Rockaway Mixed Use Complex: Project Management Plan

R ockaway M ixed U se C omplex P roject M anagement P lan

M anaging C reative P rojects and T eams 2015 P edro D al M olin

This is a Project Management Plan developed for The Rockaway Mixed Used Complex, an architectural design developed this semester for Parsons Masters of Architecture - Design Studio 5 course (PGAR5401).

1. D esign B rief 2. D esign C riteria 3. J ourney M aps 4. T heory of C hange and L ogic M odel 5. W ork B reak D own S chedule

R endering of the complex

R endering of the main building

1. D esign B rief Project Description

The project is an architectural design composed by 6 mixed use buildings in Far Rockaway.

The complex is composed by housing units, hotel rooms, office rooms, retail stores, public facilities and parking.

Intent Scope

The intent scope of this project is to provide qualified housing in Far Rockaway. Questions to be addressed by the project are: - Creating a richer urban atmosphere.

- Creating jobs (office rooms, retail stores, hotel) for people who will live there.

- Creating a place capable of encourage tourists to go, stay, and spend time and money in Rockaway.

Exploration Questions

- What are the most important factors in order to achieve a richer urban life?

- Who would buy an apartment in this part of the city?

- Who would want to spend their vacations in a hotel in Rockaway?

- How a big project like this would impact in people’s lives?

Target Users

- People from Rockaway who needs a more qualified and live urban atmosphere.

- People from NYC who needs a place to live.

- Tourists who will spend some time and money in Rockaway.

1. D esign B rief Research Plan

- Research about similar previous interventions around the world, such as: Bkarje Ingels - 8 House, OMA - Interlace and MVRDV Rotterdam Market Hall.

- Analysis of the site based in 4 topics: 1. Natural and Environmental Aspects; 2. Social Aspects; 3. Transport, Access and Mobility; 4. History of the Built Environment

Expected Outcomes

- The complex must help to build relevance of Rockaway Beach to new yorkers.

- The complex must have at least 600 dwelling units.

- The complex must mix different uses around the buildings, assuring diversity of activities.

Success Metrics

- The only way to have a precise feedback on the success of an architectural design occurs after years of observation.

- We could estimate the success of this project by having meetings with the local community to discuss the project itself and its impact within the community.

Project Planning

This first phase of the project (the architectural design itself, regardless of future question such as hydraulic/electric/structural projects, budget, logistics, among others) would be divided in: 1. Conceptual idea; 2. First sketches; 3. 3D models (physical and computer models); 4. Drawings to present to the client, such as floor plans, sections, diagrams, renders (these are the drawings that are illustrating this presentation).

E xample of analysis of social aspects ( developed by the class )

FORGEIN BORN

< 100

<1

1

5

10

>20

E xample of analysis of social aspects ( developed by the class )

HIGH SCHOOL GRADUATE OR MORE

< 100

< 75

75

85

90

> 95

E xample of analysis of access and mobility subway sTaTions subway line s subway line a

bike lane bike paTh bike rouTe

bus lines

E xample of analysis of access and mobility subway sTaTions subway line a (shuTTle service) subway line a

10 MIN WALK

boardwalk rockaway beach boulevard

[ 1.4M/S ]

N umbers

D iagram of the complex

603 H ousing U nits 110 H otel R ooms 81 O ffice U nits 26 S mall /M edium R etail S tores 2 A nchor S tores 1 P ublic F acility 844 P arking S pots

B uilding 1

B uilding 3 [H ouses ]

H ousing , H otel , O ffices , R etail and P arking H ousing , R etail and P arking

H ousing and R etail

151 housing units 110 hotel rooms 81 office units 3 small / medium retail stores -> 3,000 ft 2 180 parking spots

44 H ouses 17 small retail stores

B uilding 4 D iagram of the complex

B uilding 2 120 housing units -> 520 ft 2 1 A nchor S tore -> 10,800 ft 2 90 parking spots

B uilding 5

B uilding 6

A nchor S tore and P ublic F acility

H ousing , R etail and P arking

H ousing , R etail and P arking

A nchor S tore -> 16.200 ft 2 P ublic F acility -> 11,300 ft 2

168 housing units

56 units -> 800 ft 2

112 units -> 375 ft 2 3 small / medium retail stores -> 1,500 ft 2 248 parking spots

120 housing units

88 units -> 750 ft 2

32 units -> 1,300 ft 2 3 small / medium retail stores -> 1,100 ft 2 326 parking spots

2. D esign C riteria Design Goal

The design goal is to develop buildings that could be able to: - Increase density in this area of the city without creating gentrification.

- Be a home for different kinds of family (singles, couples, couples with kids, low income families, high income families).

- Be a reference for people who already live in the Peninsula.

User Perceptions

- People who already live in Rockaway need a reference point, a central place. Some of the buildings in the complex should act as landmarks.

- Tourists who arrive in the Peninsula will be impressed by a great, imposing architectural design. This way, it is more likely that they want to spend their time and money there.

- The buildings have to be big (in order to achieve the required density for this part of the city), but they can not be isolated from the rest of the Peninsula. They must speak the â&#x20AC;&#x153;Rockaway Languageâ&#x20AC;?.

2. D esign C riteria Physical Attributes

- The complex must be attractive, must make people want to live or spend their vacations at this place.

- It has to connect built mass and nature.

- At least one of the buildings should have an unique design, in order to create a landmark.

Functional Attributes

- The ground level has to be a place full of life (with retail stores, small squares, playgrounds, public facilities).

- The buildings have to have maximized views to the beach.

- It must be easy to access the buildings.

- It must be easy to go from one building to another.

Constraints

- It is hard to imagine what kind of impacts a huge project like this could cause.

- This kind of project deals with the interest of several groups of people (inhabitants, entrepreneurs, politics).

- It is not easy to achieve high density and good architectural design at the same time.

R endering of the main building

3. J ourney M aps

The following Journey Maps describe the experience of a tourist from Manhattan who arrives in Rockaway Beach by subway at 36th Street Station on a summer Saturday.

The value proposition of the product is meant to follow the Design Brief and the Design Criteria, specially the items described on â&#x20AC;&#x153;Design Goalsâ&#x20AC;?.

F irst thoughts about problems of the site and user experience

F irst thoughts about possible interventions

H ow users experience the space today ( arriving by subway at the 36 th S treet S tation )

H ow users would experience the space after the development

3. J ourney M ap (B efore D evelopment ) Hear about and decide to go to Rockaway Beach

Arriving (1st Impressions)

1

2

3

4

. Someone talks about a beach in New York City. . Google â&#x20AC;&#x153;Rockawayâ&#x20AC;? to have more information. . Discover that it is possible to go from Manhattan to Rockaway by taking an A-Line train.

. Decide to spend a summer Saturday at Rockaway. . Take the A-Line Train in Manhattan.

. Arrive in the Peninsula at the 36th Street Station. . Realize that there is nothing going on around you. . Feel like you are in the middle of nowhere.

. Have to ask for information in order to reach the beach. . Walk by an abandoned, lifeless street. . Finally arrives at the beach.

High

Low

A day in Rockaway

5 . The beach is really beautiful. . The weather is great. . Build a sand-castle. . Take a dip in the sea.

6 . Try to find a place to have lunch. . There are just a few options and the prices are very high. . It is hard to find a bathroom.

After the day

7

8

. Spend more time at the beach in the afternoon. . Take a walk by the Boardwalk. . Take a nap on the top of the dunes.

. It is getting late, time to go home. . Wish there was a place to take a shower. . Walk by an abandoned street again to get to the Train Station.

9 . Arrive home. . Reflect about how amazing the beach is, but how lifeless and boring the city is.

10 . Realize that there are no places to spend the night on a possible future visit. . Realize that, actually, there will not be a future visit.

3. J ourney M ap (A fter D evelopment ) Hear about and decide to go to Rockaway Beach

1 . Someone talks about a beach in New York City. . Read on the news about new landmark buildings built at Rockaway. . Google â&#x20AC;&#x153;Rockawayâ&#x20AC;? to have more information. . Discover that it is possible to go from Manhattan to Rockaway by taking an A-Line train.

High

Low

Arriving (1st Impressions)

2

3

4

. Decide to spend a summer Saturday at Rockaway. . Take the A-Line Train in Manhattan.

. Arrive in the Peninsula at the 36th Street Station. . Your first view is a landmark building (page 31). . You can clearly read the space. . Realize that you are in the middle of a complex of buildings with several different activities. . Your goal is to go to the beach, so you just follow the main street.

. Walk by well designed streets, with houses and small retail stores on the ground level. . Buy some sunscreen in one of these stores. . In a few pleasant minutes of walking you are at the beach.

A day in Rockaway

5 . The beach is really beautiful. . The weather is great. . Build a sand-castle. . Take a dip in the sea.

After the day

6

7

. It is time to have lunch. . Return to the complex, where there are several options with regular prices. . After lunch, decide to buy a book in one of the book stores of the complex.

. Spend more time at the beach in the afternoon. . Take a walk by the Boardwalk. . Take a nap on the top of the dunes. . Read the book you just bought.

8 . It is getting late, time to go home. . Walk by an live and pleasant street to get to the Train Station. . You are glad that there are stores in the complex which offer showers.

9

10

. Arrive home. . Reflect about how amazing the beach and the urban experience are.

. Decide to return on the next weekend. But at this time, you will spend the whole weekend, and you will bring your family.

You are going to spend the night at the new hotel located in the main building of the complex.

H otel D iagram of the main building

O ffices

H ousing

C irculation H otel D iagram of the main building

C irculation O ffices

C irculation H ousing

C irculation H otel D iagram of the main building

C irculation O ffices

C irculation H ousing

R endering of the main bulding

4. T heory of C hange and L ogic M odel Project Management Resources/Inputs Rockaway residents;

Activities

Outputs/Artifacts

Promote a richer urban environment through architectural design;

The goal of the outputs/artifacts is to generate graphic architectural information (floor-plans, sections, diagrams, renders, physical models) which can communicate in an architectural language the concepts described on “Resources/Inputs and Activities” and in the Design Brief and Design Criteria.

Tourists; Stimulate diversity of use; People who would like to live in Rockaway; Architectural design; Landscaping design; Streetscaping design; Live streets; Multiple analysis of the site; Economic development; Social development.

Theory of Change

Promote a healthier lifestyle by creating playgrounds and sport courts;

Stimulate culture by creating public facilities 1. Plans and Sections; such as libraries, museums and schools; 2. Diagrams; Contest the “car culture” by creating streets that prioritize bikes and pedestrians.

3. 3D Models (Renders and Physical Model).

Outcomes More people living in Rockaway; More tourists interested in visiting Rockaway;

Impact People realize that it is better to commute within the Peninsula without using cars (biking, walking or taking the train/bus is easier, cheaper and more pleasant).

New businesses seeking to commercial Connect people with the neighborhood leases (renting ground level stores within the (connection between the new development complex); and Rockaway).

More sense of belonging within the community.

Tourists realize that there is much more to do in Rockaway than just go to the beach.

More jobs.

People being proud of living in Rockaway.

R endering of the core of the main building

5. W ork B reak D own S chedule Output 1: Plans and Sections

Output 2: Diagrams

Output 3: 3D Models (Renders and Physical Model)

Time: 4 weeks (33%) Cost: $800 (plotting and printing costs, software licenses) (28%)

Time: 2 weeks (17%) Cost: $250 (plotting and printing costs, software licenses) (9%)

Time: 6 weeks (50%) Cost: $1800 (plotting and printing costs, material for the physical model, appointments at the laser cutter machine, software licenses) (63%)

Task 1: sketch floor plans dealing with questions such as: circulation, space and access.

Time: 0.5 week (12,5%) Cost: $50 (6%)

Task 1: create simplified 3D Models for the diagrams using SketchUp. Time: 0.5 week (25%) Cost: $50 (20%)

Task 1: create a 3D Model of the complex using Rhino3D. The 3D should be based on the plans and sections produced as Output 1.

Time: 2 weeks (33%) Cost: $400 (22.5%)

Task 2: sketch sections dealing with questions such as: structure, built mass and skyline.

Time: 0.5 week (12.5%) Cost: $50 (6%)

Task 2: export the 3D Model to Adobe Illustrator to work with line-weights and colors.

Time: 1 week (50%) Cost: $100 (40%)

Task 2: produce renders of the 3D Model using V-Ray. Post-produce the renders using Adobe Photoshop.

Time: 2 weeks (33%) Cost: (33%) Time: $600 14 weeks

Task 3: create technical drawings for the floor-plans and sections that were sketched before Task 3: export the result from Taks 2 to Adobe Photoshop to final touch, such as using AutoCAD. Export the result as PDF files. contrast, hue and saturation.

Time: 2 weeks (50%) Cost: $350 (44%) Task 4: post-produce the result from Taks 3 using Adobe Photoshop (add colors, shadows, text, silhouettes among others).

Time: 1 week (25%) Cost: $350 (44%) Total Time: 12 weeks Total Cost: $2850

Time: 0.5 week (25%) Cost: $100 (40%)

Cost: $800 Task 3: create the pieces for the physical model using AutoCAD. Time: 1 week (17%) Cost: $250 (14%) Task 4: cut the pieces produced in Taks 3 using a laser cutter machine. Build the physical model using this pieces.

Time: 1 week (17%) Cost: $550 (30.5%)

V iew from the A-T rain

OUTPUT 1: PLANS AND SECTIONS

These are some of the Plans and Sections produced as Output 1.

P lan

G round L evel

8 th F loor

S ection BB

S ection AA

OUTPUT 2: DIAGRAMS

These are some of the Diagrams produced as Output 2. Some of them were used to illustrate this presentation.

OUTPUT 3: 3D MODELS (RENDERS AND PHYSICAL MODEL)

These are some of the Renders and The Physical Model produced as Output 3. Some of them were used to illustrate this presentation.