1

Preliminary Analysis 2 Data source:

DCP shapefiles 2015

LPC shapefiles 2015

BACKGROUND: ZONING

The current hospital buildings were developed between 1897 (the Polhemus Building) and 1997 (the parking garage on Hicks and Atlantic)

The Long Island College Hospital properties qualify under zoning as a Large-Scale Community Facility Development, which enables them to take

advantage of special zoning rules under Article VII, Chapter 9

Once the properties no longer qualify as a large-scale community facility development, development on the site is governed by the underlying zoning

Floor Area Ratio: zoning term for the ratio between the floor area on a lot and the total size of the lot

Zoning uses maximum Floor Area Ratios (FARs) to control the total amount of floor area built in a given area, thereby controlling density

Preliminary Analysis 3

BACKGROUND: AS-OF-RIGHT ZONING Long Island College Hospital and associated parcels are located in

an R6 District in Cobble Hill

Some parcels are in the Historic District

Some are in the Limited Height District (50)

Largest sites are in neither

R6 zoning

Potential residential Floor Area Ratios (FARs) range from 2.2 to 3.0, depending on type of building and location

Potential community facility FAR is 4.8

Maximum as-of-right FAR of a mixed-use building is 1.0 FAR community facility plus allowable residential floor area

R6 zoning allows for either Quality Housing or Height Factor development

Quality Housing: contextual street-wall buildings

Height Factor: tower development

4 Preliminary Analysis

ZONING: QUALITY HOUSING (AS OF RIGHT OPTION)

Quality Housing yields street-wall buildings and lower heights

Along wide streets (Atlantic Ave only, in this case), potential residential FAR

is 3.0 for Quality Housing option

(70 height limit)

Along narrow streets, potential residential FAR is 2.2 for Quality

Housing option

(55 height limit)

5 Preliminary Analysis

ZONING: HEIGHT FACTOR (AS OF RIGHT OPTION) Height Factor development allows up to

2.43 of residential FAR

Height Factor is defined as the ratio between total floor area and building footprint

Developers maximize FAR with buildings that have Height Factors

between 13 and 15 above 15,

allowable FAR diminishes

Differently shaped buildings can have the same Height Factor with

different actual heights

A 13 story building, built straight up from the ground, would have a

height factor of 13 (see diagram)

A 26 story building could also have a height factor of 13, if it were constructed

as a thin tower on a wider base

6 Preliminary Analysis

ZONING: HEIGHT FACTOR (AS OF RIGHT OPTION)

A residential tower could be built on top of a community facility (e.g. medical

space), potentially allowing for greater

height, as height factor calculation is

done from base of residential tower not

base of building

This option would depend upon the type and size of community facility

Bottom Line: R6 zoning allows for a range of

as-of-right development options, from

contextual quality housing buildings to

tower-style Height Factor buildings.

A development plan would likely result from

an analysis of the zoning, residential market,

architectural feasibility, construction costs,

and RFP requirements.

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Example as-of-right option: Fortis proposal

Preliminary Analysis

BACKGROUND: EXISTING BUILDINGS

Long Island College Hospital parcels are almost all built out or overbuilt

Only a few lots have available FAR today The larger lots contain existing hospital buildings that

are constructed above the maximum floor area allowed on the property (overbuilt)

Some of these buildings could be converted/rebuilt as residential buildings

For most of the buildings residential floor area would be limited to the maximum permitted under current zoning

For the buildings that were built before 1961, however, all of the existing floor area could be converted to residential use

It is unclear which of the existing buildings could realistically be converted into residential use, additional analysis needed

8 Preliminary Analysis

9 Data source:

MapPLUTO 2014 Preliminary Analysis

BACKGROUND:

DEED RESTRICTIONS

Required open space related to 1993 parking garage development

In 1993, the Planning Commission approved the de-mapping and

disposition of parkland to allow for the

development of the current parking

garage at Hicks and Atlantic

As a condition of the disposition of property and de-mapping, the

commission required that the owner of

the hospital properties maintain portions

of the hospital land as public open

space, and construct these spaces as

playgrounds and for passive open space

use

10 Preliminary Analysis

REQUIRED OPEN SPACE PLAN Highlighted areas required to be

maintained as

open space as

part of parkland

alienation in

1993

11 Preliminary Analysis

12 Data source:

DCP shapefiles 2015

LPC shapefiles 2015 Preliminary Analysis

LOTS IN RFP: DRAFT POTENTIAL RESIDENTIAL

Preliminary Analysis 13

Block & Lot Core/Non-core Zoning

Historic District

Limited Height District (50 ft)

Zoning Floor Area of existing building (PLUTO)

Lot frontage

Lot depth Lot area

Approximate Max Zoning Sq. Ft, Height Factor (assuming Height Factor = 13, less for smaller lots)

Approximate Max Zoning Sq. Ft., Quality Housing (estimated for lots with frontage on both narrow and wide streets)

284, 1 Core R6 No No 232,308 230 264 49,132 119,391 118,890

290, 13 Core R6 No No 145,500 200 404 80,800 196,344 177,760

295, 21 Non-core R6 Yes Yes 51,600 67 102 6,834 16,607 15,035

282, 50 Non-core R6 No No 175,000 190 89.25 24,666 59,938 64,265

295, 3 Non-core R6 No Yes 7,650 75 102 7,650 15,453 16,830

285, 7501 Non-core R6 Yes Yes 52,058 110.08 180 15,200 30,704 40,640

295, 14 Non-core R6 No No 40,600 150 100 15000 30,300 33,000

295. 13 Non-core R6 No No 3,000 25 100 2,500 6,075 5,500

295, 11 Non-core R6 No Yes 2,840 19.75 75 1,481 2,992 3,258

295, 9 Non-core R6 No Yes 3,151 19.33 75 1,450 2,929 3,190

295, 8 Non-core R6 No Yes 3,430 18.75 75 1,406 2,840 3,093

295, 7 Non-core R6 No Yes 5,431 25 75 1,875 3,788 4,125

295, 38 Non-core R6 Yes Yes 5,800 25 100 2,500 5,050 5,500

291, 8 Non-core R6 No No 10,000 91.42 100 9,142 22,215 20,112

291, 1 Non-core R6 Partial Partial 48,015 100 115 11,533 28,025 25,373

542,650 536,572

*No assumptions made about the amount of community facility floor area in

the new buildings, amount of total floor area therefore subject to change

BLOCK 290: HISTORIC HOSPITAL BUILDING AND

REQUIRED PLAYGROUND

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BLOCK 290: MODERN HOSPITAL BUILDING

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BLOCK 284, LOT 1; BLOCK 282, LOT 50

LOOKING SOUTH FROM ATLANTIC AVE

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BLOCK 291 LOT 8 (UNDERBUILT, BUT INCLUDES

REQUIRED OPEN SPACE)

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BLOCK 284, LOT 1: REQUIRED PLAYGROUND AND

REQUIRED PEDESTRIAN EASEMENT

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BLOCK 291 LOT 1 (OUTSIDE HISTORIC DISTRICT AND

LIMITED HEIGHT DISTRICT)

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BLOCK 295

LOT 1:

POLHEMUS

BUILDING

(IN HISTORIC

DISTRICT)

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BLOCK 295 LOT 14

(OUTSIDE HISTORIC

DISTRICT AND LIMITED

HEIGHT DISTRICT)

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BLOCK 295, LOTS 7, 8,

9, 10, 11, 12, & 13

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BLOCK 295, LOT 3: UNDERBUILT IN LIMITED HEIGHT

DISTRICT

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