DRAFT LPC Application 9 April 2019 3 Saint Marks Place New York, - - PowerPoint PPT Presentation
DRAFT LPC Application 9 April 2019 3 Saint Marks Place New York, NY10003 REEC St Marks LP Morris Adjmi Architects www.ma.com DEVELOPMENT SITE DEVELOPMENT SITE 3RD AVENUE LANDMARK SITE ST. MARKS PLACE Project Area Location Morris Adjmi
Morris Adjmi Architects www.ma.com
9 April 2019 3 Saint Marks Place New York, NY10003 REEC St Marks LP
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Project Area Location
DEVELOPMENT SITE LANDMARK SITE DEVELOPMENT SITE
3RD AVENUE
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Existing Zoning Map
ZONING MAP 12C (PARTIAL) ZONING MAP 12C (ENLARGED) DEVELOPMENT SITE LANDMARK DEVELOPMENT SITE LANDMARK
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019 Key Plan Development Site Individual Landmark
Street Views - Development Site
East View on 8th Street
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NE view on 3rd Avenue
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SE view on 3rd Avenue
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North View on Saint Marks Place
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DEVELOPMENT SITE
NW View on Saint Marks Place from Landmark Site
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1 2 3 4
DEVELOPMENT SITE DEVELOPMENT SITE DEVELOPMENT SITE LANDMARK DEVELOPMENT SITE
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3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019 Key Plan Development Site Individual Landmark
Street Views - Landmark Site
1 3 2
West View on Saint Marks Place
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South view on Saint Marks Place
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LANDMARK DEVELOPMENT SITE
South East View from 3rd Avenue
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LANDMARK DEVELOPMENT SITE
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Historic and Tax Photos - Landmark Site
Hamilton Holly House (1831) 4 St. Mark’s Place
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Hamilton-Holly House (1831) 4 St. Mark’s Place
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Key Plan Development Site Individual Landmark
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6 St. Mark’s Place (1831) James Fenimore Cooper (M.E. Phillips, 1913)
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2
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Existing Conditions & Proposed Restoration- Landmark Site
Hamilton Holly House - Existing Front Elevation (Source: SWA Architecture)
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Hamilton Holly House - Proposed Front Elevation (Source: SWA Architecture)
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EXISTING ELEVATION
EXISTING METAL GATE TO BE REMOVED EXISTING DOUBLE METAL DOOR TO BE REPLACED EXISTING FLAG POLE TO REMAIN
BE REMOVED
DOOR AND WINDOW TO BE REPLACED
AND RAILING TO BE REMOVED EX.DISPLAY WINDOW TO BE REMOVED EXISTING ALUM/GLASS WINDOW TO BE
TO BE REMOVED
BASEMENT FLOOR 0'-0" VIF SIDEWALK +5'-10" VIF FIRST FLOOR +20'-3" VIF SECOND FLOOR +33'-9" VIF THIRD FLOOR +45'-7" VIF FOURTH FLOOR +65'-8" VIF ROOF RIDGE EXISTING METAL/GLASS TRANSOM TO BE REPLACED +57'-9" VIF ATTIC FLOOR
REPAIR AS NEEDED EXISTING CONCRETE STUCCO FINISH EXISTING ALUM/GLASS WINDOW TO BE
REPAIRED (TYP.) EXISTING MECHANICAL EQUIPMENT TO BE REMOVED
5'-7 3/4" 14'-5 1/2" 13'-6 1/8" 11'-10 3/4" 18'-3 3/4" EXISTING FIRE ESCAPE & LADDER TO REMAIN REPAIR AS NEEDED PROPOSED WOOD DOOR TO MATCH HISTORIC PROPOSED METAL RAILING AND NEWEL POSTS TO MATCH HISTORIC PROPOSED WOOD/GLASS WINDOW TYP THROUGHOUT PROPOSED WOOD CORNICE TO MATCH HISTORIC PROPOSED WOOD/GLASS STOREFRONT WINDOW AND DOOR PROPOSED SLATE ROOF FINISH - REPAIR JOISTS AS NECESSARY REPAIR EXISTING DORMERS TO MATCH HISTORIC REPAIR & RE-POINT BRICK FACADE AS NEEDED PROPOSED METAL RAILING AT EXIT PASSAGE LANDING PROPOSED METAL RAILING TO MATCH HISTORIC REPAIR EXISTING MASONRY STAIRS REPAIR HISTORIC STONE ENTRANCE GIBBS SURROUND PROPOSED WOOD/GLASS DOOR W/ AWNING TRANSOM PROPOSED WOOD/GLASS STOREFRONT WINDOW PROPOSED WOOD FANLIGHT TO MATCH HISTORIC PROPOSED CONCRETE BASE REPAIR EXISTING MASONRY EXISTING LEADER TO REMAIN - REPAIR AS NEEDED EXISTING FIRE ESCAPE & LADDER TO REMAIN REPAIR AS NEEDED PROPOSED WOOD COLUMNS AND SIDELIGHTS TO MATCH HISTORIC
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Existing Conditions - Front Facade
Basement entry with roll-down gates Gibbs surround, before restoration
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Existing Conditions - Front Facade
Asphalt shingles at front roof and dormers Non-matching pointing and open joints at brick, parlor fl
Condition of brick and marble lintels Roof and cornice Non-historic stoop and roll-down gates
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019 Hamilton Holly House - Existing Rear Elevation (Source: SWA Architecture)
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Hamilton Holly House - Proposed Rear Elevation (Source: SWA Architecture)
2 Existing Conditions & Proposed Restoration- Landmark Site
PROPOSED CAST STONE LINTEL. PROPOSED BRICK CLADDING PROPOSED PARAPET 42" A.F.F. NEW EXTERIOR REAR WALL PROPOSED SLATE ROOF FINISH - REPAIR JOISTS AS NEEDED BASEMENT BASE REPAIR EXISTING DORMERS TO MATCH HISTORIC PROPOSED WOOD/GLASS WINDOWS - DOUBLE HUNG PROPOSED WOOD/GLASS DOOR PROPOSED FIRE ESCAPE PROPOSED WOOD/GLASS WINDOWS - DOUBLE HUNG PROPOSED BULKHEAD STAIR WITH STANDING SEAM CLADDING SYSTEM. BOND PATTERN (TO MATCH FRONT FACADE) BOND PATTERN (TO MATCH FRONT FACADE) PROPOSED WOOD CORNICE PROPOSED WOOD/GLASS WINDOWS - DOUBLE HUNG PROPOSED HOT WATER HEATER CONCENTRIC VENT (TYP) 8'-9" V.I.F. 14'-5" V.I.F. 13'-5" V.I.F. 12'-3" V.I.F. 19'-8" V.I.F. EXISTING WALL TO BE REMOVED EXTERIOR LIGHT TO BE REMOVED
WINDOW TO BE REMOVED
DASHED LINE TO BE REMOVED 9'-2" V.I.F. 14'-5" V.I.F. 13'-6" V.I.F. 11'-10" V.I.F. 19'-11" V.I.F. METAL DOOR TO BE REMOVED
BE REMOVED
WINDOW TO BE REMOVED
DASHED LINE TO BE REPAIRED DASHED LINE DENOTES BEGINNING OF NEW CONSTRUCTION
+55'-9" VIF ATTIC FLOOR
BASEMENT FLOOR +5'-10" VIF FIRST FLOOR +20'-3" VIF SECOND FLOOR +33'-9" VIF THIRD FLOOR +45'-7" VIF FOURTH FLOOR +65'-8" VIF ROOF RIDGE
EXISTING METAL CAP TO BE REMOVED EXISTING GUTTER TO BE REMOVED
EXISTING MECHANICAL EQUIPMENT TO BE REMOVED
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Proposed Restoration Details - Landmark Site
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Existing Conditions - Rear Facade
Rear facade, before work Rear dormer Asphalt shingles at rear roof and dormers Rear facade, during reconstruction
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Context Maps with Building Heights
3RD AVENUE 4TH AVENUE COOPER SQUARE
BLOCK # 464 BLOCK # 463
139ft Proposed
LOT 11
57 ft / 170 ft 6 Stories & 16 Stories 110 ft 7 Stories 46 ft 4 Stories 85 ft 6 Stories 60 ft, 5 Stories 59 ft, 5 Stories 57 ft, 5 Stories 61 ft 5 Stories 69ft / 214 ft 4 Stories & 14 Stories 62 ft, 5 Stories 62 ft, 5 Stories 61 ft, 6 Stories 52 ft, 6 Stories 103 ft, 7 Stories 55 ft, 5 Stories 57 ft, 5 Stories 59 ft, 5 Stories 72 ft, 5 Stories 59 ft, 5 Stories 60 ft, 5 Stories 60 ft, 4 Stories 58 ft, 4 Stories 62ft, 5 Stories 55 ft, 3.5 Stories 60 ft / 170 ft 6 Stories & 16 Stories 77 ft 5 Stories 180 ft 20 Stories 90 ft 6 Stories 63ft Proposed 108ft Proposed 154ft Proposed 10 Stories 285 ft 20 Stories
DEVELOPMENT SITE INDIVIDUAL LANDMARK BLOCK: 464 TAX LOTS: 1, 3, 59
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Proposed Zoning Actions, Zoning summary Special Permit Pursuant to ZR Section 74-79 to:
landmark site to an adjacent lot.
regulations of ZR Section 33-432. North-South Section East-West Section Zoning Diagram
SITE DATA
ADDRESS: BLOCK: 464 LOTS: 1, 3, 59 LOT DIMENSIONS (APPROX.): 70' X 98' IRR. LOT AREA (APPROX.): 6,988 SF (6,921 SF PER CITY DATA) ZONING MAP: 12c ZONING DISTRICTS: C6-1 SPECIAL DISTRICT: NONE OTHER ZONING DESIGNATIONS: NONE LANDMARK/ HISTORIC DISTRICT NO COMMUNITY DISTRICT: 6 (MN) STREET FRONTAGE: 3RD AVE (WIDE); ST. MARKS PL. (NARROW) FLOOD HAZARD: NO COASTAL ZONE: NO 'E' DESIGNATION: NONE
ZONING SUMMARY - OFFICE W/ GROUND FLOOR RETAIL
USE REGULATIONS RESIDENTIAL: 1-2 ZR 32-10 COMMUNITY FACILITY: 3-4 ZR 32-10 COMMERCIAL: 5-12 ZR 32-10 FLOOR AREA & LOT COVERAGE REGULATIONS LOT AREA: 6,988 SF
6.00 ZR 33-122
41,928 SF
WITH ZR 74-79 TRANSFER: 7.20
TRANSFER: 50,314 SF
N/A LANDMARK SITE LOT AREA: 3,120 SF
6.00
18,720 SF EXISTING FA TO REMAIN: 10,074 SF AVAILABLE FA BY TDR: 8,646 SF MAX PERMITTED PER 74-79: 8,386 SF (20% MAX. ZFA OF ZONING LOT) HEIGHT, SETBACK, & YARD REGULATIONS
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MAX BASE HEIGHT: LESSER OF 85FT OR 6 STORIES ZR 33-40
15' 2, 20' 3 " SKY EXPOSURE PLANE @ 85 FT: 1:5.6 2, 1:2.7 3 "
NONE 4 ZR 33-301 PARKING & LOADING REGULATIONS
ZR 13-10
ZR 13-12
ZR 36-60
1 ALTERNATE FRONT SETBACK, TOWER, AND PLAZA ANALYSIS NOT SHOWN 2 FRONTING WIDE STREETS 3 FRONTING NARROW STREETS 4 WITHIN 100 FEET OF CORNERS 5 OFFICE REQUIRES 1 LOADING BERTH AFTER 100,000 SF 6 RETAIL REQUIRES 1 LOADING BERTH AFTER 25,000 SF
NONE NONE 5, 6 3 ST. MARKS PLACE 1 PER 4,000 SF or 10 SPACES
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3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Massing Diagrams - Looking South towards Development Site
Key Plan Development Site Individual Landmark
PROPOSED MASSING - ADDITIONAL FAR, BULK WAIVERS REQUIRED ADDITIONAL FAR, NO BULK WAIVERS REQUIRED
LANDMARK
AS OF RIGHT/NO ACTION MASSING AS OF RIGHT/NO ACTION MASSING
LANDMARK LANDMARK
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Massing Diagrams - Looking east towards Development Site
AA Section AA Section Key Plan Development Site Individual Landmark
PROPOSED MASSING - ADDITIONAL FAR, BULK WAIVERS REQUIRED ADDITIONAL FAR, NO BULK WAIVERS REQUIRED
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3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Massing Diagrams - Looking Northwest towards Development Site
Key Plan Development Site Individual Landmark
PROPOSED MASSING - ADDITIONAL FAR, BULK WAIVERS REQUIRED ADDITIONAL FAR, NO BULK WAIVERS REQUIRED
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Massing Diagrams - Looking North from Cooper Square
Key Plan Development Site Individual Landmark
PROPOSED MASSING - ADDITIONAL FAR, BULK WAIVERS REQUIRED ADDITIONAL FAR, NO BULK WAIVERS REQUIRED
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Massing Diagrams - Looking South towards Development Site
Key Plan Development Site Individual Landmark
PROPOSED MASSING - ADDITIONAL FAR, BULK WAIVERS REQUIRED ADDITIONAL FAR, NO BULK WAIVERS REQUIRED
3 Saint Marks Place REEC St Marks LP NYC LPC Meeting / 9 April 2019 Morris Adjmi Architects www.ma.com
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0’ 2’ 6’ 12’ 24’
1/16” = 1’-0”
Proposed - Elevations
108’ 63’ 139’ 165’
Key Plan Development Site Individual Landmark
1 2
3rd Avenue Elevation
1
Saint Marks Place Elevation
2
175’ 154’ 108’ 63’ 139’ 165’ 175’ 154’
8'-0" 9'-6" 15'-0" 15'-9" 14'-9" 15'-9" 14'-9" 14'-9" 15'-9" 14'-9" 14'-9" 17'-2" ROOF HT: 153'-8" 10TH FLOOR HT: 138'-8" 9TH FLOOR HT: 122'-11" 8TH FLOOR HT: 108'-2" 7TH FLOOR HT: 92'-5" 6TH FLOOR HT: 77'-8" 5TH FLOOR HT: 62'-11" 4TH FLOOR HT: 47'-2" 2ND FLOOR HT: 17'-8" 1ST FLOOR HT: 0'-8" 3RD FLOOR HT: 32'-5" STAIR BULKHEAD HT: 163'-2" EMR BULKHEAD HT: 171'-2" Non-operable window with insulated glazing Brick veneer in fl emish bond pattern Brick bullnose special shape for frame around windows Metal mesh guardrail Mechanical Screen painted to match bulkhead Brick Veneer Continuous metal marquee Storefront window system with integrated louver band
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019 Key Plan Development Site Individual Landmark SE View from 3rd Avenue
Proposed - View Renderings
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019 Key Plan Development Site Individual Landmark West View on Saint Marks Place
Proposed - View Renderings
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Proposed - View Renderings
Key Plan Development Site Individual Landmark
1
NE View from 3rd Avenue
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019 Key Plan Development Site Individual Landmark
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Proposed - View Renderings
NW View from Astor Place
3 Saint Marks Place REEC St Marks LP Morris Adjmi Architects www.ma.com
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LPC Application / 9 April 2019
Facade Vignette and Materials
Brick veneer sample board mockup Brick Veneer bullnose special shape
Morris Adjmi Architects 9 April 2019
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3 Saint Marks Place REEC St Marks LP NYC LPC Meeting / 9 April 2019 Morris Adjmi Architects www.ma.com
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0’ 2’ 6’ 12’ 24’
1/16” = 1’-0”
PE-1 PE-2
UP DN DN UP3RD AVENUE
75'-4" P.L. 74'-0" P.L. 24'-0" P.L. 70'-0" P.L. 98'-0" P.L. 46'-7" 18'-8" 8'-9" 4" 44'-2" 23'-6" 2'-0" 4" 8" 74'-8" 4881 SF
RETAIL SHELL OFFICE LOBBY STAIR B STAIR B
2'-10" 97'-8" 4" 23'-4" 4"
Proposed - Floor Plans
SAINT MARKS PLACE 3RD AVENUE
1st Floor 2nd-4th Floor
PE-1 PE-2
UP DN UP DN74'-0" 24'-0" 47'-8" 26'-10"
WOMEN
9" 28'-6" 18'-1" 18'-8" 9'-1" 12'-9" 10'-7" 4" 8'-2" 61'-6"
OFFICE (B OCCUPANCY) ELEV. STAIR A
4"
1 HR RATED WINDOWMEN
2'-10"
STAIR B
98'-0" 70'-0" 75'-4" 8'-2" 89'-6" 4" 6,867 GSF 4,881 GSF
3 Saint Marks Place REEC St Marks LP NYC LPC Meeting / 9 April 2019 Morris Adjmi Architects www.ma.com
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0’ 2’ 6’ 12’ 24’
1/16” = 1’-0”
PE-1 PE-2
UP DN UP DNSTAIR B ELEV. STAIR A TERRACE
74'-0" 24'-0" 75'-4" 4"
1 HR RATED WINDOW 1 HR RATED WINDOW 1 HR RATED WINDOW 1 HR RATED WINDOW 1 HR RATED WINDOWWOMEN MEN
28'-0" 18'-6" 18'-10" 8'-9" 23'-8" 4" 4'-0"4'-0" 39'-8" 27'-0" 8"
OFFICE (B OCCUPANCY)
2'-10" 16'-4" 11'-8" 69'-8" 4" 69'-8" 4" 98'-0" 70'-0" PE-1 PE-2
UP DN UP DNWOMEN
STAIR B TERRACE
4'-0" 44'-0" 26'-8" 8" 4" 12'-3" 18'-1" 18'-8" 9'-1" 12'-9" 10'-7" 4"
MEN
9'-6" 60'-2"
ELEV. STAIR A
2'-10"
OFFICE (B OCCUPANCY)
15'-0" 74'-0" 24'-0" 98'-0" 70'-0" 75'-4" 15'-0" 82'-8" 4"
Proposed - Floor Plans 5th - 7th Floor 8th -9th Floor
(PASSIVE RECREATION) (PASSIVE RECREATION)
5,245 GSF 3,943 GSF
3 Saint Marks Place REEC St Marks LP NYC LPC Meeting / 9 April 2019 Morris Adjmi Architects www.ma.com
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0’ 2’ 6’ 12’ 24’
1/16” = 1’-0”
PE-1 PE-2
DN UP DN29'-4" 1'-11" 66'-5" 4" 74'-0" 24'-0" 75'-4" 20'-5" 14'-8" 34'-7" 4" 15'-0" 13'-0" 3'-3" 15'-4" 18'-8" 8'-9" 4" 23'-4" 4"
ROOF TERRACE ROOF AMENITY STAIR A ELEV. BOILER ROOM STAIR B
8" 15'-10" 21'-8" 29'-2" 4'-0" 4'-0" 98'-0" 70'-0"
Proposed - Floor Plans 10th Floor
(PASSIVE RECREATION)
2,627 GSF