V
Vertical
Vertical
1
“...The average life span of new skyscrapers in New York City is 35 years. The reasons do not lie in poor building construction, but rather in rigid specification, one in which the structures become absolutely fit for purpose.� -Richard Sennett, The Public Realm
Vertical
As the office model shifts from larger office spaces to bundles of smaller sized working groups, the office tower should adjust to meet this need, while maintaining a degree of flexibility.
3
Program Outline _ Total: 330,000s.f.
125,000 s.f.
50,000 s.f.
Transportation Hub
Incubators
A. Passenger Train Services + Operational areas = 45,600 s.f.
A. Work Spaces = 30,000 s.f.
Total Gross s.f. = 100,000 s.f. (80,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)
B. Light Rail Services + Supporting Operational Areas = 15,350 s.f. C. Bus Services + Operational Areas = 4,450 s.f. D. Shared Facilities = 7,375 s.f. E. Concessions = 6,650 s.f. Major Subway Stop Destination Restaurant Waiting/ Ticketing
Total Gross s.f. = 75,000 s.f. (60,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)
B. Common Facilities = 30,000 s.f. Social Mixing Idea Sharing Research Seminars Event Space
Vertical
125,000 s.f.
50,000 s.f.
University Services
Office Space
A. Offices = 10,000 s.f.
A. Offices = 50,000 s.f.
B. Housing Units = 14,000 s.f.
B. Employee/ Visitor Support Services = 15,000 s.f.
Student/ Faculty Housing Support Facilities
Corporate Office Space Flexible Offices Office Pods
Total Gross s.f. = 30,000 s.f. (24,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)
Total Gross s.f. = 75,000 s.f. (60,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)
Social/ Public Space
Total Gross s.f. = 50,000 s.f. (40,000 s.f. + 25% allowance for Mechanical, Circulation, Structural) A. Restaurants/ Cafes = 20,000 s.f. B. Theater Space/ Social Space = 20,000 s.f. Social Spaces Urban Theatre Restaurant/ Cafe Elevated Gardens
Programatic Breakdown
5
sity
Univer
using
/ Ho eS rvices
/S Public
ocial
tors Incuba Of ice n Hub o i t a t r o Transp
The above diagram illustrates the programatic breakdown in terms of type and size. The transportation hub is the largest element, followed by office space, then incubators, Public / Social, University Services / Housing.
page Number
Zoning Regulations Vertical
Massing Options according to Zoning Regulations. Categories are divided under the Tower and Non-Tower types. Possible Massing Options take into consideration a maximum height of 330’ with a Floor Area Ratio of 12, as set out by zoning regulations for Manhattan’s 125th Special District.
Zoning Regulations
Non-Tower Maximum Volume According to Zoning Regulations
5 th
Av
e
Ma
A on dis
ve
12 7 th St
ve
6 th
A rk
12
Pa
St
12
N
5 th St
12 4 th St
12 3 rd St
Le
x in
n gto
N
A (Slab Area) : 100 % B (Envelope Area) : 45.3% C (Vertical Envelo pe Area) : 37.1% D (Horizontal Envelope Area) : 8.2% B
e
N
N
A
Av
C
D
Slab area : 565,047 Sq Ft Envelope Area : 256,132 SqFt Vertical Envelope Area : 209,641 SqFt Horizontal Envelope Area : 46,491 SqFt Volume : 6,983,784 CubicFt FAR 20 26 Stories
N
45.3%
page Number
Non-Tower Volume Emphasis on Maximum Floor Plate
5 th
Av
e
Ma
o dis
nA
ve
12 7 th St
ve
6 th
A rk
12
Pa
St
12
N
5 th St
12 4 th St
12 3 rd St
Le
x in
n gto
N
A (Slab Area) : 100 % B (Envelope Area) : 49.5% C (Vertical Envelope Area) : 32.6% D (Horizontal Envelope Area) : 16.9% B
e
N
N
A
Av
C
D
Slab area : 330,550 Sq Ft Envelope Area : 163,779 SqFt Vertical Envelope Area : 107,827 SqFt Horizontal Envelope Area : 55,952 SqFt Volume : 3,980277 CubicFt FAR 12 13 Stories
N
49.5%
Zoning Regulations
Tower Volume Emphasis on Maximum FloorPlate
5 th
Av
e
Ma
o dis
nA
ve
12 7 th St
ve
6 th
A rk
12
Pa
St
12
N
5 th St
12 4 th St
12 3 rd St
N
Le
gto x in
A (Slab Area) : 100 % B (Envelope Area) : 48% C (Vertical Envelope Area) : 31% D (Horizontal Envelope Area) : 17% B
ve
N
N
A
nA
C
D
Slab area : 330,550 Sq Ft Envelope Area : 158,955 SqFt Vertical Envelope Area : 103,003 SqFt Horizontal Envelope Area : 55,952 SqFt Volume : 4,028,566 CubicFt FAR 12 12 Stories
N
48%
page Number
Non-Tower Volume Subtraction from Podi um to Emphasis on Wide Street
5 th
Av
e
Ma
dis
A on
ve
12 7 th
e
St
Av
6 th
rk
12
Pa
St
N
12 5 th St
12 4 th St
12 3 rd St
Le
nA gto x in
N
N N
A (Slab Area) : 100 % B (Envelope Area) : 60% C (Vertical Envelope Area) : 47.8% D (Horizontal Envelope Area) : 12.2% A
B
ve
C
D
Slab area : 330,550 Sq Ft Envelope Area : 198,566 SqFt Vertical Envelope Area : 157,943 SqFt Horizontal Envelope Area : 40,622 SqFt Volume : 4,283,130 CubicFt FAR 12 26 Stories
N
60%
Zoning Regulations
Non-Tower Volume Emphasis on Wide Street
5 th
Av
e
Ma
o dis
nA
ve
12 7 th St
ve
6 th
A rk
12
Pa
St
12
N
5 th St
12 4 th St
12 3 rd St
Le
x in
n gto
N
A (Slab Area) : 100 % B (Envelope Area) : 63.6% C (Vertical Envelope Area) : 48.1% D (Horizontal Envelope Area) : 15.5% B
e
N
N
A
Av
C
D
Slab area : 330,550 Sq Ft Envelope Area : 210,307 SqFt Vertical Envelope Area : 159,099 SqFt Horizontal Envelope Area : 51,207 SqFt Volume : 4,315,697 CubicFt FAR 12 26 Stories
N
63.6%
page Number
Non-Tower Volume Emphasis on Narrow Street
5 th
Av
e
Ma
o dis
nA
ve
12 7 th St
ve
6 th
A rk
12
Pa
St
12
N
5 th St
12 4 th St
12 3 rd St
N
Le
gto x in
nA
N
A (Slab Area) : 100 % B (Envelope Area) : 60.9% C (Vertical Envelope Area) : 46% D (Horizontal Envelope Area) : 14.9% A
B
ve
C
D
Slab area : 330,550 Sq Ft Envelope Area : 201,546 SqFt Vertical Envelope Area : 152,154 SqFt Horizontal Envelope Area : 49,392 SqFt Volume : 4,226,528 CubicFt FAR 12 26 Stories
60.9%
Zoning Regulations
Non-Tower Volume Emphasis on Uniform Slab & Podium
5 th
Av
e
Ma
o dis
nA
ve
12 7 th St
ve
6 th
A rk
12
Pa
St
12
N
5 th St
12 4 th St
12 3 rd St
N
Le
x in
A (Slab Area) : 100 % B (Envelope Area) : 60% C (Vertical Envelope Area) : 43% D (Horizontal Envelope Area) : 17% B
Av
e
N
N
A
n gto
C
D
Slab area : 330,550 Sq Ft Envelope Area : 198,404 SqFt Vertical Envelope Area : 142,452 SqFt Horizontal Envelope Area : 55,952SqFt Volume : 3,957,597 CubicFt FAR 12 27 Stories
N
60%
page Number
Tower Volume Emphasis on Uniform Slab
5 th
Av
e
Ma
A on dis
ve
12 7 th
e
St
Av
6 th
rk
12
Pa
St
N
12 5 th St
12 4 th St
12 3 rd St
N
Le
nA gto x in
N
N
A (Slab Area) : 100 % B (Envelope Area) : 50% C (Vertical Envelope Area) : 43% D (Horizontal Envelope Area) : 7% A
B
ve
C
D
Slab area : 330,550 Sq Ft Envelope Area : 166,127 SqFt Vertical Envelope Area : 142,742 SqFt Horizontal Envelope Area : 23,384 SqFt Volume : 3,858,501 CubicFt FAR 12 27 Stories
N
50%
Zoning Regulations
Tower Volume Emphasis on Flat Vertical Slab
5 th
Av
e
Ma
A on dis
ve
12 7 th
e
St
Av
6 th
rk
12
Pa
St
N
12 5 th St
12 4 th St
12 3 rd St
Le
x in
nA gto
ve
N
N N
A (Slab Area) : 100 % B (Envelope Area) : 57% C (Vertical Envelo pe Area) : 49.8% D (Horizontal Envelope Area) : 7.2% A
B
C
D
Slab area : 330,550 Sq Ft Envelope Area : 187,425 SqFt Vertical Envelope Area : 163,571 SqFt Horizontal Envelope Area : 23,853 SqFt Volume : 3,935,800 CubicFt FAR 12 27 Stories
N
57%
Vertical
The Core Vertical
1
Core Configurations These basic four core layouts illustrate each of the configurations in the single, double and multiple tenant scenarios.
Central Core
Split Core
End Core
Atrium Core
Core Configurations
Configuration
Plan
A
A
A
A
Single Tenant
B
B
B A
B
A
A
A
Double Tenant
B A C
Multiple Tenant
D
C
E
D
A B
B
C
E
A
D
A B
E C
D
E
Vertical
B A C
D
+
E
A
For the smaller Incubator spaces and start up company cells, the central core works best, as it provides a smaller core to facade depth and lends itself well to subdivision.
For the larger, corporate, single tenant uses and large public spaces, this end core configuration works best, since the space is uninterupted and has a greater floor plate depth.
Ideal corporate single tenant configuration
A
=
Ideal small office multiple tenant configuration
B A C
D
E
By staggering the floor plates, multiple core conditions can be satisfied. The above diagram shows how the ideal open floor plate corporate condition and the central core/ subdivided smaller office configuration can exist within the same tower.
Massing Floor Plate Studies
1
Single Occupant
N
Gross Floor Area: 17,800sf Net Floor Area: 14,000sf Core: 3800sf, 21%
56%
78.6%
Vertical
Double Occupant
Multiple Occupant (Street Circulation)
Gross Floor Area: 17,800sf Net Floor Area: 13,040sf Core: 3800sf, 21%
Gross Floor Area: 17,800sf Net Floor Area: 11,310sf Core: 3800sf, 21%
Circulation: 960sf, .054%
Circulation: 2,690sf, .15%
73.3%
64%
The Multiple Occupant Rectangular Configuration offers good space for smal offices and start-ups with it’s small core to envelope distance along the long side, but creates odd spaces at each end.
Multiple Occupant Small Start-Ups (Street Circulation) Gross Floor Area: 17,800sf Net Floor Area: 11,310sf Core: 3800sf, 21% Circulation: 2,690sf, .15%
64%
1
Single Occupant Gross Floor Area: 51,750sf Net Floor Area: 46,460sf Core: 5,290sf, 10%
N 47%
89.7%
Vertical
The broad double core tower configuration offers the highest amount of net floor area, but requires two cores and creates huge floor plates with dark zones at the center of the building. This model also takes up the majority of the site, leaving little public open space.
Single Occupant Gross Floor Area: 51,750sf Net Floor Area: 44, 830sf Core: 5,290sf, 10% Circulation: 1,630sf, .03%
86.6%
Multiple Occupant (Street Circulation) Gross Floor Area: 51,750sf Net Floor Area: 39,260sf Core: 5,290sf, 10% Circulation: 7,200sf, .14%
76%
1
Single Occupant
N
Gross Floor Area: 20,200sf Net Floor Area: 16,500sf Core: 3700sf, 18%
50% 81.6%
Vertical
The square plan, central core configuration offers a core to facade depth that would work well for small offices, start-up cells, and housing. While the depth is not ideal for corporate office use, it could work in this model.
Double Occupant
Multiple Occupant (Street Circulation)
Gross Floor Area: 20,200sf Net Floor Area: 15,750sf Core: 3700sf, 18%
Gross Floor Area: 20,200sf Net Floor Area: 14,310sf Core: 3700sf, 18%
Circulation: 750sf, .04%
Circulation: 2,190sf, .11%
77.9%
70.1%
1
Leasable Unit Types Vertical
Leasable Unit Types according to market research. Types are divided into the single occupant type, double occupant type, or the genereic startup type capable of housing an average of six persons. Studies explore possible layout configurations in relation to zoning demands in relation to distances from the core.
Leasable Unit Types
Module Types
MODULE A Single Person Office 400 Sq Ft
MODULE B Double Person Office 660 Sq Ft
MODULE C 4-8 Person Office 1000 Sq Ft
page Number
Leasable Unit Types
44 Total Units 44 Module A 44 Persons Envelope Area : 6,624 SqFt Slab Area : 12,144 SqFt Support Area : 3000
20 Total Units 12 Module A 8 Module D 60 persons Envelope Area : 6,624 SqFt Slab Area : 12,144 SqFt Support Area : 3000
page Number
28 Total Units 12 Module A 16 Module B 44 persons Envelope Area : 6,624 SqFt Slab Area : 12,144 SqFt Support Area : 3000
32 Total Units 16 Module A 12 Module B 4 Module D 64 persons Envelope Area : 8,352 SqFt Slab Area : 17,024SqFt Support Area : 3000
Leasable Unit Types
32 Total Units 16 Module A 12 Module B 4 Module D 64 persons Envelope Area : 8,352 SqFt Slab Area : 18,464 SqFt Support Area : 5160
48 Total Units 40 Module A 8 Module B 56 persons Envelope Area : 8,928 SqFt Slab Area : 19,904 SqFt Support Area : 5160
page Number
Leasable Unit Types
40 Total Units 40 Module A 40 Persons Envelope Area : 6,192 SqFt Slab Area : 16,616 SqFt Support Area : 3312
26 Total Units 18 Module A 4 Module B 4 Module C 50 Persons Envelope Area : 6,192 SqFt Slab Area : 16,616 SqFt Support Area : 3312
page Number
30 Total Units 18 Module A 12 Module B 42 Persons Envelope Area : 6,192 SqFt Slab Area : 16,616 SqFt Support Area : 3312
20 Total Units 20 Module B 40 Persons Envelope Area : 6,192 SqFt Slab Area : 16,616 SqFt Support Area : 3312
Leasable Unit Types
16 Total Units 12 Module B 4 Module D 48 Persons Envelope Area : 6,192 SqFt Slab Area : 16,616 SqFt Support Area : 3312
12 Total Units 4 Module B 8 Module D 56 Persons Envelope Area : 6,192 SqFt Slab Area : 16,616 SqFt Support Area : 3312
Vertical
Floor Plate Depths Vertical
1
Large Open Plan vs. Small Cell Work Space
These use driven floor plate depths lead us to look closely at the relationship of the work space/ living space to the core and envelope.
20’
Start -Ups
The floor plate diagram to the left illustrates the basic range of program based distances from the core to the envelope.
20’
20’
Vertical
45’
Corporate
45’
45’
The floor plate diagram to the left illustrates the basic range of program based distances from the core to the envelope.
Ideal Programatic Depths
1
20’ 45’
30’
Corporate/ Large Floor Plate Mid Size Residential Small Start up Floor Plate The floor plate diagram to the left illustrates the basic range of program based distances from the core to the envelope.
Exit Stair Minimum
Vertical
X X
The minimum distance between exit stairs is half the distance of the diagonal measurement of the floor plate, as shown in the diagram to the left.
X=
X 2
1
Within a reasonable range of core to facade depths for each use, variablility of the floor plates in both size and depth relationships allow for both shallow and deep floor plate conditions.
20’ 0 30’
20’
45’
30’
45’ 45
Vertical