PEG Case Study: A Tower for Harlem

VVertical

Vertical

1

“...The average life span of new skyscrapers in New York City is 35 years. The reasons do not lie in poor building construction, but rather in rigid specification, one in which the structures become absolutely fit for purpose.”

-Richard Sennett, The Public Realm

Vertical

As the office model shifts from larger office spaces to bundles of smaller sized working groups, the office tower should adjust to meet this need, while maintaining a degree of flexibility.

3

Transportation HubTotal Gross s.f. = 100,000 s.f.(80,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)

A. Passenger Train Services + Operational areas = 45,600 s.f.

B. Light Rail Services + Supporting Operational Areas = 15,350 s.f.

C. Bus Services + Operational Areas = 4,450 s.f.

D. Shared Facilities = 7,375 s.f.

E. Concessions = 6,650 s.f.

IncubatorsTotal Gross s.f. = 75,000 s.f.(60,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)

A. Work Spaces = 30,000 s.f.

B. Common Facilities = 30,000 s.f.

Program Outline _

Social MixingIdea SharingResearch SeminarsEvent Space

Major Subway StopDestination RestaurantWaiting/ Ticketing

125,000 s.f.

50,000 s.f.

Total: 330,000s.f.

Vertical

University ServicesTotal Gross s.f. = 30,000 s.f.(24,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)

A. Offices = 10,000 s.f.

B. Housing Units = 14,000 s.f.

Office SpaceTotal Gross s.f. = 75,000 s.f.(60,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)

A. Offices = 50,000 s.f.

B. Employee/ Visitor Support Services = 15,000 s.f.

Social SpacesUrban TheatreRestaurant/ CafeElevated Gardens

Student/ Faculty HousingSupport Facilities

Corporate Office SpaceFlexible OfficesOffice Pods

Social/ Public SpaceTotal Gross s.f. = 50,000 s.f.(40,000 s.f. + 25% allowance for Mechanical, Circulation, Structural)

A. Restaurants/ Cafes = 20,000 s.f.

B. Theater Space/ Social Space = 20,000 s.f.

125,000 s.f.

50,000 s.f.

5P

rogr

amat

ic B

reak

dow

n

Transportation Hub

Transportation Hub

Transportation Hub

Transportation Hub

Transportation Hub

Transportation Hub

Transportation Hub

IncubatorsIncubatorsIncubatorsIncubatorsIncubatorsIncubatorsIncubators

Public / SocialPublic / SocialPublic / SocialPublic / SocialPublic / SocialPublic / Social

University Services / Housing











OfficeOfficeOfficeOffice

The above diagram illustrates the programatic breakdown in terms of type and size. The transportation hub is the largest element, followed by office space, then incubators, Public / Social, University Services / Housing.

Zoning RegulationsVerticalMassing Options according to Zoning Regulations. Categories are divided under the Tower and Non-Tower types.Possible Massing Options take into consideration a maximum height of 330’ with a Floor Area Ratio of 12, as set out by zoning regulations for Manhattan’s 125th Special District.

page Number

Zoning Regulations

N

Slab area : 565,047 Sq FtEnvelope Area : 256,132 SqFtVertical Envelope Area : 209,641 SqFtHorizontal Envelope Area : 46,491 SqFtVolume : 6,983,784 CubicFt FAR 2026 Stories

123rdS

t

Non-Tower Maximum Volume According to Zoning Regulations

N

124thS

t

P arkAve

Madison Ave

N

5thAve

125thS

t

CA

127thS

t

A (Slab Area) : 100 %B (Envelope Area) : 45.3%C (Vertical Envelo pe Area) : 37.1%D (Horizontal Envelope Area) : 8.2%

Lexington Ave

126thS

t

N

DB

N

45.3%

5thAve

127thS

t

P arkAve

Non-Tower VolumeEmphasis on Maximum Floor Plate

N

125thS

t

A C

N

D

N

49.5%A (Slab Area) : 100 %B (Envelope Area) : 49.5%C (Vertical Envelope Area) : 32.6%D (Horizontal Envelope Area) : 16.9%

N

Slab area : 330,550 Sq FtEnvelope Area : 163,779 SqFtVertical Envelope Area : 107,827 SqFtHorizontal Envelope Area : 55,952 SqFtVolume : 3,980277 CubicFt FAR 1213 Stories

N

126thS

t

123rdS

t

Lexington Ave

B

Madison Ave

124thS

t

page Number

N

Tower VolumeEmphasis on Maximum FloorPlate

A (Slab Area) : 100 %B (Envelope Area) : 48%C (Vertical Envelope Area) : 31%D (Horizontal Envelope Area) : 17%

125thS

t

C

5thAve

DA

123rdS

t

P arkAve 126th

St

B

N


N

48%

Lexington Ave

N

127thS

t

124thS

t

N

Madison Ave

Zoning Regulations

D

N

123rdS

t

N

N

125thS

t

N


N

P arkAve

Non-Tower Volume Subtraction from Podi um to Emphasis on Wide Street

A (Slab Area) : 100 %B (Envelope Area) : 60%C (Vertical Envelope Area) : 47.8%D (Horizontal Envelope Area) : 12.2%

A CB

5thAve

60%

126thS

t

Lexington Ave

124thS

t

Madison Ave

127thS

t

page Number

126thS

t

A C

63.6%A (Slab Area) : 100 %B (Envelope Area) : 63.6%C (Vertical Envelope Area) : 48.1%D (Horizontal Envelope Area) : 15.5%

Non-Tower Volume Emphasis on Wide Street

127thS

t

125thS

t

124thS

t

NN

P arkAve

N

5thAve

Lexington Ave

D

123rdS

t

Madison Ave

B

N


N

Zoning Regulations

126thS

t

123rdS

t

60.9%DB

Madison Ave

C

Non-Tower Volume Emphasis on Narrow Street

127thS

t

P arkAve


N N

A (Slab Area) : 100 %B (Envelope Area) : 60.9%C (Vertical Envelope Area) : 46%D (Horizontal Envelope Area) : 14.9%

124thS

t

N

A

5thAve

Lexington Ave

125thS

t

page Number

C

P arkAve

B

125thS

t

Madison Ave

Non-Tower VolumeEmphasis on Uniform Slab & Podium

N

Slab area : 330,550 Sq FtEnvelope Area : 198,404 SqFtVertical Envelope Area : 142,452 SqFtHorizontal Envelope Area : 55,952SqFtVolume : 3,957,597 CubicFt FAR 1227 Stories

A D

5thAve

123rdS

t

127thS

t

60%A (Slab Area) : 100 %B (Envelope Area) : 60%C (Vertical Envelope Area) : 43%D (Horizontal Envelope Area) : 17%

N

126thS

t

124thS

t

N N

N

Lexington Ave

Zoning Regulations

page Number

127thS

t

5thAve

C

N

126thS

t NP ark

Ave


125thS

t

Tower VolumeEmphasis on Uniform Slab

124thS

t

50%

N

A

Madison Ave

DB

A (Slab Area) : 100 %B (Envelope Area) : 50%C (Vertical Envelope Area) : 43%D (Horizontal Envelope Area) : 7%

123rdS

tLexington Ave

N

N

57%A

126thS

t

125thS

t

D

Tower VolumeEmphasis on Flat Vertical Slab

5thAve

N

Madison Ave

124thS

t

123rdS

t

Lexington Ave

127thS

t

P arkAve

N

B

N

N

N

C


A (Slab Area) : 100 %B (Envelope Area) : 57%C (Vertical Envelo pe Area) : 49.8%D (Horizontal Envelope Area) : 7.2%

Zoning Regulations

Vertical

Vertical

The Core

1

Core Configurations

These basic four core layouts illustrate each of the configurations in the single, double and multiple tenant scenarios.

Central Core Split Core End Core Atrium Core

Configuration

Plan

Single Tenant

Double Tenant

Multiple Tenant

A

B

A

A

A

B

B

A

DC

EA

B

C

D

E

A

A

B

A

B

C

D

E

A

B

A

B

A

DC

E

Cor

e C

onfig

urat

ions

Vertical

B

A

DC

EA+

For the smaller Incubator spaces and start up company cells, the central coreworks best, as it provides a smaller core tofacade depth and lends itself well tosubdivision.

For the larger, corporate, single tenantuses and large public spaces, this end core configuration works best, since the space is uninterupted and has a greater floor plate depth.

By staggering the floor plates, multiple core conditions can be satisfied. The above diagram shows how the ideal openfloor plate corporate condition and the central core/ subdivided smaller office configuration can exist within the same tower.

=

B

A

DC

E

A

Ideal corporate single tenantconfiguration

Ideal small office multiple tenantconfiguration

1

Single Occupant

Gross Floor Area: 17,800sfNet Floor Area: 14,000sfCore: 3800sf, 21%

N

78.6%56%

Mas

sing

Flo

or P

late

Stu

dies

Vertical

Multiple Occupant (Street Circulation)


Circulation: 2,690sf, .15%

64%

Double Occupant


Circulation: 960sf, .054%

73.3% 64%

Multiple Occupant Small Start-Ups (Street Circulation)



The Multiple Occupant Rectangular Configurationoffers good space for smal offices and start-ups with it’s small core to envelope distance along the long side, but creates odd spaces at each end.

1

NSingle OccupantGross Floor Area: 51,750sfNet Floor Area: 46,460sfCore: 5,290sf, 10%

89.7%47%

Vertical

76%

Multiple Occupant (Street Circulation)Gross Floor Area: 51,750sfNet Floor Area: 39,260sfCore: 5,290sf, 10%Circulation: 7,200sf, .14%

Single OccupantGross Floor Area: 51,750sfNet Floor Area: 44, 830sfCore: 5,290sf, 10%Circulation: 1,630sf, .03%

86.6%

The broad double core tower configurationoffers the highest amount of net floor area,but requires two cores and creates huge floor plates with dark zones at the center of the building. This model also takes up the majority of the site, leaving little public open space.

1

81.6%

Single Occupant


N

50%

Vertical

77.9% 70.1%

Multiple Occupant (Street Circulation)



Double Occupant


Circulation: 750sf, .04%

The square plan, central core configuration offers a core to facade depth that would work wellfor small offices, start-up cells, and housing. While the depth is not ideal for corporate office use, it could work in this model.

Leasable Unit TypesVerticalLeasable Unit Types according to market research. Types are divided into the single occupant type, double occupant type, or the genereic startup type capable of housing an average of six persons. Studies explore possible layout configurations in relation to zoning demands in relation to distances from the core.

Leasable Unit Types

MODULE ASingle Person Office400 Sq Ft

MODULE BDouble Person Office660 Sq Ft

MODULE C4-8 Person Office1000 Sq Ft

Module Types

page Number

44 Total Units44 Module A44 PersonsEnvelope Area : 6,624 SqFtSlab Area : 12,144 SqFtSupport Area : 3000

20 Total Units12 Module A8 Module D60 personsEnvelope Area : 6,624 SqFtSlab Area : 12,144 SqFtSupport Area : 3000

Leasable Unit Types

32 Total Units16 Module A12 Module B4 Module D64 personsEnvelope Area : 8,352 SqFtSlab Area : 17,024SqFtSupport Area : 3000

28 Total Units12 Module A16 Module B44 personsEnvelope Area : 6,624 SqFtSlab Area : 12,144 SqFtSupport Area : 3000

page Number

48 Total Units40 Module A8 Module B56 personsEnvelope Area : 8,928 SqFtSlab Area : 19,904 SqFtSupport Area : 5160

32 Total Units16 Module A12 Module B4 Module D64 personsEnvelope Area : 8,352 SqFtSlab Area : 18,464 SqFtSupport Area : 5160

Leasable Unit Types

page Number

26 Total Units18 Module A4 Module B4 Module C50 PersonsEnvelope Area : 6,192 SqFtSlab Area : 16,616 SqFtSupport Area : 3312

40 Total Units40 Module A40 PersonsEnvelope Area : 6,192 SqFtSlab Area : 16,616 SqFtSupport Area : 3312

Leasable Unit Types

30 Total Units18 Module A12 Module B42 PersonsEnvelope Area : 6,192 SqFtSlab Area : 16,616 SqFtSupport Area : 3312

20 Total Units20 Module B40 PersonsEnvelope Area : 6,192 SqFtSlab Area : 16,616 SqFtSupport Area : 3312

page Number

16 Total Units12 Module B4 Module D48 PersonsEnvelope Area : 6,192 SqFtSlab Area : 16,616 SqFtSupport Area : 3312

12 Total Units4 Module B8 Module D56 PersonsEnvelope Area : 6,192 SqFtSlab Area : 16,616 SqFtSupport Area : 3312

Leasable Unit Types

Vertical

Floor Plate DepthsVertical

1

20’

The floor plate diagram to the left illustrates the basic range of program based distances from the core to the envelope.

Start -Ups

Larg

e O

pen

Pla

n vs

. Sm

all C

ell W

ork

Spa

ce

20’

20’

These use driven floor plate depths lead us to look closely at the relationship of the work space/ living space to the core and envelope.

Vertical

45’


Corporate

45’

45’

1

20’30’45’


Idea

l Pro

gram

atic

Dep

ths

Corporate/ Large Floor PlateMid Size Residential

Small Start up Floor Plate

Vertical

The minimum distance between exit stairs is half the distance of the diagonal measurement of the floorplate, as shown in the diagram to theleft.

X

X = X2

X

Exi

t Sta

ir M

inim

um

1

Within a reasonable range ofcore to facade depths for each use, variablility of the floor plates in both size and depthrelationships allow for both shallowand deep floor plate conditions.

20’

30’

45’

20’

30’

45’

0

45

Vertical

PEG Case Study: A Tower for Harlem

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