p2016m012-potential-soft-sites-under-current-proposed-zoning
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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
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Existing Conditions
Axonometric View – Looking Northwest
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Current Zoning Potential Soft Site As-of-Right Development at 12 FAR
Axonometric View – Looking Northwest
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
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
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
ZLM’s for Potential 13 FAR Development
Floor to Floor HeightsTower on a Base
Floors ≤ 150FT / 11FTFloors > 150FT / 14FT
Towers11FT
Proposed Zoning Potential Soft Site Development at 13 FAR
Axonometric View – Looking Northwest
Development Site C23s/257’
Modified R10Tower
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Existing Conditions
Axonometric View – Looking Northeast
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Proposed Bauhouse Tower
ZLM for Proposed Bauhouse Tower
Potential 12 FAR Development
ZLM’s for Potential 12 FAR Development
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’
R10 - Tower on a Base
Site 2 35s/461’
R10 - Tower on a Base
Current Zoning Potential Soft Site As-of-Right Development at 12 FAR
Axonometric View – Looking Northeast
Floor to Floor HeightsTower on a Base
Floors ≤ 150FT / 11FTFloors > 150FT / 14FT
Towers14FT
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
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
Development Site C23s/257’
Modified R10Tower
Floor to Floor HeightsTower on a Base
Floors ≤ 150FT / 11FTFloors > 150FT / 14FT
Towers11FT
Maximum Development @ 13 FAR / Max Height 260’
ZLM – Additional capacity up to 260’ Proposed Height Limit
ZLM’s for Potential 13 FAR Development
Proposed Zoning Potential Soft Site Development at 13 FAR
Axonometric View – Looking Northeast
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Existing Conditions
Axonometric View – Looking Southwest
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Proposed Bauhouse Tower
ZLM for Proposed Bauhouse Tower
Potential 12 FAR Development
ZLM’s for Potential 12 FAR Development
Development Site?s/1,000’
Site 123s/287’
R10 – Toweron a Base
Site 563s/902’
R10 TowerNo Height
Limit
Site 327s/385’
R10 TowerNo Height
Limit
Site 440s/550’
R10 - Tower on a Base
Site 2 35s/461’
R10 - Tower on a Base
Current Zoning Potential Soft Site As-of-Right Development at 12 FAR
Axonometric View – Looking Southwest
Floor to Floor HeightsTower on a Base
Floors ≤ 150FT / 11FTFloors > 150FT / 14FT
Towers14FT
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
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
Floor to Floor HeightsTower on a Base
Floors ≤ 150FT / 11FTFloors > 150FT / 14FT
Towers11FT
Maximum Development @ 13 FAR / Max Height 260’
ZLM – Additional capacity up to 260’ Proposed Height Limit
ZLM’s for Potential 13 FAR Development
Proposed Zoning Potential Soft Site Development at 13 FAR
Axonometric View – Looking Southwest
Development Site C
23s/257’Modified R10
Tower
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Existing Conditions
Axonometric View – Looking Southeast
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Proposed Bauhouse Tower
ZLM for Proposed Bauhouse Tower
Potential 12 FAR Development
ZLM’s for Potential 12 FAR Development
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’
R10 – Toweron a Base
Site 2 35s/461’
R10 - Tower on a Base
Current Zoning Potential Soft Site As-of-Right Development at 12 FAR
Axonometric View – Looking Southeast
Floor to Floor HeightsTower on a Base
Floors ≤ 150FT / 11FTFloors > 150FT / 14FT
Towers14FT
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
Site 123s/257’
Modified R10Tower
Site 523s/257’
Modified R10 Tower
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
Floor to Floor HeightsTower on a Base
Floors ≤ 150FT / 11FTFloors > 150FT / 14FT
Towers11FT
Maximum Development @ 13 FAR / Max Height 260’
ZLM – Additional capacity up to 260’ Proposed Height Limit
ZLM’s for Potential 13 FAR Development
Proposed Zoning Potential Soft Site Development at 13 FAR
Axonometric View – Looking Southeast
Development Site C
23s/257’Modified R10
Tower
ERFA Inc.Michael Kwartler & Associates
Environmental Simulation CenterJanuary 6, 2015
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'
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