + NEED FOR INDIVIDUATION
=
UNIFORM
PODIUMS
+
DISTINCTIVE
TOWERS
III
schematic design report
111
Schematic Design Submission II: 3 Options
III
schematic design report
113
Schematic Design Submission II: 3 Options
GEOMETRY > TURKISH TRADITION, ELEGANT SIMPLICITY
IV
schematic design report
115
Schematic Design Submission II: 3 Options
DOMEs: GEOMETRIC GENESIS
MUQCARNAs: geometric SUBTRACTION
IV
schematic design report
117
Schematic Design Submission II: 3 Options
safranbolu: rotation and overhang
massing: stacking of volumes
IV
schematic design report
119
Schematic Design Submission II: 3 Options
HERITAGE > TEXTURES
V
schematic design report
121
Schematic Design Submission II: 3 Options
> ORGANIC MOTIFS
> TEXTURES
> CRAFTMANSHIP
> TIME
> EXTERIOR ELEGANCE <->INTERIOR EXUBERANCE
> EXTERIOR ELEGANCE <->INTERIOR EXUBERANCE
schematic design report
V
123
Schematic Design Submission II: 3 Options
MASSING and programming
schematic design report
125
Schematic Design Submission II: 3 Options
SITE
schematic design report
127
Schematic Design Submission II: 3 Options
ZONING ENVELOPE
schematic design report
129
Schematic Design Submission II: 3 Options
APPENDAGE
schematic design report
131
Schematic Design Submission II: 3 Options
WEDGE: ROTATION AND OVERHANG
schematic design report
133
Schematic Design Submission II: 3 Options
DETACHMENT
schematic design report
135
Schematic Design Submission II: 3 Options
PIANO NOBILE
schematic design report
137
Schematic Design Submission II: 3 Options
scheme 3 > FAR 10
schematic design report
139
Schematic Design Submission II: 3 Options
scheme 4 > FAR 12
schematic design report
141
Schematic Design Submission II: Investigations
schematic design report
143
Schematic Design Submission II: 3 Options
program
residential mission
schematic design report
145
Schematic Design Submission II: 3 Options
PROTOCOL ENTRY SEQUENCE
schematic design report
147
Schematic Design Submission II: 3 Options
schematic design report
149
Schematic Design Submission II: 3 Options
secondary entries
schematic design report
151
Schematic Design Submission II: 3 Options
VIEWS
schematic design report
153
Schematic Design Submission II: 3 Options
EVENTS
panorama lounge
EVENTs terrace
branch office reception
protocol entry
schematic design report
155
Schematic Design Submission II: 3 Options
panorama lounge
schematic design report
157
Schematic Design Submission II: 3 Options
events terrace
schematic design report
159
Schematic Design Submission II: 3 Options
branch office reception / waiting
schematic design report
161
Schematic Design Submission II: 3 Options
SECTION
CONSUL’s RESIDENCE assistant’s RESIDENCE
Employee residences
VISITOR’S RESIDENCE
AMBASSADOR’S OFFICE SUITE MISSION VIP OFFICES
event terrace and lounge CONFERENCE CENTER
consul’s office suite branch office auditorium civic space/pre-function
schematic design report
163
Schematic Design Submission II: 3 Options
SECTION > GREEN
schematic design report
165
Schematic Design Submission II: 3 Options
facade
schematic design report
167
Schematic Design Submission II: 3 Options
schematic design report
169
Schematic Design Submission II: 3 Options
coursing
schematic design report
171
Schematic Design Submission II: 3 Options
ELEGANCE
schematic design report
EXUBERANCE
173
Schematic Design Submission II: 3 Options
east elevation - 1st avenue
schematic design report
175
Schematic Design Submission II: 3 Options
North elevation - 46th street
schematic design report
177
Schematic Design Submission II: 3 Options
schematic design report
179
Schematic Design Submission II: 3 Options
schematic design report
181
Schematic Design Submission II: 3 Options
planning
schematic design report
183
Schematic Design Submission II: 3 Options
elevatoring diagram Elevation (ft)
Floor Roof
Roof
Height (ft)
380
11
GFA/Floor (sf)
ZFA/Floor(sf)
31
Level
31
369
11
2090.06
2019.38
30
Level
30
358
11
2085.52
2015.00
Residential FAR 12.5
29
Level
29
347
11
3024.73
2922.44
Residential FAR 10
28
Level
28
336
11
3024.73
2922.44
Permanent Mission
27 26
Level Level
27 26
325 314
11 11
3024.73 3024.73
2922.44 2922.44
25
Level
25
303
11
3024.73
2922.44
24
24 23 22
292 281 270
11 11 11
3024.73 3024.73 3024.73
2922.44 2922.44 2922.44
Conference Center Consulate General
Miscellaneous Units
bonus FAR
22
Level Level Level
General Departments
FAR 10
21
Level
21
259
11
3024.73
2922.44
20
Level
20
248
11
3024.73
2922.44
19
Level
19
237
11
3024.73
2922.44
18
Level
18
226
11
3024.73
2922.44
17
Level
17
215
11
3024.73
2922.44
16
Level
16
204
11
3024.73
2922.44
Level 15 Mechanical
193
11
3024.73
2922.44
Consulate Branch Office
23
Mechanical Floor
15 Mech 14
Level
14
178
15
4037.96
3901.41
13
Level
13
165
13
4037.96
3901.41
12
Level
12
152
13
4037.96
3901.41
11
Level
11
139
13
4037.96
3901.41
10
Level
10
125
14
7106.70
6866.38
9
Level
9
111
14
7106.70
6866.38
8
Level
8
98
13
7106.70
6866.38
7
Level
7
85
13
7106.70
6866.38
6
Level
6
71
14
10762.70
10398.74
5
Level
5
58
13
10762.70
10398.74
4
Level
4
45
13
10719.00
10356.52
3
Level
3
32
13
8607.80
8316.71
GFA (sf)
49546.53
421' 16'-0"
stacking diagrams
405'
Level
2
19
13
9347.88
9031.77
1
Level
1
0
19
11528.80
11138.94
61728.88
-1
Cellar 1
- 12
12
12067
150583.62
155854.1
-2
Cellar 2
-24
12
12067
-3
Cellar 3
- 36
12
12067
FAR 10 2 12
Permitted ZFA Factor 120670 24134 144804
1.035 1.035
Permitted GFA Proposed GFA Proposed ZFA 124893 124583 120370 24979 149872 157796 152459 36201 36201
434'-0"
Lot Area 120670 SF 120670 SF
383' 372' 361' 350' 339' 328' 317' 306' 295' 284' 273' 262' 251' 240' 229' 218' 207' 196'
180' 167' 154' 141'
15'-0"
13'-0"
13'-0"
13'-0"
Base FAR Bonus FAR To t a l Cellars
11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0"
2
11'-0"
28426.8
394'
16'-0"
1st AVE
16151.84
15'-0"
126'
98' 85' 72'
58' 45' 32' 19'
19'-0"
13'-0"
13'-0"
13'-0"
14'-0"
13'-0"
13'-0"
13'-0"
111'
13'-0"
13' 0â&#x20AC;&#x2122; -13' -26'
16'-0"
13'-0"
13'-0"
1st Ave.
15
0
50 Feet
Public
Residential
0
Loading
Private
-42'
Meters
schematic design report
Elevatoring Diagram
185
Schematic Design Submission II: 3 Options
plans: basement 3 > PARKING
plans: basement 1 > GENERAL DEPARTMENTS
Technician's Room
Parking
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Archive (Attache)
Mech. Elev
Archive (Attache)
Archive Communications (Mission)
Parking
Parking
UPS Room
Tenant Storage Parking
Parking
CAR ELEV.
CAR ELEV.
Mech. Elev
Parking
Parking
Parking
CAR ELEV.
Parking
UPS Room
Telecommunications (MPOP)
Fitness Center
Laundry and Ironing
Parking
Parking
Parking
Parking
Parking
Parking
Parking
Parking
Archive Communications (Mission)
CAR ELEV.
Archive Rooms
0 0
10
Archive Rooms
20ft.
0
5m
1
Archive (Mission)
Locker Rooms w/ bath & shower
Locker Rooms w/ bath & shower
0
plans: basement 2 > GENERAL DEPARTMENTS
10
20ft. 5m
1
plans: 1ST FLOOR > LOBBIES / SECURITY / KITCHEN Security Station Parking/ Loading
General Storage
Residencial Lobby
Main Mechanical and Electrical Rooms
Info/ Security
Security Room
General Storage
Man Trap
Exit Car entry / Loading
Mail Room 100sf General Storage
CAR ELEV.
Man Trap
Lobby
Archive Communications Consulate
Bicycle Storage
Security Station
Equipment Room
Bag Room 100sf
CAR ELEV.
Loading
Locker Rooms w/ bath & shower CAR ELEV.
General Storage
CAR ELEV.
Locker Rooms w/ bath & shower
Main Security Room
Archive Communications Consulate Mech/Electrical Storage
Office for Head Sec.
Mech/Electrical Storage
Breakroom with Kitchenette
Cold . Storage
Archive Rooms
Kitchen
Archive Rooms
Dry Storage
0 0
10 1
20ft. 5m
0 0
schematic design report
10
20ft. 5m
1
187
Schematic Design Submission II: 3 Options
plans: 4TH FLOOR > CONSULATE > ATTACHE / CONSULTANCY
plans: 2ND FLOOR > PROTOCOL ENTRY / PRE-FUNCTION
Visitors Waiting
Attache/ Attache/ Consultants Consultants Room Room
Bathroom
Attache/ Attache/ Attache/ Attache/ Attache/ Attache/ Consultants Consultants Consultants Consultants Consultants Consultants Room Room Room Room Room Room
Secretary
Secretary
Secretary
Secretary
Attache/ Consultants Room
Attache/ Consultants Room
Secretary
Bathroom
Assistance
WC
Assistance
Meeting/Conference Rm. WC
Assistance
Storage/ Loading Reception
Assistance WC Coat Room
Assistance Kitchenette
Small Receptions Art exhibits. ViP events
Attache/ Consultants Room
Lounge
Attache/ Consultants Room
Attache/ Consultants Room
control booth auditorium
WC
Attache/ Consultants Room
Attache/ Consultants Room
Inner Garden
0 0
10
plans: 3RD FLOOR > MISCELLANEOUS UNITS / AUDITORIUM
Ambassador's Office
Specialized Officer's Rm.
0
20ft.
0
5m
1
10
20ft. 5m
1
plans: 5TH FLOOR > CONSULATE > BRANCH OFFICE
Computer Work Area
Specialized Specialized Officer's Officer's Rm. Rm.
Prayer Room 215sf
Children's Play Area
Waiting Room
Ablution Area 100sf Reception Consulate Procedure Office
Secretary Specialized Officer's Rm.
Reception Waiting Room
Auditorium Prefunction Area
Archive Specialized Officer's Rm.
Specialized Officer's Rm.
WC
WC
WC
Auditorium
Prayer Room
Ablution Area
WC
Multipurpose Wedding Hall
WC
Storage
Miscellaneous Office Unit 2
Secretary
Contract Office
Contract Office
Contract Office
Contract Office
Contract Office
Contract Office
Contract Office
Contract Office
Contract Office
Contract Office
Visa Section
Secretary
Office
WC
Vice Consul/ Signature Room
Storage
Bathroom
Bathroom
Private Procedure Room
Fax Kitchenette
Kitchenette
Office Archive
Miscellaneous Office Unit 1
0 0
schematic design report
10 1
20ft. 5m
0 0
10
20ft. 5m
1
189
Schematic Design Submission II: 3 Options
plans: 6TH FLOOR > CONSULATE > EXECUTIVE OFFICES / COMMUNICATIONS
Contract Personnel
Contract Personnel
Contract Personnel
Contract Personnel
Legal Counsel
plans: 8TH FLOOR > MISSION > OFFICES
Specialized Officers
Conference Room
Legal Counsel
Specialized Officers
Contract Personnel's Office
Strong Room/ Secure Room
Communication Room/ Officer Room
Server & Tele Switchboard Room
Front Room Front Room
Contract Personnel's Office
Contract Contract Personnel's Personnel's Office Office
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
Specialized Officers
Recreation Room
Archive
Contract Personnel's Office
Specialized Officers
Bathroom
Counsul/ Specialized Officers (KIM)
Reception
Attendant's Room
Kitchenette
Counsul/ Specialized Officers (KIM)
Counsul/ Specialized Officers (KIM)
Bathroom
Bathroom
Fax
Bathroom
Fax
Kitchenette
Kitchenette
Contract Personnel's Office
Counsul/ Specialized Officers (KIM)
0 0
10
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
Contract Personnel's Office
0
20ft.
0
5m
1
plans: 7TH FLOOR > CONSULATE > EXECUTIVE OFFICES
10
20ft. 5m
1
plans: 9TH FLOOR > MISSION > OFFICES
Terrace
Counsul/ Specialized Officers (KIM)
Counsul/ Specialized Officers (KIM)
Service Officer's Room
Service Officer's Room
Consul General's Lounge
Vice Consul General/ Spec Officer's Office
Service Officer's Room
Service Officer's Room
Toilet
Secretary
Waiting Area WC
Secretary
Secretary
Secretary
Secretary
Secretary
Secretary
Secretary
WC
Front Room Security Room
Strong Room/ Secure Room Server & Tele Switchboard Room
Undersecretary/Undersecretary/Undersecretary/Undersecretary/Undersecretary/Undersecretary/Undersecretary/Undersecretary/ Consultant's Consultant's Consultant's Consultant's Consultant's Consultant's Consultant's Consultant's Room Room Room Room Room Room Room Room
Secretary's Office
Waiting Room
Service Officer's Room
Communication Room/ Officer
0 0
schematic design report
Bathroom
Attendant's Room
Consul General's Office
10 1
20ft. 5m
Service Officer's Room
Service Officer's Room
Bathroom
Fax
Kitchenette
Service Officer's Room
0 0
10
20ft. 5m
1
191
Schematic Design Submission II: 3 Options
plans: 10TH FLOOR > CONFERENCE CENTER / FOYER
plans: 12TH FLOOR > MISSION > EXECUTIVE OFFICES
Terrace WC
WC
Specialized Officers (Kim) Undersecretary asst. to consultant Undersecretary asst. to consultant
Undersecretary asst. to consultant
Prefunction area
Undersecretary asst. to consultant
Conference Room
WC
WC
Kitchenette
Service Office
Specialized Officers (Kim)
0 0
10
Specialized Officers (Kim)
Specialized Officers (Kim)
Specialized Officers (Kim)
Specialized Officers (Kim)
0
20ft.
0
5m
1
plans: 11TH FLOOR > CONFERENCE CENTER / EVENT TERRACE
10
20ft. 5m
1
plans: 13TH FLOOR > MISSION > EXECUTIVE OFFICES
Terrace below Undersecretary asst. to consultant Undersecretary asst. to consultant Conference Room
WC
WC
Kitchenette
Conference Room 2
Visiting Official's Office
Conference Room 2
0 0
schematic design report
10 1
20ft. 5m
Visiting Official's Office
Visiting Official's Office
Visiting Official's Office
0 0
10
20ft. 5m
1
193
Schematic Design Submission II: 3 Options
plans: 14TH FLOOR > MISSION > AMBASSADORâ&#x20AC;&#x2122;S OFFICE SUITE
plans: 16TH FLOOR > RESIDENTIAL / GUEST APARTMENT
Ambassadors Lounge
2 Br, Apt.
WC
Permanent Rep/Ambassador's Office
Reception
Guest Apt.
Waiting Area WC Assistant to Permanent Representative Secretary
0 0
10
0
20ft.
0
5m
1
plans: 15TH FLOOR > MECHANICAL
10
20ft. 5m
1
plans: 17TH FLOOR > RESIDENTIAL / GUEST APARTMENT
Courier Room Studio Apt.
Courier Room Studio Apt.
Courier Room Studio Apt.
Courier Room Studio Apt.
Courier Room Studio Apt.
Courier Room Studio Apt
Outhouse 4
Outhouse 3
Main Mechanical and Electrical Rooms
0 0
schematic design report
10 1
20ft. 5m
0 0
10
20ft. 5m
1
195
Schematic Design Submission II: 3 Options
plans: 18TH FLOOR > RESIDENTIAL / HOUSEHOLD STAFF / COURIER ROOMS
plans: 31TH FLOOR > ASSISTANT’S APARTMENT
Assistant to Perm Rep. Apt
Courier Room Courier Room Studio Apt. Studio Apt.
Outhouse 1
Outhouse2
2 Br, Apt.
0 0
10
20ft. 5m
1
plans: 32TH FLOOR > ASSISTANT’S APARTMENT / CONSUL’S APARTMENT 0
10
0
20ft. 5m
1
Assistant to Perm Rep. Apt
plans: 19TH TO 30TH FLOOR > RESIDENTIAL / TYPICAL Consul General Residence
0 0
10
20ft. 5m
1
2 Br, Apt.
plans: 33TH FLOOR > CONSUL’S APARTMENT 3 Br, Apt.
Consul General Residence
0 0
10 1
20ft. 5m
0
schematic design report
0
10 1
197
20ft. 5m
Schematic Design Submission II: 3 Options
area calculations Floor Roof Level 33 Level 32 Level 31 Level 30 Level 29 Level 28 Level 27 Level 26 Level 25 Level 24 Level 23 Level 22 Level 21 Level 20 Level 19 Level 18 Level 17 Level 16 Level 15 Level 14 Level 13 Level 12 Level 11 Level 10 Level 9 Level 8 Level 7 Level 6 Level 5 Level 4 Level 3 Level 2 Level 1 Cellar 1 Cellar 2 Cellar 3
Elevation (ft) 412 401 390 379 368 357 346 335 324 313 302 291 280 269 258 247 236 225 214 193 178 165 152 139 124 111 98 85 71 58 45 32 13 0 ‐12 ‐24 ‐36
FF Height (ft)
GFA/Floor (sf)
11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 21 15 13 13 13 15 13 13 13 14 13 13 13 19 13 12 12 12 448
ZFA/Floor(sf)
2,307 2,379 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,025 3,986 ‐ 3,986 3,986 3,986 3,986 6,912 7,060 7,060 6,312 10,541 10,719 7,619 10,719 8,832 11,521 12,067 12,067 12,067 196,512
GFA (sf)
2,226 2,296 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 2,919 3,846 3,846 3,846 3,846 6,670 6,813 6,813 6,091 10,172 10,344 7,352 10,344 8,523 11,118 150,854
Summary No.
Department or Section
Base FAR Bonus FAR Total Cellars
20%
extra FAR Total GSM GSF PROVIDED (including circ.)
31,719
2,947
6,344
38063
33,728
33,728
2
Consulate General
28,286
2,582
5,657
33943
35,122
35,122
3
Conference Center
19,604
1,821
3,921
23525
23,345
23,345
4
General Departments
34,580
3,212
6,916
41496
42,885
42,885
5
Miscellaneous Units
4,375
406
875
5249
5,664
5,664
6
Residential
47,660
4,428
9,532
57192
14,373
55,768
155,117
196,512
199,468
53,086
Total Departmental Gross Area Builidng Grossing Factor @20% Total office gross floor area
118,563 23,713 142,276
10,968 2,194 13,162
117,287 10,896 23,457 2,179 140,744 13,076
19,930
Residential net area 20% grossing factor Total residetial gross floor area
47,660 9,532 57,192
4,428 886 5,313
46,473 4,318 9,295 864 55,768 5,181
27,344
Total Building Gross Floor Area needed
199,468
18,475
199,468
Roof
59,951 160,311
196,512
Elevation (ft)
Floor Roof
31
Level
31
Height (ft)
GFA/Floor (sf)
18,257
ZFA/Floor(sf)
380
11
369
11
2090.06
2019.38
358
30
Level
30
11
2085.52
2015.00
Residential FAR 12.5
29
Level
29
Residential FAR 12.5 347
11
3024.73
2922.44
Residential FAR 10
28
Level
28
Residential FAR 10 336
11
3024.73
2922.44
Permanent Mission
27
Level Level
27 26
325 Permanent Mission
26
314
11 11
3024.73 3024.73
2922.44 2922.44
25
Level
25
303
24
24 23 22
Conference Center
Conference Center
11
3024.73
2922.44
11 11 11
3024.73 3024.73 3024.73
2922.44 2922.44 2922.44
bonus FAR FAR 10
Miscellaneous Units
bonus FAR
22
General Departments
FAR 10
21
Level
21
259 General Departments
11
3024.73
2922.44
20
Level
20
248 Mechanical Floor
11
3024.73
2922.44
19
Level
19
237
11
3024.73
2922.44
18
Level
18
226
11
3024.73
2922.44
17
Level
17
215
11
3024.73
2922.44
16
Level
16
204
11
3024.73
2922.44
Level 15 Mechanical
193
11
3024.73
2922.44
23
Mechanical Floor Permitted GFA Proposed GFA Proposed ZFA 1 124,893 124,011 120,060 1 31,223 156,117 160,311 150,854 36,201 36,201
Mech 14
1st AVE
Level
14
178
15
4037.96
3901.41
13
Level
13
165
13
4037.96
3901.41
12
Level
12
152
13
4037.96
3901.41
11
Level
11
139
13
4037.96
3901.41
10
Level
10
125
14
7106.70
6866.38
9
Level
9
111
14
7106.70
6866.38
8
Level
8
98
13
7106.70
6866.38
7
Level
7
85
13
7106.70
6866.38 10398.74
6
Level
6
71
14
10762.70
5
Level
5
58
13
10762.70
10398.74
4
Level
4
45
13
10719.00
10356.52
3
Level
3
32
13
8607.80
8316.71
2
Level
2
19
13
9347.88
1 -1
Level
1
0
19
11528.80
Cellar 1
- 12
12
12067
-2
Cellar 2
-24
12
12067
-3
Cellar 3
- 36
12
12067
Base FAR Bonus FAR To t a l Cellars
Lot Area 120670 SF 120670 SF
GFA (sf)
292 Consulate Branch Office 281 Miscellaneous270 Units
Consulate General
Level Level Level
15
schematic design report
FAR 10 GSF PROVIDED (including circ.)
GSF REQ
Permanent Mission
Consulate Branch Office
Permitted ZFA Factor 10 120,670 3 30,168 12 150,838
Total GSM
1
Consulate General
Lot Area FAR 12,067 12,067
Total GSF
FAR 10 2 12
Permitted ZFA Factor 120670 24134 144804
1.035 1.035
49546.53
16151.84
28426.8
9031.77 11138.94 1st AVE61728.88 155854.1 150583.62
Permitted GFA Proposed GFA Proposed ZFA 124893 124583 120370 24979 149872 157796 152459 36201 36201
199