PECK SLIP NYC
COLUMBIA UNIVERSITY GSAPP CORE STUDIO I FALL 2010
Benjamin Brennan Rebecca Constanzo Ayaka Hales Demitra Konstantinidis Sang-Wook Lee Rebecca Marriott Kimberly Nguyen Trent Oatman Nicholas Reiter Anton Yupangco INSTRUCTOR: Christoph A. Kumpusch CORE STUDIO I FALL 2010 COLUMBIA UNIVERSITY GSAPP
URBAN PALIMPSEST
THESIS When our group gathered at our site – the Peck Slip – for the first time, the idea of an urban palimpsest was of immediate interest in relation to the site. The accumulated layers of more than two centuries of development in and around this site wielded an incredible richness of information that could assist us in our design process for the AirLab. In order to unravel the tangible and intangible qualities of the area surrounding our site, we undertook an in-depth site analysis, documenting environmental conditions - both physical and social, land use patterns, accessibility, infrastructure and nearby resources. Team members employed a variety of tools – from site visits and visual analysis, to historical research and interviews – as a means of gathering this broad ranging data. Our collaboration has taken the form of material analysis, model building, writing, and graphic representation, which has been compiled in this book to provide both precedent and context for our work on the AirLab.
SITE MODEL
SOCIAL LANDSCAPE
ENVIRONMENT
PROGRAMME
MATERIAL STUDIES BASE FRAME LASERCUT ASSEMBLY COLOR + TEXTURE FINISHED MODEL
SITE VISIT AIR LIGHT WATER
HUMAN MOVEMENT FOOT TRAFFIC BUSINESSES STORIES AREA INDUSTRIES EDUCATION
TYPOLOGICAL STUDY SPACE ANALYSIS
INFRASTRUCTURE FOUNDATION UNDERGROUAND SYSTEMS WATER SUPPLY SEWAGE TRANSPORTATION
LAND USE
HISTORY ZONING + RESTRICTIONS EDGE CONDITIONS ANCHORS OF INTEREST NOTABLE LANDMARKS
CONTENTS
MATERIAL STUDIES
SITE MODEL
gessoed newsprint rubber chalkpaint on acrylic sheet
chalkboard paint fingertip application on aluminum sheet
chalkboard paint bronze paint on cardboard
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
lava paint on acrylic sheet
sanded aluminum
rubber on acrylic sheet
rubber on aluminum
MATERIAL STUDIES
SITE MODEL
chalkboard paint brushed sanded on acrylic sheet
chalkboard paint white pigment graphite sanded on chipboard
lava paint rubber on chipboard
gesso chalkboard paint graphite white chalk rubbed on chipboard
rubber chalkboard paint bronze paint on cardboard
glue sand paint on cardboard
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
MATERIAL STUDIES
MATERIAL STUDIES
gesso chalkboard paint on wood
gesso newspaper strips on wood
gesso newsprint chalkboard paint on wood
gesso newsprint on wood
gesso lava paint on wood
gesso coarse-ground spices chalkboard paint acryllic paint on wood
gesso newsprint chalkboard paint rubber on wood
gesso rubber seal on wood
gesso lava paint sanded on wood
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
SITE MODEL
MATERIAL STUDIES
SITE MODEL
gesso wax cheese cloth chalkboard paint on wood
lava paint on wood
gesso on wood
graphite layered blended on wood
printed paper fabric wax paint on wood
gesso chalkboard paint acrylic paint burlap wax on wood
rubber seal on wood
chalkboard paint white chalk wax on wood
gesso tissue acrylic paint on wood
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
MATERIAL STUDIES
SITE MODEL
BASE FRAME
MATERIAL STUDIES
black magic paint brushed sanded on acrylic sheet
white acrylic on plexiglass
do em dirty paint brushed on acrylic sheet
spraypaint on plexiglass
flow acrylic on plexiglass
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
graphite on acrylic sheet
MATERIAL STUDIES
SITE MODEL
BASE FRAME
Base Design BASE FRAME
1 x 2 Pine Lumber 3/4” MDF Wood Glue Screws *account for actual lumber size in calculations *MDF Overhang for easy lifting
2’ 4’
8’
LASERCUT
2’
2’
COLOR + TEXTURE
ASSEMBLY
2’
1.25” 22.75” 2’
FINISHED MODEL
7’9”
2’
3’9” 22.75” 1.25”
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
SITE MODEL BASE FRAME
MATERIAL STUDIES
SITE MODEL 37
30
36
30T
37
37 T
36
1t
36
36
T
D17
x
39
36
34
33
16
35
35
34
32
32
32
35
T
32
T
t
21
9
21
9 5 5 5t5t 9t
33
20
D7
8
7t7t 7 7
33
1/16” Scale 2-Ply Chipboard
10 10t 10 5
5
8
8t8t
88
9
9
T
12 12t 12 12 1 10 10 2
22
18
21 21
32
33
33 33
18
22
31
35
21
D7
31
18 t
11 1 1 1t 1
34
T
35
Buildings
22
22
t
22
22 34
29
D7
16 t
17
D1
16
31 T
31
D7
D7
18 18
D3
D3
D3 D3
29
28
33
D5
31
20
20
20 1 6
15
29 T
29
28
29
34
D5
16
15 1 t 5
20 t
A7
15
28 28 T
28
D5
11 11
A4
A7
A7
A7
22 D5
D5
D8
14
15
4t 4t
3t 3t
41
D8
x
39
39
D17
D17
4
17
D8
14
14 t 14
20
x
1
1
17
14
39 T
39
38
38
17
x
1
D1
17 t
13
D18 D18 D18
20
x
D18
D18
A7
x
1
22
x
36
41
A4
A4
19 19
x
36
41 T
D8
x
36
41
D1
40
38 T
A4
x
41
40
40 T
40
D19
D19
19 19 1 t 9
x
40
38
D8
38
A5
A5
A4
37
30
A5
13
x
37
A5
A5
A5
36
D19
1
30
A5
A6
2t
A6
D19
D17
D17
3
A6
13 1 3t 13
7 7
22
Topography A2 D15
A2
A2
D12
D11
D2
D12
D4
6
6
D13
1/16” Scale Corrugated Cardboard
D9
D9
A1
D9
D9
D9
A3
6 6 6
D15
x
x
D13
x
D15
x
D2 D4 D16
D11
D6
D13
D4 D16
x
A3
D4
D14
D6
D13
D16
A3
D12
D6
3
A1
A1
A1
A3
A1
A1
A3
A3
A2
A2
A3
A3
A3
x
x
1/16” Scale 2-Ply Chipboard
x
x
x
4
x x
x
x
x
x
x
Brooklyn Bridge
x
LASERCUT
D4
D14
D14
D2
D15
D11
D14
D2
D16
D12
D6
D6
D13
D11
D10
D16
D12
D10
D10
D10
D11
D10
D14
D15
BASE FRAME
30
A5 A5
2
A6
A6
A6
x
LASERCUT - TOPOGRAPHY
A6 D19
x
x
1/16” Scale 2-Ply Chipboard
x
x
x
x
x
x
2 2
layer2 1b
ASSEMBLY
FDR Highway
x
x
x
x
x
x
x
x
x
layer2 1c
layer1 1b layer1 2b
x
layer1 2a
x
layer2 2c layer1 1a
1 1K1L
2
3 8
7
4
5
9
10 16
15
6 12
11 16
17
1-C
x
3-C
3-E 4-A
4-C
4A
4-D
4F
3-B
2-D
3-D
4-B
4-E
4H
4D 4C 4B
2-E
4I
4E
2-C
2-B
2-A
3-A
4G
3-F
3A
2-F
3B
1-B
3-G
3D 3C
14 19
18 1-A
3-H
1E1F 1G 1H 1I 1J
2C 2D
1-E 1-D
2B
2-G
FINISHED MODEL
layer2 1a layer2 2a
1C 1D
13 2A
2-H
COLOR + TEXTURE
layer2 2b
1A1B
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
SITE MODEL LASERCUT - BUILDINGS
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
SITE MODEL ASSEMBLY
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
SITE MODEL ASSEMBLY
MATERIAL STUDIES BASE FRAME LASERCUT
SITE MODEL
COLOR + TEXTURE
Black Pigment Charcoal India Ink Chalkboard Paint Smeared Brushed Dabbed Rubbed Sanded Cheesecloth Burlap Wax Tissue Acrylic
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
Spackle
FINISHED MODEL
COLOR + TEXTURE
ASSEMBLY
LASERCUT
BASE FRAME
MATERIAL STUDIES
SITE MODEL FINISHED MODEL
SITE VISIT
SITE VISIT
Left: Brooklyn Bridge Below L-R: Under FDR; Discussion on site; Cobblestone; Peck Slip Intersection
LIGHT
AIR
ENVIRONMENT
WATER
*all site photographs were taken by team members
SITE VISIT
ENVIRONMENT
WATER
LIGHT
AIR
SITE VISIT
Top: View of Proposed Site, Currently Parking Spaces Bottom: View outward from site, Under FDR highway
SITE VISIT
WATER
LIGHT
AIR
SITE VISIT
ENVIRONMENT
Top L-R: Surrounding Shops; Evening View Inwards; Peck Slip Corner and FDR; Middle L-R: Evening Towards FDR; Inward View from Under FDR; Area behind Peck Slip; Bottom L-R: Morning View Inwards; Night Shot;
SITE VISIT
ENVIRONMENT
AIR
AIR POLLUTANTS
AIR
FINE PARTICLES (PM2.5) NITROGEN DIOXIDE (NO2) GROUND-LEVEL OZONE (O3)
WATER
LIGHT
Fine particles (PM2.5) are tiny airborne pieces of solid material, with a diameter of 2.5 micrometers or smaller — about 1/30 the diameter of a human hair.
POLLUTION SOURCES FUEL COMBUSION EMISSIONS FROM VEHICLES BUILDING HEATING SYSTEMS ELECTRIC POWER GENERATORS CHEMICAL REACTIONS IN THE ATMOSPHERE Levels generally tended to be highest in areas where both traffic and large buildings are concentrated — including parts of Manhattan, such as midtown and downtown, and sections of the Bronx, Brooklyn, and Queens, along busy freeways. To accelerate toward the city’s clean air goals and reduce air pollution exposures for people living near busy roadways, efforts must continue to provide expanded mass transit options and speed the shift towards cleaner vehicles. TEXT AND IMAGE SOURCE: “The New York City Community Air Survey”, 2008-2009
SITE VISIT
ENVIRONMENT
LIGHT
S O L A R E L E VAT I O N + A Z I M U T H
6AM
9AM
12PM
3PM
6PM
NOISE
MA
RC
H
WATER
LIGHT
AIR
TH E DIAGRAM S CHART T HE SUN’S PAT H F RO M SU NRISE TO SUNSET DURING T HE MO NT HS O F J U NE, M ARCH, AND DECEMBER.
EAS T
IN S P RI NG, T HE SUN I S L O W E R I N T H E S K Y TH A N I N SUMMER. DUE TO T H E S K Y S C RAPERS TO THE W E S T O F T H E S I T E , D AY L IG HTI NG MAY BE L I M I T E D A F T E R 2 P M .
SUNRISE SUNSET
6:00AM 6:00PM
MAX ELEVATION
50°
SITE VISIT
ENVIRONMENT
JUN
E
WATER
LIGHT
AIR
LIGHT
EAS T
IN S U MMER, THE SUN R E A C H E S I T S H I G H E S T S O L A R ELEVAT I ON, RI S E S E A R LY, A N D S E T S L ATE . D UE TO T HE SKYS C R A P E R S TO T H E WE S T OF THE SI TE, DAY L I G H T I N G M AY B E L IM ITED AFTER 3PM.
SUNRISE SUNSET
4:30AM 8:00PM
MAX ELEVATION
73째
SITE VISIT
ENVIRONMENT
DE
C
WATER
LIGHT
AIR
LIGHT
EA ST
I N W I N T E R , TH E S U N I S L O W E R I N T H E S K Y, R I SES L AT E R , A N D S E T S E A R L I E R . D U E TO T H E S K Y S C R A P E R S TO T H E W E S T O F T H E SI T E, D AY L I G H TI N G M AY B E L I M I T E D A F T E R 1PM.
SUNRISE SUNSET
7:00AM 4:30PM
MAX ELEVATION
22째
SITE VISIT
ENVIRONMENT
WATER
LIGHT
AIR
WATER
RISING WATER LEVELS
100 YEAR FLOODPLAIN
SITE VISIT
ENVIRONMENT
WATER
LIGHT
AIR
WATER
The Federal Emergency Management Agency (FEMA) calculates 100 and 500-year floodplains, implemented using rainfall and riverflow statistics, topographical studies, and computer models. The 100-year flood is the flood likely to occur once every century, or with a 1% chance in any given year. Likewise, the 500-year flood is likely to occur once every 500 years. It is possible that with sea level rise these floods will occur much more frequently. With projected climate change, sea level in the region may rise 4.3–11.7 inches by the 2020s. From On the Water | Palisade Bay (Hatje Cantz Verlag, 2010)
500 YEAR FLOODPLAIN
FOUNDATION
Down in the foundations of the city are other cities...
INFRASTRUCTURE FOUNDATION
WATER SUPPLY
SYSTEMS
Recent History "Much of the landfill on which it is constructed consists of the rubble of buildings destroyed during the Second World War by the Luftwaffe's blitz on London and Bristol," the historian Kenneth T. Jackson wrote. "Convoys of ships returning from Great Britain carried the broken masonry in their holds as ballast." “When you're driving around on the FDR – or, for that matter, when you're simply looking out over the east side of Manhattan – you and your gaze are passing over fragments of British cathedrals and London housing stock, flagstones quarried from Yorkshire, the shattered doorframes and lintels – and eaves, and vaults, and partition walls, and bedroom floors – of whole towns, pieces of Slough and Swindon perhaps, embedded now in asphalt, constituting what would otherwise have passed for bedrock.”
Yorkshire Slough Swindon Nechtanc Werpoes
Less Recent History
TRANSPORTATION
SEWAGE
-Geoff Manaugh, BLDGBLOG
Composite Image Manahatta Project
The name Nechtanc appears in Colonial Manuscripts from 1640 to 1683. IT is the Lenape NAme for Corlears Hook, a hill on the East River shore, and the habitation site below it.
FOUNDATION
INFRASTRUCTURE FOUNDATION
TRANSPORTATION
SEWAGE
WATER SUPPLY
SYSTEMS
SANDHOGS Sandhog is the slang term given to urban miners, construction workers who work underground on a variety of excavation projects in New York City. Generally these projects involve tunneling, caisson excavation, road building, or some other type of underground construction or mining projects. The miners work with a variety of equipment from TBM (tunnel boring machines) to blasting a path for the project they are building. The term is a US-American colloquialism. Starting with their first job in 1872, the Brooklyn Bridge, the "hogs" have built a large part of the City of New York -- the subways and sewers, Water Tunnels #1 & #2 as well as the currently under construction Water Tunnel #3, the Lincoln, Holland, Queens-Midtown, and Brooklyn-Battery tunnels to name a few, as well as the foundations for most of the bridges and many of the skyscrapers in the city. Since their work is mostly done below street level, in an unseen world of rock, sand, and earth, recognition of their achievements has been limited. Many of these workers are Irish or Irish American and West Indian. Sandhogs are diverse in backgrounds, interests, and personalities, but are generally united in their work. Sandhogging is somewhat of a tradition and is passed down through generations of families; since mining projects span decades, it is not uncommon to find multi-generations of families working together on the same job.
FOUNDATION
INFRASTRUCTURE
UNDERGROUND SYSTEMS
LEVEL 1
Street Level - 30 Feet Below
Power Cable
Water
SYSTEMS
Steam Gas Old Cast-Iron Pipes
WATER SUPPLY
Subway Platform
LEVEL 2
30 - 200 Feet Below
SEWAGE
Transportation
TRANSPORTATION
Sewage
Geology
LEVEL 3
200 - 800 Feet Below
Deep Water National Geographic
FOUNDATION SYSTEMS WATER SUPPLY
WATER SUPPLY
New York City’s water supply system is one of the most extensive municipal water systems in the world, having a storage capacity of 550 billion gallons. This complex system relies on a combination of tunnels, aqueducts, and reservoirs that stretches approximately 6,500 miles to provide 1.4 billion gallons of water daily to more than nine million people in the greater New York City area.
New York’s water treatment process is simpler than in other American cities. One advantage of the system is that 95% of the total water supply is supplied by gravity. The other 5% needs to be pumped to maintain pressure, but this is sometimes increased in times of drought when the reservoirs are at lower than normal levels. It is a massive collection of 19 reservoirs, three lakes, and nearly 300 miles of underground tunnels situated across 1,900 square miles of watersheds. The system is comprised of three distinct systems: the Catskill, Delaware, and Croton. The Catskill and Delaware Systems are situated in the Catskill Mountains and produce 90% of the daily water supply. The Croton System lies on the east side of the Hudson River and serves primarily as a collection and temporary storage location for all water originating in the Catskills.
TRANSPORTATION
SEWAGE
INFRASTRUCTURE
Environmental Protection Agency
FOUNDATION
INFRASTRUCTURE
TRANSPORTATION
SEWAGE
WATER SUPPLY
SYSTEMS
WATER SUPPLY
1. New York City Water Tunnel No. 1 was completed in 1917. It runs from the Hillview Reservoir under the central Bronx, Harlem River, West Side, Midtown and Lower East Side of Manhattan, and under the East River to Brooklyn where it connects to Tunnel 2. It is expected to undergo extensive repairs upon completion of Tunnel No. 3 in 2012 2. New York City Water Tunnel No. 2 was completed in 1935. It runs from Hillview Reservoir under the central Bronx, East River, and western Queens to Brooklyn where it connects to Tunnel 1 and the Richmond Tunnel to Staten Island. 3. New York City Water Tunnel No. 3 is the largest capital construction project in New York City’s history. It is intended to provide the city with a critical third connection to its Upstate New York water supply system. The tunnel will eventually be more than 60 miles (97 km) long. Construction on the tunnel began in 1970 but is not expected to be completed until at least 2020.
Environmental Protection Agency
FOUNDATION
INFRASTRUCTURE
SEWAGE
NYC WATER POLLUTION CONTROL PLANT
The city's wastewater is collected through an equally extensive grid of sewer pipes of various sizes and stretching over 6,600 miles (10,600 km). Virtually all of the city's dry-weather wastewater is collected through this system and processed by one of 14 wastewater treatment plants located throughout the city's five boroughs. The plants currently treat about 1.3 billion gallons of wastewater per day. The operation of these plants ensures that New York City's surrounding waterways are clean and safe.
TRANSPORTATION
SEWAGE
WATER SUPPLY
SYSTEMS
PROCESS LAYOUT
Environmental Protection Agency
TRANSPORTATION
The Proposed Action would result in the removal of 58 off-street parking spaces currently located in the central area of Peck Slip, between South and Water Streets.
A C J Z
Removal of these spaces would increase the study area’s (1/4 mile around site) parking shortfall to 308, 816 and 249 spaces during the AM, Midday, and PM periods, assuming no new parking accommodations are built during the No Build period.
G O LD
ST
RE
ET
SYSTEMS
FOUNDATION
INFRASTRUCTURE
WATER SUPPLY
2 3
P4
ET T
RE
ST
EE
F LIF
DO
PE
AR
L
ST R
C
P8
P9
P3
VE EE
IP
SL
EE
TR
NS
MA
P1
T
YN KL BR
Beginning August 2010 and lasting through 2014 the Brooklyn Bridge will be closed nightly to Manhattan bound traffic due to a bridge rehabilitation project. The weekly schedule is as follows:
ID
T EE
R ST
E
G
HN P11
C ET FL
P14
ST
O
O
ET
JO ET
RE
T
E
IV
DR
BR
RE
P10
P12
ON
R
FD
P5
FR
ET
RE
ST
ST
SEWAGE
SO
ON LT
ST
H
UT
FU
ET
RE
R
E AT W
As under No Build conditions, drivers unable to find parking in the immediate area would have to either park further away or shift their mode of travel.
P2
T
FR
EK
T
ET
RE
ST
CK
T ON
E STR
BE
L
AR
PE
TR
ET
ET
RE
ST
PE
P1
TE WA
RS
R
P6 P7
R
HE
EN
T EE
D AI
R ST
M
P13
R ST
TRANSPORTATION
T EE
Sunday - Friday: 11pm to 6am Saturday: 12am to 7am Sunday: 12am to 9 am
T P1
SECOND AVENUE SUBWAY (SEAPORT STATION) OFF STREET PARKING FACILITY
LANDMARKS
ANCHORS
EDGE CONDITIONS
ZONING HISTORY
LAND USE HISTORY
LANDMARKS
ANCHORS
EDGE CONDITIONS
ZONING HISTORY
LAND USE HISTORY
HISTORY ZONING
LAND USE
ZONING + RESTRICTIONS
SPECIAL LOWER MANHATTAN DISTRICT + SOUTH STREET SEAPORT SUBDISTRICT The Peck Slip lies within both the Lower Manhattan Special Purpose District and South Street Seaport Subdistrict, and is a zoning lot type C6-2A. The general purposes of the South Street Seaport Subdistrict are laid out below along with the regulations for our site. Please be aware that our site is neither a receiving nor a granting lot and that development rights cannot be bought or sold – therefore the figures below are immutable except in the case of an appeal to the New York City Zoning Board of Appeals.
2
4
GENERAL PURPOSES
1
ANCHORS
EDGE CONDITIONS
3
1. to encourage development of a 24-hour community (residential) 2. to facilitate maximum design flexibility of buildings 3. to enhance the distinctive skyline and streetscape of lower Manhattan 4. to improve public use and enjoyment of the east river waterfront by creating a better physical and visual relationship between the waterfront and development 5. to enhance the pedestrian environment 6. to protect the existing character of this landmarked area by promoting development that is harmonious with the existing scale and street configuration
DEVELOPMENT RIGHTS 1. maximum building height: 120 feet 2. minimum base height: none
LANDMARKS
3. maximum street wall height: 85 ft 4. depth of setback: minimum 10 feet5. lot coverage regulations: 100% up to the maximum base height of 85 feet, and 75% above that to the maximum building height of 120 feet 6. maximum floor area ratio: the FAR for our site is 6.0 for commercial use, and 6.5 for community facility use. The definitions of each can be found in the Terminology section of this entry. as our lot is approximately 7,000 sf., the allowable floor area is 42,000 sf for commercial use, and 45,500 sf for community facility use. 7. building envelope: the building envelope must fit within a sky exposure plane that rises from a height of 100 ft above the street line over the zoning lot at a vertical distance of six to a horizontal distance of one
HISTORY
LAND USE
ZONING + RESTRICTIONS
TERMINOLOGY
ZONING
Base Height: the base height of a building is the maximum permitted height of the front wall of a building before any required setback. a building is required to meet a minimum base height only when the height of the building will exceed the maximum base height. Building Envelope: a building envelope is the maximum three-dimensional space on a zoning lot within which a structure can be built, as permitted by applicable height, setback and yard controls.
Community Facility Building: a community facility building is any building occupied only by a community facility use. Community Facility Use: a community facility use provides educational, recreational, religious, health or other essential services for the community it serves.
ANCHORS
Floor Area: the floor area of a building is the sum of the gross area of each floor of the building, excluding mechanical space, cellar space, floor space in open balconies, elevators or stair bulkheads and, in most zoning districts, floor space used for accessory parking that is located less than 23 feet above curb level. Floor Area Ratio (FAR): the floor area ratio (FAR) is the principal bulk regulation controlling the size of buildings. FAR is the ratio of total building floor area to the area of its zoning lot. Each zoning district has an FAR control which, when multiplied by the lot area of the zoning lot, produces the maximum amount of floor area allowable in a building on the zoning lot. For example, on a 10,000 squarefoot zoning lot in a district with a maximum FAR of 1.0, the floor area of a building cannot exceed 10,000 square feet.
LANDMARKS
EDGE CONDITIONS
Commercial Use: a commercial use is any retail, service or office use.
Setback: a setback is the portion of a building that is set back above the base height (or street wall or perimeter wall) before the total height of the building is achieved. The position of a building setback in height factor districts is controlled by sky exposure planes and, in contextual districts, by specified distances from street walls. Sky Exposure Plane: a sky exposure plane is a virtual sloping lane that begins at a specified height and rises inward over the zoning lot at a ratio of vertical distance to horizontal distance set forth in district regulations. It is designed to provide light and air at street level, primarily in medium- and higher-density districts, and must not be penetrated by the building (except for permitted obstructions). Street Wall: a street wall is a wall or portion of a wall of a building facing a street.
LANDMARKS
ANCHORS
EDGE CONDITIONS
ZONING HISTORY
ZONING + RESTRICTIONS
LAND USE
LANDMARKS
ANCHORS
EDGE CONDITIONS
ZONING HISTORY
LAND USE EDGE CONDITIONS
LANDMARKS
ANCHORS
EDGE CONDITIONS
ZONING HISTORY
LAND USE EDGE CONDITIONS
LANDMARKS
ANCHORS
EDGE CONDITIONS
ZONING HISTORY
LAND USE ANCHORS OF INTEREST
LANDMARKS
ANCHORS
Thurgood Marshall Courthouse
Beekman Tower
Woolworth Building
7 World Trade Center
One Liberty Plaza
EDGE CONDITIONS
ZONING HISTORY
LAND USE NOTABLE LANDMARKS
LANDMARKS
ANCHORS
South Street Seaport
FDR East River Drive
Brooklyn Bridge
EDGE CONDITIONS
ZONING HISTORY
LAND USE NOTABLE LANDMARKS
MOVEMENT
Brooklyn Bridge: 200,000 cars/day
FDR: 175,000 cars/day
NY Ferries: 100,000 passengers/day
Brooklyn Battery Tunnel: 60,000 cars /day
Downtown Manhattan Heliport: 27 flights/day
EDUCATION
AREA INDUSTRIES
STORIES
BUSINESSES
FOOT TRAFFIC
MOVEMENT
SOCIAL LANDSCAPE
8 seconds of visibility at 40 mph 9 seconds of visibility at 50 mph
Ferry to 34th St
Ferries to Brooklyn/New Jersey
MOVEMENT
SOCIAL LANDSCAPE
FOOT TRAFFIC
EDUCATION
AREA INDUSTRIES
STORIES
BUSINESSES
FOOT TRAFFIC
We observed foot traffic and type of shoe for 15 minutes on each of the four paths surrounding the site.
<1 sec
5 min+
15 min+
Thursday 7-8 pm
MOVEMENT
SOCIAL LANDSCAPE
FOOT TRAFFIC
FOOT TRAFFIC
DRESS SHOES
EDUCATION
AREA INDUSTRIES
STORIES
BUSINESSES
CASUAL SHOES
Saturday 12-1 pm
5’ 10’
20’
50’
NEIGHBORING BUSINESSES
Best Western
“We’re busy. Can you come back during the day?”
2000
Paris Cafe (est. 1873)
“Last two summers have been good, surprisingly good.”
2004
Buon Amici
2005
Fish Market Moves to the Bronx
2006
Suteshi
“Decent weekend crowd from the seaport...happy hour for wall street wednesday through friday.”
2007
Salty Paw and Nelson Blue
“Mostly regulars from the neighborhood, and we got the hotel next door.”
2009
Vox Wine
EDUCATION
BUSINESSES
1990
STORIES
“Half business, half tourists going to seaport, the brooklyn bridge, not so much museums.”
AREA INDUSTRIES
FOOT TRAFFIC
MOVEMENT
SOCIAL LANDSCAPE
“It smelled, but now it’s a nightspot for young professionals, trendy.”
MOVEMENT FOOT TRAFFIC BUSINESSES STORIES AREA INDUSTRIES EDUCATION
SOCIAL LANDSCAPE
STORIES
SHOPPING CART ANNIE Death of a Fulton Fish Market Fixture By DAN BARRY Published: October 15, 2010 THE fish men see her still, their Annie, in the hide-and-seek shadows of South Street. She’s telling her dirty jokes and doing anything for a buck: hustling newspapers, untaxed cigarettes, favors, those pairs of irregular socks she’d buy cheap on Canal. She’s submitting to the elements, calling out “Yoo-hoo” to the snow and the rain and her boys. For several decades, Annie was the profane mother of the old Fulton Fish Market, that pungent Lower Manhattan place fast becoming a mirage of memory. Making her rounds, running errands, holding her own in the blue banter, she was as much a part of this gruff place as the waxed fish boxes, the forklift-rocking cobblestones, and the cocktail aroma of gasoline, cigarettes and the sea. Some ridiculed and abused her; others honored and protected her. Young men new to the market were occasionally advised to make acquaintance with Annie’s prodigious breasts; kiss them for good luck. And the veterans, young men once, often slipped her a dollar, maybe five, for a copy of a fresh tabloid; pay her for good luck. Young and old, they all had heard that the faded color photograph on display at Steve DeLuca’s coffee truck — of a striking young woman, a raven-haired knockout in a two-piece bathing suit, running barefoot against a glorious sky — was of Annie in her younger days, decades before her dark fish-market terminus. But some could not see the coffee-truck goddess in this bent woman at shadow’s edge, clutching the handle of the shopping cart she used to hold wares and provide balance, wearing a baseball cap, layers of sweaters, and men’s pants, navy blue, into which she had sewn deep, leg-long pockets to keep safe her hard-earned rolls of bills. ....
WITH the money she earned by working in all weather, in the hours when the rest of us slept, Annie bought Chelsea (her granddaughter) a used Toyota Tercel. She paid for Chelsea’s tuition at the University of New Hampshire, and provided financial support to a ballet school in Los Angeles. Whatever money she took in, she sent out, while owning little more than a bed and a radio. Her relatives, in turn, regularly visited her in New York, where she would always tell them, “If we see anyone, I’m Annie.” They called her often, sent her gifts that she probably gave away, and constantly begged her to retire from a job whose parameters were left vague, but whose pull for her was undeniable. “She would always say, ‘We’ll see,’ ” Chelsea recalled. “She never wanted to leave New York and stop doing what she was doing.” …. She suffered a stroke in the brutal August heat and was admitted to Bellevue Hospital Center, where Mr. Davis, from the Catholic Worker, visited nearly every day. She was released after a month, spent a couple of weeks in New Hampshire, and then a couple more in California, with her daughter Barbara. But she refused to eat or to take her medication, and died in her sleep, 2,800 miles from the fish market.
AREA INDUSTRIES
BUSINESSES
FOOT TRAFFIC
MOVEMENT
SOCIAL LANDSCAPE
Residential Restaurant/Cafe
STORIES
Industrial food Industrial/Municipal Offices Retail AREA INDUSTRIES
Government Hotel Education Parking
EDUCATION
Religious Entertainment Hospital
EDUCATION
AREA INDUSTRIES
STORIES
BUSINESSES
FOOT TRAFFIC
MOVEMENT
SOCIAL LANDSCAPE AREA INDUSTRIES
MOVEMENT
SOCIAL LANDSCAPE
EDUCATION
EDUCATION
AREA INDUSTRIES
STORIES
BUSINESSES
FOOT TRAFFIC
NYC K-12 Private School Enrollment by Census Tract, 2010
Since 9/11, Lower Manhattan has been the most rapidly developing area in Manhattan, as an abundance of families are moving into the sprouting high-rise complexes. The city is aggressively pursuing the Peck Slip Post Office as a new 400-seat elementary school for lower Manhattan. The need for new school seats was especially apparent this fall, as lower Manhattanâ&#x20AC;&#x2122;s kindergarten population surged 30 percent, to 375 children, the city said. Lower Manhattan is dense with institution of higher education, Universities, public and private schools, prep schools Grade schools. Potential for Airlab to influence a lot of people from the proximity and connection with the educational infrastructure of the communitiy. The design may need to consider accommation for students and heavy involvement with the communitiy, draw families to the building and gain presence.
TYPOLOGY SPACE
PROGRAMME
TYPOLOGY
TYPOLOGY SPACE
PROGRAMME SPACE
RESOURCES
CITATIONS