p2016m012-potential-soft-sites-under-current-proposed-zoning

ERFA Inc.Michael Kwartler & Associates

Environmental Simulation CenterJanuary 6, 2015

Potential Soft Site AnalysisAxonometrics

Existing Conditions (looking NW)Current Zoning Soft Site AOR @ 12 FARProposed Zoning Soft Site @ 13 FAR

Existing Conditions (looking NE)Current Zoning Soft Site AOR @ 12 FARProposed Zoning Soft Site @ 13 FAR

Existing Conditions (looking SW)Current Zoning Soft Site AOR @ 12 FARProposed Zoning Soft Site @ 13 FAR

Existing Conditions (looking SE)Current Zoning Soft Site AOR @ 12 FARProposed Zoning Soft Site @ 13 FAR

Proposed Soft Site Analysis Chart



Existing Conditions

Axonometric View – Looking Northwest



Current Zoning Potential Soft Site As-of-Right Development at 12 FAR


Site 123s/287’

R10 - Toweron a Base

Site 563s/902’

R10 TowerNo Height

LimitSite 3

27s/385’R10 TowerNo Height

Limit

Site 440s/550’

R10 - Toweron a Base

Site 2 35s/461’R10 ToB

Implicit Height Limit

Development Site?s/1,000’

Proposed Bauhouse Tower

ZLM for Proposed Bauhouse Tower

Potential 12 FAR Development

ZLM’s for Potential 12 FAR Development

Floor to Floor HeightsTower on a Base

Floors ≤ 150FT / 11FTFloors > 150FT / 14FT

Towers14FT



Site 123s/257’

Modified R10Tower

Site 523s/257’

Modified R10 Tower

Site 323s/257’

Modified R10Tower

Site 440s/550’

Modified R10 - Tower

on a Base

Site 2 23s/257’

Modified R10Tower

Development Site A23s/257’

Modified R10Tower

Development Site B23s/257’

Modified R10Tower

Maximum Development @ 13 FAR / Max Height 260’

ZLM – Additional capacity up to 260’ Proposed Height Limit




Towers11FT

Proposed Zoning Potential Soft Site Development at 13 FAR


Development Site C23s/257’

Modified R10Tower



Existing Conditions

Axonometric View – Looking Northeast







Development Site

?s/1,000’

Site 123s/287’

R10 - Tower on a Base

Site 563s/902’

R10 TowerNo Height

Limit

Site 327s/385’

R10 TowerNo Height

Limit

Site 440s/550’


Site 2 35s/461’






Towers14FT



Site 123s/257’

Modified R10Tower

Site 523s/257’

Modified R10 Tower

Site 323s/257’

Modified R10Tower

Site 440s/550’


on a Base

Site 2 23s/257’

Modified R10Tower


Modified R10Tower


Modified R10Tower

Development Site C23s/257’

Modified R10Tower



Towers11FT








Existing Conditions

Axonometric View – Looking Southwest








Site 123s/287’

R10 – Toweron a Base

Site 563s/902’

R10 TowerNo Height

Limit

Site 327s/385’

R10 TowerNo Height

Limit

Site 440s/550’


Site 2 35s/461’






Towers14FT



Site 123s/257’

Modified R10Tower

Site 523s/257’

Modified R10 Tower

Site 323s/257’

Modified R10Tower

Site 440s/550’


on a Base

Site 2 23s/257’

Modified R10Tower


Modified R10Tower


Modified R10Tower



Towers11FT






Development Site C

23s/257’Modified R10

Tower



Existing Conditions

Axonometric View – Looking Southeast








Site 123s/287’


Site 563s/902’

R10 TowerNo Height

Limit

Site 327s/385’

R10 TowerNo Height

Limit

Site 440s/550’

R10 – Toweron a Base

Site 2 35s/461’






Towers14FT



Site 123s/257’

Modified R10Tower

Site 523s/257’

Modified R10 Tower

Site 440s/550’


on a Base

Site 2 23s/257’

Modified R10Tower


Modified R10Tower


Modified R10Tower



Towers11FT






Development Site C

23s/257’Modified R10

Tower



ERFA Inc. - Potential Soft Site Analysis - Yields for Existing R10 Zoning @ 12 FAR and Proposed R10 Zoning @ 13 FAR

Michael Kwartler & Associates

Existing R10 Zoning @ 12 FAR Proposed R10 Zoning @13 FAR

Potential Sites Height Gross Floor Area Height Gross Floor Area

Site 1 (tower) 23s / 287' 86,226.50 23s/257’ 97,786.56

Site 2 (tower) 35s/461' 354,466.00 23s/257' 406,801.55

Site 3 (tower) 27s/385’ 86,369.25 23s/257' 94,268.25

Site 4 (tower on a base)** 40s/550’ 297,008.00 40s/550’ 297,008.00

Site 5 (tower) 63s/902’ 342,569.20 23s/257’ 348,672.80

Development Site(s)

Proposed Bauhaus Tower* 1000' 324,099.77

Dev. Site A (tower)** 23s/257’ 117,969.53

Dev. Site B (tower)** 23s/257’ 119,718.43

Dev. Site C (tower)** 23s/257' 48,629.12

TOTAL SF 1,490,738.72 1,530,854.24

* Approximate floor area calculated from 3D model of new building

**ZLM's - Existing buildings not included - Outside proposed rezoning area (max FAR = 12)

Tower (Existing Zoning) - Fl. To Fl. 11' on base / 14' above

Tower (Proposed Zoning with 260' Height Limit)- Fl. To Fl. 11'

Tower on a Base - Fl. To Fl. 11' on base / 14' above 150'

p2016m012-potential-soft-sites-under-current-proposed-zoning

Documents