Playing Above the Line

THE HIGH LINE New York City, NY

Akil Webster

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2

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CITY NARRATIVE

SITE SELECTION

PROGRAM STUDY

TABLE OF CONTENTS

1 CITY NARRATIVE

HIGH LINE HISTORY The High Line was first built in 1934 on the ground until large reports of pedestrians being hit by trains caused the tracks to then be elevated. It served as a pivotal part of The New York City infrastructure until the 1970s when manufacturing business started to moving out of the are. In 2001, the mayor at the time signed an executive agreement to have the High Line dismantled.

After a lawsuit temporarily halted the plan to demolish the Railway, in 2003 a competition was launched, finding a group of designers to re-imagine the High Line, giving it a new purpose. Landscape firm: James Corner Field Operations, Architecture Firm: Diller Scofidio + Renfro, and Planting Designer: Piet Oudolf, were selected as the team for the transformation.

HIGH LINE GREENERY

HIGH LINE STRUCTURE

All of the plant life currently found on the High Line have been sourced from locally in New York.

The High Line was designed as if it was one contiguous structure but also built in by using pre-cast segments.

2 SITE SELECTION

THE NEIGHBORHOOD

DIAGRAMS WEST 32ND ST

$180,000

MEDIAN INCOME PER AGE

WEST 32ND ST

TOTAL SQUARE FOOTAGE

THE THEATER AT MADISON SQUARE GARDEN

$140,000

WEST 31ST ST

WEST 31ST ST

$120,000

WEST 30TH ST

WEST 30TH ST

$100,000

WEST 29TH ST

45,000

$160,000

WEST 29TH ST

20,000

$80,000

45-64

OVER 65

WEST 25TH ST

THE LIGHT HOUSE

WEST 23TH ST

WEST 20TH ST

Based on the median income per age, we are able to decide what events a certain target audience may be able to afford. Based on the graph we can see that the highest earning age bracket is over the age of 65 with 25-44 year olds in second.

WEST 22ND ST

WEST 21ST ST

THE LIGHTHOUSE

WEST 20TH ST

NEW YORK LIVE ARTS

WEST 18TH ST

WEST 17TH ST

TOTAL WALKING TIME

WEST 17TH ST

WEST 14TH ST

WEST 13TH ST

WEST 13TH ST

ST RT

ST RT

OO SV

ST

HOUSEHOLDS WITH CHILDREN HOUSEHOLDS WITHOUT CHILDREN

T ES

TIO RA

11.35% 88.65%

W

3 min

NE GA

ST

HO

T ES

JAN

NEW YORK CITY, NY

5 min

WEST 14TH ST

6 min

WEST 15TH ST

OO SV

THE HIGH LINE

WEST 16TH ST

15 min

HOUSEHOLDS

CHELSEA MUSIC HALL HIGH LINE STAGES

NE GA

TIO RA

THE THEATER AT MSG

Finding the square footages of surrounding performances spaces are important to for not only choosing a program size, but to also choose a site that will be capable of support that program size. Based on the spaces that I researched, there is on average 15 thousand square feet.

RACKET NYC

HO

NY LIVE ARTS

WEST 19TH ST

WEST 18TH ST

WEST 15TH ST

RACKET NYC

WEST 23TH ST

WEST 19TH ST

WEST 16TH ST

CHELSEA MUSIC HALL

2 min

WEST 21ST ST

HIGH LINE STAGES

4 min

WEST 22ND ST

8TH AVE

25-44

9TH Ave

UNDER 25

10TH AVE

$10,000

11TH AVE

8TH AVE

9TH AVE

10TH AVE

11TH AVE

WEST 25TH ST

WEST 26TH ST

5,500

$20,000

3,000

$40,000 WEST 26TH ST

6,500

10,000

$60,000

JAN TH

12

ST

T ES

UN

TH

BE

PERFORMANCE SPACES

NK

BA

ST

This map displays the extents of the High Line (pink) along with the street and avenue names.

NEAR THE HIGH LINE

Understanding the amount of households with or without children can be important for deciding whether to target a family oriented audience or to just target households without children.

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TH

12

ST

T ES

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NK

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This diagram displays performances buildings or projects that have a related programs that are in a relatively close proximity to the High Line.

THE LIGHT HOUSE

HIGH LINE STAGES

CHELSEA MUSIC HALL

RACKET NYC

NY LIVE ARTS

THE THEATER AT MSG

I wanted to find the average time that it would take someone to get from the High Line to these performance spaces to find a site that would be in a reasonable walking distance.

SITE SELECTION

SITE SELECTION WEST 32ND ST

WEST 32ND ST

THE THEATER AT MADISON SQUARE GARDEN

WEST 31ST ST

WEST 31ST ST WEST 30TH ST

WEST 30TH ST WEST 29TH ST

WEST 29TH ST

WEST 25TH ST

min

8TH AVE

9TH Ave

11TH AVE

14

8TH AVE

9TH AVE

10TH AVE

11TH AVE

WEST 26TH ST

WEST 25TH ST

10TH AVE

WEST 26TH ST

WEST 23TH ST

WEST 22ND ST

WEST 23TH ST

WEST 21ST ST

THE LIGHTHOUSE WEST 22ND ST

WEST 21ST ST

WEST 20TH ST

WEST 19TH ST

The main part of the site currently has a golf court that virtually requires no demolition costs. To the right of the main site is the latest addition of the High Line that I would like to connect to sewing it into the network that the High Line already has. The street between both parts of the site will be left untouched.

WEST 20TH ST

17 m

NEW YORK LIVE ARTS

WEST 19TH ST

in

WEST 18TH ST

RACKET NYC

18

WEST 17TH ST

min

CHELSEA MUSIC HALL

WEST 16TH ST

HIGH LINE STAGES

WEST 18TH ST

WEST 15TH ST

WEST 17TH ST

WEST 14TH ST

WEST 16TH ST

WEST 13TH ST

WEST 15TH ST

ST RT

OO SV

NE GA

TIO RA

WEST 14TH ST

ST

HO

T ES

JAN

WEST 13TH ST

TO NEARBY PERFORMANCE SPACES

T TS OR

W

TH

12

ST

T ES

UN

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BE

NK

O SV

NE GA

WALKING DISTANCE

BA

TIO RA

ST

ST

HO

T ES

JAN

Site Selection NEW YORK CITY, NY

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12

ST

T ES

UN

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NK

BA

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This diagram displays the walking distances from my projected site to other places in the city that has a similar use. There aren’t any buildings that are adjacent to the site that may directly compete with my proposed program.

3 PROGRAM STUDY

SITE ZONING

PROGRAM + USER ANALYSIS

Zone & Lot Number - C6-4 LOT 69 Space

C6-4 Community Facility Floor Area Ratio FAR = 10 Plaza Floor Area Bonus: 1 to 6 ratio. Plaza to building floor area bonus.

In C6-4 the Plaza Bonus applies to buildings with commercial use or community facility use.

You can build 6 additional square feet of building for every square foot of plaza. Plazas have specific requirements not all locations qualify.

C6-4 Height And Setback Initial Setback Distance 20 feet on narrow street 15 on wide street Building Height Within Initial Setback Distance = 85 feet or 6 stories whichever is less Sky Exposure - Plane Vertical to Horizontal

Elevator Elevator Lobby Foyer Café BOH Green Room Workshop Workshop Office Storage Restrooms Mail Room Adaptive Main Hall Black Box Practice Rooms Dance Studios Exhibition Space Electrical Room HVAC Projection Room Lounge Offices Main Office

Qty. Target sq. ft. Total sq. ft. Designed sq. ft. Cost 2 1 1 1 1 1 1 4 4 1 1 1 4 2 1 1 1 1 1 4 1

100 1,000 600 500 300 800 100 100 200 50 20,000 10,000 240 1,000 2,000 50 50 200 400 80 500 Total

200 1000 600 500 300 800 100 400 800 50 20000 10000 960 2000 2000 50 50 200 400 320 500

TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD

Total 38,270 41,230

Total $ 20,202,700.00

MEDIAN INCOME PER AGE

$160,000

Wide Street Sky Exposure Plane = 5.6 to 1

Group A-3 occupancy includes assembly uses intended for worship, recreation or amusement, and other assembly uses not classified elsewhere in Group A.

25-50 sq ft per stall

$180,000

Narrow Street Sky Exposure Plane = 2.7 to 1

303.4 Assembly Group A-3

$98,000.00 $490,000.00 $294,000.00 $245,000.00 $147,000.00 $392,000.00 $49,000.00 $196,000.00 $392,000.00 $24,500.00 $9,800,000.00 $4,900,000.00 $470,400.00 $980,000.00 $980,000.00 $24,500.00 $24,500.00 $98,000.00 $196,000.00 $156,800.00 $245,000.00

Comments

$140,000

A. Building Costs B. Fixed Equipment C. Site Development D. Acquisition/Demolition E. Movable Equipment F. Professional Fees G. Contingencies H. Administration

$20,202,700.00 $1,616,216.00 $3,030,405.00 N/A $1,987,945.68 $2,484,932.10 $2,484,932.10 $248,493.21

Total Construction Total Budget Required

$24,849,321.00 $32,055,624.09

$120,000 $100,000 $80,000 $60,000 $40,000 $20,000 $10,000

UNDER 25

25-44

45-64

OVER 65

The target audience that I am trying to reach are families and single people from all ages.

PROGRAM AXON DIAGRAM

Mail Room Practice Rooms Offices Main Office Black Box Green Room Dance Studio Projection Room Exhibition Space

SPECIFIC CRITERIA

Main Hall

Primary Adjacency

Projection Room

Secondary Adjacency

Workshop

Undesired Adjacency

Workshop Office Green Room Foyer Cafe BOH

Main Hall Cafe Green Room Lounge Storage BOH Mail Room Workshop Workshop Office

Storage Lounge Exhibition Space Dance Studios Black Box Office Suite Mail Room Practice Rooms

The High Line

Program Axon Diagram

Program Adjacency Diagram

Custom Acoustic Panels

Black Box Theater Seating

I will need custom acoustic panels to fit the target forms of the performance halls and practice rooms.

Movable black box theater seating will be needed in order to maintain the identity of the program as being adaptive.

CASE STUDIES

CASE STUDIES

Case Study 01 - Arthur Phillip High School (APHS) and Parramatta Public School (PPS)

Case Study 02 - Peter Hall Performing Arts Centre

Haworth Tompkins, Peter Hall Performing Arts Centre, 2018 Location, Potential Challenges and Opportunities: Sydney, Australia, High-Rise Urban Fabric Total Sq. Ft. + Program Capacity: 35,850 sq. m, 1,800 Students Program Type/Info: Public School

Grimshaw and BVN, Arthur Phillip High School (APHS) and Parramatta Public School (PPS), 2019 Location, Potential Challenges and Opportunities: Cambridge, United Kingdom, Performance focused program Total Sq. Ft. + Program Capacity: 2,340 sq. m, Program Type/Info: Public School

I chose to study this project because I like the way that the program is oriented and the communal spaces that are created while making the floor plan feel open.

I chose this case study because it is close I want to design a black box because it does not require built-in seating allowing the space to be configured and arranged in different fitting for the events that are being held there. Similar to the case study 01, I also love the use of and the detail in the timber.

CASE STUDIES

CASE STUDIES

Case Study 03 - The Shed

Case Study 04 - Factory International Aviva Studios

DS+R, Rockwell Group, The Shed, 2019 Location, Potential Challenges and Opportunities: New York, NY, Total Sq. Ft. + Program Capacity: 18,500 sq ft Program Type/Info: Exhibition Center of Arts

OMA, Factory International AVIVA Studios, 2023 Location, Potential Challenges and Opportunities: Manchester, United Kingdom Total Sq. Ft. + Program Capacity: 13,350 sq. m, Program Type/Info: Mixed-Use Architecture, Theatre

I chose to study this project because it has a similar program concept where it is able to support multi-disciplinary arts and as a result is very adaptive for future changes in program.

I chose to study this project because it has a bridging aspect to it which is what I would like to do with the High Line. It also has a main performance/exhibition space that I am considering referencing for my design.

References “Free The+highline Images – Browse 42 Free Stock Photos, Vectors, and Video.” Adobe Stock, stock.adobe. com/search/free?k=the%2Bhighline&search_type=usertyped&asset_id=185177568. Accessed 14 Dec. 2023.

“The High Line History.” The High Line, 27 June 2023, www.thehighline.org/history/.

Rosenfield, Karissa. “Take a Walk on the High Line with Iwan Baan.” ArchDaily, ArchDaily, 23 Sept. 2014, www.archdaily.com/550810/take-a-walk-on-the-high-line-with-iwan-baan.

Perry, Juliette. “The History of High Line.” Learning with Experts, 16 Nov. 2017, www.learningwithexperts. com/gardening/blog/the-history-of-high-line.

“The High Line.” DS+R, dsrny.com/project/the-high-line. Accessed 14 Dec. 2023.

Pintos, Paula. “The Shed, a Center for the Arts / Diller Scofidio + Renfro.” ArchDaily, ArchDaily, 10 Apr. 2019, www.archdaily.com/914639/the-shed-a-center-for-the-arts-diller-scofidio-plus-renfro?ad_source=search&ad_medium=projects_tab.

Rosenfield, Karissa. “Grimshaw and BVN to Design Parramatta’s First High-Rise Public School.” ArchDaily, ArchDaily, 2 Feb. 2016, www.archdaily.com/781452/grimshaw-and-bvn-propose-new-school-typology-for-sydney?ad_source=search&ad_medium=search_result_all.

Tapia, Daniel. “Peter Hall Performing Arts Centre / Haworth Tompkins.” ArchDaily, ArchDaily, 4 Mar. 2019, www.archdaily.com/912378/peter-hall-performing-arts-centre-haworth-tompkins?ad_source=search&ad_medium=projects_tab.

Pintos, Paula. “Factory International Aviva Studios / OMA.” ArchDaily, ArchDaily, 19 Oct. 2023, www.archdaily.com/1008504/factory-international-aviva-studios-oma?ad_source=search&ad_medium=projects_ tab.

The High Line. Phaidon, 2015.

“Systems Archives.” Kotobuki Seating Intl., kotobuki-international.com/project-category/systems/. Accessed 14 Dec. 2023.

“The Acoustics at the Elbphilharmonie.” Elbphilharmonie Mediatheque, www.elbphilharmonie.de/en/mediatheque/the-acoustics-at-the-elbphilharmonie/221. Accessed 14 Dec. 2023.