Feasibility study of co-living project for Tribeca Associate

TRIBECA ASSOCIATES FEASIBILITY STUDY - 320 W 31 STREET

TABLE OF CONTENTS 1.

Zoning & Code considerations - Z&C constraints - Bulk vs FAR constraints - Density constraints + Unit distribution studies

- Core & corridor constraints - Residential unit considerations

2. Micro Unit Studies 3. Layout Studies 4. Massing Studies Appendix I: Carmel Place - Micro units

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1. ZONING & CODE CONSIDERATIONS

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ZONING & CODE CONSTRAINTS C6-3X

*Information and diagrams in this section are extracted from the Zoning Handbook, New York City Department of City Planning.

R9X

C6 districts permit a wide range of high-bulk commercial uses requiring a central l­ocation. Most C6 districts are in Manhattan, Downtown Brooklyn and Downtown Jamaica; a C6-3D district is mapped in the Civic Center area of the Bronx. Corporate headquarters, large hotels, department stores and entertainment facilities in high-rise mixed buildings are permitted in C6 districts.

R9X contextual districts (and C1-8X, C2-7X and C6-3X districts with an R9X residential district equivalent), mapped only in Manhattan, are governed by Quality Housing regulations. With a floor area ratio (FAR) and height limit substantially higher than other R9 districts, R9X regulations produce the taller, bulkier 16- to 18-story apartment buildings characteristic of Chelsea and Murray Hill in Manhattan.

C6-1, C6-2 and most C6-3 districts, typically mapped in areas outside central business cores, such as the Lower East Side and Chelsea, have a commercial floor area ratio (FAR) of 6.0; the C6-3D district has an FAR of 9.0. C6-4 through C6-9 districts, typically mapped within the city’s major business districts, have a maximum FAR of 10.0 or 15.0, exclusive of any applicable bonus. Floor area may be increased by a bonus for a public plaza or Inclusionary Housing.

The FAR in R9X districts is 9.0. On a wide street, the base height of a new building must be 105 to 120 feet with a 10 foot setback before rising to a maximum height of 170 feet. On a wide street, the street wall must extend along the entire width of the zoning lot and at least 70% of the street wall must be within eight feet of the street line. On a narrow street, the base height must be 60 to 120 feet with a 15‑foot setback before rising to a maximum height of 160 feet.

C6-2A, C6-3A, C6-3X and C6-4A are contextual districts with maximum building heights. C6-3D and C6-4X districts allow towers above a building base; special rules determine the tower’s height and articulation. All other C6 districts allow towers to penetrate a sky exposure plane and do not require a contextual base.

Off-street parking is not required for any development in the Manhattan Core. Elsewhere, parking is required for 40% of the dwelling units

C6 districts are widely mapped within special districts. C6-4.5, C6-5.5, C6-6.5 and C6-7T districts are mapped only within the Special Midtown District and have unique floor area ratios and bonus rules. C6-1G, C6-2G, C6-2M and C6-4M districts are mapped in Chinatown and Chelsea and in the Special Garment Center District, and have rules for the conversion of non-residential space to residential use.

C6 districts are well served by mass transit, and off-street parking is generally not required, except within the C6-3D district.

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ZONING & CODE CONSTRAINTS 320 W 31st Street

C6-3X / R9X

25,922 sf

FAR: 9.0

ZSF 233,298 sf

Address

320 West 31st Street, Interior lot

Lot Area

25,922 SF (Lot Dimension: 262.5’ x 98.75’)

Zoning

C6-3X (R9X Equivalent - Quality Housing)

Special Zoning District Overlay N/A

Landmarks Preservation District N/A

NYC designated Landmarks N/A

Max. FAR

6 (Only Commercial Uses)

9 (Community Facility or Both Community

Facility and Commercial Uses)

9 (Residential Uses - Quality Housing) C6-3X

Max. Permitted Floor Area

25,922 SF x 9 = 233,298 SF (Residential,

Community Facility, or Community Facility +

Commercial Uses)

25,922 SF x 6 = 155,532 SF (Commercial Uses)

Lot Coverage

100% (Ground floor - Commercial)

70% (Interior lot - Residential)

Base Height

60’-120’ (min/max)

Building Height

160’ (max)

Front Setback

15’ (narrow street)

Rear Setback

Not required (ZQA)

Rear yard

30’ min. (not higher than 23’ above curb level),

Residential Parking

Not required

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BULK VS FAR CONSTRAINTS 320 W 31st Street

C6-3X / R9X

25,922 sf

FAR: 9.3

ZSF 241,550 sf

MAXIMUMIZATION OF BULK FAR: 9.3 MAXIMUM FAR ALLOWED FAR: 9.0 10’-0” (Typ.)

HYPOTHETICAL FAR (MAXIMIZATION OF BULK) Ground floor

15’-0” Setback (from street wall @ narrow street)

10’-0” (Typ.)

20’-0” GF (23’-0” max.)

160’-0” max.

25,870 SF (Lot Dimension: 262.5’ x 98.75’)

Cellar 25,870 SF 2nd-11th FL

18,030 SF (x10)

12th-15th FL

14,095 SF (x4) - Not including dormers*

TOTAL GSF

262,550 SF

TOTAL ZSF

241,550 SF**

FAR 9.3 / 9.5 (with dormers) EXCESS

7,550 SF /12,685 SF with dormers***

*Allowed dormers= 5,135 SF (not illustrated on diagram, not necessary to meet max. FAR) **Assuming 8% QH/mechanical/facade improvement deduction ***To be subtracted from max. bulk to meet FAR: 9.0

60’-0”/120’-0” (min./max.)

Maximized bulk (not including dormers) 7,550 SF to be subtracted from bulk to meet FAR: 9.0

MAX BULK

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DENSITY CONSTRAINTS + UNIT DISTRIBUTION STUDIES Max. Permitted Floor Area (FAR: 9.0)

Min. Req’d Recreation Space (Quality Housing)

2 BR

Commercial - Class B units

233,298 SF

2.8% (of Residential floor area)

1 BR

Commercial

Residential component

5,892 SF (excluded from FAR)

Studio / 0 BR

233,298 SF - 20,558 SF (Retail - deductions)

Max. allowable units

212,740 SF (Residential floor area)

212,740 SF / 680 (density factor) 312 units

Hypothetical max. density distribution

Distribution Distribution 3 3 Density 1 Micro Units -Density 540Distribution /Density 100% Micro/Studio Micro/Studio - Micro/Studio 540 - 115 - 115 1BR - 0 1BR - 130 1BR - 1BR 0 - 130 2+BR - 0 2BR - 67 2BR - 02BR - 67 Total - 540 > 312 Total - 312 Total - 312 Total - 540

Density distribution 1: “Mini buildings per type”

Pros - Struct. & mech. stacking Density Density Distribution Distribution 4 units 4 ditributed Density Distribution 2 - Micro Micro/Studio Micro/Studio - Micro/Studio 120 - 142 - 142 Micro Units -1BR 142- /16 46% the building 1BR - 94 1BR - throughout 94 1BR - 94 / 30% -Occupant load variation 2BR - 76 2BR - 76 2+BR- 29 2+BR - 76 / 24% minimized Total - 312 Total - 312 Total Class A - 165 Total Class - 312B Micro/Studio - 252 Total - 417 Cons - Potential limitations for massing design

Density distribution 2: Pros Floorplan divided into - Struct. & mech. stacking Density Density Distribution Distribution 5 5 Density Distribution 3 regions per type - Micro units ditributed Micro/Studio Micro/Studio - Micro/Studio 115 - 140 - 140 throughout the building 1BR - 76 1BR - 76 1BR - 130 Micro Units 134 / 43% -Occupant load variation 2BR - 96 2BR - 96 2BR - 67 1BR / 27% minimized Total - 312 Total - 312 Total- -84 312 2+BR - 94 / 30% Total - 312 Cons - Potential limitations for massing design

Density De Density Distr

Micro Micro/Studio 1BR - 91 2BR - 72 T Total - 31

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DENSITY CONSTRAINTS + UNIT DISTRIBUTION STUDIES 2 BR

Commercial - Class B units

1 BR

Commercial

Studio / 0 BR

Density distribution 3: Pros Micro units on lower - Bigger units above Distribution 3 Density Distribution 1 reduces Density Distribution 4 floors Density smaller units MEP Micro/Studio - Micro/Studio 115 - 540 - 142 Micro/Studio coordination 1BR - 130 1BR - 0 1BR - 94 Micro Units - 115 / 37% 2BR - 672BR - 0 2BR - 76 1BR - 130 / 42% Cons Total - 312 Total - 540 Total - 312 2+BR - 67 / 21% - 1 to 2 BR layouts still Total - 312 require coord. w/ micro units below - Uneven distribution of occupant load

Density distribution 4: Pros Density distribution 5: Pros Max. number of micro - Max. no. units combining class A Micro units above - Highest no. of units at upper Density Distribution 4 and 2 Density Distribution 5 Density Distr Density Distribution 3 floors Density Density Density Distribution 5 Density Distribution 6 units using class BDistribution B setback Micro/Studio - Micro/Studio 142 - 120 - 140 Micro/Studio - Micro/Studio 140 - 115 - 124 Micro/Studio Micro/Studio Micro Micro/Studio - Best location for highly valued 1 to - Micro units at shallower 1BR - 94 1BR - 76 1BR - 131 1BR - 130 1BR - 16 1BR - 76 1BR - 130 Micro Units -2BR 120- 76 /2+BR29% 29 Micro building depth optimize layout 2BR Units - 96 2BR - 52 2BR -- 146 67 2BR - 2BR 96 2BR/- 47% 56 1BR - 16 / 4% 1BR Total - 312 Total- -110 312 Total - 31 Total/ -35% 312 T Total Class Total A - 165 - 312 Total - 312 2+BR - 29 /Class 7% B Micro/Studio -Cons 2+BR - 56 / 18% Cons 252 Total/ -60% 417 - 1 to 2 BR layouts to coord. w/ micro Micro (class B) - 252 Total - 312 - Micro unit mech. systems to units below be branched down Comm. FAR: 5.0 = 252 - Hypothetical max. of class B units Res. FAR: 4.0 = 165 req. residential above commercial Total = 417 units - Uneven distribution of occupant load 8

CORE & CORRIDOR CONSTRAINTS

CL

32’

17’

32’

32’

CL

32’

17’

32’

32’

24’

24’

CL

24’

40’

24’

24’

24’

40’

CL

STUDY A Corridor centered on base volume

CL

CL

24’

24’

24’

40’

CL

24’

24’

32’

24’

32’

CL

STUDY B Corridor centered on setback volume

24’

32’

32’

CL

STUDY C Corridor always centered on base or setback volume

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RESIDENTIAL UNIT CONSIDERATIONS DWELLINGS CLASS A

DWELLING CLASS B

Residential Use / Apartments

Commercial Use / Hotel

A “class A” multiple dwelling is a multiple dwelling that is occupied for permanent residence purposes. This class shall include tenements, flat houses, maisonette apartments, apartment houses, apartment hotels, bachelor apartments, studio apartments, duplex apartments, kitchenette apartments, garden-type maisonette dwelling projects, and all other multiple dwellings except class B multiple dwellings. A class A multiple dwelling shall only be used for permanent residence purposes. For the purposes of this definition, “permanent residence purposes” shall consist of occupancy of a dwelling unit by the same natural person or family for thirty consecutive days or more.

A “class B” multiple dwelling is a multiple dwelling which is occupied, as a rule transiently, as the more or less temporary abode of individuals or families who are lodged with or without meals. This class shall include hotels, lodging houses, rooming houses, boarding houses, boarding schools, furnished room houses, lodgings, club houses, college and school dormitories and dwellings designed as private dwellings but occupied by one or two families with five or more transient boarders, roomers or lodgers in one household.

- Max. 3 unrelated adults living together (3 BR max.)

- No max. nº of bedrooms/unit

- 100% units need to be ADA accessible

- Small percentage of ADA accessible units req’d (201-300 units = 10 ADA units; 301-400 units = 12 ADA units)

- 1 ADA Kitchen/Unit (Code) - 1 ADA WC/Unit (Code) - Amenities in the residential component cannot be shared with the commercial component if looking to obtain FAR bonuses via Quality Housing.

- Bike parking + Laundry room are required amenities in every residential building (Code)

- No requirement for kitchens - No requirement for WCs in every unit. (Minimum 2 WC for the 1st 20 bedrooms + 1 additional WC for every 15 additional bedrooms)

- Amenities dedicated to the residential component can be shared with the commercial component (Coworking) *Bullet points included above are very broad and simplified for reference only. Further analysis will be required. *https://www1.nyc.gov/assets/buildings/pdf/MultipleDwellingLaw.pdf

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2. MICRO UNIT STUDIES

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MICRO UNIT STUDIES - TYPE 1 CLASS A

CLASS B

BA ADA

BA NOT ADA

K ADA

8’ MIN

NO MIN

K NOT REQ’D

BR/L

BR/L

150 SF MIN NO MIN SF

TYPE 1A:

280-365 sf gross 250-330 sf net

TYPE 1B: 260-365 sf gross*

235-330 sf net* *with kitchen

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MICRO UNIT STUDIES - TYPE 2 CLASS A

CLASS B

BA BA

K

ADA

K

NOT ADA

NOT REQ’D

ADA

BR/L BR/L NO MIN 8’ MIN

150 SF MIN

TYPE 2A:

300-330 sf gross 265-295 sf net

NO MIN SF

TYPE 2B: 280-330 sf gross* 250-295 sf net* *with kitchen

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MICRO UNIT STUDIES - TYPE 3 CLASS A

CLASS B

K ADA K NOT REQ’D

BR/L

BR/L

BA

BA NOT ADA

ADA NO MIN

8’ MIN 150 SF MIN

TYPE 3A:

300-380 sf gross 260-330 sf net

NO MIN SF

TYPE 3B: 270-380 sf gross*

220-330 sf net* *with kitchen

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3. LAYOUT STUDIES

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STUDY 1

All micro units: Type 1 units + 1 BR (Class A) Typical floor area: 18,011 gsf* Estimated FAR: 9.3** > 9.0 Residential - Use group R2

Typical floor Base

Travel distance: 114’ < 200’

Common path of travel: 114’ < 125’ (R2)

Dead end: 79’ < 80’ (R2)

Separation bet. exits: 100’ > 15’ (R2)

Units/FL

3BR/FL

42 0

2BR/FL

1BR/FL

0

4

Studio/FL Leasable/FL

38 89%

W 31st Street Typ. Type 1A micro Gross: 365sf Net: 320sf Corridor on center w/ base volume

*Plans show a 3” recess at East and West sides of property line per seismic requirements, 12” facade assembly, and 6” wall thickness between units. **Before subtractions for massing design, and not incorporating potential dormers.

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STUDY 2A

Type 1 with Type 2 units (Class A) Typical floor area: 18,011 gsf* Estimated FAR: 9.3** > 9.0 Residential - Use group R2

Typical floor Base

Travel distance: 95’ < 200’

Common path of travel: 95’ < 125’ (R2)

Dead end: 52’ < 80’ (R2)

Separation bet. exits: 143’ > 15’ (R2)

Units/FL

3BR/FL

35 0

2BR/FL

1BR/FL

0

4

Studio/FL Leasable/FL

31 88%

W 31st Street Typ. Type 1A micro Gross: 465sf Net: 420sf

Corridor on center w/ upper volume (can be shifted north)

Typ. Type 2A micro Gross: 385sf Net: 330sf

*Plans show a 3” recess at East and West sides of property line per seismic requirements, 12” facade assembly, and 6” wall thickness between units. **Before subtractions for massing design, and not incorporating potential dormers.

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STUDY 2B

Type 2 units + 1 BR (Class A) Above Setback Typical floor area: 14,082 gsf* Estimated FAR: 9.3** > 9.0

Typical floor Setback

Residential - Use group R2 Travel distance: 76’ < 200’

Common path of travel: 76’ < 125’ (R2)

Dead end: 49’ < 80’ (R2)

Separation bet. exits: 144’ > 15’ (R2)

Units/FL

3BR/FL

31 0

2BR/FL

1BR/FL

0

4

Studio/FL Leasable/FL

27 85%

W 31st Street

Corridor on center w/ upper volume

Typ. Type 2A micro Gross: 385sf Net: 330sf

*Plans show a 3” recess at East and West sides of property line per seismic requirements, 12” facade assembly, and 6” wall thickness between units. **Before subtractions for massing design, and not incorporating potential dormers.

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STUDY 3

Type 1 units (Class B) Typical floor area: 18,029 gsf* Estimated FAR: 9.3** < 9.0 Commercial - Use group R1

Typical floor Base

Travel distance: 71’ < 200’

Common path of travel: 71’ < 75’ (R1)

Dead end: 38’ < 40’ (R1)

Separation bet. exits: 161’ > 90’-1/3 diagonal (R1)

Units/FL

3BR/FL

40 0

2BR/FL

1BR/FL

0

6

Studio/FL Leasable/FL

34 90%

W 31st Street Typ. Type 1B micro Gross: 365sf Net: 315sf Corridor on center w/ base volume

Elevator core shown optimized for commercial use, not Quality Housing

*Plans show a 3” recess at East and West sides of property line per seismic requirements, 12” facade assembly, and 6” wall thickness between units. **Before subtractions for massing design, and not incorporating potential dormers.

20’ rear yard (commercial)

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STUDY 4

Unit mix (Stacked, Class A) Typical floor area: 18,011 gsf* Estimated FAR: 9.3** > 9.0 Residential - Use group R2

Typical floor Base

Travel distance: 113’ < 200’

Common path of travel: 113’ < 125’ (R2)

Dead end: 70’ < 80’ (R2)

Separation bet. exits: 102’ > 15’ (R2)

Units/FL

3BR/FL

27 0

2BR/FL

1BR/FL

8

10

Studio/FL Leasable/FL

9 88%

W 31st Street Typ. Type 1A micro Gross: 465sf Net: 420sf

Corridor on center w/ upper volume

Typ. non micro-units shown approximately to achieve max. no. of units per density factor.

*Plans show a 3” recess at East and West sides of property line per seismic requirements, 12” facade assembly, and 6” wall thickness between units. **Before subtractions for massing design, and not incorporating potential dormers.

Typ. Type 2A micro Gross: 385sf Net: 330sf

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STUDY 5

Unit mix (Stacked, Class A) Typical floor area: 18,011 gsf* Estimated FAR: 9.3** > 9.0 Residential - Use group R2

Typical floor Base

Travel distance: 81’ < 200’

Common path of travel: 81’ < 125’ (R2)

Dead end: 29’ < 80’ (R2)

Separation bet. exits: 136’ > 15’ (R2)

Units/FL

3BR/FL

24 2

2BR/FL

1BR/FL

9

0

Studio/FL Leasable/FL

13 89%

W 31st Street Typ. non micro-units shown approximately to achieve max. no. of units per density factor.

Corridor on center w/ upper volume

Typ. Type 2A micro Gross: 335sf Net: 285sf

*Plans show a 3” recess at East and West sides of property line per seismic requirements, 12” facade assembly, and 6” wall thickness between units. **Before subtractions for massing design, and not incorporating potential dormers.

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4. MASSING STUDIES

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MASSING STUDIES

STUDY 1 Maximization of bulk (without dormers)

STUDY 4

STUDY 2

STUDY 3

STUDY 5

STUDY 6

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STUDY 1

Axonometric view

Maximization of bulk (without dormers)

View from 8th Avenue looking West 24

STUDY 2

Axonometric view

Terraced Volume (7.5â&#x20AC;&#x2122; setbacks)

View from 8th Avenue looking West 25

STUDY 3

Axonometric view

Mini-Towers (using dormer, recess and bulkhead)

View from 8th Avenue looking West 26

STUDY 4

Axonometric view

Stepping Setbacks/Serrated Edge

View from 8th Avenue looking West 27

STUDY 5

Axonometric view

3 “Buildings” (using dormers)

View from 8th Avenue looking West 28

STUDY 6

Axonometric view

Stepping Terraces

View from 8th Avenue looking West 29

APPENDIX I: CARMEL PLACE - MICRO UNITS by nARCHITECTS, 2016

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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CARMEL PLACE - MICRO UNITS

*Courtesy nARCHITECTS, image courtesy Pablo Enriquez

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