Yale School of Architecture CITYMAKING AT THE EDGE OF EVERYWHERE
Yale
2014 Intermediate Planning and Development Seminar
CITYMAKING AT THE EDGE OF EVERYWHERE Yale School of Architecture, Intermediate Planning and Development, Spring 2014
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Citymaking at the Edge of Everywhere
Table of Contents Introduction History
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Analysis Historic Land Use & Zoning Current Zoning Building Massing Study Ladies’ Mile & Flatiron Districts Community District Boards Case Study: Mid-Block Hotels Current Build-Out Development Opportunities Land Use Housing Retail Case Study: Flower Market Culture and Education Case Study: Silicon Alley Transportation Demographics
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Proposals Summary & Finances Team 1: Meet East Chelsea Team 2: The Crossing Team 3: Broadway Flower Market District
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Credits
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The Yale School of Architecture 4211B Intermediate Planning and Development Seminar 2014 is pleased to present three proposals for the future of twenty-four blocks in Manhattan bounded by West 18th and 30th Streets, and 5th and 7th Avenues.
With special thanks to Alex Garvin for his unwavering commitment to teaching, passion for helping students deliver their best work, and belief in “public action that will produce a sustained and widespread private market reaction.� And with thanks to Brian Hong for his patience, encouragement and tireless commitment to assisting the class throughout the semester.
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Citymaking at the Edge of Everywhere
Introduction The central question of this booklet asks not how to define a “new” Manhattan. Instead, each proposal seeks strategies for re-inhabiting this portion of vital city fabric, and to find a balance between the existing physical city, Manhattan’s historic legacy, new growth, and a revitalized public realm.
Nestled between well-established regions of the city such as Chelsea and 34th Street, our area of study defies a singular definition or characteristic. Sixth Avenue bustles with heavy big box retail traffic in the historic Ladies’ Mile, while wholesale vendors in the Flower Market display their leafy wares on the narrow sidewalks of 28th Street. Dusty wig shops and itinerant travel agents occupy Cole Porter’s old haunts in the original Tinpan Alley building, while New York’s burgeoning hi-tech industries move offices and people into renovated industrial loft buildings. Much of the streetscape is governed by its immediate commercial activity, though the recent revamping of Broadway suggests a more pedestrian-oriented approach may be desirable.
Proposals must engage with a collage of historic legacies, commercial constituencies, and public realms. Diversity has long been the area’s strength. New development opportunities, however, herald a period of growth and change. The area’s vintage building stock offers many conversion opportunities to new offices and residences. The dense transportation infrastructure, new hotels, and increasingly high-end entertainment outlets suggest the area is primed for a fashionable, upscale class of residents and consumers. As is ever the case, monied interests will inherently come into conflict with ideals of historic preservation, neighborhood character, and collective quality of life.
TEAM 1 Rezoning that expands permitted land uses rather than increases bulk and height. Incentivize building renovation and preservation of the mid-block streetscapes and facades. Increase foot traffic and the area’s residential appeal through partial pedestrianization of Broadway and enhancing key cross-town bicycle corridors. Older, original buildings will be converted into office, retail, residential, and light industry uses with developments that take advantage of proposed preservation incentives.
TEAM 2 Fully pedestrianize Broadway during during daytime hours, and incentivize the flower wholesalers to move there. Increase bicycle pathways on 23rd Street for greater crosstown access. Use reative branding and popup shop marketing to promote and reinforce the neighborhood as the best place to be in New York for high-tech startups.
TEAM 3 Revitalize the public realm for Broadway. Propose a new zoning ordinance that will allow for a diverse mix if uses amidst dispersed density in the form of scattered opportunities for “point towers”, while maintaining lower density along Broadway in order to encourage a more human scale experience within this unique corridor. A new 25 story residential building to be built at the north east corner of 28th street and Broadway with a combination of ground floor retail activity and ground level parking set back behind the new retail space.
“Designing a dream city is easy; rebuilding a living one takes imagination.” Jane Jacobs, 1958
Introduction | INTRO
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History There was a time when this district was bustling with both gritty and aristocratic street life alike. After various anti-vice campaigns, though, it became a sleepy void in the city, devoid of urban life. The area is finally waking up and there are great opportunities to renew and enhance its rich legacy.
THE TENDERLOIN Also called Satan’s Circus, the Tenderloin was the leading entertainment center and red-light district in New York City in the late 19th and early 20th centuries. In 1885, it was estimated that fifty percent of the buildings in the district were vice-related. Compared to the working-class saloons of the Bowery, though, the Tenderloin entertained more refined and expensive vice. It was located at the edge of the fashionable, upscale parts of Broadway to the east and Ladies’ Mile to the south, a historic district named as such because middle-class women would shop at its many department stores.
Image 1 - The Tenderloin
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Citymaking at the Edge of Everywhere
Broadway was home to many luxurious theaters, such as the Grand Opera House, Apollo Hall, and The Eagle at Broadway. This area became known as The Great White Way after the development of electric lighting in the 1890s because the theater marquees and billboards lit up the streets at night. Some of the grandest hotels in the nation developed alongside this thriving theater district.
LADIES’ MILE During the time between the Civil War and World War I, many famous department stores were located in this area - from Lord & Taylor to Bergdorf Goodman. The Ladies’ Mile Historic District was designated in 1989. The district contains 440 buildings on 28 blocks that are preserved through this landmark status.
A DIVERSE DEMOGRAPHIC Broadway sliced a diagonal line (nicknamed “The Line”) that divided the high culture of theaters and luxury hotels to the east and the seedy nightlife of the Tenderloin to the west. The epicenter was 6th Avenue which, while not as dignified as 5th Avenue, fluttered with real urban life and lively music. The theme of contrast encompasses the Tenderloin. There were racially
Image 2 - Ladies Mile
integrated residential buildings and bars in the Tenderloin at a time when African Americans were banned from Broadway’s hotels and theaters. John B. Nail, who later led the development of African American Harlem, became extremely successful in real estate because he responded to a racially integrated crowd.
THE HAYMARKET The Haymarket was an enormously popular dance hall on 6th Avenue and 30th Street that was considered the heart of the Tenderloin. Here, rich clients could dance with prostitutes and then later take them to private rooms in the same building.
Image 3 - The Haymarket Dancehall
A POLICE-FREE ZONE The Tenderloin was able to survive for a lengthy four decades because it was unofficially a police-free zone. Policemen helped illegal establishments, such as brothels and gambling parlors, in exchange for monetary bribes. Circus people, chorus people, and “sports” all congregated in this loose and unpoliced area of vice. Sports, also called dudes, were young men who were interested in athletics like boxing, gambling and theater. Brothel madams were able to establish themselves as economically independent in the Tenderloin at a time when it was rare for women to work in the city.
Image 4 - A “sport”
Image 5 - A Brothel Madam
ANTI-VICE CAMPAIGNS At the turn of the century, Reverend Charles Parkhurst took on the large task of combating the sin in the district. Through anti-vice campaigns that involved preaching, moral reform committees and newspaper propaganda, the vice of the Tenderloin became less public and eventually migrated north to Times Square in the mid-20th century. This left a wide hole at the center of the city and it became a safer district, though sleepy and devoid of the excitement typical of urban life.
Image 6 - Reverend Charles Parkhurst, Anti-Vice Leader
Neighborhood History | INTRO
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THE FLOWER MARKET
SILICON ALLEY
From 1910 to 1930, many buildings in the surrounding area were demolished or renovated through large-scale redevelopment programs, including the original Penn Station. Much of the Fashion District remained untouched and has been filled with flower merchants at 28th Street, west of Broadway for over 100 years. The origin of the Flower Market was due to its central location near the fashionable Ladies’ Mile. After shopping at department stores, aristocratic women would shop for exotic flowers, freshly shipped from Europe and South America. The historic Flower District is now dwindling though. In 1990, there were fifty flower and plant wholesalers and now there are only around fifteen due to higher rent. The only businesses who can afford to stay are those who bought their spaces in the pre-Whole Foods era and wholesalers with long-term leases.
Taking advantage of the area’s industrial loft buildings, central location and hip culture, tech companies have been moving in since the dot-com boom. Nicknamed “Silicon Alley”, this area in New York City has surpassed Boston as the second biggest techventure capital hub behind Silicon Valley. Office space rents have increased by over 70% in the past decade and this market has not peaked. These companies are choosing to settle in Silicon Alley over alternatives like the Financial District (with more office space) or the outer boroughs (with cheaper rents) because of its culture. Also, new tech companies want to have close proximity to each other to stimulate a close-knit culture of innovation.
REDEVELOPMENT Much like Chinatown, many of the existing storefronts had low rent compared to the rest of Manhattan and were occupied by inexpensive jewelry wholesalers. In 1995, because of new zoning regulations, vacant lots that once held temporary flea markets soon became high-rise residential buildings. The Coogan Building, built in 1876, was a notable architectural loss. It was a predecessor to the modern skyscraper and, briefly, a historic landmark. In addition to new high-rise construction, many residential conversions are occurring in previously industrial buildings. This type of industrial building is also favored by tech companies. Although the 1901 Tenement Housing Law regulated tenement buildings, commercial and manufacturing buildings were not regulated.
Image 7 - The Flower Market, 1900
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Citymaking at the Edge of Everywhere
TIN-PAN ALLEY Despite this extreme transformation of the district spurred initially by the anti-vice campaigns that effectively remapped the neighborhood, there is a small pocket on 28th Street between Broadway and 6th Avenue that has remained relatively untouched. “Tin Pan Alley” was once the heart of the American pop music industry. In 1885, a number of music publishers opened shops in close proximity to each other on this street. The New York Herald originally (derogatorily) called it Tin Pan Alley because all of the different piano tunes could be heard at once, and together sounded like a bunch of tin pans clanging.
THE FUTURE OF THE DISTRICT This area is rich in history but is lacking the vibrancy and recognition of its former golden years. The Tenderloin is now only a memory and has left Manhattan with a large residential and commercial void, where once the district was bustling with gritty urban life. Finally on the cusp of an upswing, the area to the west of Broadway is tasked with reviving the notoriety of the Tenderloin while staying relevant in the 21st century. The successful development of this neighborhood will likely come through the nexus of commerce, hotels, residences, entertainment, and a careful sensitivity to historical context.
Image 8 - Google NYC, 2014
Historical Districts & Landmarks
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Tin Pan Alley Flower Market Ladies’ Mile Historic District Historic Landmark
Neighborhood History | INTRO
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Avenue Sixth venue ixth A S
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ANALYSIS 22nd Street
trader joe’s 21st Street
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Historic Land Use & Zoning Characterized by high streetwall lofts, former row homes and one- to six-story commercial buildings, the neighborhood’s identity is overwhelmingly “vintage.” Ninety-two percent of all buildings are more than a halfcentury hold, and 57% were built more than 98 years ago. The area’s zoning history helps illustrate why. USE, HEIGHT, & MASS Just after the turn of the century, as new construction techniques significantly increased building height and mass, skyscrapers began to cast permanent shadows on the streets and properties below. While the Tenement Housing Law of 1901 imposed lot coverage maximums and limited residential building heights to 1 ½ times the width of its street, commercial and manufacturing buildings remained unregulated. Absent of comprehensive zoning, conflicting land uses often overlapped in the city. A trade group, the Fifth Avenue Association, seeking to establish a high-class shopping district between 32nd and 59th streets, complained about the rapidly-growing Garment District’s oversized loft manufacturing buildings being built in their shopping area, “crowded with their hundreds of thousands of garment workers and operators who swarm down” upon the Avenue “doing more than any other thing to destroy the exclusiveness of Fifth Avenue.” The Association demanded the City create districts to regulate disparate uses and set rules on light and air to the street below. In 1913, the Board of Estimate and Apportionment adopted the following resolution, from the Report of the Heights of Buildings Commission: “…the time has come… to regulate the height, size and arrangement of buildings erected within the limits of the City of New York; in order to arrest the seriously increasing evil of the shutting off of light and air from other buildings and from the public streets, to prevent unwholesome and dangerous congestion both in living conditions and in street and transit traffic…”
1916 ZONING RESOLUTION - SKY EXPOSURE PLANE The catalyst for change came in 1915 when the Equitable Building, with its 538 foot streetwall, cast permanent shadows on the surrounding streets and businesses below. The proceeding 1916 Zoning Resolution established use districts and base heights for light and air. While the resolution allowed skyscrapers to rise to new heights, it required stepped setbacks along the sky exposure plane so as to preserve the quality of light and air to the street.
1961 ZONING RESOLUTION - FLOOR AREA RATIO Forty five years later, in 1961, the City refined its land use districts, imposed bulk regulations, and governed mass and height by Floor Area Ratio (FAR). The 1961 Zoning Resolution also introduced an incentive program for open space, granting an FAR bonus in exchange for providing a public plaza at the street level below. The incentive program expanded in 1989 to include additional public amenities, such as subway station improvements, low-income housing, and theatres. That same year, the Landmarks Preservation Commission established the Ladies Mile Historic District, falling within our study area between 15th and 24th streets, along 5th and a portion of 6th Avenues, to protect the multitude of historically significant buildings in the area.
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NING
th one- to six-story commercial tage” with 92% of all buildings ars ago. The zoning story of the
ntly increased building height and perties below. While the Tenement g heights to 1 ½ times the width of
n the city. A trade group, the Fifth ween 32nd and 59th streets, anufacturing buildings being built in 1916 nt workers and operators who The 1916 Zoning Resolution separated “Business Districts” (solid) from roy the exclusiveness of Fifth “Unrestricted Districts” (dotted).
The 1916 Zoning Resolution established maximum base height as a multiple of the street width. In our area, street wall base heights could not exceed 2 times street width. 1916
T e a f d
The Resolution also limited street wall height to a factor of street width, governing height by sky exposure plane.
es and set rules on light and air to ted the following resolution, from
of buildings erected within the ing evil of the shutting off of nt unwholesome and dangerc…”
SURE PLANE
wall height of 538 feet and permaestablished use districts and base ew heights, but with stepped uality of light and air to the street.
1953 EA RATIO
By 1953, zoning further separated permitted land uses d bulk regulations, andrefinements governed from one another. ning Resolution also introduced an providing a public plaza at the tional public amenities, such as e year, the Landmarks Preservation
1961 The 1961 Resolution limited height by FAR and saw the continued encroachment of commercial districts on manufacturing.
The study area under the 1961 Zoning Resolution remained primarily ManufacZoning History | Zoning | ANALYSIS 13 turing use with some Commercial at the edges.
C M m S
Current Zoning While at one point dominated by manufacturing, current zoning south of 23rd Street is now Commercial (C6) with a small section of Residential (R8), and zoning north of 23rd Street is both Commercial (C5 and C6) and Manufacturing (M1).
There are nine different zoning designations, each with individual rules for FAR, bonus, base height, lot coverage, and parking. Of the 641 buildings within the study area, 367 (57%) predate the 1916 Zoning Resolution and 590 (92%) predate the 1961 Resolution. There are 125 (34% of pre-1916 buildings) buildings considered non-conforming under current zoning – exceeding lot coverage maximums or FAR; these are unlikely to be torn down and rebuilt under current zoning. There has also been no new construction of manufacturing use in over forty years.
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Zone Code
Commercial FAR
Residential FAR
M1-6
10
None
C5-2
10
10
C6-2A
6
6.02
C6-3A
6
7.52
C6-3X
6
C6-4
10
C6-4M
10
C6-4X
10
R8-A
Bonus 20% plaza only
Base Height (min/max) 60’ - 85’
Maximum Height No Limit; SEP
Parking Requirements No
20%
60’ - 85’
No Limit; FAR with setbacks & minimum 33% lot coverage for tower
No
20% housing only
60’ - 85’
120’ total height limit; ok to penetrate SEP with setbacks
No
No
60’ - 95’
135’; cannot penetrate SEP
No
9
No
60’ - 120’
160’; cannot penetrate SEP
No
10
20%
60’ - 185’
185’; can exceed with setbacks & minimum 33% lot coverage for tower
No
10 with conversion rules* 10 6.02
20% housing & plaza only
60’ - 85’
20% housing only
60’ - 85’
No
85’
No Limit; SEP No Limit; FAR with setbacks & minimum 33% lot coverage for tower 120’
No
No 40% DU; less for smaller projects
notes: SEP = Sky Exposure Plane *If residential conversion, 33-66% of floor area must be preserved for commercial and/or manufacturing use
Current Zoning
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C6-4 29th Street
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MI-6
C6-4X
MI-6
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C5-2 25th Street
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C6-3X
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C6-4M 22nd Street
R8-A 21st Street
C6-2A
C6-4A 20th Street
C6-3A 19th Street
18th Street
C6-4
C6-4X
MI-6
C5-2
C6-4A
C6-4M
C6-3A
C6-3X
C6-2A
R8-A
Ladies Mile Historic District
Current Zoning | ANALYSIS 15
Zoning Variances
Variances & Special Permits in Current Zoning 30th Street
Forty-one variances & special permits - an indicator of zoning inefficiency and market demand for housing?
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In the past 10 year’s, the Board of Standards and Appeals has approved 41 zoning variances and special permits within the study area. These have been for either residential conversions within the M1-6 Manufacturing District, or “physical culture establishments” such as gyms and health clubs, in both the M1 and C6 Districts.
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A building owner may receive a variance by demonstrating economic hardship due to “unique physical conditions inherent to the property” that eliminate any possiblity for a reasonable financial return. The hardship cannot be self-created and the variance cannot alter the character of the neighborhood. Examples of hardship conditions include: “narrow building floor plates too small and undesirable to accommodate the as-of-right commercial and manufacturing uses,” “the floor heights...range between 10’ and 12’, which is too low for modern manufacturing uses,” “the building has numerous columns, making use of forklifts overly difficult,” and the “lone freight elevator is undersized for modern usage.”
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Residential / Hotel
Lifestyle / gym
Extended Stay Hotels: Exploiting a Loophole?
Restrictions on yoga? The 1978 law regulating “physical culture establishments” was originally intended to curtail prostitution in Midtown massage parlors. Today, Planet Fitness and other gyms, yoga studios, spas, and health clubs must undergo a 4-6 month rigorous review to obtain a special permit to operate. The presence of so many health and fitness facitlies suggest a critical mass of people living and working in the area, which may indicate a strong market demand for residential and office uses.
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Extended-Stay hotels have exploited a loop hole in the M1-6 zoning code that does not allow residential but does allow hotels. The plaza FAR bonus is often used to build tall “non-residential” towers.
Another indicator of the need for zoning reform is the prevalence of “Extended Stay Hotels” in the M1-6. Exploiting a loophole in the zoning ordinance that allows for hotels, developers have used extended stay hotels as means to meet market demand for residential use.
Building Massing Study Six versions of building massing for the typical 50’ x 100’ lot in the study area. This study examines the resulting building massing for various FAR and setback parameters. The study uses the most typical lot for the neighborhood: a 50’ x 100’ deep mid-block lot. The existing building massing for this lot is the first graphic to the right. As is typical, there is a 10-foot setback.
140 ft
110 ft
10 FAR 10’ rear yard setback
10 FAR 30’ rear yard setback
Total allowed = 50,000sf 4,500sf/fl X 11fl = 50,000sf
Total allowed = 50,000sf 3,500sf/fl X 14.2fl = 50,000sf
The following graphics explore the implications on height and sky exposure plane of different FAR and setbacks. This study offers foundational information for the planning of zoning and individual developments.
160 ft
150 ft
10 FAR 30’ rear yard setback 10’ street setback at 120’
10 FAR 30’ rear yard setback 10’ street setback at 150’
Total allowed = 50,000sf 3,500sf/fl X 6fl = 21,000sf 3000sf/fl X 9.5fl = 29,000sf
Total allowed = 50,000sf 3,500sf/fl X 11fl = 38,500sf 3000sf/fl X 2fl = 6,000sf 2,500sf/fl X 2 = 5,000sf
180 ft
190 ft
12 FAR 30’ rear yard setback 10’ street setback at 150’
12 FAR 30’ rear yard setback 10’ street setback at 190’
Total allowed = 50,000sf 3,500sf/fl X 11fl = 38,500sf 3000sf/fl X 6fl = 21,000sf
Total allowed = 60,000sf 3,500sf/fl X 11fl = 38,500sf 3000sf/fl X 4fl = 12,000sf 2,500sf/fl X 3 = 7,500sf
Zoning Variance and Building Variation | ANALYSIS 17
Ladies’ Mile Historic District
Ladies Mile Historic District & Flatiron BID 30th Street
The historic district proposes that aesthetic and architectural value does more for the public good than dollars per square foot.
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The presence of the Ladies Mile Historic District is significant in that it brings about the golden age of architectural design during the 1920’s & 30’s. The aesthetics of these grand department stores of yesteryear cannot be replicated with current construction techniques and labor costs. It is a reminder of the accomplishments of those that built the backbone of the city. Buildings with this character are quickly becoming a trademark of large corporate offices.
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Ladie’s Mile Historic District Flatiron BID / 23rd Street Partnership
Flatiron BID The existing BID established a precedent for retail and the public realm in the area.
Adams Dry Goods Store 675 6th Avenue, New York 1902, De Lemos & Cordes
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Formed in 2006, the non-profit BID serves 20 million square feet of commercial space and over 4,500 businesses. Also known as the 23rd Street Partnership, the BID is a non-profit alliance that provides services, improvements, and marketing for the area’s retail.
The presence of such an organization establishes a precedent for a BID in the area. It means much of the area benefits from a self-sustaining program of upkeep and improvement. It also means that non-BID areas, such as upper 6th Avenue, Tinpan Alley, and the Flower District, may appear in stark contrast to BID areas. This may depress retail interest in the area, as well as a virtuous cycle of development. One solution would be to establish an adjunct BID that could provide basic services to currently unserved areas. This would likely be a sub-corporation of the Flatiron BID, at least initially.
Community District Boards
Community District Borders 30th Street
29th Street
Our site sits astride the borders of Community Districts 4 and 5, two of the City’s most powerful boards.
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In recent years, these Boards sought funds for only a handful of discreet projects within our site. It is clear that abiding interests and growth opportunities elsewhere in the two Districts currently take priority over any interests within our site. Furthermore, because our site sits on a district border, any initiative would require coordination between two Districts.
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DISTRICT 4: MANAGING GROWTH District 4 includes the midtown, western communities of Chelsea, Hudson Yards, Times Square West, and Hell’s Kitchen. Housing demand in Chelsea and Hell’s Kitchen, and vast development opportunities in Hudson Yards and Times Square West present District 4 with huge opportunities for advocacy to the City. The Distrct 4 Board aggressively focuses on managing this growth through public realm projects and lobbying for mixed-income housing regulations.
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District 4
District 5
DISTRICT 5: MAINTAINING VALUE District 5 stretches from Union Square to Central Park along the middle avenues of Manhattan. Due to the established wealth and diversity of this constituency, the District 5 Community Board focuses on managing the public realm, traffic, and tourism the occupies its streets. The Board’s actions reflect less an interest in growth, and more on cleaning, signage, traffic control, and personnel that can help optimize tourism and business interests.
OUR SITE In 2013, the only major funding request from either Distrct that fell within out site borders was the re-paving of 6th Avenue. No other priorities have been identified that locally impact our area. Therefore,
Image 1 - District 4 Image 3 - Hudson Yards
Image 2 - District 5 Image 4 - Bryant Park
Districts | ANALYSIS 19
CASE STUDY: Mid Block Hotels
Mid Block Hotels 30th Street
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Their popularity is a function of simple supply-and-demand economics: even in a soft economy, occupancy in Manhattan hotels topped 86.7% in the year ending March 2013, according to industry journal HotelNewsNow, at an average rate of $280 per night. And Manhattan’s hotel beds, which numerically represent 1.6% of the nation’s total stock, according to the same publication, bring in a staggering 6.1% of total industry revenue. For city developers, the strong demand for hotel rooms promises a safer return on investment than other forms of development, particularly for small lots on side streets. “A small office building is going to need rents that are far from achievable because of construction
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Within just the past decade, a new type of development has proliferated in our precinct of study, 18th through 30th Streets between Fifth and Seventh Avenues, and is now ubiquitous in the neighborhood, particularly north of 23rd Street. This would be the mid-block hotel. Characterized by slender proportions – story upon story piled onto narrow infill lots, set back from the street by a postage-stamp plaza in order to capitalize on the resultant zoning bonus – these socalled “select-service hotels” fly secondtier flags such as Holiday Inn Express, Four Points by Sheraton, and Fairfield Inn & Suites by Mariott.
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Sixth Avenue
Mid-block hotels have proliferated in the neighborhood within the past decade, emerging as a profitable development option for narrow-lot, sidestreet properties.
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Select-Service Hotel(midblock, post-1995)
Conventional Hotel
Through a zoning loophole, these new hotels feed demand for living accommodation in a Manufacturing-zoned district where residential development is otherwise prohibited.
costs,” says Martin Levine, chairman of Metropolitan Valuation Services, speaking to industry blog The Real Deal. “If you’re putting up a small office building, you can’t pre-lease it, so it’s built on spec – and then the economics don’t look very good, since the rents have not yet been proven high enough to sustain. But a hotel’s rate structure supports a reasonable return on investments.” These mid-block hotels can also be constructed in particular zoning districts, such as M-1 (Manufacturing), that do not permit residential development like condos – otherwise a prime sector in Manhattan. And the modular, unit-driven structure of a hotel permits a profitable floorplan within a very small lot – some as narrow as 40 feet, according to USA Today – a dimension in which other uses may not be economically viable as new construction.
Reasonably-priced hotels that bring visitors to the neighborhood are a healthy ingredient in the mix for a strong, vibrant future, but they must be of an architectural and urbanistic caliber that enhances the precinct as a whole and replaces in kind what is lost.
Our mandate is to accept the economic forces behind the mid-block hotel trend, but to also enact zoning and preservation measures that retain the architectural character of the district.
As “select-service” accommodation, these properties cater to the lower end of the market – still a bourgeoning segment in pricey Manhattan. Lacking full-service amenities such as restaurants, pools, and even fitness centers, these hotels are nevertheless popular with both business travelers and budget-conscious tourists. Some specialize in extended-stay accommodation, increasing demand for which the New York Times attributes to post-recession shifts in the labor market toward contract-based temporary employment. New York’s healthy relationship with the film industry also fuels a demand, the recent article suggests, in lodging for location shoots. While Manhattan’s “hidden-hotel” boom is good for developers and tourism alike – increasing the accessibility of the city to visitors who might otherwise be priced out – it’s less clear that midblock hotels are a good thing for New York’s urban fabric and streetlife. Often replacing century-old brick or brownstone structures, their omnipresent forecourts break the cornice line of neighboring properties, eroding the continuity of the streetscape. Architecturally, most are banal at best, with unfortunate facade features such as casement windows and through-the-wall air conditioners; many are finished the same cheap stucco that clads so many offramp inns throughout suburbia. Nevertheless the trend seems set to continue, with demand for Manhattan rooms still far outstripping supply, according to CB Richard Ellis managing director Dan Lesser, speaking with The Real Deal: “Even with 10,000 new rooms in New York, the needle doesn’t really move.” Our mandate, then – as we rezone an area with so many vacant and underutilized lots – is to accept the economic forces behind the mid-block hotel trend, but to also enact zoning and preservation measures that retain the architectural character of the district. Design review boards and bonuses for retention of existing facades or street-level retail are among the measures to be considered.
Case Study: Mid-Block Hotels | ANALYSIS 21
Current Build-Out
Lot Build-Out per Available FAR 30th Street
The chart to the right categorizes the existing buildings according to the percentage of available FAR to which they are built.
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One-third of existing lots are built to less than 50% of the available FAR, suggesting there are plentiful development opportunities in the neighborhood.
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23rd Street
The properties most likely to be developed are highlighted in dark blue.
22nd Street
21st Street
20th Street
19th Street
18th Street
22 Citymaking at the Edge of Everywhere
Built FAR greater than 85%
85% > Built FAR > 65%
65% > Built FAR > 50%
Built FAR < 50%
Assemblages
Most of the fully builtout lots contain larger structures meant for manufacturing.
Hard Sites: Build-Out to 85% FAR 30th Street
29th Street
Fully built-out lots occupy roughly 50% of the site. Most of these buildings date to after the 1916 zoning code, are at least 50 feet wide on the street, and rise to 120 feet or more. They were originally intended for manufacturing, though some are now being converted to residential lofts and hi-tech office space. These buildings are highly unlikely to be redeveloped unless a zoning change drastically increases the available FAR.
28th Street
Bro ay adw
Sixth Avenue
27th Street
26th Street
25th Street
24th Street
PERCENT OF BUILD-OUT PER FAR CATEGORY
23rd Street
22nd Street
21st Street
32%
20th Street
49%
19th Street
11%
18th Street
8% Built FAR greater than 85%
Current Build-Out | ANALYSIS 23
Soft Sites & Development Opportunities
SOFT SITES The map to the right shows the lots most likely to develop in the short term. These are lots that are built out to less than 85% of available FAR and that are part of an asseblage. They are also lots with sizeable buildings on them with street frontage of over 50 feet.
Small lots and assemblages can be found above 23rd Street, while larger lots predominate to the south. Most of the highly underbuilt lots have pre-1916 buildings originally built for residential use. Highly underbuilt lots occupy roughly 32% of the site. Many of these buildings date to before the 1916 zoning code, and are 25 feet wide on the street. In addition, they are largely owned by individual landlords, making the development of adjacent properties difficult and expensive. The analysis below reveals the untapped value of many sites in the neighborhood.
Near Future Build-Out
The soft sites are distributed fairly evenly across the site. Most soft sites above 23rd Street consist of smaller, 25-foot frontage buildings and sites. Most soft sites below 23rd Street, however, consist of larger parcel lots.
NEAR FUTURE BUILD-OUT The map to the lower-left shows the lots likely to be developed in the near future. This map includes all lots built out to less than 50% of available FAR. The assemblages are highlighted, and are more likely to develop compared to single, small lots.
FAR FUTURE BUILD-OUT The map to the lower-right show the lots most likely to develop in the long term. This map includes all lots built out to less than 85%, but excludes properties with historic significance and a large footprint.
Far Future Build-Out
30th Street
30th Street
29th Street
29th Street
28th Street
28th Street
27th Street ay adw
Bro
Sixth Avenue
ay adw
Bro
Sixth Avenue
27th Street
26th Street
26th Street
25th Street
25th Street
24th Street
24th Street
23rd Street
23rd Street
22nd Street
22nd Street
21st Street
21st Street
20th Street
20th Street
19th Street
19th Street
18th Street
18th Street
Built FAR greater than 85%
85% > Built FAR > 65%
65% > Built FAR > 50%
Built FAR < 50%
24 Citymaking at the Edge of Everywhere
Assemblage
Soft Sites
30th Street
29th Street
28th Street
y dwa
a Bro
Sixth Avenue
27th Street
26th Street
25th Street
24th Street
23rd Street
22nd Street
21st Street
20th Street
19th Street
18th Street
Built FAR greater than 85%
85% > Built FAR > 65%
65% > Built FAR > 50%
Built FAR < 50%
Assemblage
Soft Sites | ANALYSIS 25
Land Use
Recent developments, including “big box” retailers along Sixth Avenue, have affirmed that identity. But other trends have emerged as well, including a multitude of mid-block hotels permitted under the prevailing Manufacturing zoning, and largescale mixed-use developments along Sixth Avenue following a transformative 1995 re-zoning.
Sixth Avenue
Historically the home of the Flower Market and many wholesale businesses, as well as the fashionable Ladies’ Mile shopping district, the area’s land use legacy is one of manufacturing and merchandising.
23rd Street
ACTIVATED STREET FRONTAGES Our survey of activated street frontages paints a portrait of a healthy, vital district with active ground-floor uses on most blocks. The periodically apparent “gaps” highlight urbanistic deficiencies that should be addressed in the redevelopment of the neighborhood and regulated by rezoning initiatives. MANUFACTURING A prominent identity for much of this area’s history, manufacturing uses are increasingly challenged when they remain in traditional downtown urban contexts. While much of this area still resides under a manufacturing overlay zone, the resultant land use is anything but traditional industrial scale manufacturing. Where the city supports the legacy of manufacturing on these side streets, the private sector has determined a market for residential and the outcome, as seen on the previous pages, is a scattering of cheaply built “Extended Stay” hotels. Such a reaction by the private market should insight the city to consider the efficacy of manufacturing uses in this area.
26 Citymaking at the Edge of Everywhere
N
Image XX - activated street frontages; buildings with retail or similar activity on the street
Land Use | ANALYSIS 27
Housing
Current Development Projects (2013)
Flatiron housing prices are higher than many parts of the Manhattan.
30th Street
29th Street
28th Street
HOUSING DEMAND
25th Street
24th Street
23rd Street
22nd Street
21st Street
20th Street
19th Street
18th Street
Housing Developments in 2013 (New construction)
Opportunities for new housing developments in the area are limited due to a finite number of infill sites and current zoning regulations. The renovation and conversion of old buildings in the area from office to residential use has enabled existing buildings to alleviate a market-rate housing shortage, however an enormous shortage of affordable housing units persists city-wide. Conversions and renovations provide developers with opportunities to redevelop prewar buildings into more profitable condo units at a lower cost in short development stages. The abundance of beautiful prewar commercial buildings with lofty ceilings and impressive beaux arts facades offers ample opportunity for conversions to continue to play a significant role in the housing stock of the area.
28 Citymaking at the Edge of Everywhere
ay adw
26th Street
While the percentage of owner-occupied units in the area is low relative to New York as a whole, it falls within a common range for Manhattan at 27%. This may seem surprising when contrasted by asking rent rates, which are in fact higher than most of Manhattan and New York City by about 20% for both 1 bedroom and 2 bedroom units. However, considering the average sale price for homes in the area is also 20% higher than elsewhere in Manhattan, the number of residents renting as apposed to owning makes more sense.
CONVERSION DEVELOPMENT
27th Street Bro
Sixth Avenue
The demand for housing in this area of Manhattan is strong. Studios and one bedroom units represent the most common units in the market and account for 74% of the total housing stock in the study area. The prevalence of these two low occupancy formats is expected to remain high due to the growth of the technology industry and the young single professionals that are generally attracted to this sector.
Housing Developments in 2013 (Conversion)
Housing
30th Street
29th Street
28th Street
y dwa
a Bro
Sixth Avenue
27th Street
26th Street
25th Street
24th Street
23rd Street
22nd Street
21st Street
20th Street
19th Street
18th Street
Multi-family - Rental
Multi-family with ground floor retail space - Rental
Multi-family - Condo
Multi-family with ground floor retail space - Condo
Multi-family - Coop
Housing | Land Use | ANALYSIS 29
.
Housing Statistics Studied Area in Comparison to Manhattan and New York City Vacancy Rate 2011 RENT AVERAGE PERCENTAGE OF ONE Vacancy Rate Median Est. House Value / Unit PER2011 MONTH FlatironMedian District Vacancy Rate Est. House Value / Unit $ 800,0002011 BEDROOM UNITS FlatironVacancy District Rate Median Est. House Value / Unit 2011 Median Est. House Value / Unit
2011
2014
SALES 2011 2014 2011 AVERAGE 0.96% 1.22%2014 2011
2014 $ 800,000 Flatiron District Flatiron District 0.96% 1.22% $ 750,000 Manhattan Manhattan 0.96% 1.62% $ 800,000 Flatiron District Flatiron District 0.96% 1.22% Flatiron District $ 800,000 Flatiron District 0.96% 1.22% $ 750,000 Manhattan $ 490,000 NYC Manhattan Manhattan 0.96%sq/ft 1.62% $ 750,000 Manhattan 0.96% 1.62% Manhattan $ 750,000 Manhattan 0.96% 1.62% $ 490,000 NYC $ 490,000 NYC NYC $ 490,000 Vacancy Rate Median Est. House Value 2011 Stabilized Rental 2014 Housing Vacancy Rate Median Est. House Value / Unit 20112011 2011 Vacancy Rate 2011 / Unit 2011 2014 Stabilized Rental Housing 2011 $ 800,000 Flatiron District Flatiron District 0.96% 1.22% Flatiron District $ 2011 800,000 Rental Housing $ 800,000 FlatironStabilized District 39.6% Flatiron District Flatiron District 0.96% 1.22% Stabilized Rental Housing 2011 $ 750,000 Manhattan Manhattan Flatiron District 0.96% 1.62% 39.6% Manhattan $ 750,000 $ 750,000 Manhattan 45.6% 39.6% Manhattan Manhattan 0.96% 1.62% Flatiron District Flatiron District 39.6% $ 490,000 NYC Manhattan 45.6% NYC $ 490,000 $ 490,000 NYC Manhattan 45.7% 45.6% Manhattan 45.6%45.7% NYC NYC 45.7% NYCStabilized Rental Housing 45.7% 2011 Stabilized Renta Stabilized Rental Housing Ownership Rate 2014 Median Gross Rent / Unit (Monthly) 2011 2011 Ownership Rate 2014 Median Gross Rent / Unit (Monthly) 2011 FlatironRate District 39.6% Flatiron District Flatiron District Ownership 2014 Median Flatiron DistrictGross Rent / Unit (Monthly)$ 3,398 39.6% FlatironOwnership District Rate 27.1% 2011 Median Gross Rent / Unit (Monthly) 2014 2011 Flatiron District $ 3,398 Manhattan 45.6% Flatiron District 27.1% Manhattan $ 3,100 Manhattan Manhattan 45.6% Manhattan 24.1% 27.1% Flatiron District $ 3,398 Flatiron District Flatiron District $ 3,398 Flatiron District 27.1% NYC 45.7% Manhattan $ 3,100 NYC Manhattan NYC NYC Manhattan 45.7% 31.9% 24.1%24.1% $ 3,100 Manhattan Manhattan $ 3,100 Manhattan 24.1% NYC 31.9% NYC 31.9% Renter Occupied Rate by NYCOwnership 31.9% $ 700-900 $ 1,0001,400 $ 1,5001,999 $ 2000+ Rate 2014 Median Gross Rent / Unit (Monthly) 2011 Unit Price Range (Monthly) Ownership Rate 2014 Median Gross Rent / Unit (Monthly) Ownership Rate 2014 2011 Renter Occupied Rate by Renter Occupied Rate by $ 700-900 $ 1,000- 1,400 $ 1,500- 1,999 $ 2000+ Unit Price Range (Monthly) Renter Occupied Rate by Flatiron District $ 3,398 $ 700-900 $ 1,0001,400 $ 1,5001,999 $ 2000+ Flatiron District 6.0% Flatiron1,999 District 48.8% 27.1% 16.1% Unit Price Range (Monthly) District $ 3,398 $ 3,398 Flatiron District Flatiron District $ 1,000- 1,400 18.1% $Flatiron 1,500$ 2000+ Unit Price Range (Monthly) $ 700-900 27.1% Flatiron District 6.0% 16.1% 48.8% 18.1% Manhattan $ 3,100 34.7% Manhattan 24.1% 16.6% 18.8% 13.8% Manhattan Manhattan $ 3,100 $ 3,100 Flatiron District 6.0% 16.1% 48.8% Manhattan 18.1% Manhattan 24.1% Flatiron District 6.0% 16.1% 48.8% 18.1% 34.7% 16.6% 12.8% Manhattan NYC 31.9% 34.5% 18.8%18.8% 13.8% 23.1%13.8%13.8% NYC 34.7% NYC 16.6% NYC Manhattan 31.9% 34.7%12.8% 16.6% 18.8%34.5% 13.8%23.1% Manhattan 13.8% NYC 12.8% 13.8% 34.5% NYCRenter Occupied Rate by 23.1% Renter Occupied Rate by 13.8% 23.1%1 Bedroom 34.5% NYC Studio 2 Bedrooms Bedrooms +12.8% $ 1,0001,400 $ 1,500-3 1,999 $ 2000+ Price Range (Monthly) $ 700-900 $ 700-900 $ 1,000- 1,400 $ 1,500- 1,99 $ 1,000- 1,400 $ 1,500-Unit 1,999 $ 2000+ Unit Price Range (Monthly) Unit Type (~ 600sq ft.) Studio (~ 780 sq ft.)1 Bedroom (~1100 sq. ft.) (~1500 sq. ft.) 2 Bedrooms 3 Bedrooms + Studio 1 Bedroom 2 Bedrooms 3 Bedrooms + Flatiron District 6.0% 16.1% 48.8% Unit Type (~ 600sq ft.) 1 Bedroom (~ 780 sq ft.) 2 Bedrooms (~110018.1% sq. ft.) 3 Bedrooms (~1500 ft.) Flatiron District 6.0% Studio +sq. 16.1% 16.1% 18.1% 48.8% Unit Type (~ 600sq ft.) 51.5% (~ 780 sq ft.) 19.5% (~1100 sq. ft.) (~1500 sq. ft.) 22.5% Flatiron18.1% District 6.5% Unit Type (~ 600sq ft.) (~ 780 sq ft.) (~1100 sq. ft.) (~1500 sq. ft.) 34.7% 16.6% 18.8% 13.8% Manhattan 16.6% 18.8% 13.8% 34.7% Manhattan 16.6%Flatiron District 18.8% 15.3% 22.5%22.5%42.7% 51.5%51.5% 29.0% 19.5%19.5% 12.9% 6.5% 6.5% Manhattan Flatiron District 12.8% 13.8% 34.5% 23.1% NYC Flatiron District 51.5% 6.5% 19.5% 13.8% 34.5% 23.1% 12.8%22.5% NYC 13.8% 34.5% Manhattan 6.9% 15.3%15.3%34.0% 42.7%42.7% 33.1% 29.0%29.0% 26.1% 12.9%12.9% NYC Manhattan 12.9%26.1% 29.0% 15.3%6.9% 42.7% Manhattan 33.1% 34.0% NYC Studio 1 Bedroom 2 Bedrooms 3 Bedrooms 26.1% 33.1% 34.0% NYC Studio + 1 Bedroom 2 Bedrooms 1 Bedroom 2 Bedrooms 3 Bedrooms +6.9% 33.1% 6.9% 34.0% NYC Unit Type (~ 780 sq ft.) sq. ft.) (~1500 sq.+ft.) Asking sq. Rent Studio 2 (~1100 Bedrooms 326.1% Bedrooms Unit Type (~ 600sq ft.) (~ 780 sq ft.) (~1100 sq. ft.) (~ 780 sq ft.) (~1100 ft.)(Monthly) (~1500 sq. ft.)(~ 600sq ft.) 1 Bedroom in 2014 (~ 600sq ft.) Studio (~ 780 sq ft.)1 Bedroom (~1100 sq. ft.) (~1500 sq. ft.) Asking Rent (Monthly) 2 Bedrooms 3 Bedrooms + Studio 1 Bedroom 2 Bedrooms 3 Bedrooms + Asking RentDistrict (Monthly) 22.5% Flatiron 51.5% 19.5% District in Rent 2014 (Monthly) (~ 600sq ft.) (~ 780 sq ft.)Flatiron (~1100 sq. ft.) 6.5% (~1500 +sq. ft.)51.5% 51.5% 19.5% 6.5% Asking Studio 1 Bedroom 2 Bedrooms 322.5% Bedrooms 19.5% 2014 (~ 600sq ft.) (~ 780 sq ft.) (~1100 sq. ft.) (~1500 sq. ft.) FlatironinDistrict $ 2,910 $ 4,437 $ 7,498 in 2014 (~ 600sq ft.) (~ 780 sq ft.) (~1100 sq. ft.) $ 11,956 (~1500 sq. ft.) 12.9% 29.0% 15.3% 42.7% Manhattan 29.0% 15.3% 42.7% 12.9% 29.0% 42.7% Flatiron District $ 2,910 $ 4,437 Manhattan $ 7,498 $ 9,799 $ 11,956 $ 3,647 $ 4,437 $ 6,152 $ 7,498 Manhattan $ 2,890 $ 2,910 Flatiron District $ 11,956 26.1% 33.1% 6.9% 34.0% NYCDistrict Flatiron $ 2,910 33.1% 6.9% 34.0% 26.1% NYC $ 4,437 $ 7,498 $ 11,956 33.1% 34.0% $ 3,647 $ 5,206 $ 6,152 $ 7,262 Manhattan $ 2,890 $ 9,799 $ 3,371 $ 3,647 NYC Manhattan $ 2,841$ 2,890 $ 6,152 $ 9,799 $ 3,647 $ 6,152 Manhattan $ 2,890 $ 9,799 $ 3,371 $ 5,206 NYC Rent (Monthly) $ 2,841 $ 7,262 + Asking Studio 1 Bedroom 2 Bedrooms 37,262 Bedrooms $ 3,371 5,206 NYC $ 2,841 $ Asking$ Studio 1 Bedroom 2 Bedro 1 Bedroom AVG. Sale 2 Bedrooms 3 Bedrooms + Studio 1 Bedroom 2 Bedrooms 3 Bedrooms + Price / sq. ft. $ (~ 3,371 $Rent 5,206(Monthly) NYC $ 2,841 $ (~1500 7,262 in 2014 (~ 600sq ft.) 780 sq ft.) (~1100 sq. ft.) in 2014 ft.)sq. ft.)+ (~ 780 sq ft.) (~1100 (~ 780 sq ft.) in 2014 (~1100 sq.Sale ft.) Price (~1500 ft.) (~ /600sq (~ 780 sq ft.)1 Bedroom (~1100 sq. ft.) (~1500(~ sq.600sq ft.) 2 Bedrooms 3 Bedrooms AVG. sq. ft. ft.)sq. Studio Studio 1 Bedroom 2 Bedrooms 3 Bedrooms + AVG. Sale Price / sq. ft. (~$ 600sq ft.) (~ 780 sq ft.) (~1100 sq. ft.) 3 Bedrooms (~1500 in 2014 Studio 1 Bedroom 2 Bedrooms +sq. ft.) AVG.Flatiron Sale Price / sq. ft. District 7,498 $ sq. 11,956 (~ 600sq ft.) $ 1,541 (~ 780 ft.) $ 1,916 (~1100 ft.) $ 2,612(~1500 ft.) 2014 Flatiron $ 2,910 FlatironinDistrict $ 1,424 / sq. ft. 2,910 $ 4,437 $ 7,49 / sq. ft.$sq4,437 / sq.District ft.$sq. / sq. ft. $ 4,437 $ 7,498 $ 11,956 (~ 600sq ft.) (~ 780 sq ft.) (~1100 sq. ft.) (~1500 sq. ft.) in 2014 Flatiron District $ 3,647 $ 6,152 $ 1,424 / sq. ft. Manhattan $ 2,890 $ 9,799 $ 1,541 / sq. ft. $ 1,916 / sq. ft. $ 2,612 / sq. ft. $ 3,647 $ 6,15 Manhattan $ 2,890 sq. ft. / sq. ft. $ 1,703 sq. ft. / sq. ft. $ 2,146$/2,612 Manhattan $ 1,109 / 1,424 sq. ft. / sq. ft.$ 1,287$/1,541 sq. ft. / sq. ft. $ 3,647 $ 6,152 $$9,799 Flatiron District $/1,916 Flatiron District $ 1,424$ 2,841 / sq. ft. $ 1,541 $/ sq. ft. $ 1,916$/ 5,206 sq. ft. $ 2,612$/7,262 sq. ft. 3,371 NYC $ 1,287 / sq. ft. $ 1,703 / sq. ft. Manhattan $ 1,109 / sq. ft. $ 2,146 / sq. ft. $ 3,371 $ 5,20 NYC $ 2,841 sq. ft. / sq. ft. $ 1,391 sq. ft. / sq. ft. $ 1,928$/2,146 NYC Manhattan $ 969 $/$sq. ft. / sq. ft.$ 1,056$/1,287 sq. ft. / sq. ft. $ 3,371 $ 5,206 7,262 $/1,703 1,109 $ 1,287 / sq. ft. / sq. ft. Manhattan $ 1,109 / sq./ ft. / sq. ft. $ 1,056 / sq. ft. $ 1,703 $ 1,391 / sq. ft. $ 2,146 NYC $ 969 sq. ft. $ 1,928 / sq. ft. 1 Bedroom Bedrooms 3 Bedrooms AVG. Sale Price / sq. ft.$ 969 /Studio $ 1,056 / sq. ft. $ 1,391 / sq. ft. NYC sq. 1,928 / sq. ft. + Studio 1 Bedroom 2 Bedro Sale2 Price / sq. ft. $ 1 Bedroom 2 Bedrooms 3 Bedrooms + ft. $ 1,056 / sq.sq ft. ft.) AVG. $ 1,391 / sq. ft. NYC $ 969 /600sq sq. ft. $ 1,928 / sq.sq. ft. (~ 780 (~1500 in 2014 (~ 600sq ft.) ft.) (~ 780 sq ft.) (~1100 in 2014 (~1100 sq. ft.) (~ 780 sq ft.) (~1100 sq. ft.) (~1500 (~ sq. ft.) ft.)
51.1 %
$ 1,541 / sq. ft.
Flatiron District $ 1,916 / sq. ft.
$3,398
$ 1,424 / sq. ft. $ 2,612 / sq. ft.
$ 1,541 / sq. ft.Flatiron$District 1,916 / sq. ft.
$ 2,612 sq. ft. $ 1,424 / sq./ ft.
$ 1,541 / sq. ft.
$ 1,916
$ 2,146 / sq. ft. 969ft./ sq. ft. $ 1,928 $/ sq.
$ 1,287 / sq. ft.Manhattan $ 1,703 / sq. ft.
$ 2,146 sq. ft. $ 1,109 / sq./ ft. $ 1,928 / sq. ft. $ 969 / sq. ft.
$ 1,287 / sq. ft.
$ 1,703
$ 1,056 / sq. ft.
$ 1,391
30 Citymaking at Manhattan the Edge of Everywhere $ 1,109 / sq. ft.
$ 1,287 / sq. ft.
$ 1,056 / sq. ft.
$ 1,703 / sq. ft. NYC/ sq. ft. $ 1,391
$1541
$ 1,056 / sq. ft.NYC
$ 1,391 / sq. ft.
CONVERSION DEVELOPMENT | THE CENTURION
CONVERSION DEVELOPMENT | THE CAMMEYER
AVERAGE RENTAL PRICE : $80 PER FT² AVG / YEAR
AVERAGE SALE PRICE: $1,744 PER FT² AVERAGE RENTAL PRICE : $80 PER FT² AVG/ YEAR
Constructed between 1908 and 1910, the Centurian served as headquarters for the Century Holding Company. It has been reimagined into modern rental residences. Original details have been maintained and restored, creating the well received historic style much similar to Ace and Nomad hotels.
The Cammeyer was once the former home to the world’s largest shoe store located at 650 Sixth Avenue on the historic Ladies Mile District in 1892. One of Manhattan’s most distinguished landmarks with its wrought-iron balconies and rich prewar details, the building has now been converted into 67 condominium loft residences.
CONVERSION DEVELOPMENT | THE WHITMAN
CONVERSION DEVELOPMENT | TEN MADISON SQUARE
AVERAGE SALE PRICE: $3,822 PER FT² AVG
WEST AVERAGE SALE PRICE: $3,346 PER FT² AVG
The Whitman is a luxury small condominium, converted from a textile showroom built by Npetune Land Company in 1924. The building has direct park views. The conversion maintained the buildings neo-georgian style which resembles trading houses in London. The buidling is also a registered Historic Landmark.
Ten Madison Square West’s iconic architecture and classic brick and limestone façade have been transformed by Goldstein, Hill & West Architects. it has 125 one- to fivebedroom. The building is converted from the former Toy Building. It has panoramic view over Madison Sqaure Park.
Housing | Land Use | ANALYSIS 31
Retail There is a diversity of retail offerings and wide variety of building sizes and formats in close proximity to one another. Large format global brand retail establishments like Home Depot, Bed Bath & Beyond, and Best Buy take up strategic avenue locations along 23rd street, leaving smaller-format, local and regional brands to establish themselves amidst the inner blocks. A small number of properties provide two levels of retail space with the ground floor split between a half flight below grade and a half flight above. While this dispersal of large format establishments among small format boutiques, cafes, and delis exists generally throughout the area, there is a discernible increase in the density of smaller format boutique retail offerings primarily prevalent north of 27th Street such as jewelry wholesalers, apparel, and the few surviving flower markets. The more global consumer brand retailers are primarily established south of 23rd Street, but seem to be filling in north of 23rd as well.
Image 1 - Eataly
While not a retail use, some hotels have recently been developed north of 27th Street. These tall slender buildings are typically built with a set-back from the sidewalk. This allows for outdoor seating, more verticle format use of bulk, and an accented sense of arrival. These set-backs could enable a unique retail opportunity if this use were to be made feasible. Vacancy rates and asking rents fall within an average range for comparable Manhattan retail property, however this is no shortage of retail space available in the area.
Image 2 - Flatiron Building retail
Image 3 - Madison Square Eats
Image 4 - inside a 28th Street flower market
Image 5 - 28th Street flower markets using public realm infrastructure
Image 6 - Hotels are set-back from the street
Image 7 - abundance of jewelry and boutique retailers between 27th Street and 30th Street
BUILDING COMMERCIAL SYNERGIES: EATALY AND MARIMEKKO The portion of New York between 18th Street and 30th Street and 5th and 7th avenues has seen an increase in commercial activity in the past few years. As is shown in the images to the right, Eataly, a popular Italian style restaurant and grocer, moved into the corner of Fifth Avenue and 24th Street in 2010. Then in Fall of 2011, the womenâ&#x20AC;&#x2122;s clothing and home goods store, Marimekko opened a flagship store adjacent to Eataly, and across from Madison Square Park. This location offers the store 350 square meters of sales area. The combination of these two retail powerhouses, along with proximity to the Park, has created one of the busiest intersections in this district and Manhattan as a whole. Furthermore, the location of these two stores has allowed the triangle of space between 24th and 25th Street to become an enjoyable space for pedestrians with temporary tables, outdoor eating, and events, such as, Madison Square Eats. 32 Citymaking at the Edge of Everywhere
Ground Floor Retail Uses 30th Street
29th Street
28th Street
Sixth Avenue
27th Street
Bro ay adw
26th Street
fairway
25th Street
24th Street
23rd Street
22nd Street
trader joeâ&#x20AC;&#x2122;s 21st Street
20th Street
19th Street
18th Street
cafe / coffee shop
beauty / jewelry
hardware / home
deli / grocery
pharmacies
toys / craft
restaurant
floral / garden
apparel
fast food
antiques
liquor
other
Retail | Land Use | ANALYSIS 33
Retail Banks
Coffee Shops / Cafes
1 3
7
ay adw Bro
ay adw Bro
Sixth Avenue
Sixth Avenue
1. Bank of America 2. Capital One 3. Chase 4. Citi 5. Soveriegn 6. Toronto Dominion 7. HSBC
4
3
3
4
23rd Street
23rd Street
1
2
1 4
6 5 3
5. Soveriegn 6. Toronto Dominion 7. HSBC
1. Bank of America 2. Capital One 3. Chase 4. Citi
Large Format Retail Tenants
ay adw
Bro
Whole Foods Fairway Burlington Coat Factory * Best Buy ** Home Depot ** Eataly Trader Joes Staples Mens Wharehouse * Sports Authority The Container Store Bed, Bath & Beyond *
Sixth Avenue
ay adw
Bro
Sixth Avenue
02
01
01 02 03 04 05 06 07 08 09 10 11 12
Grocery Retailers
fairway
Whole Foods
06 23rd Street
03
04
trader joeâ&#x20AC;&#x2122;s
07
08
11
23rd Street
05
09 10 12
* coroporate offices located on-site in floors above ** retail use extends to larger footprint below ground.
34 Citymaking at the Edge of Everywhere
Restaurants
Apparel
ay adw Bro
Sixth Avenue
ay adw Bro
Sixth Avenue 23rd Street
23rd Street
Pharmacies
Jewelry / Beauty Boutiques
ay adw
Bro
Sixth Avenue
ay adw
Bro
Sixth Avenue 23rd Street
23rd Street
Retail | Land Use | ANALYSIS 35
Flower Market A UNIQUE PLACE IN THE CITY While it may be somewhat diminished from its heyday, the Flower Market is a historic and well-known establishment in the city. Located on 28th street between 6th and 7th avenues, it is a throw-back to an older era of Manhattan, where similar business congregated around districts to attract wholesale trade. At one time exclusive to wholesale buyers, now it is open to the public so that ordinary buyers are free to peruse the selections and buy as little as one stem- district lingo for a single flower. The roots of the Flower Market go back to the 1870’s, when wholesalers congregated around the East 34th Street ferry landing, which brought growers in from Long Island. In the 1890’s, these businesses moved to the present location, for its proximity to Ladies’ Mile, the posh shopping district stretching from 18th to 24th streets. The flower sellers benefited from the nearby high-end departments stores as well as the swinging scene of the Tenderloin district- theaters, brothels, and other high-class establishments in need of floral decoration.
THREE DECADES OF DECLINE At its height, there were more than 60 flower wholesalers in the district, which stretched multiple city blocks. This success continued into the late 1970’s, where businesses began leaving the district to cheaper locales. In the 90’s, the neighborhood’s zoning was changed significantly, and many large condominium towers and hotels were built in the period since. At least 1,200 residential units were constructed in the area since 1995, and three hotels on the flower market block of 28th street alone, directly dispacing at least one flower seller. Today there are only about ten wholesalers left.
28th Street sidewalk 30th Street
Flower Market Businesses 29th Street
28th Street
ay adw
Bro
Sixth Avenue
Seventh Avenue
27th Street
26th Street
flower district sellers
0
500
N
Flower Sellers
36 Citymaking at the Edge of Everywhere
250
25th Street
1000
FAILED ATTEMPTS TO RELOCATE There have been several attempts to collectively move the district to a more affordable and sustainable location, but limited resources, challenging space requirements, and difficultly cooperating among the businesses has stifled each attempt. At one point, sites were examined at the Bronx Terminal Market and College Point, Queens, but these were deemed too far outside Manhattan. A more recent proposal in 2004 looked at an 80,000 sf warehouse in Long Island City, Queens, but that fell through as well. Then in 2005, four sites within Manhattan were considered, but in the end no concensus between the businesses could be made. One reason for this difficulty is that about one third of the flower sellers own their own spaces, while the other portion rents. Even among the renters, those with more years left on their leases are less inclined to leave. Without the collective decision of the flower sellers to move at once, none of the individual shops can afford the burden. While some view the decline of the Flower Market as an inevitable shift in market forces, others see the District as representative of an important piece of New Yorkâ&#x20AC;&#x2122;s legacy and charm. New York City has been called a city of neighborhoods, but one must ask: without the unique qualities that define each neighborhood, how long will this description ring true?
There have been several attempts to collectively move the district to a more affordable and sustainable location, but limited resources, challenging space requirements, and difficultly cooperating among the businesses has stifled each attempt.
Flower Market | Land Use | ANALYSIS 37
Culture and Education The area boasts a rich cultural history, dating back to Tin Pan Alley as one of the biggest musical production centers of the 1920s. Although the buildings of Tin Pan Alley no longer house aspring musicians, the area has become a new home for many cultural vendors, concentrated on theater and music. There is an unusually high concentration of recording studios in the area, often appearing in clusters within the same block. There are also many educational institutions, many of which are dedicated to dramatic arts. The proximity to the thearter districts above 30th st, all the way up to Times Square, may suggest the growth of theater-related businesses in the area. There are also a good number of large insitutions such as NY School of Flower Design, Fashion Institue of Technology, School of Visual Arts, The New York Conservatory for Dramatic Arts, Touro College, and Philips Beth School of Nursing. With the number of small and large instutitons dedicated to dramatic arts, our district can expect a flux of cultural tourists throughout the day, yet compared to the number of educational instutions, there is room for growth in terms of performance venues to host the number of artists in the area.
38 Citymaking at the Edge of Everywhere
HISTORY OF TIN PAN ALLEY Tin Pan Alley, where many popular musicians of the 1920s have produced music, is located on 28th street between 5th and 6th avenue. Although the place no longer hosts aspiring musicians, the building remains intact with the iconic facade. As the building remains as a memory of the cultural heritage, there may be an opportunity to revitalize the area by either recognizing the site as a historic district, or rebuilding upon its narrative.
GATHERING OF EMERGING MUSICIANS Although the Tin Pan Alley building no longer hosts musical activities, musicians have found our distict a new home for musical production. The abundance of recording studios suggest musical activity in the area. While there are not as many performing venues, the proximity of our site to Times Square may suggest the growth of the performing industry trickling down along Broadway.
CENTER OF CULTURAL EDUCATION Along with many recording studios, there are many educational institutions related to drama and arts. The spectrum of the instutions vary from private classes to one of the top schools in the nation. There are a good number of private drama classes in the area. Other major schools such as the Fashion Institute of Technology and the School of Visual Arts indicate the concentration of major art programs.
Educational and Cultural Institutions
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Education Institution
Recording Studio
Drama School
1. Fashion Institute of Technology
2. NY School of Flower Design
3. School of Visual Arts
4. The New York Conservatory for Dramatic Arts
Culture and Education | Land Use | ANALYSIS 39
Silicon Alley A FLOURISHING INDUSTRY IN NEW YORK
NEW BUSINESSES / NEW MODELS FOR WORKING
currently searching to add half a million square feet of office space within the city.
“Silicon Alley” refers to the burgeoning high-tech industry in New York City, and is a riff on the older Bay-Area tech nickname Silicon Valley. While it can denote the tech sector in general in New York, it also refers to its location- roughly the blocks adjacent to Broadway from Midtown South to SoHo, with a particular concentration of offices around the flatiron district. The industry first arrived to the flatiron area for the pre-war buildings and affordable rents (as opposed to midtown or downtown), but at this point the concentration of high-tech in the area has established itself as a hub and new businesses are attracted by the proximity to like-minded collaborators and funding resources.
The types of businesses included in the Silicon Alley nickname include startups, such as fashion website Fab.com and 3D printing site Shapeways, and older startups that have been purchased by larger companies such as Tumblr, which was acquired by Yahoo in mid-2013. Thoroughly established corporations are also included in the mix, such as Google, with offices in the Meatpacking District, Twitter, with offices in Chelsea, and online retailer Amazon in Midtown, which is
There are also numerous tech incubators in the city, a unique style of organization which provides a range of services from office space, connections, advice, legal counsel, to the possibility of financial support to early-stage entrepreneurs. Additionally, co-working spaces, such as General Assembly, and New Work City have grown significantly in the past few years. These businesses provide work space for small tech startups more
Tech Companies in Neighborhood
HOT ON THE HEELS OF FINANCE 30th Street
Since the term was coined in 1995, Silicon Alley has enjoyed massive success. While it lags behind the Valley in terms of shear market share, its growth has been impressive. According to a report commissioned by former Mayor Bloomberg in 2013, the tech and information industry is second only to the financial industry in terms of contributing to private wages in the city. With 262,000 people in New York working in the industry, the total pay was nearly $30 billion in annual salaries. Additionally, the tech and information industry in New York was responsible for about one-third of the private sector job creation in NYC since 2007, according to the report.
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Many account for this success to the complimentary roles of the longestablished information industries in New York of publishing, media, design, and entertainment, with the new high-tech. New York’s established financial industry is a ready supply of capital support for entrepreneurs, and is an added asset to high-tech growth.
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40 Citymaking at the Edge of Everywhere
3-5
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The tech and information industry was responsible for about one-third of the private sector job creation in New York since 2007. affordably and flexibly than traditional leased office space. WeWork, one of the more successful ventures, began with a single location in SoHo, and has expanded to eight locations in Manhattan, from Midtown south to the Financial District. WeWork has also expanded with a branch dubbed WeWork Labs, which offers more of the support elements common to incubator organizations.
Site Boundary 415 tech companies
EFFECTS ON REAL ESTATE The high-tech boom in New York has had a major effect on real estate. According to Forbes Magazine, over the two year period from 2011 to 2012, average annual rent for Class-B office space in the Manhattan South region rose from $38 to $60 per square foot. Today that number hovers around $55 /sf for Class-B space and $74 /sf for Class A. In the Flatiron district specifically, the commercial vacancy rate is just 6.96 percent. Gus Delaporte, in a report in the Commercial Observer, writes, “Home to a growing number of early stage and established businesses, the Flatiron district and the surrounding Midtown South submarket has become the de facto home of New York’s startup and digital media community. More than 220 digital and startup companies call Flatiron home, all supported by the presence of venture capital firms and no less than eight coworking facilities.”
From 2011 to 2012, average annual rent for Class-B office space in the Manhattan South region rose from $38 to $60 per square foot.
Midtown 49 tech companies
SoHo 219 tech companies
Comparing the number of tech companies per fixed area in different neighborhoods (Source: mappedinny.com)
Silicon Alley | Land Use | ANALYSIS 41
Transportation Our site has some of the best access to public transportation in Manhattan, with the 1, 2, F, M, N, and R subway lines, the PATH/LIRR Trains as well as diverse bus services. There has been a 58% increase in cyclists since 2008. Our study area as an overall site falls among the many sections of Manhattan in which over 65% of the people that work there, commute by walking. This makes the study area even more interesting because it does sit at an intersection of many different modes of public transportation that allow commuters to commute all the way far extents such as Connecticut and New Jersey. Overall vehicular traffic patterns is characterized as very congested, with the average car speed being 9.5 miles per hour. However recently car transit is starting to move faster due to the greater reliance on mass transit as well as a drop in traffic since the recession.
Public Transporation Gradient from the Site Area
Cars driving into midtown from north to 60th street fell to its lowest period in nearly 20 years. Transit ridership is up, traffic is down and there has also been an increase in 58 percent of cyclists since 2008. Subway ridership increased by 2.5% in 2011 and a further 1.8% in 2012. Citywide weekday traffic volumes by contrast were down 1.8% in 2011. This means that New Yorkers are driving less and using transit more, resuming the trend that was evident during the growth years of the mid 2000s. All these effects are even more pronounced in our study area near Manhattans Central Business district. Transit ridership there has been up 2.9% while the car rate and speed entering in and out of the area is only .8% lower then it has been in the past years. Also the overall population of New York is expected to grow by 1 million in the next decade, and with this a projection of a greater use of cars. In conclusion, our site has great subway access with the 1, 2, F, M, N, R subway lines that can connect you to any other line in New York City. The path train, Long Island Rail Road, Holland Tunnel and Lincoln tunnel allows people living outside of Manhattan to access the site with ease as well. The site is also populated with Citi-Bike Kiosks as well as a cross site connection with bus routes. The site is very well connected in terms of public transportation.
42 Citymaking at the Edge of Everywhere
Vehicular Transporation Gradient Fromm Site Area 5 Minutes
15 Minutes
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1/2 Subway Stop
Bus Lines
F/M Subway Stop
5 min Walk
N/R Subway Stop
Citi Bike Kiosk
PATH/LIRR Train
PATH/LIRR Track
Transportation | ANALYSIS 43
Demographic Landscape New York City shows a microcosm of America in demographic trends throughout history. The city is indicative of the proverbial “melting pot” that makes up the United States. In analyzing the demographics of this segment of Manhattan we can see a number of trends and indicators that correspond with significant events as well as the makeup the neighborhood. Looking at the timeline between about 1950 and present day we can note a couple of things right in the beginning. This is post World War II and as such we have a number of service men and women returning to civilian life. This migration is reflected in a large increase in population for about 10 years following the war. As we moved into the 1970’s there is a large exodus from the city. The desire to start families and offer children a chance to play in the backyard, the financial stagnation, and the deindustrialization of New York left the city a much less desirable
The district has a generally low population profile with most people concentrated towards the Chelsea area. We can observe a general rise in population, peaking during the 60s with the resurgence in NYC. The general population trend among our district, Manhattan, and NYC has risen consistently other than the momentary drop during the 1980s crisis. While Manhattan’s population has been more stagnant throughout the decades, the overall population of NYC has been growing exponentially, due to the explosive growth in the outer boroughs. Our district, thus closely follows the trends of Manhattan.
AGE GROUP RATION COMPARISON Age group ratio comparison among our site and rest of New York
POPULATION CHANGE OVER TIME
50.0%
population change over time population change population change overover timetime
9000000 9000000 9000000 8000000 8000000 8000000 7000000
location for the middle class. By about the 1990’s we start to see the general populous returning to the city. Financial stability and job opportunities are abundant as a new educated generation looks to explore city life as their parents once did.
45.0% 40.0% 35.0%
7000000
7000000 6000000 6000000 6000000 5000000
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3000000 20000002000000 2000000 10000001000000 10000000 0
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<17
1800 1820 1840 1860 1880 1900 1920 1940 1960 1980 2000
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district
district district
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nyc
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15 minute commute from site
65< New York
nyc nyc
population change of our site
POPULATION 12000
12000 12000 10000 10000 8000 8000 6000 6000 4000 4000 2000 2000 0 0
population change of our site CHANGE population OVER change ofTIME our site IN
OUR SITE
CHANGE IN AGE GROUP
Change in age group over time on site
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44 Citymaking at the Edge of Everywhere
1990 34<64
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<20
HOUSEHOLD INCOME IS HIGH
HIGH INCOME LEVELS ARE BECOMING THE NORM Change in income levels over time on site
Median household income (in 2012 inflation adjusted dollars)
100% 90%
$140,000
80%
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70%
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Our site
15 minute commute from site
1980
New York
With such a dense population of of working professionals from ages 18 and up, the idea that the median household income is over $100,000 annually is no surpise. Even within 15 minutes of our location those households are making close to 30% above the Manhattan median.
1990
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5000<
10000<
25000<
50000<
75000<
100000<
150000<
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Income shows how drastically the city has changed in the last 40 years. Since 2000, nearly 50% of the populous has an income above $150,000. This is a stark comparison to the national average of $42,000 annually. Although possible it is difficult to live in the area earning less than $100,000 annually.
Household type comparison
CHANGE IN EDUCATION LEVELS
HOUSEHOLDS: SINGLES MOSTLY
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45.0%
Change in education levels over time on site
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1980 College
1990
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2010 Below High School
Married -couple Family Male Householder, no Female Householder, wife present no husband present
Our site
Area residents are educated roughly evenly between high school and college. This indicates a mix of service and professional occupations.
15 minute commute from site
Male Householder
Female Householder
New York
Male householders predominately make up almost 45% of the housing market in the neighborhood. Families, particularly single parent families, make up a small percentage of the overall populous here. Most single women tend to live nearby rather than specifically in the area.
US Census data from Social Explorer
Demographics | ANALYSIS 45
46 Citymaking at the Edge of Everywhere
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fairway
Buildings restored to ca. 1910 exterior appearance Ground floor: boutique retail Upper levels: The Townhomes at Tin Pan Alley
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Ground floor retail and dining
PROPOSALS 22nd Street 25th Street
trader joeâ&#x20AC;&#x2122;s 24th Street Street 21st
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47
Indep
Zoning and public space proposals: three new visions of the future. Team 1 Meet East Chelsea
OUR VISION:
PROPOSED ZONING ENVIRONMENT:
Expand allowable land uses with a C6-4M rezoning and special district overlay. Capital improvements to streets and sidewalks that improve bicycle connectivity, walkablity, and retail activity. Incentivize building renovation and preservation. The vision is to create a highly-livable, vibrant, and distinct place to
Zoning districts for site: C6-4M Commercial that allows residential and high performance manufacturing; East Chelsea Special District overlay.
live and work.
OUR BROADWAY STRATEGY: Revise southbound traffic pattern, improve separated bicycle way, expand width of sidewalk, install curb extensions, and increase tree canopy with street tree plantings.
Team 2 The Crossing
the crossing madison square park
Team 3 Broadway Flower Market District
OUR VISION:
PROPOSED ZONING ENVIRONMENT:
Fully pedestrianize Broadway during daytime hours, and incentivize the flower district wholesalers to move there. Increase bicycle pathways on 23rd Street for greater crosstown access. Use retail branding and popup shop marketing to promote and reinforce the neighborhood as the best place to be in New York for high-tech startups.
Zoning districts for site: Flower Market Special District Residential w/Commercial Overlay west of 6th Ave. Commercial east of 6th Ave.
OUR BROADWAY STRATEGY: 2:00 AM - 9:00 AM Open to Deliveries Remaining hours closed to traffic to create public open space.
OUR VISION:
PROPOSED ZONING ENVIRONMENT:
Revitalize the public realm for Broadway. Propose a new zoning ordinance that will allow for a diverse mix if uses amidst dispersed density in the form of scattered opportunities for “point towers”, while maintaining lower density along Broadway in order to encourage a more human scale experience within this unique corridor. A new 25 story residential building to be built at the north east corner of 28th street and Broadway with a combination of ground floor retail activity and ground level parking set back behind the new retail space.
Zoning districts for site: RMU (Residential–Mixed Use), FMD (Broadway Flower Market District overlay)
OUR BROADWAY STRATEGY: Thru traffic with calming measures installed.
48 Citymaking at the Edge of Everywhere
PROPOSED PUBLIC REALM IMPROVEMENTS: Financing strategy: NYC Capital Funding Choice Neighborhoods (HUD) and NYDOT Transportation Enhancement; NYC Community Trust; Street Rental Income; Phasing strategy: 20-year incremental plan
O&M (annually) San/security/landscaping $500,000 Management $100,000 Total $600,000 Sixth Avenue Streetscape Improvements Capital costs Hardscape (wider walks) $1,980,000 Tree plantings in parking $350,000 Total $2,330,000
Proposed Development 13 Story serviced apartments and lofts Fifth floor daycare center Height 18 Stories Historic facade preservation Total Floor Area: 115,800 square feet Total Development Cost: $58,000,000 Return on Equity: 11.6%
Broadway Streetscape Improvements Capital costs Hardscape improvements $980,000 Trees and softscape $250,000 Street furniture $100,000 Total $1,330,000
PROPOSED PUBLIC REALM IMPROVEMENTS: Financing strategy: Expand the 23rd Street Partnership to incorporate the neighborhood Captial & Operating Expenditures of NYC Department of Transportation NYC Parks & Recreation NYC Sanitation Phasing strategy: 20-year incremental plan
PROPOSED PUBLIC REALM IMPROVEMENTS: Financing strategy: NYC & NYC DOT capital appropriations; tax incentives for private initiative; new business improvement district. Phasing strategy: 20-year incremental plan Broadway Streetscape Improvements Capital costs Hardscape improvements $1,000,000 Trees and softscape $400,000 Street furniture $500,000 Market stalls/greenhouses $1,000,000 Total $2,900,000
Streetscape Improvements Capital costs Hardscape improvements $3,670,000 Trees and softscape $ 232,500 Street furniture $ 858,000 Land Acquisition $6,768,000 Total $11,528,500 O&M (annually) Maintenance $200,000 Supplies & Equipment $200,000 Other $100,000 Total $500,000
O&M (annually) San/security/landscaping $200,000 Management $80,000 Total $280,000 Sixth Avenue Streetscape Improvements Capital costs Hardscape (wider walks) $800,000 Tree plantings in parking $400,000 Install express rapid trans. $200,000 Total $1,400,000 District-Wide Public Art Program Capital costs $410,000 Corporate sponsorships ($410,000) Total $0
Proposed Development 34 Story multi use building anchored by coworking space (wework) Ground floor retail Apartments (44%) and office (40%) make up majority of use Total Floor Area: 260,508 square feet Total Development Cost: $140,000,000 3rd year Cash on Cash: 15.0%
Proposed Development 25 Story multi use building with a theater for independent performers Ground floor retail promoting to flower market tenants on Broadway 20% of apartments are offered at affordable rent rates Total Floor Area: 356,229 square feet Total Development Cost: $135,000,000 Return on Equity: 12.44%
O&M annually (BID) $80,000
Summary | PROPOSALS 49
Team 1: Introducing East Chelsea Kirk Henderson, Sungwood Choi, James Santana, Amir Karimpour
A distinctive mixed-use neighborhood focused on character, creativity, and interconnectedness.
Goals • Accelerate private investment in real estate, increasing value and tax base. • Strengthen the unique character and distinctiveness of the neighborhood. • Create vibrant, safe, connected streets and sidewalks. • Let the market decide highest and best use, with limited restrictions that protect goals.
Executive Summary The proposal’s strategy is to create value by opening the market to more permitted uses. The neighborhood’s existing building stock, which should be improved and not demolished for added bulk, provides the character that makes this area attractive. Combined with streetscape capital improvements that improve bicycle connectivity and walkablity, the proposal seeks to create a highlylivable, vibrant and distinct place to live and work.
What is driving the market? Neighborhood distinctiveness creates value. The neighborhood’s characteristic vintage loft warehouses, gritty wholesalers, and concentration of tech and design space perpetuate a legacy of creative entrepreneurialism going back 100 years. This is a neighborhood branded by “the makers of things” – an authenticity that is impossible to invent. The character creates value, as the creative class wants to be a part of the buzz and spirit of a neighborhood with a unique and distinctive feel.
Time is our most valuable resource. Time today is not only precious, it’s expensive. Top talent (particularly in the tech sector) does not want to waste time commuting great distances each day; instead, they want to live within 15 minutes or less of the office in a vibrant, walkable community. This means urban areas need not only great office space but also great places to live and recreate – with a range of amenities and services easily-accessible via safe and efficient transportation options.
People want vibrant, interesting streets. Truly walkable streets are safe, full of interesting things to look, and full of greenery and activity. By investing in a better-designed public realm, streets and sidewalks can become inviting places that draw people in to stroll, relax, interact, shop, eat, and play.
50 Citymaking at the Edge of Everywhere
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HUDSON RIVER PARK & THE HIGHLINE
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EAST RIVER PARK AND 2ND AVENUE SUBWAY
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Zoning | Team 1 | PROPOSALS 51
Proposal Specifics #1. Rezone to C6-4M.
Many market indicators suggest the M1-6 district fails to meet current demand in the marketplace. We propose rezoning the entire area C6-4M, which would expand the range of allowable land uses and let the market decide highest and best use. This would include residential with modest restrictions on loft conversions. The C64M district also includes light industry as a permitted use, and manufacturing is integral to the neighborhood’s unique identity as a wholesale and “maker” hub and is the source of its creative spirit, which is a major driver of brand value. The impact of C6-4M rezoning will be new residential development opportunities north of 23rd Street, and new high performance manufacturing opportunities south of 23rd Street.
#2. Establish East Chelsea Special District Overlay Zone. The special district overlay will establish additional contextual regulations across three distinct subdistricts. All subdistricts will have an allowable FAR of 10 with a 20% inclusionary housing bonus.
Subdistrict A - Avenues
The Avenues would remain largely unchanged in bulk. Buildings will be required to have a street wall base between 100 and 125 feet. Towers are allowed as long as they are set back and have a minimum 33% lot coverage.
Subdistrict B - Broadway
Broadway will have a street wall base of 80 feet. Towers are allowed as long as they are set back and have a minimum 33% lot coverage. The impact will be increased density with opportunities for light and air to penetrate to the street level.
Subdistrict C – Midblocks
The midblocks will have a street wall between 60 and 120 feet, governed by the sky exposure plane. When the bonus is triggered, the sky exposure plane will begin at 140 feet.
52 Citymaking at the Edge of Everywhere
#3. Require Retail, Office, or Light Industry on the Ground Floor.
The Special District would mandate non-residential uses at the street level. This promotes an active streetscape and helps ensure a diversity of basic services and employment within the neighborhood. Prohibiting ground floor residential will reduce competition in the space market; wholesale companies, such as the Flower Market, will not need to compete with residential uses. The impact will be a mixed-use community providing a greater diversity of options along a vibrant street.
#4. Invest in a Robust Streetscape. Capital improvements in street infrastructure - curb extensions, street trees, sidewalk expansions, seating, separated bike lanes - will reposition select cross-town streets and Broadway as pedestrian- and bicycle-oriented connectors with retail destinations. West 21st, 22nd, 28th, 29th, and Broadway were selected for improvements because these streets already have designated cross-town bike lanes. The new infrastructure will connect to other destinations; the Highline to the west, NYC School of Medicine to the east, and Central Park and Lower Manhattan to the north and south. New sidewalk enlargements with leaseable pads for flower sales, outdoor cafes, food carts, or other retail sales, will create new economic opportunities for street commerce. The City would lease sidewalk pads to businesses and earn as more income than for on-street parking. Street trees will be planted every 25 feet, and landscaping and seating improved, to create an attractive environment.
#5. Incentivize Renovation.
Fifty-seven percent of existing buildings pre-date the 1916 Zoning Resolution and many remain nonconforming to allowable FAR and setbacks for light and air; as a result, these buildings are unlikely to be torn down. Furthermore, these buildings contribute to the character and distinctiveness of the neighborhood. As an incentive to renovate existing buildings, we propose that the physical boundaries of existing NYC incentives be expanded into our area. We propose adapting existing incentives already in place elsewhere and leveraging them to promote renovation and preservation for structures built before 1950. Such incentives might include: • Fast-tracking the planning and permitting process and fee reductions for projects that preserve the entire building or façade of older building. • Commercial Revitalization Program, a real estate tax abatement of $2.50 psf for up to five years; • Commercial Rent Tax Special Reduction, which abates tenant commercial rent tax for up to five years, making renovated spaces more attractive to tenants; • Sales Tax Exemption Program, for goods purchased for the build-out of tenant space on a minimum 10-year lease; • New York City Energy Efficiency Corporation’s energy efficiency financing for energy-related renovations. Renovating old buildings rather than tearing them down to build new not only helps strengthen the character of the neighborhood but also captures the embodied energy of the original building, which is much less damaging to the environment than new construction. The impact of these incentives will be that existing building stock will be renovated and upgraded rather than demolished and replaced with new buildings, maintaining the character, charm, and underlying value of the neighborhood.
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Special District A - Broadway Special District B - Avenues Special District C - Midblocks Ladies Mile Historic District
Zoning | Team 1 | PROPOSALS 53
Existing Build-Out
Five-Year Build-Out: Change in Use, Not Bulk
54 Citymaking at the Edge of Everywhere
10-Year Build-Out: Emphasis on Existing Building Renovation
Anticipated New Construction
Zoning | Team 1 | PROPOSALS 55
Public Realm: Broadway The Broadway public realm will be expanded to support a more robust pedestrian population and menu of commercial activities. We propose to devote one lane of each block of Broadway to an open pedestrian realm and/or leasable commercial activities. The bicycle lane (green) remains continuous, but the vehicular traffic is limited to one block only. One lane of parking is eliminated. In its place, the sidewalk effectively extends to the street. This new space can remain open to pedestrian wanderings, or it can be leased by shops or restaurants for commercial activity. The section drawings below demonstrate the changes and substitutions necessary to support this improvement to the public realm.
56 Citymaking at the Edge of Everywhere
Broadway Redesign
15’ Sidewalk
9’ Parking / Loading
10’ Travel
9’
7’
Floating Parking
Painted Buffer
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15’ Sidewalk
EXISTING DESIGN
15’ Sidewalk
9’ Loading/Park
15’ Sidewalk
9’ Loading/Park
10’ Moving Lane
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15’ Sidewalk
PROPOSED DESIGN
10’ Moving Lane
9’
14’ Plaza
15’ Sidewalk
Public Realm | Team 1 | PROPOSALS 57
Public Realm: Crosstown Streets
Budget and Finance
In an area with such limited open public space, public realm enhancements can improve pedestrian traffic and attractiveness by a large margin.
The East Chelsea public realm improvements are designed to be low cost, low-maintenance, and high impact. The most significant capital expenditures consist of curb extensions and street planters. All bicycle and expaneded pedestrian zones will be created on existing street hardscapes with new paint and surfacing. Other capital costs include street furniture and new trash bins.
We propose to improve strong crosstown pedestrian and bicycle thoroughfares to increase street foottraffic and retail opportunities. We will enhance the existing crosstown streets designated as bicycle throughways (21st, 22nd, 28th, 29th Streets). Specifically, we will install curb extensions at the corners, sidewalk bump-outs along the northern edge of the stree, and and move the bicycle lane to between the parked cars and the sidewalk on the southern edge. The sidewalk bump-outs expand the public realm and limit parking on one side of the street to deliveries only. Street trees will be planted every 25 feet. The increased pedestrian infrastructure, vegetation, and decreased vehicular presence will encourage pedestrians and retail to come to the street. The expanded areas may be used as extensions of a nearby store or food retail, bench seating areas, or simply a â&#x20AC;&#x153;breathing space.â&#x20AC;?
The Broadway improvements will require a part-time maintenance crew at key times of the day. Because businesses will lease out sections of the Broadway expanded pedestrian zone, it will be critical to keep these areas clean to maintain their value. Landscaping and planters must also be maintained and replanted. Funding for the East Chelsea public realm improvements will be split between federal grants, local grants, and New York City capital funding. A Choice Neighborhoods grant from HUD will cover initial capital costs and a partial endowment. A NYC Community Trust grant will fund the landscaping and vegetation along the crossstreets. The bicycle lanes will be the remaining endowment will be funded by a NYDOT Transpotation Enhancement grant. The remaining endowment will be supplemented by the New York City Capital fund. Modest income will be provided by leasing spaces along Broadway to pop-up vendors. and nearby restaurants. It is hoped that through these initial improvements, a growing commercial and retail market will warrant the creation of a BID for the area, resembling the 34th Street Partnership.
58 Citymaking at the Edge of Everywhere
Crosstown Streets Redesign - 21st, 22nd, 28th, and 29th
13’
9’
Sidewalk
16’
Parking / Loading
9’ Travel / Bike
Parking / Loading
13’
12’
Sidewalk
Sidewalk
EXISTING DESIGN
12’ Sidewalk
7’
7’
9’ Parking / Loading
10’ Travel
9’ Extended Curb/ Loading
9’ Parking / Loading
PROPOSED DESIGN
1’
1’
10’ Travel
9’ Extended Curb/ Loading
12’ Sidewalk
AMIR 1’ PAINT DIVIDER
12’ Sidewalk
AMIR 1’ PAINT DIVIDER
Public Realm | Team 1 | PROPOSALS 59
Team 1 Development Proposal: Tinpan Alley Rising
60 Citymaking at the Edge of Everywhere
Tinpan Alley Rising proposes a historically sensitive approach to growth on Tinpan Alley.
We propose a 13-story serviced residential development of apartments and lofts. The ground floor features an partially open lobby with restaurant and bar, akin to the Marlton on W 8th Street, Manhattan. The fifith floor features an open-plan daycare center with can double as an entertainment venue on the weekends. We gain 2 bonus FAR and an increased sky exposure plan with 20% inclusionary housing bonus.
How to balance demand for housing and office space with a neighborhood’s historic character? How to create a unique, landmark developmen that would simulataneouly test the neighborhood’s viability for extensive development? With Tinpan Alley rising, we pursued these goals: •
Majority-residential development to meet new demand
•
Preserve and leverage historical character of neighborhood
•
Explore mixed-use approach featuring on-street entertainment, mixedincome housing, and kindergarten facility.
•
Test zoning proposal of setbacks and incentives.
Our solution preserves the facade while increasing residential density, offering 30th Streetpresence, a robust street and syncing with the city’s drive for universal daycare.
29th Street
28th Street
ay adw
Bro
Sixth Avenue
27th Street
Development | Team 1 | PROPOSALS 61
Tinpan Alley Rising: A Mixed-Use Residence
RESIDENCE WITH TERRACE
60 ft RESIDENCE
DAYCARE / ENTERTAINMENT SPACE AT 10’ SETBACK
FLOORS 06 - 13 FLEXIBLE RESIDENCE / OFFICE
LOBBY AND STREET-LEVEL RETAIL / ENTERTAINMENT
7700 SQ FT FOOTPRINT
70 ft
9500 SQ FT LOT
FLOORS 02 - 04
180’
70 ft
110 ft GROUND FLOOR
120’
FAR 12 10 FT SETBACK AT HEIGHT OF 60 FT SKY EXPOSURE PLAN STARTS AT 120 FT TOTAL HEIGHT 180 FT
62 Citymaking at the Edge of Everywhere
Development | Team 1 | PROPOSALS 63
Tinpan Alley Rising Pro-Forma SCHEDULE A NAME: Team 1 Development ACQUISITION PRICE: LOT AREA (sq ft) HEIGHT (floors) NET RESIDENTIAL FLR AREA (sq ft) GROSS RESIDENTIAL FLR AREA (sq ft) GROSS COMMERCIAL FLR AREA (sq ft) TOTAL BUILT FLOOR AREA (residential+commercial)
$5,678,000 9,274 18 80,477 100,473 15,400 115,873
PRICE PAID per FLR AREA PRICE PAID per DU PRICE PAID per ROOM Construction Time (yrs)
$49 $47,714 $15,429 1
LOCATION: 47‐51 W 28th JO FRA PROPERTIES Lot # Lot Size sqft Market Value 7 1,481 $984,000 8 1,481 $931,000 9 2,080 $1,287,000 10 2,116 $1,056,000 11 2,116 $1,420,000 Total 9,274 $5,678,000
RESIDENTIAL ‐ MARKET RATE Apt Type DU's sq.ft. STUDIO 12 581 LOFT 12 950 1‐BR 40 600 1‐BR 32 730 TOTAL 96
Total Area (sf) 6,972 11,400 24,000 23,360 65,732
Rent/Mo $4,500 $5,900 $4,900 $5,000
Rms 24 24 120 128 296
Tot Rent/Mo 54,000 70,800 196,000 160,000 480,800
Tot Rent/Yr 648,000 849,600 2,352,000 1,920,000 5,769,600
psf/yr $93 $75 $98 $82
RESIDENTIAL ‐ LOW‐INCOME Apt Type DU's sq.ft. STUDIO 5 581 LOFT 0 0 1‐BR 10 600 1‐BR 8 730 TOTAL 23
Total Area (sf) 2,905 0 6,000 5,840 14,745
Rent/Mo $950 $0 $1,088 $1,088
Rms 10 0 30 32 72
Tot Rent/Mo 4,750 0 10,880 8,704 24,334
Tot Rent/Yr 57,000 0 130,560 104,448 292,008
psf/yr $20 $0 $22 $18
RESIDENTIAL ‐ TOTAL Apt Type DU's STUDIO 17 LOFT 12 1‐BR 50 1‐BR 40 TOTAL 119
Total Area (sf) 9,877 11,400 30,000 29,200 80,477
Rent/Mo $3,456 $5,900 $4,138 $4,218
Rms 34 24 150 160 368
Tot Rent/Mo 58,750 70,800 206,880 168,704 505,134
Tot Rent/Yr 705,000 849,600 2,482,560 2,024,448 6,061,608
psf/yr $71 $75 $83 $69
sq.ft. 581 950 600 730
COMMERCIAL INCOME Office Floor Area (sq ft) Rent per sq ft (per year) Annual Office Rent Restaurant & Retail Rent per sq ft (per year) Annual Restaurant Rent Garage Rent per year (net lease) GROSS COMMERCIAL INCOME
7,096 $48 $340,608 6,159 $102 $628,218
RETURN ON EQUITY AS A RENTAL Total Development Cost (Development Loan) 80‐20
$968,826
Proceeds of Tax Credit Sale
RESIDENTIAL EFFICIENCY Rental Area 80,477 Circulation 19,996 Total Area 100,473
64 Citymaking at the Edge of Everywhere
sq. ft. sq. ft. sq. ft.
80% 20%
Equity Investment Available for debt services & profit Debt Service on final mortgage RETURN RETURN ON EQUITY
$58,848,397 $47,078,718 $317,968 $11,451,711 $6,641,194 $5,312,955 $1,328,239 11.60%
Soft and Hard Costs SCHEDULE B HARD COSTS ACQUISITION CONSTRUCTION 1. Gross Residential & Commercial Floor Area @ $300/sf 2. Garage @ $80/sf 3. Elevator 2 cabs @ $75,000/cab 4. Landscaping 5. Demolition @ $20sf
$5,678,000 $34,761,900 $150,000 $5,000 $185,480 SUBTOTAL
$35,102,380
TOTAL HARD COSTS
40,780,380
SOFT COSTS CONSTRUCTION FEES & TAXES 1. Permanent Lender (1% of mortgage) 2. Construction Lender (1% of mortgage) 3. Mortgage Broker (6%) 4. Lender's Legal Charges 0.1% 5. Borrower's Legal + Accounting Charges (0.5%) 6. Closing Costs (2%) 7. Mortgage Recording Tax (2.5% of mortgage) 8. Engineer/Architect (3%) 9. Studies, Surveys, Title Insurance (1% of hard costs) 10. Misc. Permits & Fees (0.5% of hard costs) 11. Overhead (2.5% of hard costs) DEVELOPMENT COSTS 1. Construction Interest (9%) 2. Contingency (5% of Construction) 3. Leasing, Marketing & Advertising (3% of hard cost)
$326,243 $326,243 $2,446,823 $40,780 $203,902 $815,608 $815,608 $1,053,071 $407,804 $203,902 $1,019,510 SUBTOTAL
$7,659,493
1,468,094 $2,039,019 $1,223,411 SUBTOTAL
$4,730,524
TOTAL SOFT COSTS
12,390,017
TOTAL DEVELOPMENT COSTS
58,848,397
Total Development Cost/ built sq ft
$508
Development | Team 1 | PROPOSALS 65
Team 2 Proposal: The Crossing Read Langworthy, Joseph Kintak Yu, Michael Harvey, Lauren Raab
the crossing madison square park
66 Citymaking at the Edge of Everywhere
30th Street
29th Street
28th Street
ay adw
Sixth Avenue
27th Street
Bro
30th Street
29th Street
26th Street 28th Street
ay adw
Sixth Avenue
27th Street
Bro
25th Street
24th Street 26th Street
23rd Street 25th Street
22nd Street 24th Street
21st Street
23rd Street 20th Street 22nd Street
19th Street 21st Street
18th Street 20th Street 500
0
Site Boundary
Work Gardens
The Crossing
N
Pop-Up Tech Galleries 250
Public Realm
19th Street
18th Street
1000
Zoning | Team 2 | PROPOSALS 67 0
500
Zoning EXISTING ZONING
FLOWER MARKET SPECIAL DISTRICT Our proposal is centered on the beautification and re-development of Broadway between 5th Avenue and 6th Avenue. This special district is to incentivize developers to acquire the currently underutilized buildings along Broadway and create a boutique shopping and dining experience with the flower industry as the backbone. The special district follows the similar special Garment Center District which is designed to preserve the apparel and showroom spaces. The Garment District uses limitations, regulation and use groups to create this mechanism of change. Likewise the Special Madison Avenue Preservation District preserves and enhances street life by promoting specialty shops at street level through regulation. Developers will earn a 10% bonus on the floor area ratio for securing a wholesale florist or floral supplier. Additionally property owners will receive a 15% tax abatement with a wholesale florist or floral supplier on the ground floor. The principle here is that those savings for the property owner will translate into lower affordable rental rates for the florists and suppliers. The design guide presented by the Flatiron 23rd Street Partnership will accompany the zoning in this area requiring store owners to maintain a beautiful and inviting space on Broadway. This special district will allow for events such as a wine walk or beer tasting to happen freely on the mid-blocks between streets. Here we will create public happenings during the day and evenings while the morning will be bustling with industry.
68 Citymaking at the Edge of Everywhere
PROPOSED ZONING
R8-A
C6-2A
C6-3X
C5
C6-3A M1-6
FMSD/ Flower Market Special District
ZONING PLAN In the early section of the book on the Zoning, 6th Avenue has already been rezoned for C6 we wanted to continue that trend to simplify the zoning in the neighborhood along the avenues. We also want to apply this commercial zoning to 23rd Street to encourage retail and service development along this major thoroughfare. For those mid-blocks east of 6th Avenue a lower FAR C6 zoning is planned to meet the current usage of the buildings in that area. This neighborhood is less of a manufacturing hub and as such much of the current manufacturing zoning is no longer relevant. To the west side of 6th Avenue we have designated it as residential with commercial overlay. This provides what we believe to be the current market push of individuals wanting to live, work, eat, and play all in close proximity to each other. Except for those large developments along 6th Avenue much of the residential housing in the area is illegal by the current manufacture zoning. With these changes in the zoning â&#x20AC;&#x153;The Crossingâ&#x20AC;? will become the next Chelsea of New York City.
EXISTING BUILDUP
INITIAL BUILDUP
Mixed Used Light Commericial Flower Market District Residential Manufacturing Commercial
ULTIMATE BUILDUP Zoning | Team 2 | PROPOSALS 69
Public Realm HOME OF THE FLOWER MARKET The Flower Market is a vital part to the neighborhood and is a reminder of how many industries created tightly packed districts. As it was laid out in the case study earlier, the Flower Market continues to serve hotels and event planners. We are taking the market owners request for more space and providing them with spacious sidewalks and dedicated delivery pass-thru. The pass-thru is created with the use of automated bollards which will retract from 2:00 A.M. till 9:00 AM allowing for the necessary loading and unloading by distributors and wholesale buyers. After that time the bollards will rise creating public spaces that can be used by restaurants for outside dining. This is a place for independent business owners to join as an organization to provide the best service possible. This open air market with bike lanes and café seating will provide a gathering place for nearby residence. The relationship between the wholesale florists and restaurant owners can create unique and inviting dining experiences year around and ever changing with the seasons.
FLATIRON GARDENS
70 Citymaking at the Edge of Everywhere
18’ - 6’’
PEDESTRIAN/ DELIVERIES
MEDIAN
PEDESTRIAN
18’
8’
SIDEWALK
12’
18’ - 6’’
SIDEWALK
The definition of “the workplace” is always changing. We are proposing a new park model that gets employees out of dark, stale office buildings and back in touch with nature. Well-manicured gardens with personal workspaces that have recharging stations and full Wi-Fi coverage give anyone who is looking for a mid-day pick me up that perfect place to do it. The Flatiron 23rd Street Partnership and the NYC Parks & Recreation development of these gardens give back to the community. The Partnership will handle the management and operations of the space along with technical improvements throughout. Parks & Recreation will own the land and provide general funding for basic landscape and hardscape. Bryant Park is a perfect example of the success with these joint ventures. The potential for expansion and creation of outdoor conference spaces for creative charettes or client meetings is endless. Enjoy the luxury of a company’s creative campus in a public space.
SECTION THROUGH BROADWAY 10
0 5
N 20
FLOWER MARKET AT BROADWAY
WORK GARDEN Zoning | Team 2 | PROPOSALS 71
23RD STREET BIKE CORRIDOR Starting here at “The Crossing” we are proposing a large change to the Manhattan landscape. Running the entirety of 23rd Street will be a designated two-way traffic bike lane. This is to support the growing number of bike commuters and messengers in the city. The landscaped median will improve the water runoff, drainage, air quality, and noise control along the cross town street. In reducing the travel lanes to four, allowances for delivery turnouts are needed to alleviate potential congestion and maintain current traffic levels. Based on a report from the Department of Transportation the closure of Broadway has drastically improved traffic commuting times. With continued closure of more sections of Broadway, this should alleviate any regression that the reduction of 23rd Street would create*. A 21st century solution for the future of Manhattan. *Traffic study by Department of Transportation needed for accurate effect on regional transit.
FLATIRON TECH GALLERIES
SECTION THROUGH 23RD STREET
10’
SECTION THROUGH 23RD STREET 10
0 5
72 Citymaking at the Edge of Everywhere
20’
10’
PEDESTRIAN
TRAFFIC LANE C
TRAFFIC LANE B
10’
TRAFFIC LANE D
10’
8’ GREEN MEDIAN
BIKE LANE
12’
TRAFFIC LANE A
20’
PEDESTRIAN
In supporting emerging technologies and tech start-up companies the Flatiron 23rd Street Partnership will develop gallery spaces similar to art galleries. These technology galleries will allow new products and ideas to be presented to the public in a brick and mortar store front at affordable costs. The Partnership will take the long term lease and management while subleasing, for a short period, space inside of the gallery to start-ups looking to expand and grow. This allows the individual or company to focus on the product and online sales while still giving the consumer the chance to get their hands on the newly designed widget before purchase. As we like to call it the tech expo for every day.
N 20
23RD STREET BIKE CORRIDOR
POP-UP TECH GALLERY Public Realm | Team 2 | PROPOSALS 73
Management & Operations FLATIRON 23RD STREET PARTNERSHIP
23rd Street Creative Firms
Start-ups
Florists Wholesalers
Businesses in the Area
Public Improvements s/ Ad
Other Nationwide Corporations
74 Citymaking at the Edge of Everywhere
$ Flow
g
Businesses in NYC
Ads/ Marketing
tin rke
Ma
low
$F
Tech. Companies e.g. Google, Twitter
Tech Galleries
Madison Gardens
Ma & O nage pe me rat nt ion s
The Flatiron 23rd Street Partnership is being created to handle the management and operations. The Partnership works with the technology industry and the floral industry to provide a sense of community. The Partnership will oversee all the improvements listed above within this proposal and in conjunction with other private and governmental agencies. The Partnership sole purpose is to provide a way for multiple businesses to work together as a collective to create long term strategy and planning for improving the community that they live, work, and play in. Madison Crossing will operate as a nonprofit organization in a similar manner to that of the Bryant Park Corporation. In future expansion of the organization we see the potential for program and event planning to become another part of the corporation. Such things as a Wine & Cheese Walk giving guests the chance to sample the fair of the neighborhood restaurants and stores. The development of an Annual Flower Festival will give the florist a prime time of the year to create beautiful and exquisite works of art through flora and fauna. These are just a few of the possibilities of Flatiron 23rd Street Partnership.
Flatiron 23rd Street Partnership
Broadway
Other Funding Sources
NYC DOT
NYC Parks & Rec.
Financing EXPECTED COSTS & POTENTIAL FUNDING Much of this public realm development is found on the streets. Creating high finishes and furnishings along Broadway and 23rd Street are central. With the New York City Department of Transportation capital improvements budget at over $1billion and the Department of Parks & Recreation capital improvements budget at over $300 million, the proposed $4.8 million split between these departments will provide a new experience in midtown while meeting the DOTâ&#x20AC;&#x2122;s required re-pavement plan. Source funding as shown in the diagram will be managed by Flatiron 23rd Street Partnership and will provide management and operation services for all developments in the immediate vicinity.
Capital Costs
source:
www.homewyse.com www.theparkcatalog.com
Land Acquisition Property Cost - Market Value from Assessor's Office (Madison Crossing Garden)
Qty.
Cost/Unit
Total Cost
1
Hardscape Curbing (ft.) Concrete Basic (sqft.) Concrete Stamped & Colored (sqft.) Pavers (sqft.) Asphalt (sqft.)
$6,768,000 Total
$6,768,000 $6,768,000
22,000 60,000 210,000 45,000 100,000
Softscape Enhanced Native Landscape (sqft.) Ornamental Landscape (sqft.) Tree Turf (sqft.)
$25.00 $6.00 $10.00 $8.00 $3.00 Total
$550,000 $360,000 $2,100,000 $360,000 $300,000 $3,670,000
25,000 25,000 100 40,000
$1.50 $5.00 $100.00 $1.50 Total
$37,500 $125,000 $10,000 $60,000 $232,500
$4,000.00 $150.00 $1,000.00 $1,500.00 $1,500.00 $600.00 $300.00 $2,000.00 Total Capital Cost Total
$400,000 $75,000 $70,000 $108,000 $75,000 $30,000 $60,000 $40,000 $858,000 $11,528,500
Fixtures & Furniture Street Lamps Signage Trash Cans Automatic Traffic Bollards Benches Tables Chairs Bike Rack Location
Capital Improvement Funding
source:
http://www.nyc.gov/html/omb/downloads/pdf/mm5_12.pdf
New York City Department of Transportation Department of Parks & Recreation Department of Environmental Protection Madison Crossing Corporation
100 500 70 72 50 50 200 20
Percentage
Captial Budget
23.14% 35.10% 0.40% 41.36% Total Funding
$2,668,000 $4,046,000 $46,500 $4,768,000 $11,528,500
MCC Maintanence Staff Supplies & Equipment (50/50 split Parks & Rec and Sanitation) Annual Sidewalk Cleaning (NYC DOT) Total Operating Cost
Cost/Year $200,000 $200,000 $100,000 $500,000.00
Operation & Maintenance Costs
source:
http://www.nyc.gov/html/omb/downloads/pdf/mm5_12.pdf
Operation & Maintenance Funding New York City Department of Parks & Recreation Department of Transportation Department of Sanitation
Percentage 60% 20% 20% Total Funding
Yearly Funding $300,000 $100,000 $100,000 $500,000
Public Realm | Team 2 | PROPOSALS
75
Team 2 Development Proposal I(NNOVATION) SPACE With the first wave of Millennials beginning their careers many are taking to moving out of the suburbs of America and exploring what it means to live in the American city. In this migration, Generation Y are bringing all of their cohorts to create a new fabric in the city. This is creating an increased demand for support in all areas of life from work to entertainment. The Millennials are choosing to live conscious of their choices and the effects they have on their community both locally and globally while creating new and innovative solutions for everyone.
A RALLY IN SILICON ALLEY Nestled between Chelsea to the west, the Village to the south, and Midtown in the north this neighborhood is centrally located between all things business, entertainment, and the best that New York has to offer right in Manhattan. With a number of start-ups calling the Flatiron District home many large and mid-sized tech companies are wanting to thrive off of that energy. As of 2012 online auctioneer eBay moved into the charming area, just one indicator that this is a place that technology companies want to be. Google has been looking for a new home in the near vicinity as of recent and it is a sure bet that this area has begun to re-identify itself. The re-zoning of 6th Avenue a few years back to a commercial zone has opened the door for the development of residential space creating a live/work neighborhood.
76 Citymaking at the Edge of Everywhere
BR
6 TH AV ENU E
2 6 T H S TR EET
OA DW AY
M A S Q P
2 5 T H S TR EET
2 4 T H S TR EET
2 3 RD S TR EET
SITE PLAN
Development | Team 2 | PROPOSALS 77
COWORKING WORKSPACE We aim to create a workspace that is indicative of our changing times. With that in mind we plan to bring in WeWork an organization that is devoted to providing opportunities to entrepreneurs and connect them with sponsors and investors. This mentoring relationship between start-up companies and industry leaders will help to begin new innovation in many sectors not just those in the technology fields. Having this central idea of mentoring and sponsorship will drive mid-sized and large companies to acquire space in the community that we are creating. This will give those companies the opportunity to have eyes and ears on the ground as new innovations are happening, as well as develop a creative synergy that can only be described as a unique venture.
RETAI L TENANT #4 1,325 SF
RET A IL T EN A N T # 2 1,546 SF
RETAI L TENANT #5 (BEER G ARDEN) 1,325 SF
RET A IL T EN A N T # 1 3,040 SF
UP
UP
WeWork G ALLERY 864 SF RET A IL T EN A N T # 3 1,603 SF
LOBBY 448 SF
BUI LDI NG 2 G ROSS: 4,678 SF
BU ILD IN G 1 GROSS: 6,605 SF
GROUND FLOOR PLAN
78 Citymaking at the Edge of Everywhere
Development | Team 2 | PROPOSALS 79
UP
UP
WEWORK//OFFICE FLOOR PLAN
APARTMENTS FLOOR PLAN 80 Citymaking at the Edge of Everywhere
UP
UP
Development | Team 2 | PROPOSALS 81
Development Financing 29 W. 25TH STREET FUNDING Our multi-use building provides retail, food & beverage, shared office space, long-term lease offices, and apartment rental. Retail and F&B make up the ground floor and through the rental of that space makes up for a little over 4% of the overall gross revenue while our partnership with wework is providing 12% of gross revenue. Living space is carrying the bulk at 44% and the remaining 40% is covered by typical office space. This balance of spaces provides our building with financial diversity. The ground floor also allows us to take a risk with a client who may have a new business plan. This forward thinking only promotes the unique, creative characteristics of our overall development plan.
live
collaborate
dream work innovate
eat
82 Citymaking at the Edge of Everywhere
display
play
Construction Hard Costs Land Acquisition Cost
Construction Soft Costs $9,266,000
Site area Allowed FAR Allowed Built SF'age Actual built square footage
22,563 12 270,756 270,318
Total Floors
34
Hard Cost / SF
$ 424
Number of Elevators Cost of Elevators
3 $ 270,000
Landscaping / Site costs Total Hard Cost
Real Estate Taxes (2 yrs) NY Mortgage Tax
$ 676,000 $2,453,940
Acquisition Fee Acquisition Loan Fee Construction Loan Fee Permanent Mortgage Fee 421 Processing
20,000 10,000 20,000 10,000 75,000 ‐ $ 6,217,542 $ 6,217,542
Arch. Fees (5% of hard costs) Const. Contingency (5% of hard) Marketing & Leasing
200000 $ 124,350,832
Rental Revenue (Yearly) Living spaces rate Total living area Tower Office rate Total area Mezzanine Office rate Total area Ground Floor rates total area
$75 108585 $68 108585 $50 43338 $80 9810
Living Total Rent Commercial Total Rent Bldg occupancy rate
$ 8,143,875 $ 10,335,480 80%
Gross Revenue
$ 14,783,484
Total Soft Costs Total cost of Construction
$ 15,700,023 $ 140,050,855
Operating Costs (Yearly) Building Maint. Cost $ 100,000 Elevator Maint. $ 13,500 Staff Superintendent Handyman Doormen (4 total)
$ 62,000 $ 58,000 $ 200,000
Real Estate Tax
$ 338,000
Total Operating Cost
$ 771,500
Net Operating Income Value (based on 5% cap rate)
$ 14,011,984 $ 280,239,680
Inputs Land Acquisition Cost $ 9,266,000 Loan to Value ratio 70% Mortgage amount $98,157,597 Equity amount (money down) $ 41,893,258
Revenue Stream Analysis (yearly) Rental Revenues $ 14,783,484 Operating Costs $ (771,500) Net Rev. before debt
$ 14,011,984
Loan Payment Calculator
Debt Payment Net Rev. after Debt
$ (7,589,169) $ 6,422,815
Principal Annual interest rate Number of years
$ 98,157,597 6% 25
3rd year Cash on Cash (CoC)
15%
Output:
Monthly mortgage payment
$ 632,431
Development | Team 2 | PROPOSALS 83
Team 3: The Broadway Flower Market District Kate Lisi, Starling Childs, Christian Mueller
Bookended by the public open spaces of Madison Square and Herald Square, the defining feature of this neighborhood in the next century will be the Broadway Flower Market, a concentrated new openair marketplace along a greened and largely pedestrianized corridor. Through an incentive program detailed in the following pages, the “critical mass” of flower wholesalers and retailers presently located in the crosstown streets of our district will be migrated and consolidated along the five-block stretch of Broadway between the squares, creating a new open-air flower market that will become a memorable civic feature in its own right, not unlike London’s Covent Garden or Rome’s Porta Portese. This transformative gesture will provide the identity and public open space that will characterize the neighborhood in the decades to come, and give it its defining character. In creating a desirable and engaging streetlife for the neighborhood, we will make it a more attractive place to develop – and in order to keep it walkable and attractive, we also propose a thoughtful, form-based zoning strategy that distributes future development bulk throughout the neighborhood, rather than concentrating it along certain corridors. Finally, these large-scale moves will be complemented by a series of incrementalist improvements. Noisy, high-speed Sixth Avenue will be calmed and made more walkable and pedestrian-friendly through a series of streetscape improvements – a necessary capital investment if the neighborhood is to remain a desirable place to reside and shop. And the cultural life of the area will be bolstered by a robust program of public-arts installations and programming – a low-cost, high-impact way to perpetuate the storied legacy of Tin Pan Alley that is rooted in this neighborhood.
84 Citymaking at the Edge of Everywhere
Zoning | Team 3 | PROPOSALS 85
ESTIMATED COSTS & FUNDING FOR PUBLIC REALM IMPROVEMENTS Broadway Flower Market District (BFMD) - wholesaler relocation strategy: The BFMD Business Improvement District (BID) will exist as a sub-corporation of the Flatiron 23rd Street Partnership BID and funded through additional tax abatements for landlords that accommodate floral tenants. Effective tax rate to landlords along Broadway with a flower market retail tenant: 80% of 2014 tax liability, payable at 70% to City of New York, 10% to BFM BID, and 20% abated. Broadway streetscape improvements: Capital improvements paid for from one-time City of New York allocation, with ongoing operational costs to be paid for by BFM BID (funded by merchant contributions).
CAPITAL COSTS Hardscape improvements (five blocks): $1,000,000 Tree plantings and pervious pavement $400,000 Street furniture (60 benches, 60 lamp posts, $500,000 20 trash/ recycling/ organic waste cans) Market Stalls and Greenhouses $1,000,000 Total $2,900,000 Operations & maintenance costs (annually) Sanitation, security, landscaping $200,000 Management $80,000 Total $280,000 Sixth Avenue streetscape improvements: New York Department of Transportation funded, given avenueâ&#x20AC;&#x2122;s importance in citywide traffic flow. Hardscape improvements (sidewalk widening) $800,000 Tree planting islands amidst parking stalls $400,000 Restriping and express bus lane installation $200,000 Total $1,400,000
District-wide public art opportunities: Capital costs funded by corporate sponsors. Operations, maintenance, and programming funded by BFM BID. Examples: Capital costs Street pianos ($4,000 per unit x qty: 10) $40,000 (electronic keyboards and speakers in custom weather- and vandal-resistant enclosures) Corporate sponsor: ($40,000) Xylophone-clad newsstands $0 (installed by vendor like Decaux in exchange for percentage of advertising revenue) Wind chimes in trees ($200 per unit x qty: 100) $20,000 (custom, over-sized, powder-coated aluminum windchimes) Corporate sponsor: ($20,000) Light-up dance floor sidewalk ($10,000 per unit x qty: 5) $50,000 (responsive disco floors that generate power from pedestrian footsteps using MIT technology) Corporate sponsor: ($50,000) Pop-Up Theater Trucks ($100,000 per unit x qty: 3) $300,000 (modified trucks that carry portable theater equipment and stages for temporary one-act plays) Corporate sponsor: ($300,000) Total $410,000 Operations & maintenance costs (annually) Repairs and replacements $500,000 Management $120,000 Total $620,000
86 Citymaking at the Edge of Everywhere
FINANCIAL STRUCTURE AS A BUSINESS IMPOVEMENT DISTRICT We will establish an organization in parallel with the cityâ&#x20AC;&#x2122;s adoption of new zoning ordinance for the blocks between 18th and 34 th st and betwn 5 an 7th avenue. This new organization will operate as a 501(c)3 non-profit entity and will act as business improvement district (BID) management entity. Under this mandate the new BID will be supported by providing various facilitating roles in exchange for private market revenues, such as concessions from leasing and or providing access to specific Broadway Flower Market District public realm space, within the current Broadway street right-of-way. In addition to concessionary revenue, the BID will enable private entities to compliment the public realm with appropriately designed street furnishings in return for acceptable advertisement opportunities within this uniqued, highly trafficked pedestrian corridor.
Specific BID facilitation of private entity public realm investments may result in the following: 1) special branded dedicated bike lane with reflective lane separators/protectors 2) year round dedicated outdoor flower market vending platforms along the sidewalk/street with adaptable greenhouse infrastructure for the winter months. 3) trash bins, and if possible an AVAC solid waste management system. 4) street lighting 5) way finding In addition to concessionary revenue streams, the BID will maintain a dedicated income from 10% of the annual property tax from any property owner that benefits from the cityâ&#x20AC;&#x2122;s 20% tax abatement available to properties in the district with a flower market wholesaler as a retail tenant.
Zoning | Team 3 | PROPOSALS 87
ZONING PROPOSAL: OVERVIEW Central to our zoning proposal is a form-based ordinance to ensure a variegated distribution of building heights throughout the precinct, rather than building a “canyon” of tall buildings along major avenues. Our proposal allows for “point towers” of greater FAR than that of the surrounding context, which will have a baseline FAR of 10. A point tower is allowable anywhere within the new zone as long as the tower is not within 180 feet of another structure, approved or existing, that is over 12 FAR, and the combined bulk of the tallest structure within the 180 foot radii and the proposed point tower does not culminate in an FAR of more than 30. In addition, point towers must adhere to a 15 foot setback from all existing public right of ways at or above the 6th floor of a podium structure. It is hoped that this distribution of higher-density development will contribute positively to both the economic health and the streetlife of the entire district, and maintain ample air and light at street level throughout the neighborhood by not concentrating all highdensity development in one sector. The RMU designation will apply to the entire district. An overlay, the FMD (Flower Market District) designation, exists along the five blocks of Broadway within our purview; here, special tax incentives exist to cultivate a concentration of floral retailers along an outdoor shopping promenade, and no point towers (FAR >12) shall be constructed with street frontage on Broadway, although the development rights for these properties may be transferred to sites elsewhere within the district.
ZONE RMU (RESIDENTIAL–MIXED USE) General Goals for Allowable Bulk and Density The RM zone is proposed to allow further development of land uses that compliment the growth in local employment opportunities by providing a mix of retail, office, and residential development options. FAR will be regulated based on proximity to existing “point tower” developments. This means that within the RMU zone, FAR shall not exceed 12 unless there are no other “point towers” with in a 180 foot radius. A point tower, in this case, is defined as a structure that is permitted to exceed the FAR of 12 and to max out a parcel at a FAR of 18 where permitted by this ordinance. In order for a point tower to be permissible, it must not be within the 180 foot radius of any surrounding building (approved or existing) that exceeds an FAR of 12, and the proposed point tower must not result in a combined bulk with the tallest structure within a 180 foot radii of more than 30. This strategy enables market reaction to control the opportunities for density in the area and enables a more human scale urban environment where interference with sunlight and sky exposure is mitigated by a 180 foot setback or break between point tower developments.
88 Citymaking at the Edge of Everywhere
Location of Commercial Uses in a Mixed-Use Building If a lot in the RMU zone has a mixed-use building, all residential use portions of the building must be located above non-residential use portions. Offices and retail may be located on multiple floors of a building as long as any inclusion of residential uses are located entirely above these commercial uses. Commercial Uses - Location of Entrances and First Floor Elevation For any non-residential use In the RM zone, excluding a place of worship, the floor level of the first storey must: 1) be within .5 feet of the ground measured at the lot line abutting the street directly opposite each pedestrian entrance; and 2) have a pedestrian access, other than service entrances, which, if not level with the public sidewalk closest to the entrance, is accessed by a ramp which rises no more than 1 foot vertically for every 3 feet horizontally.
ZONE FMD (FLOWER MARKET DISTRICT) See RMU zone, and add the additional FMD overlay ordinance to enable property owners to benefit from a 20% tax abatement when they secure a Flower Market Wholesaler as a retail tenant. This abatement will only take affect for the year that a wholesaler has been a tenant for more than 8 months.
30th Street
29th Street
28th Street
ay adw
Bro
Sixth Avenue
27th Street
26th Street
25th Street
24th Street
23rd Street
22nd Street
21st Street
20th Street
19th Street
18th Street
Site Boundary
Zone Code
N
RM BFM Zoning | Team 3 | PROPOSALS 89
ZONING PROPOSAL: EXISTING CONDITIONS, 5- AND 15-YEAR BUILDOUTS These axonometric diagrams illustrate existing zoning and massing (2014), and the 5- and 15year buildouts anticipated under our new zoning proposal. We envision the “point tower” form-based zoning as spurring development on an accelerated timeline, as developers seize the opportunities to build the first highrises (which immediately exclude other high-density development within a 180’ radius). The 5-year buildout illustrates the first salvos in this real estate arms race. The 15year build out shows the desirable urbanistic characteristics that result from this legislative catalyst – as well as its healthy economic benefits to the private sector.
Existing land use & massing
5-year buildout
90 Citymaking at the Edge of Everywhere
15-year buildout
15-year buildout â&#x20AC;&#x201C; showing new construction only
Zoning | Team 3 | PROPOSALS 91
PUBLIC REALM PROPOSAL: BROADWAY Broadway should continue to function as a slow-pace public realm element, connecting the parks along this unique corridor by providing a high quality pedestrian oriented retail experience. This should include distinct retail districts and the same strategy should limit the opportunities available for global consumer brands to locate along broadway. Instead, Broadway should become a retail experience truly unique to New York City with established BIDs and spaces available for local businesses. With this strategy in mind, the 7 blocks between Herald Square and Madison Square Park will be the new flower market district.
Loading/delivery lane (pervious pavememt) Single traffic lane (southbound) Dedicated bicycle corridor Expanded pedestrian promenade on the east side for Broadway for better sun exposure
29th Street
A bold opportunity exists to activate the synergies inherent in both proven public realm strategies involving green space and the unique retail character of the existing flower market wholesalers. Incentivizing flower markets to relocate to ground floor space along Broadway will allow these business to use dedicated public realm space for outdoor displays of their products, while simultaneously improving the public realm experience of Broadway with a well managed garden like atmosphere.
flower market
We propose a four-step implementations strategy as follows: 1) Rezone to regulate specific ground floor retail activity. 2) Incentivize property owners/landlords to lease retail space to flower market wholesalers by allowing them to apply for tax breaks. 3) Incentivize flower market wholesalers to locate in along Broadway through regulated rents and dedicated display space in an active public realm. 4) Create a Business Improvement District to help the city regulate retail uses and to maintain an inviting and useful public realm in the new Broadway Flower Market District.
flower market flower market Typical plan, proposed Broadway public realm improvements
28th Street
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92 Citymaking at the Edge of Everywhere
Existing Broadway public realm section
flower market street vendors
flower market street vendors
Proposed Broadway public realm section
Proposed Broadway public realm section with Flower Market District concessions and street retail
Public Realm | Team 3 | PROPOSALS 93
PUBLIC REALM PROPOSAL: SIXTH AVENUE After to a 1995 re-zoning of the corridor, the section of Sixth Avenue between 23rd and 30th Streets has amassed a critical density of mixed-use development – enough so that the ten-block stretch of Sixth Avenue north of Ladies’ Mile can now be regarded as a destination in its own right, rather than a mere thoroughfare between other neighborhoods. Sadly, the current streetscape does little to enhance the stature of this newly-minted precinct. The configuration is a relic of the time when this was a neighborhood that one drove through rather than to: four through lanes of traffic serve as a noisy raceway for swarms of yellow taxis and white delivery vans speeding uptown, while crowds of shopping-bag-encumbered pedestrians wandering north from Ladies’ Mile jostle for position on uncomfortably narrow strips of sidewalk. For this stretch of Sixth Avenue to become one of the city’s best addresses – a potential we do see in it – it needs a streetscape that contributes to its character and sense of place, the defining attributes of of New York’s greatest streets, such as the Museum Mile. Sixth Avenue’s newly elevated skyline should rise from a dignified civic boulevard, rather than defining a high-rise canyon for traffic to sluice through. Yet we must accomplish such a transformation without inducing paralyzing gridlock in some of the most congested blocks on the globe. To this end, we propose eliminating one lane of parking, converting one through lane to a rapid-transit reservation, and alternating parking spaces with planted islands in the remaining curb lane. The dimensional proceeds would be split between substantially enhanced tree plantings, which over time would create a canopy that establishes human-scaled enclosure at the feet of the leviathan towers, and much more generous pedestrian promenades. A combination of planted islands, curb bulbs at crossings, and periodic public-art plazas (see next section) would help calm traffic without diminishing capacity.
94 Citymaking at the Edge of Everywhere
Fifth Avenue, New York
Gűrtelstrasse, Vienna
Gűrtelstrasse, Vienna
12’ curb bus lane
12’ thru drive lane
12’ thru drive lane
12’ thru drive lane
9’ parking & plantings
6’ bikeway
18.5’ sidewalk 18.5’ sidewalk
12’ - 15’ sidewalk
10’ parking or turn
12’ thru drive lane
12’ thru drive lane
12’ thru drive lane
12’ thru drive lane
5’ cycle
10’ parking
12’ - 15’ sidewalk
Existing 6th Ave. public realm section
Existing 6th Ave. public realm plan
18.5’ sidewalk
Proposed 6th Ave. public realm section
Proposed 6th Ave. public realm plan
Public Realm | Team 3 | PROPOSALS 95
1. Public Pianos
♪
DISTRICT-WIDE PUBLIC ART INTERVENTIONS In addition to the nascent Broadway Flower Market, which we see as transformative and defining, we also view the storied legacy of Tin Pan Alley as a major contributor to the district’s identity and sense of place. To this end, we propose a robust, district-wide program of public art interventions.that capitalize on this musical legacy and contribute to streetlife. Over time, with growth in funding from an increasingly flourishing (so to speak) business improvement district, this program could be expanded from the low-overhead, publicly-operable features identified on these pages to a centrally-coordinated slate of cultural programming, along the lines of that sponsored by the Bryant Park Corporation.
$4,000 per unit x qty. 10 = $40,000 Possible Corporate Sponsor: Target
Precedent - “Play Me, I’m Yours” by British Artist, Luke Jerram
https://i1.ytimg.com/vi/S0wnDPr_Eao/hqdefault.jpg
Thorley’s House of Flowers, Ladies’ Mile, 1892
96 Citymaking at the Edge of Everywhere
Public piano, 16th Street Mall, Denver (photo credit: A. Garvin)
2. Xylophone-Clad Newstands
3. Wind Chimes in Trees
♪
Installed by vendor in exchange for percentage of advertising revenue
$200 x qty. 100 = $20,000 Possible Corporate Sponsor: Verizon
Precedent - Public Xylophone in Forsyth Park, Savannah, Georgia
Precedent - “Wind Chime” by French Artist, Pierre Huyghe
http://blogs.walkerart.org/centerpoints/files/2009/11/Huyghe_Wind-Chime_SM.jpg
http://sav-cdn.com/sites/default/files/imagecache/superphoto/12359415.jpg
4. Light-Up Dance Floor Sidewalk
5. Pop-Up Theater Trucks
♪
$10,000 x qty. 5 = $50,000 Possible Corporate Sponsor: Google
$100,000 x qty. 3 = $300,000 Possible Corporate Sponsor: Disney
Precedent - Power-Generating Dance Floor, San Francisco, California
Precedent - “Theater Truck” by American Artist, Yehuda Duenyas
http://www.hacknmod.com/wp-content/uploads/2008/12/circlefloor1.gif
http://theatertruck.org/images.html
Public Realm | Team 3 | PROPOSALS 97
The
ESIDENCE R to S of the tower will be a cultural anchor ensure that at TIN PAN ALLEY y remains a hotbed of creativity for decades to come. its proximity to midtown’s Herald Square, the nascent
Independent New Performers of the Arts in Team 3 Development ( Childs / Lisi / Mueller ) base of the tower will voices be a cultural anchor TINPAN ) will serve as The a venue forAtthattheTinemerging in to ensure Development Proposal: Pan Alley remains a hotbed of creativity for
decades to come. Bolstered by its proximity to midtown’s Residences at Tin Pan Alley Herald Square, the nascent Theater for Independent New ic. imeless legacy of Tin Pan Alley will be preserved for future of the Arts in New York (TINPAN) will serve as a Performers The plink of pianos. The origin of the American popular venue industry.the Tin Pan Alley. rationsmusic through transfer of development rights to an for emerging voices in popular music. The theater’s Residences at very site is charged with such a heritage – ary 25-story tower at 1185 Broadway – The The epicenter of American musical publishing for over forty from 1868 until 1939, 29 West 28th Street was home to years,site this singleis block of West 28th Street looms large in s very charged with such a heritage – from Pan Alley . the Fifth Avenue Theatre, a popular entertainment venue our nation’s cultural history and collective memory – yet its
939, 29 West 28th Street was home to the Fifth Avenue e same time, the historic buildings of the Tin Pan Alley row will ntirely renovated and restored to their condition circa 1910. opular entertainment venue (now a parking garage). (now a parking garage).
current uses fail to capitalize on this potential.
The Residences at Tin Pan Alley are an exciting development that will revitalize and reimagine historic Tin Pan Alley as a nexus for musical culture in the twentyfirst century – all while creating Manhattan’s newest best address for discerning homeowners.
mier boutique retail opportunities will be available e ground floor, while the upper three stories will The timeless legacy of Tin Pan Alley will be preserved for ansformed into ninethrough of New York’sofmost spacious future generations the transfer development rights to an ancillary (25-story tower at 1185 Broadway The Townhomes at – exclusive residences The Residences at Tin Pan Alley. Pan Alley).
ew
At the same time, the historic buildings of the Tin Pan Alley row will be entirely renovated and restored to their condition circa 1910. Premier boutique retail opportunities will be available on the ground floor, while the upper three stories will be transformed into nine of New York’s most spacious and exclusive residences
(The Townhomes at Tin Pan Alley).
98 Citymaking at the Edge of Everywhere
The
Sheet music
R ESIDENCE S at TIN PAN ALLEY The
Fifth Avenue Theatre (demolished 1939)
R ESIDENCE S at TIN PAN ALLEY
NoMad Architectural Preservation Proposal
24TH
STREET
STREET
22ND
STREET
28TH
STREET
21ST
STREET
27TH
STREET
20TH
STREET
26TH
STREET
19TH
25TH
STREET
SEVENTH
29TH
AY DW OA BR
STREET
SIXTH
FIFTH
23RD
STREET
ET S T R E selected 1 8 T Hand Development sites considered
Development Sites Considered
24TH
AVENUE
AVENUE
AVENUE
30TH
Starling Childs, Kate Lisi, Christian Mueller – 4211b, Team C
The
Tin Pan Alley buildings (altered & neglected) Average FAR: 3.71 Permissable FAR: 10.0
R ESIDENCE S at TIN PAN ALLEY
STREET AVENUE
AVENUE
AVENUE 23RD
STREET
22ND
STREET
21ST
STREET
Parking garage (ex-Fifth Avenue Theater site)
One-story retail building
20TH
STREET
Site plan of selected site and development proposal e
19TH
STREET
18TH
STREET
Th
S RE
I
N DE
CE
IN tT
PA N
A
Y LLE
Sa
Existing conditions – Broadway & West 28th Street
Existing Conditions
The
R ESIDENCE S at TIN PAN ALLEY
Buildings restored to ca. 1910 exterior appearance ” 1’-0 Ground floor: boutique64retail ”= 1/ Upper levels: ThenTownhomes at Tin Pan Alley
Site
Pla
The Residences at Tin Pan Alley
25-story tower (10.0 as-of-right FAR plus development rights transferred from historic buildings)
Ground floor retail and dining Theatre for Independent New Performers of the Arts in New York
Development massing and features
Development | Team 3 | PROPOSALS 99
Development Proposal
The
R ESIDENCE S at TIN PAN ALLEY
GROUND FLOOR PLAN Theatre for Independent New Performers of the Arts in New York
The ground floor features the new theatre space and its lobby, as well as three retail spaces and a private lobby for apartments.
Sheet Music
(fine bedcloths and linens)
Interlude
(coffee shop & deli)
Royalty Check
(bar)
TYPICAL UPPER LEVEL FLOOR PLAN
Upper floors feature a light court at the rear of the property, and a highly-efficient floor plan with a respectable 91.7% net-to-gross ratio.
OVERALL MARKET DRIVERS
DEVELOPMENT PRO FORMA CONSIDERATIONS
▪
Broadway public realm improvements
▪
Assumed/built-in vacancy rate of 5% is more than twice the average for downtown Manhattan (2.49%)
▪
Silicon Alley (and demand moving north of 25th Street)
▪
Madison Square (3 blocks away)
▪
Residential activity on Sixth Avenue
▪
Theater lease space is modeled on assumed subsidies from Tax Increment Financing – we need more research on commercial theater space in Manhattan in order to model this more accurately.
▪
Large-format retail presence in the area (Trader Joes, Whole Foods, Best Buy, Home Depot, Eataly, etc.)
100 Citymaking at the Edge of Everywhere
Starling Childs, Kate Lisi, Christian Mueller
SCHEDULE A NAME: The Residences at Tin Pan Alley 20,000,000 16,541 unit type per floor 25 studio 2 314,375 1 bdrm 6 342,925 2 bdrm 3 5,377 3 bdrm 2 7,927 356,229 Net Residential Floor Area/Floor $ 240.00 Gross Residential Floor Area/Floor
ACQUISITION PRICE: LOT AREA (sq ft) HEIGHT (floors) NET RESIDENTIAL FLR AREA (sq ft) GROSS RESIDENTIAL FLR AREA (sq ft) GROSS COMMERCIAL FLR AREA (sq ft) GROSS THEATER FLR AREA (sq ft) BUILT FLOOR AREA (residential+commercial+theater) PRICE PAID per sq ft construction PRICE PAID per DU PRICE PAID per ROOM Construction Time (yrs)
total 48 144 72 48 12,575 13,717
1
RESIDENTIAL MARKET RENT Apt Type DU's Studio 38 1-BR 115 2-BR 58 3-BR 38 4-BR 0 5-BR 0 lofts/townhou 0 TOTAL 250
sq.ft.
Total Area (sf)
400 700 1,200 1,300 1,500 2,000 2,500 9,600
15,360 80,640 69,120 49,920 0 0 0 215,040
BELOW-MARKET RENT Apt Type Studio 1-BR 2-BR 3-BR 4-BR 5-BR lofts TOTAL
DU's
sq.ft.
10 29 14 10 0 0 0 62
400 700 1,200 1,300 1,500 2,000 2,500 9,600
Rent/Mo
$ $ $ $
2,600.00 4,550.00 7,800.00 8,450.00
$ 23,400.00
Rms
Tot Rent/Mo
Tot Rent/Yr
Sale Price
Total Sales
77 346 288 269 0 0 0 979
$99,840 $524,160 $449,280 $324,480 $0 $0 $0 $ 1,397,760.00
$1,198,080 $6,289,920 $5,391,360 $3,893,760 $0 $0 $0 $ 16,773,120.00
$350,000 $450,000 $550,000 $600,000 $799,000 $899,000 $1,000,000 $ 4,648,000.00
$13,440,000 $51,840,000 $31,680,000 $23,040,000 $0 $0 $0 $ 120,000,000.00
for 20% of tenants @ 45% of median income paying 30% of income in rent Total Area (sf) Rent/Mo Rms Tot Rent/Mo Tot Rent/Yr
3,840 20,160 17,280 12,480 0 0 0 53,760
$903 $967 $1,161 $1,340 $1,495 $1,650
$8,669 $27,850 $16,718 $12,864 $0 $0 $0 $ 66,100.80
$104,026 $334,195 $200,621 $154,368 $0 $0 $0 $ 793,209.60
Sale Price
Total Sales
$350,000 $450,000 $550,000 $600,000 $799,000 $899,000 $1,000,000 $ 4,648,000.00
$3,360,000 $12,960,000 $7,920,000 $5,760,000 $0 $0 $0 $ 30,000,000.00
$ 7,516.00
19 86 72 67 0 0 0 245
Rent/Mo
Rms
Tot Rent/Mo
Tot Rent/Yr
Sale Price
Total Sales
96 432 360 336 0 0 0 1,224
$108,509 $552,010 $465,998 $337,344 $0 $0 $0 $ 1,463,860.80
$1,302,106 $6,624,115 $5,591,981 $4,048,128 $0 $0 $0 $ 17,566,329.60
$350,000 $450,000 $550,000 $600,000 $799,000 $899,000 $1,000,000 $ 4,648,000.00
$16,800,000 $64,800,000 $39,600,000 $28,800,000 $0 $0 $0 $ 150,000,000.00
TOTAL RESIDENTIAL REVENUE Apt Type Studio 1-BR 2-BR 3-BR 4-BR 5-BR lofts TOTAL
DU's
sq.ft.
Total Area (sf)
48 144 72 48 0 0 0 312
400 700 1,200 1,300 1,500 2,000 1,800 8,900
19,200 100,800 86,400 62,400 0 0 0 268,800
COMMERCIAL INCOME Retail Floor Area (sq ft) Rent per sq ft (per year) Annual Retail Rent
5,377 $220 $1,182,940
Theater Area (sq ft) Rent per sq ft (per year) Annual Theater Rent GROSS COMMERCIAL INCOME
7,927 $50.00 $120,000 $1,302,940
RESIDENTIAL EFFICIENCY Rental Area Circulation Total Residential Area
sq. ft. sq. ft. sq. ft.
na na na na na na na na
RETURN ON SALES Total Development Cost (Development Loan) Equity Investment Apartment Sales Retail Sale capitalized @ 10% Garage Sale capitalized @ 10% (Total Development Cost) (2.6% Transfer Cost) (6% Sales Commission) % RETURN % RETURN ON EQUITY over 3 years
$ $ $
135,902,475.20 50,000,000.00 86,663,529.06
$
150,000,000.00
135,902,475
Development | Team 3 | PROPOSALS 101
Starling Childs
SCHEDULE B HARD COSTS $20,000,000
ACQUISITION CONSTRUCTION 1. Gross Residential & Commercial Floor Area @ $200/sf 2. Garage @ $80/sf 3. Elevator 2 cabs @ $75,000/cab 4. Landscaping
$85,494,960 $0 $150,000 $100,000 SUBTOTAL
$85,744,960
TOTAL HARD COSTS
105,744,960
SOFT COSTS FEES & TAXES 1. Permanent Lender (1% of mortgage) 2. Construction Lender (1% of mortgage) 3. Mortgage Broker (negotiated) 4. Lender's Legal Charges 5. Borrower's Legal + Accounting Charges (negotiated) 6. Closing Costs 7. Mortgage Recording Tax (2.5% of mortgage) 8. Engineer/Architect (negotiated) 9. Studies, Surveys, Title Insurance (1% of hard costs) 10. Misc. Permits & Fees (0.5% of hard costs) 11. Overhead (3.5% of hard costs)
$1,057,450 $1,057,450 $300,000 $100,000 $150,000 $150,000 $2,643,624 $2,000,000 $1,057,450 $528,725 $3,701,074 SUBTOTAL
DEVELOPMENT COSTS 1. Construction Interest (8.0%)
$12,745,771
8,459,597
(.5)(1yrs.)(initial mortgage)(8.0% ) 2. Real Estate Taxes (1yr) 3. Contingency (5.0% of construction) 4. Leasing, Marketing & Advertising (2.0% of hard cost)
Total Development Cost/ built sq ft Total Development Cost/ DU Total Development Cost/ room
$
$ $ $
2,550,000.00 $4,287,248 $2,114,899 SUBTOTAL $17,411,744.00 TOTAL SOFT COSTS
30,157,515
TOTAL DEVELOPMENT COSTS
135,902,475
381.50 544,481.07 138,789.29
REAL ESTATE TAXES (assumes tax rate of 0.1275) Assessed Value upon Purchase Assessed Value in Year 26 after completion
102 Citymaking at the Edge of Everywhere
$ 2,550,000.00 $ 17,327,565.59
Starling Childs
SCHEDULE C REVENUE Residential Market Rent Below Market Rent Retail Rent Theater Rent SUBTOTAL 5.0% vacancy
$ 16,773,120.00 $ 793,209.60 $1,182,940 $120,000 $ 18,869,269.60 ($943,463.48) $17,925,806.12
NET REVENUE
EXPENSES BEFORE DEBT SERVICE simple O & M = (453 rms.)($1000/rm/yr) Labor 1x Superintendent @ $62,000/yr. (including fringes) 2x Handyman @ $55,000/yr (including fringes) 2x Porters @ $58,000/yr (including fringes) 2x Doormen @ $50,000/yr (including fringes) TOTAL Elevator Maintenance @ $4,500/cab/yr Management @ 3% of net revenue
$979,200 $62,000 $110,000 $116,000 $100,000 $388,000 $9,000 $526,990 $1,903,190
SUBTOTAL FULL REAL ESTATE TAXES
$
2,550,000.00 $4,453,190
TOTAL EXPENSES
$ 13,472,616.23
AVAILABLE FOR DEBT SERVICE & PROFIT
$2,694,523
COVERAGE @ 20% PROBABLE MORTGAGE
25-yr. self-amortizing 5.5% financing @ k=_____
$50,000,000
SALE OF TAX CREDITS (assuming you can obtain an allocation) Type of Credit = 4% 0 Qualifying Low Income Units = 20% 0 Total Allowable Tax Credit = (10 yrs) (.2)( .04 ) (TDC) Proceeds of Tax Credit Sale (Total Allowable Tax Credit @ 70 cents per dollar)
$
1,087,219.80 $761,054
EQUITY INVESTMENT Total Development Cost (Initial Mortgage) Proceeds of Tax Credit Sale (if you have an allocation)
$135,902,475 ($50,000,000) $761,054
Equity Investment
$86,663,529
ANNUAL RETURN AS A RENTAL PROJECT Available for Debt Service & Profit Debt Service on Final Mortgage Cash Return Cash Return on Equity Investment (5% vacancy)
$ 13,472,616.23 ($2,694,523) $ 10,778,092.99
Development | Team 3 | PROPOSALS 103 12.44%
Footnotes HISTORY
LAND USE
FLOWER MARKET
Freeland, David. Automats, Taxi Dances, and Vaudeville: Excavating Manhattan’s Lost Places of Leisure. New York: New York UP, 2009. Print.
http://www.nycedc.com/
Buckley, Cara, “Midtown’s Lush Passage.” The New York Times, June 25, 2009. http://www. nytimes.com/2009/06/28/nyregion/28stop. html
Image 1: http://experiencenomad.com/wpcontent/uploads/2012/05/tender.jpg Image 2: http://ephemeralnewyork. files.wordpress.com/2009/08/ masterjubadickensbook.jpg Image 3: http://ephemeralnewyork.files. wordpress.com/2010/06/thehaymarket1.jpg Image 4: http://static.boxrec.com/wiki/6/6b/ Ryan.Paddy.jpg Image 5: http://graphics8.nytimes.com/ images/2012/01/22/books/review/22PEROTTET/22-PEROTTET-articleInline.jpg Image 6: http://www.thirteen.org/metrofocus/ wp-content/blogs.dir/2/files/teddyroosevelt/4-parkhurst.jpg Image 7: http://ephemeralnewyork. files.wordpress.com/2010/11/ flowervendorspostcard1910.jpg Image 8: http://blogs.blouinnews.com/ blouinbeattechnology/files/2013/01/ fullres-17.jpeg
ZONING http://www.nypl.org http://www.nyc.gov
COMMUNITY DISTRICT BOARDS “Community District Needs,” http://www.nyc. gov/html/dcp/pdf/pub/mnneeds_2013.pdf, Accessed on 02/24/2014. Image 1: http://www.nyc.gov/html/dcp/pdf/ pub/mnneeds_2013.pdf, Accessed on 02/24/2014 Image 2: http://www.nyc.gov/html/dcp/pdf/ pub/mnneeds_2013.pdf, Accessed on 02/24/2014
Image 1: http://www.alimentando.info/ vinieconsumi/i-vini-siciliani alleataly-di-newyork/ Image 2 - 7: Google Street View
CULTURE AND EDUCATION Google Maps Image 1: http://ephemeralnewyork.wordpress. com/category/flatiron-district/page/2/ Image 2: http://www.lofish.com/ Image 3: Google Image Search Image 4: http://en.wikipedia.org/wiki/File:Tin_ Pan_Alley_plaque_crop.jpg Image 5: http://www.therichest.com/expensivelifestyle/fashion/the-most-elite-fashionschools-in-the-world/8/ Image 6: Buckley, Cara, “Midtown’s Lush Passage.” The New York Times, June 25, 2009.http://www. nytimes.com/2009/06/28/nyregion/28stop. html
Healy, Patrick O’Gilfoil, “Flower District Working on a Move.” The New York Times, October 12, 2005. http://www.nytimes. com/2005/10/12/realestate/12flower.html Kinetz, Erika, “War of the Roses.” The New York Times, April 11, 2004 http://www.nytimes. com/2004/04/11/nyregion/war-of-theroses.html?src=pm&pagewanted=1 Scheffler, Daniel, “In Pursuit of the Perfect Petal.” Narratively, January 2, 2013. http:// narrative.ly/up-all-night/in-pursuit-of-theperfect-petal/
HOUSING “Recent Sales by Building Classes” Property Shark, access 4/16/2014, http://www. propertyshark.com/mason/ny/New-York-City Maps?map=nyc2&x=0.6541666666666667 &y=0.31625&zoom=0&basemap=bldgclsale age&tab=themes& ll=40.7985451911453,73.8685009067456
Healy, Patrick O’Gilfoil, “Flower District Working on a Move.” The New York Times, October 12, 2005. http://www.nytimes. com/2005/10/12/realestate/12flower.html
“New Developments” Streeteasy, access 4/16/2014,
Kinetz, Erika, “War of the Roses.” The New York Times, April 11, 2004 http://www.nytimes. com/2004/04/11/nyregion/war-of-theroses.html?src=pm&pagewanted=1
“Market trend”Trulia Inc., access 4/16/2014,
Scheffler, Daniel, “In Pursuit of the Perfect Petal.” Narratively, January 2, 2013. http:// narrative.ly/up-all-night/in-pursuit-of-theperfect-petal/
Image 1,2,3,4 : “New Developments” Streeteasy, access 4/16/2014,
SILICON ALLEY
TRANSPORTATION
Map: data from http://www.propertyshark.com/ mason/
http://www.mta.info/
Image: mappedinny.com
http://streeteasy.com/buildings/flatiron/new_ development/ http://www.trulia.com/real_estate/Flatiron_ District-New_York/5103/market-trends/
http://streeteasy.com/buildings/flatiron/new_ development/
DEMOGRAPHICS
Image 3: http://www.visualhouse. co/hudson-yards-new-york/ uuwqzudr8yrl1e5cvsst9gae9qz0h7
“US Census Data,” http://www.socialexplorer. com, Accessed 4/20/2014.
Image 4: http://crazyparentingideas.files. wordpress.com/2011/08/bryant-park.jpg
http://newyork.cbslocal.com/2012/12/12/us-census-bureau-projects-whites-wont-be-amajority-by-2043/
MIDBLOCK HOTEL Image 1,2: Google Street View
FAR ANALYSIS http://oasisnyc.net/ Image: googlemaps.com Maps: data from: http://oasisnyc.net/
104 Citymaking at the Edge of Everywhere
http://www.socialexplorer.com/
Credits
Alexander Garvin Professor
Amir Karimpour M.Arch. II, 2015 Book Design
Kirk Henderson M.Arch. I, 2015 Editor and Graphic Design
Brian Hong MBA/M.Arch. I, 2014 Teaching Fellow
Christian Mueller M.Arch. I, 2014 Graphic Design and Production
Lauren Raab Michael Harvey M.Arch. I, 2015 School of Drama, 2014 Team Recommendations Co-Publisher
James Santana MEM, 2014 Editor
Read Langworthy M.Arch. II, 2015 Editor
Joseph Kintak Yu M.Arch. II, 2015 Graphic Design and Production
Sungwoo Choi M.Arch. I, 2015 Co-Publisher
Kate Lisi M.Arch. II, 2015 Team Recommendations
Starling Childs MEM, 2014 Production and Graphic Design
105