MIXED-INCOME HOUSING IN HIGH-RISES ESSEX CROSSING & POTRERO 1010: A CASE STUDY COMPARISON JARED DUKES | HOUSING PROTOTYPES | PROF: MICHAEL FIFIELD | AUTUMN 2018
MIXED-INCOME HOUSING
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HOUSING PROTOTYPES | AUTUMN 2018
Mixed-income housing is “non-organic” in the sense that it deliberately strives to provide residential units along a spectrum from affordable to market-rate prices in the same area and/or same building when possible. The goal with this is to create communities with a mix of backgrounds/circumstances to then foster more diversity and inclusion. Income disparities are a major reason for segregation of neighborhoods based on socioeconomical factors and in turn is typically characterized by less diversity. Developing mixed-income housing projects strives to change these treads of the past.
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ESSEX CROSSING - NEW YORK CITY
LOWER EAST SIDE - MANHATTAN
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POTRERO 1010 - SAN FRANCISCO
POTRERO HILL AREA - SOUTH OF DOWNTOWN
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ESSEX CROSSING - FORMERLY SEWARD PARK URBAN RENEWAL AREA •
Stretching back to the 1960’s, this part of the Manhattan was apart of the Seward Park Housing Cooperative. Historically, the Lower East Side was an immigrant area which included Germans, Hispanics, Irish, and Italians. As a result, several low-income public housing buildings were eventually contructed by the Seward Park Housing Cooperative. They were designed by Herman Jessor and completed in the 1950’s. As seen in the photos and floorplan below, there are no good interior common spaces in between the units for soical gathering and the public areas outside the buidlings are ambiguous, making it very difficult to have a sense of ownership by anyone as well as difficult to provide a sense of community. For these reasons as well as others these public housing projects proved to be poor models and encouraged perpetual poverty and crime.
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In 1967, the city leveled 20 acres in this area with the intention of building more public housing units. However, the spaces ended up remaining vacant or parking lots and became part of the Seward Park Urban Renewal Plan. Political corruption and public debate kept the site undeveloped for nearly 5 decades until, after much controversy, it was finally incorporated into the new Essex Crossing master plan.
No Sunlight in Corridor
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Indefensible - Ambiguous Space
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ESSEX CROSSING - CURRENT DEVELOPMENT
INTERNATIONAL CENTER OF PHOTOGRAPHY
LOCATION: New York City (Lower East Side) ARCHITECT: SHoP Architects (master plan) DEVELOPER: Delancey Street Associates SIZE: 1,938,000 sf (10 block area)
175 DELANCEY ST. (THE GOLDIN)
242 BROOME ST. 125 DELANCEY ST.
THE MARKET LINE
MIXED-USE DEVELOPMENT: • Residential - 1000 housing units - 50% permanently affordable units • Commercial/ Retail - Restaurants - Office Space (250,000 sf) - Movie Theater • Community Programming - The Market Line - Essex Street Market - International Center of Photography - Community Center - 160,000 sf of layered gardens, parks, and pedestrian space TRANSIT: Served by New York City Subway system as well as several bus lines CONSTRUCTION STARTED: 2015
145 CLINTON ST. (THE ROLLINS)
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EXPECTED COMPLETION: 2024 • •
1000 Permanent Jobs 5000 Construction Jobs
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COMMUNITY PROGRAMMING OF ESSEX CROSSING
INTERNATIONAL CENTER OF PHOTOGRAPHY
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PUBLIC GREENSPACES & PEDESTRIAN ZONES
THE MARKET LINE - Below ground, bi-level food/retail promenade featuring a floating garden
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RESIDENTIAL TOWERS OF ESSEX CROSSING
125 DELANCEY ST.
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THE GOLDIN - 175 DELANCEY ST.
242 BROOME ST.
THE ROLLINS - 145 CLINTON ST.
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STATUS: Under Construction
125 DELANCEY ST. @ ESSEX CROSSING
ARCHITECT: Handel Architects SHoP Architects (Interiors) TYPE: Mixed-Use High-Rise SIZE: 25 Stories (tallest in development) 1.65 million sf PROGRAM: - 195 Apartment Units (98 Affordable) - 280,000 sf of Office Space - Essex Street Market - Regal Cinema Theater - Urban Farm on podium rooftop •
This tower is the tallest building planned for Essex Crossing and is located at the intersection of Delancey Street and Essex Street. It is considered the ‘gateway’ into the Essex Crossing Development because of its height and wide range of uses. There is a 5-story podium at the base that holds a 20-story residential tower on top. In the tower, there are 195 apartment rentals with half being at affordable rates. The podium holds office and retail spaces, community facilities, a movie theater, and an expanded Essex Street Market. There is also an urban farm and roof terrace on top of one half of the podium. The building is currently finishing construction with a 2018 completion goal. There are currently no floorplans available other than the lower level plan shown below that shows retail/office space and the buildings connected to the greenspace and street.
Podium and Tower from intersection of Essex St. and Broome St.
1st Floor Plan HOUSING PROTOTYPES | AUTUMN 2018
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125 DELANCEY ST. @ ESSEX CROSSING (cont.)
Living Room of Apartment with views of NYC Skyline
Urban Farm/Terrace on Podium Rooftop
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Multi-layered Facade with a Variety of Window Sizes
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THE GOLDIN - 175 DELANCEY ST. STATUS: Completed in 2018 ARCHITECT: Dattner Architects TYPE: Mixed-Use High-Rise SIZE: 15-Stories (178,000 sf) PROGRAM: - 100 Apartment Units - Senior-oriented - Retail at Street Level - 2 Rooftop Gardens AWARDS: Multifamily Executive—Affordable Senior Housing Grand Winner •
Podium and Tower from intersection of Clinton St. and Broome St.
The Goldin is a high-rise structure comprised of a podium and rectangular tower that are proportioned fairly similar (podium laying on long side and tower standing on short side). The residences are geared toward the senior community and are all at affordable rates. There are several senior support programs in terms of cultural, social, and medical services. The units strive to provide expansive views of the city skyline and allow for as much southern exposure as possible. Energy efficiency is accomplished with a well-insulated envelope and highly efficient mechanical systems. The roof of the podium, that is not covered by the residential tower, holds gardens that simulate the feel of a city park and provide recreational opportunities.
Diagram - City Views & Southern Exposure
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THE GOLDIN - 175 DELANCEY ST. (cont.)
Roof Garden on top of Podium
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Close-Up of Tower Facade
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STATUS: Completed in 2018
242 BROOME ST.
ARCHITECT: SHoP Architects DXA Interiors TYPE: Mixed-Use High-Rise SIZE: 14-Stories PROGRAM: Mostly Residences (only building in development with condos), Some Commercial, International Center of Photography connected
Interior Photos
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This mixed-use project is another podium and tower scheme similar to The Goldin. The tower slopes inward slightly at the southwest corner to allow more daylight in and provide more views out. The structure is a concrete system with post tensioned floor slabs. The enclosure is attached with modular current wall panels with an anodized aluminum outer surface.
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It is comprised mostly of 55 condominium units but also has some commercial space along the street. Of the 55 condos, 44 are market rate while the other 11 are at affordable prices. They are available in one to three bedrooms, ranging from 765 to 2181 square feet, and currently cost from $1,500,000 to $7,000,000. Floorplans feature open concept kitchen and living spaces and 10 feet high ceilings in some areas. Amentities include an entertainment lounge, fitness center, bicycle storage, bowling alley, and rooftop terrace. There is also an adjacent 4-story structure that has community facility spaces.
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242 BROOME ST. (cont.) FLOORPLANS
1 Bedroom - 1 Bath (772 sf)
1 Bedroom - 1.5 Bath (983 sf)
1 Bedroom - 2 Bath (1,179 sf)
2 Bedrooms - 2 Bath (1,229 sf)
2 Bedrooms - 2 Bath (1,361 sf)
2 Bedrooms - 2 Bath (1,450 sf)
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STATUS: Completed in January 2018
THE ROLLINS - 145 CLINTON ST.
ARCHITECT: Beyer, Blinder, Belle TYPE: Mixed-Use High-Rise SIZE: 15-Stories (231,686 sf) PROGRAM: - 211 Apartment Units (Studio, 1B, 2B, 3B) - Retail/Commercial - Communal Terraces - Community Park designed by West8 •
Podium and Tower with Community Park
Building Facade HOUSING PROTOTYPES | AUTUMN 2018
The Rollins is a high-rise building named after jazz icon Sonny Rollins. It is also comprised of a podium and rectangular tower similar to the other three shown before. The podium is much lower in this case and thus the tower becomes more dominant. This is another apartment building with 211 units of which 104 are affordable. Amenities include a fitness room, yoga room, a children’s playroom, a dog wash room, bicycle storage and a resident’s lounge. Rooftop terraces are also available for tenants. The commercial space is along the street level with the anchor businesses being Trader Joe’s and Target. A 15,000 square feet community park is situated adjacent to the building as seen in the picture in the upper left corner.
Bedroom
Living Room
Kitchen
Living Room JARED DUKES | PROJECT 1
THE ROLLINS - 145 CLINTON ST. (cont.)
FLOORPLANS
Res
BEDROOM 3
16’-10” x 11’-7”
3 Bed,
BEDROOM 2
8’ 9” x 9’ 7”
8’ 9” x 9’ 6”
MASTER BEDROOM 8’ 10” x 10’ 2”
LIVING / DINING ROOM
Resid
19’ 6” x 10’ 11”
White
Up to 1
Double
Quartz Europ Grohe
W/D
Bosch
BROOME ST.
DW
2 Bedrooms - 2 Bath (Roughly $6,000 Rent)
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3 Bedrooms - 2 Bath (Roughly $7,200 Rent)
ALL DIMENSIONS ARE APPROXIMATE AND SUBJECT TO CONSTRUCTION VARIANCES. PLANS MAY CONTAIN MINOR VARIATIONS FROM FLOOR TO FLOOR.
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POTRERO 1010
STATUS: Completed in 2016 DESIGNERS: David Baker Architects CMG Landscape Architects (park) DBA_inside (interiors) TYPE: Mixed-Income Mid-Rise Buildings SIZE: 6-Stories
The Wedge (north side)
PROGRAM: - 453 Apartment Units (90 Affordable) - California College of the Arts (studios & galleries) - 14,000 sf of Retail Space
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The Egg (south side)
Aerial View with Downtown in Background HOUSING PROTOTYPES | AUTUMN 2018
Potrero 1010 is located on a formerly industrial site in the Potrero Hill district of San Francisco and is just south of the financial district/downtown. It was designed by David Baker and took more than a decade to be realized. The site holds two distinctive residential buildings that frame a 1-acre city park. The largest building on the north side takes an angular shape resembling a wedge and is separated by a pedestrian passage into two parts, each with a central courtyard. The much smaller building to the south is triangular with rounded corners and is meant to look somewhat like an egg from the street. This concept can be seen in the picture in the lower left corner. Both buildings orient themselves toward the central park. In total there are 453 apartment units of which only 90 are affordable (20%). The affordable units are distributed among the project as opposed to being lumped all together. This is necessary to achieve some integration of income levels. There are many hightech amentities that include maker spaces, lounges, a dog wash, a fitness center, as well as 14,000 square feet of ground level retail space. The development is also transit oriented and is near Interstate 280.
Upper Floor Plans
Ground Floorplan and Site Plan JARED DUKES | PROJECT 1
POTRERO 1010 (cont.)
‘The Wedge’ from the Park
Dynamic Facade of ‘The Egg’
One Entrance
‘The Wedge’ from the Park
Pedestrian Passage Bisects ‘The Wedge’ in Two
Common Area
Night Aerial Photo HOUSING PROTOTYPES | AUTUMN 2018
Pedestrian Passage
Common Area
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ANALYSIS Overall the design principles of Essex Crossing are pretty sound, especially compared to the housing projects that were being built in this area in the 1950’s and 1960’s. Those were simply placing towers in the middle of lots with no consideration of how they should connect to the street. They created ambiguous spaces that no one could take “ownership” of and thus fell victim to neglect and crime. Perhaps worst of all they lumped low income people into one area which only perpetuated poverty further. In contrast, the towers of Essex Crossing generally took a tower-on-top-of-a-podium approach. This allows the base of each building (the podium) to occupy most of the lot and engage/activate the streets around it. The more narrow towers then rise without a feeling of “congesting” the street below and allows for amble daylight and ventilation. Also, having the tower portions away from the edges helps to keep the lower portions of the building at more of a human scale. So there shouldn’t be a feeling of massively tall buildings towering over you as you occupy the street. The more recent practice of mixed-income residences should help to play a role in diversifying neighborhoods. Most of the Essex Crossing buildings split the living spaces 50/50 between market rate and affordable units while Potrero 1010 only has 20% of its units as affordable ones. Considering that both New York and San Francisco are struggling with affordability, the 50/50 approach does a much better job at addressing the problem than just 20%. This is especially apparent considering that 90,000 applicants applied for only 104 affordable units in The Rollins. So it is safe to say that neither of these projects probably put much of a dent in the problem and many more of this type of building model should be implemented. On the other side, many developers need incentive to include affordable units at all because it’s not profitable to do so otherwise. Essex Crossing takes advantage of city programs/incentives to provide units at affordable rates. Regardless, these projects still need a certain number of market-rate units in order to subsidize the affordable ones. This fact could also create some resentment from those who are paying drastically more than others for essentially the same living space. Both Essex Crossing and Potrero 1010 also do a good job of integrating other program elements in with the residential component. Again, Essex Crossing performs better in this area with vasting more office space, commercial/retail, and entertainment options. The comparison isn’t completely fair due to Essex Crossing’s location on Manhattan Island in contrast to the former industrial area of Potrero 1010. Additionally, both sites do a very good job of incorporating outdoor public spaces and greenspaces. Potrero 1010 has the park between its two buildings while there are a mix of roof terraces as well as street level parks at Essex Crossing. Finally, for large scale housing developments such as these to be successful, there needs to be a strong connection to many different transit options. This is evident in both projects.
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SOURCES
WEBSITES • • • • • • • • • • • •
http://maps.stamen.com/m2i/image/20181030/toner_kmtPDdZCmug http://www.shoparc.com/projects/essex-crossing/ https://lmdevpartners.com/projects/the-rollins/ https://en.wikipedia.org/wiki/Essex_Crossing https://en.wikipedia.org/wiki/Mixed-income_housing https://ny.curbed.com/2017/11/7/16619966/essex-crossings-115-delancey-street-tower-gets-its-facade https://handelarchitects.com/project/115-delancey-at-essex-crossing https://www.dattner.com/portfolio/175-delancey-street-at-essex-crossing/#next_image https://www.6sqft.com/sales-launch-with-new-renderings-at-242-broome-street-essex-crossings-first-condos/ http://fieldcondition.com/blog/2017/3/28/building-tour-242-broome-shop-architects https://architizer.com/projects/potrero-1010/ https://www.dbarchitect.com/project_detail/99/Potrero%201010.html#project_details
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HOUSING PROTOTYPES | AUTUMN 2018
Mixed Income: https://ggwash.org/view/39073/a-noma-cooperative-hopes-to-redevelop-mixed-income-housing-more-successfully-than-dcs-past-attempts International Center of Photography: https://essexcrossingnyc.com/gallery Market Line: https://essexcrossingnyc.com/gallery 175 Delancey 1: https://essexcrossingnyc.com/gallery 175 Delancey 2,3,4,5,6: https://www.dattner.com/portfolio/175-delancey-street-at-essex-crossing/#prev_image Rollins 1,5: https://lmdevpartners.com/projects/the-rollins/ Rollins 2,3,4: http://therollinsnyc.com/residences/ Rollins 6: https://essexcrossingnyc.com/gallery Rollins Plan 1,2: http://therollinsnyc.com/availabilities/ Broome 1,2,3,4,5,6: https://essexcrossingnyc.com/gallery Broome Plan 1,2,3,4,5,6: https://streeteasy.com/building/242-broome-essex-crossing/floorplans Essex Crossing 0: https://www.essexcrossingnyc.com/map Essex Crossing 1-4: http://www.shoparc.com/projects/essex-crossing/ Essex Crossing 5: https://essexcrossingnyc.com/gallery Essex Crossing 6: https://www1.nyc.gov/office-of-the-mayor/news/302-13/mayor-bloomberg-plans-major-mixed-use-development-long-vacant-seward-park-area-on#/0 Essex Crossing 7: https://ny.curbed.com/2017/9/28/16378518/essex-crossing-renderings-handel-architects-cetraruddy Seward Park 1: https://en.wikipedia.org/wiki/Essex_Crossing#/media/File:SP-268EBWay-1080057.jpg Seward Park 2: https://en.wikipedia.org/wiki/Cooperative_Village#/media/File:Hillman_Housing_Coop_-_NYC.jpg Seward Park 3: https://sewardparkcoop.com/apartments_18.html 115 Delancey 1,2,3,4,5,6: https://handelarchitects.com/project/115-delancey-at-essex-crossing 115 Delancey 7: https://essexcrossingnyc.com/gallery Potrero Plan 1,2: https://www.dbarchitect.com/project_detail/99/Potrero%201010.html#project_details Potrero 0-12: https://www.dbarchitect.com/project_detail/99/Potrero%201010.html#project_details
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