Page 1

Christopher-Glenmore RFP December 5th, 2017

1


DEA

N ST

REE

T

REV

Public Facilities and Institutions

. R.D

. BR

OWN

PLAC

STR

EET

HER G

AST

Industrial / Manufacturing Transportation / Utility

GEN

MOT

Commercial

BER

RN TE AY S EA RKW PA

ROC K

Mixed-Use

Y AV

Multi-Family Res. (Elevator)

AWA

Multi-Family Res. (Walkup)

E

One & Two Family Res.

L

ON B LVD

AREA PLAN

EW TN EAS K AVE YOR

E

Open Space & Recreation Parking

HOWARD POOL

Traffic Direction L

LIBERTY AVE

HOWARD HOUSES (NYCHA)

McLEOD'S COMMUNITY GARDEN

Train Access

6

Bus Stop

7

Photo Reference HOWARD HOUSES FARM

ROCKAWAY AVE

PUBLIC LIBRARY

GLENMORE AVE

1 PS 298 DR BETTY SHABAZZ

2

MOTHER GASTON BLVD

CHESTER STREET

1

5

LEADERSHIP PREP OCEAN HILL CHARTER SCHOOL

4

HOUSTON PLAYGROUND

VAN SINDEREN AVE

E

JUNIUS STREET

LAC

POWELL STREET

CT P

SACKMAN STREET

SPE

CHRISTOPHER AVE

PRO

Vacant

9

3

GLENMORE PLAZA (NYCHA)

8

CHRISTOPHER AVE

WATKINS STREET

OSBORN STREET

N

THATFORD AVE

PITKIN AVE

NYCHA

2


SITE PHOTOS

01

View northeast across Mother Gaston

02

View northeast across Glenmore

03

View northwest across Glenmore

3


SITE PHOTOS

04

View west across Christopher

05

View southeast across Christopher

06

View north along Christopher

4


SITE PHOTOS

07

View southeast across Mother Gaston

08

View north along Mother Gaston from Pitkin Ave.

09

View west along Glenmore

5


ARTS DISTRICT MAP NEARBY PUBLIC ART

SITE POWERFUL BEYOND WALL MURAL

HIDDEN TREASURES WALL MURAL

MOVING FORWARD WALL MURAL WRITING ON THE WALLS ART DISTRICT

BROWNSVILLE MATTERS GALLERY

OSBORN PLAZA GROUND MURAL 6


SITE CONNECTIVITY

Resiliency along the Cultural-Industrial Axis East Brooklyn Business District Daycare Center

Workforce Development

McLeod’s Community Garden

Solar PV and Rainwater Capture

Green Roof Rainwater Capture

Houston Playground

Infiltration Basin and Garden

Powell Playground

D-Well Co-Living

Co-working Space

Permeable Plaza

Howard Playground Public Library Streetscape Bioswale Improvements

Howard Houses Farm

Permeable Plaza

7


SITE CONNECTIVITY

Connecting Retail to Arts and Culture Brownsville Community Culinary Center

Writing on the Walls District ont

Belm

Osborn Plaza

Brownsville Matters Gallery

Ave.

RockawayChester Site

n tki

Pi

.

Ave

P.S. 298 Public Library Proposed Mural by Groundswell Co-working Space

.

Ave e mor n e Gl

Proposed Retail

th

Leadership Prep Workforce Development

Mo

Ch ri st op he r

Daycare Center

Av e.

ty

Li

r be

er

Ga

st

on

Bl

vd

.

e.

Av

8


NEIGHBORHOOD CONNECTIVITY

NeighborhoodConnectivity Plan

Neighborhood Connectivity S

9


2 Neighborhood Connectivity Strategy Brownsville RFP STREETSCAPE IMPROVEMENTS Omni New York

Bicycle repair stations

Painted Intersections

Bicycle racks

Temporary Canopy over Plazas

Moveable Furniture and Ammenities at Plazas

Solar Wifi and charging Stations New York City Plaza Program Department of Transportation

High/Low Bench Permanent Street Furniture

Expanded Tree pits

10


ENTRY AT GLENMORE

11


ZONING MAP

12


PROPOSED ZONING: CHRISTOPHER-GLENMORE ZONING ANALYSIS   ZR

22-10, 32-10 23-15; 77-22

Item

Lot Area Use Groups

Christopher-Glenmore [Site B]

Complies/Notes

Block 3962 Lots 1, 2, 3, 4, 34, 35, 37

Block 3962 Lots 23,24,25,26,27,28,29,30,31,32

R7D/C2-4

R7A

20,000

20,000

Total

40,000

2,3,4‐14,16,17

1,2,3,4

1,2,3,4‐14,16,17

FAR & Floor Area Permitted (MIH Residential)

Max FAR: 5.60 (20,000sf/40,000sf) = 50% of zoning Lot Proportional FAR = 5.60 * .5 = 2.80

Max FAR: 4.60 (20,000sf/40,000sf) = 50% of zoning Lot Proportional FAR = 4.60 * .5 = 2.30

Adjusted Max MIH FAR: 2.80 + 2.505 = 5.10 5.10 * 40,000 = 204,000 SF Max

33-121 33-123

FAR & Floor Area Permitted (Comm. Facility UG 3 & 4)

Max FAR: 4.20 (20,000sf/40,000sf) = 50% of zoning Lot Proportional FAR = 4.20 * .5 = 2.10

MIH Max FAR: 4.00 (20,000sf/40,000sf) = 50% of zoning Lot Proportional FAR = 4.00 * .5 = 2.00

Adjusted Max CF FAR: 2.10 + 2.00 = 4.10 4.10 * 40,000 = 164,000 SF Max

33-121 33-123

FAR & Floor Area Permitted (Commercial)

Max FAR: 2.00 2.00 X 20,000 = 40,000 SF

N/A

Max Commercial FA: 40,000 sf

Floor Area Provided

FAR Provided

23-155

Lot Coverage

23-151

Lot Coverage Provided

23-22; 77-25

Residential: Commercial:

171,831 sf 14,141 sf

Total: Residential: Commercial: Total:

203,790 sf 4.30 0.35 5.09

Community Facility: UG3(D-Well): 12,084 sf UG4: 5,734 sf

Complies

Community Facility: 0.45

Complies

100% - Corner Lot 20,000 SF 17,926 sf / 20,000 sf = 89.6%

65% Max .65 x 20,000 sf = 13,000 SF 11,500 sf / 20,000 sf = 57.5%

Density

Density Factor: 680 Max # Units = 112,000/680 = 165 Units

Density Factor: 680 Max # Units = 92,000/680 = 135 Units

23-47; 23-541 23-664

Yards

No Rear Yard Required w/in 100’ of Corners

Complies

Height and Setback Restrictions

23-664

Height and Setback Provided

Min. Base Height: 60’ Max Base Height: 95’ Max Building Height: 110’/115’ w/ QGF Max # of Floors: 11 Base Height: Min: 65’-4”; Max: 94’-4” Max Building Height w/ QGF: 113’-8”; 11 stories

30’ Rear Yard Required Provided: 37’-0” Min. Base Height: 40’ Max Base Height: 75’ Max Building Height: 90’/95’ w/ QGF Max # of Floors: 9 Base Height: Min: 41’; Max: 75’-0” Max Building Height w/ QGF: 75-0”; 8stories

23-661

Street Wall Location

No closer to the street line than the nearest street wall. Applies on only one street façade of corner lot.

No closer to the street line than the nearest street wall.

Complies

25-253

Parking Required

None Required: Affordable Housing w/in a Transit Zone

None Required: Affordable Housing w/in a Transit Zone

None Required

Complies

25-80

Bicycle Parking

1 per 2 DU for Residential 1 per 10,000 SF for Aff. Senior Housing Varies by Use for CF

1 per 2 DU for Residential 1 per 10,000 SF for Aff. Senior Housing Varies by Use for CF

Total: 101 Spaces; 1583 sf Proposed: 1603 sf

Complies

28-21

QH Required Recreation Space

Min. 3.3% of Residential FA

Min. 3.3% of Residential FA

Min. 3.3% of Residential FA; 5670 sf Minimum Provided = 2,636 sf Indoor 15,861 sf Outdoor Total = 18,497/171,831sf =10.76%

Complies

Complies Total Max # Units: 165 + 135 = 300 Units Provided: 211 Units

Complies

Complies

13


ZONING ANALYSIS ZONING PLAN

LIBERTY AVE.

15'-0" MIN. SETBACK 37'-0"

34'-4"

23'-8"

5'-0"

30' MIN. REAR YARD

Lot 23

5 Floors

3 Floors

CHRISTOPHER AVE (NARROW STREET 60')

Lot 24

Lot 26

(WIDE STREET 80')

Lot 27

Lot 28

Lot 29

7 Floors

Lot 30

10'-0"

Lot 31

48'-0"

84'-0"

9 Floors

29'-0"

Lot 4

1 Floor Lot 37

10'-0" MIN. SETBACK

4 Floors (Start at 2)

Lot 2

11 Floors

Lot 1

9 Floors

Lot 35

SIDEWALK WIDENING

Lot 34

80'-0"

Lot 3

5'-0" 15'-0" MIN. SETBACK

63'-4"

Lot 32

15'-0" MIN. SETBACK

10'-0"

BLOCK 3692 40,000 SF 8'-0"

MIN. SETBACK

28'-8"

MOTHER GASTON BLVD

Lot 25

GLENMORE AVE. (NARROW STREET 52’)

14


ZONING DIAGRAMS

A→ R7 s

ard

41' 45' MAX

58'

55'8” 65' MAX

tow own . d p t Ste rty S e Lib

10'MIN 19'4”

94'4” 95’ MAX

7D ←R2-4 /C

s

80'

26'8”

en

um base height at the shall be 45'-0"

Floor 4 Floor 3

Ground Floor Mother Gaston Blvd. (Wide Street)

5'-0"

Floor 2

FloorFloor 7 7 FloorFloor 6 6 FloorFloor 5 5 FloorFloor 4 4 FloorFloor 3 3 FloorFloor 2 2

Mezzanine Ground Ground Floor Floor

GlenmoreAve. Ave. 5'-0" Christopher (Narrow Street) (Narrow Street) (At Center of Property)

Floor 7 Floor 6 Floor 5 Floor 4 Floor 3 Floor 2 Ground Floor

Christopher Ave. (Narrow Street) (At Center of Property)

Property Line

Floor 8

Property Line

Property Line

FloorFloor 8 8

5'-0"

Floor 11 Floor 10 Floor 9 Floor 8 Floor 7 Floor 6 Floor 6 Floor 5 Floor 5 Floor 4 Floor 4 Floor 3 Floor 3 Floor 2 Floor 2

Ground Floor Ground Floor

Christopher Ave. Mother Gaston Blvd. (Narrow (WideStreet) Street) (At Neighboring Property)

Floor 6 5'-0" 23'-8" Floor 5 Floor 4 Floor 3

FloorNEIGHBORING 2 BUILDING Ground Floor

17'-0" 9'-8" 9'-8" 9'-8" 9'-8"

Floor 5

5'-0"

Roof

55'-8" 65'-0" MAX 41'-0" 40'-0" MIN BASE

Floor 6

Floor 9

17'-0" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8"

113'-8"

Floor 7

Floor 10

75'-0" MAX BASE HEIGHT

Floor 8

Floor 11 Property Line

Floor 9

MIN

17'-0" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8"

5'-0"

Floor 10

NEIGHBORING BUILDING

erty)

Active ground floor use in C2-4 overlay

Roof

75'-0" MAX BASE HEIGHT

Floor 11

94'-4"

17'-0" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8"

Roof

is

r Ch

10'-0"

113'-8"

15'-0" MIN

23'-8"

17'

7D ←R2-4 /C

Property Line 20'-0"

MIN

17'-0" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8"

10'-0"

Property Line 5'-0"

ue 5’ MIN

r

he

p to

17'-0" 9'-8" 9'-8" 9'-8" 9'-8"

Av

A→ R7

55'-8" 65'-0" MAX 41'-0" 40'-0" MIN BASE

re

e

nu

e Av

113'-8"

mo

Property Line

Sidewalk widening

en

94'-4"

Entrances on Mother Gaston Blvd.

15'

Planted Buffer

Property Line

Gl

17'-0" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8"

Ga

5'

113' 8” 115' MAX

n to 38'8”

94'4” 95’ MAX

er th d. o M lv B

17'-0" 9'-8" 9'-8" 9'-8" 9'-8"

40'-0" MIN BASE

ZONING ANALYSIS

5'-0"

2

N

Christopher Ave. (Narrow Street) (At Neighboring Property)

NOTE: The maximum base height NOTE:atThe the maximum base height at north property line shall be 45'-0" north property line shall be 45'-0"

15


BUILDING CODE ANALYSIS

BUILDING CODE ANALYSIS & INFORMATION

APPLICABLE CODE: Building Code of the City of New York New Code effective December 31, 2014 - Latest Edition (note: All number listings refer to section numbers from this document) 2016 NYC Energy Conservation Code New York State Multiple Dwelling Law

CONSTRUCTION CLASS:

ELEMENT

Construction Type: IB

HOURS REQUIRED

(BC 602.3 and Table 601,602, & 720.1)

PROVIDED HOURS

Item

Exterior Walls w/ an Exterior Separation of < 5'-0"

Bearing: 2 Hour(s) Non-Bearing: 1 Hour(s)

4 Hour(s) 4 Hour(s)

COMPLIES 8" CMU

3-1.4

Exterior Walls w/ an Exterior Separation of 5'-0" to 10'-0"

Bearing: 2 Hour(s) Non-Bearing: 1 Hour(s)

4 Hour(s) 4 Hour(s)

COMPLIES 8" CMU

3-1.4

Exterior Walls w/ an Exterior Separation of 10'-0" to 30'-0"

Bearing: 2 Hour(s) Non-Bearing: 1 Hour(s)

4 Hour(s) 4 Hour(s)

COMPLIES 8" CMU

3-1.4

Exterior Walls w/ an Exterior Separation of 30'-0" or more

Bearing: 2 Hour(s) Non-Bearing: 0 Hour(s)

2 Hour(s) 2 Hour(s)

Interior bearing walls and bearing partitions

2 Hour(s)

4 Hour(s)

Columns, girders, trusses, and frames supporting one (1) floor

2 Hour(s)

2 Hour(s)

Floor construction, including beams

2 Hour(s)

2 Hour(s)

COMPLIES 8" Concrete Slab 1-1.1

Roof Construction

1 Hour(s)

2 Hour(s)

COMPLIES 8" Concrete Slab 1-1.1

FIRE DISTRICT:

COMPLIES Steel Stud / Brick 15-2.4 COMPLIES 8" CMU

3-1.4

2 Hr Fire-Rated

The property is located within a fire district (D101.2)

ALLOWABLE FLOOR AREA (Section BC 503/506) Story

Bldg Area/Story

Table 503 Area

1

25,985 SF

UL

2 3

25,679 SF 27,090 SF

UL UL

4 to 6

25,670 SF

UL

7

22,601 SF

UL

8 to 9

14,471 SF

UL

10 to 11

11,708 SF

UL

16


MAXIMUM BUILDING AREA (Section BC 506) Allowable:

UL

Actual:

243,775 SF

(Gross building area including cellar)

ALLOWABLE HEIGHT (Section BC 503/504) Building Height in Feet

Actual:

113'-8"

Allowable:

UL

Building Height in Stories

Actual:

11

Allowable:

UL

OCCUPANCY CLASSIFICATION (Section BC 508 & Section BC 1004) Mixed Occupancy Cellar Floor:

B Occupancy

/ R-2 Occupancy

Ground Floor:

B Occupancy

/ R-2 Occupancy / E Occupancy

Floors 2:

R-2 Occupancy

Floors 3-6:

R-2 Occupancy

Floors 7-11:

R-2 Occupancy

/ D-Well*

* D-WELL OCCUPANCY Building Code:

R-1

Congregate living unit

Multiple Dwelling Law:

Class A

Multiple dwelling for "Single room occupancy" (SRO)

Zoning Resolution:

Use Group 3

Non-profit institution with sleeping accomodations

MEANS OF EGRESS Occupant 30 sq. ft., net, per person for Day Care (2-6 years old); 50 sq. ft., net, per person for Day Care (6+ years old); 100 sq. ft., gross, per person for business; 200 sq. ft., gross, for commercial kitchens/ 200 sq. ft., gross, for residential. (as per BC1004.1) Exit Access Travel Distance does not exceed 150'-0" without a sprinkler system or 200'-0" with a sprinkler system as per BC 1016.1. Minimum of two exits for each floor provided as per BC 1021.1 Exit discharge is directly to the exterior or through a protected exit passageway at grade as per BC1027 All exits provide a direct and unobstructed path to a public way as per BC 1027.6 Egress width: .3 in. per person for stairways, .2 in. per person for other components

ENERGY CODE COMPLIANCE 2016 NYCECC Shall comply with all relevant provisions of the 2016 New York City Energy Conservation Code.

17


FLOOR AREA CHART

Gross Buildable Area Res. Gross FA

Christopher‐Glenmore,Site B, Brooklyn (Block 3962, Lots:1,2,3,4,34,35,37 and Block 3962, Lots:23,24,25,26,27,28,29,30,31,32) R7D/C2‐4 and R7A Zoning 11/29/2017   FINAL  Use Group 2  Area Calculations Cellar Ground 2nd 3rd 4th 5th 6th 7th 8th 9th 10th 13052 25985 25779 27090 25670 25670 25670 22601 14471 14471 10316   6110 25779 24069 22649 22649 22649 22601 14471 14471 10316

Deductions Mech Ext. Wall Corridor Recreation Space Refuse Room Bicycle Storage Total Residential ZFA

‐662 ‐1065

Open Space

‐481 ‐708 ‐1258 ‐12

‐453 ‐708 ‐1199 ‐940 ‐12

‐453 ‐708 ‐1199

‐453 ‐628 ‐1108

‐452 ‐625 ‐1199

‐12

‐12

‐12

TOTAL 241091

MAX

10316

196080

204000

‐3799 ‐6327 ‐8470 ‐3967 ‐120 ‐1583 171814

204000

12084 5734 14141

164000 164000 40000

‐289 ‐432

‐289 ‐432

‐206 ‐360 ‐658

‐206 ‐360 ‐658

‐940 ‐12

‐12

‐12

‐12

‐1598

CF UG3 (D‐Well) CF UG4 Commercial

Total Zoning Floor Area

‐516 ‐703 ‐1192 ‐1022 ‐12

11th 10316

3021

3021

3021

3021

24631

22358

23298

23469

20313

12798

2060

929

7759

2 7 14 2 25

2 7 5 2 16

5734 14141 0

22660

22334

14015

2467

0 0 0 0 0

3 8 12 3 26

1420

13738

9080

9080

4155

203773

204000

32805

0 BR 1 BR 2 BR 3 BR Total 

4 12 11 2 29

Unit Count Building 4 4 3 10 9 5 11 13 13 1 1 2 26 27 23

2 7 5 3 17

2 4 3 2 11

2 4 3 2 11

28 73 90 20 211

13.3% 34.6% 43% 9%

Prepared by Urban Quotient 646.837.5499 info@urbanquotient.com

18


VIEW FROM CHRISTOPHER STREET

19


PROGRAM DIAGRAM Residential Terrace 8th Floor

D-WELL Terrace 7th Floor

Residential

D-WELL Co-living Residential

Daycare Rear Yard

Cafe/Bakery Urban Front Porch

Steps to Success Daycare Center

Residential Rear Yard MAN UP! Workforce/ Youth Development

Residential Lobby BLUE 1647 Co-working Space

Residential Lobby

20


LANDSCAPE PRECEDENTS

Gaston Place- Brownsville RFP

At Grade

On Terraces

1

Omni New York

Bioswale Streetscape planting

Permeable pavers and Native Planting as screeing

Active Flexible spaces

Passive lounge

Raised Timberdecks

Rooftop planters with seating and tree groves

Synthetic lawn Play surface

Overlook lounge

Photovoltaic cells over greenroof

Landscape Precedents

21


SITE PLAN

Daycare Rear Yard

STEPS TO SUCCESS DAYCARE CENTER Fourth Floor Recreational Terrace

Sixth Floor Extensive Green Roof (Inaccessible) MAN UP! WORKFORCE/ YOUTH DEVELOPMENT Solar Photovoltaic Array Over Extensive Green Roof

MOTHER GASTON BLVD. (80’ WIDE)

Residential Rear Yard

Second Floor Residential Terrace

Tenth Floor Extensive Green Roof (Inaccessible) BAKERY/ CAFE

RESIDENTIAL

CHRISTOPHER AVE. (60’ WIDE)

Eighth Floor Residential Terrace

Solar Photovoltaic Array Over Roof Detention

Tenth Floor Residential Terrace Urban Front Porch Below

N

Tenth Floor Extensive Green Roof (Inaccessible)

SITE PLAN

0' 5' 10'

25'

50'

7th Floor D-well Recreational Terrace

RESIDENTIAL

GLENMORE AVE. (50’ WIDE)

BLUE 1647 CO-WORKING

22


FOURTH FLOOR

0' 5' 10'

25'

1 28'-82"

CELLAR

D-WELL 2802 SF

1 98'-12"

50'

PARTIAL EXCAVATION

UNEXCAVATED

FIRE PUMP 480 SF WATER METER 360 SF

MECH. 605 SF

GAS METER 319 SF ELECTRICAL 454 SF ELEV. MACHINE ROOM 103 SF

STORAGE 2249 SF

STORAGE 2002 SF

REFUSE & RECYCLING STORAGE 870 SF

COMPACTOR 450 SF

STORAGE 533 SF TELE/DATA ROOM 428 SF

STORAGE 1134 SF

UNEXCAVATED

23


FOURTH FLOOR

0' 5' 10'

25'

1 28'-82"

FIRST FLOOR

D-WELL 2802 SF

1 98'-12"

50'

24


1 28'-82"

SECOND FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF

1 98'-12"

50'

2BR 757 SF

1BR 543 SF

2BR 757 SF

1BR 647 SF

1BR 543 SF

1BR 500 SF

1BR 518 SF

200'-0"

201'-10"

2BR 757 SF

1BR 518 SF

1BR 518 SF 2BR 757 SF

1BR 499 SF

0BR 441 SF

2BR 707 SF

OPEN

63'-4"

2BR 794 SF

2BR 769 SF

3BR 960 SF

2BR 708 SF

RES. TERRACE 2324 SF

29'-0"

1BR 644 SF

84'-0"

3BR 951 SF

LOUNGE LAUNDRY 0BR 511 SF 511 SF 411 SF

REFUSE JC

2BR 840 SF 95'-0"

58'-0"

0BR 495 SF

23'-8"

53'-2"

2BR 835 SF

2BR 725 SF

2BR 725 SF

3BR 948 SF

146'-10"

25


1 28'-82"

THIRD FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF 58'-0"

1 98'-12"

50'

2BR 757 SF

1BR 543 SF

2BR 757 SF

1BR 647 SF

1BR 543 SF

1BR 500 SF

1BR 518 SF

200'-0"

201'-10"

2BR 757 SF

1BR 518 SF

1BR 518 SF 2BR 757 SF

1BR 499 SF

0BR 441 SF

2BR 776 SF

1BR 522 SF 58'-0"

2BR 696 SF

0BR 387 SF

2BR 696 SF

1BR 501 SF

REFUSE JC

1 28'-82"

D-WELL 2802 SF

1 98'-12"

0BR 394 SF

2BR 725 SF

2BR 840 SF 95'-0"

63'-4"

3BR 951 SF

84'-0"

1BR 524 SF

7'-7"

35'-2"

2BR 794 SF

29'-0"

1BR 524 SF

2BR 750 SF

0BR 495 SF

3BR 948 SF

1" 93'-02

26


1 28'-82"

FOURTH FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF 58'-0"

1 98'-12"

2BR 738 SF

50'

2BR 744 SF

1BR 501 SF

1BR 501 SF

1BR 518 SF

200'-0"

201'-10"

2BR 757 SF

1BR 518 SF

1BR 518 SF 2BR 757 SF

1BR 499 SF

0BR 441 SF

2BR 776 SF

1BR 522 SF

84'-0"

63'-4"

1BR 524 SF

2BR 696 SF

0BR 387 SF 7'-7"

2BR 696 SF

PLAYROOM 470 SF

2BR 750 SF

LAUNDRY 470 SF

2BR 840 SF

1BR 501 SF

95'-0"

2BR 794 SF

29'-0"

1BR 524 SF

35'-2"

58'-0"

JC

1 28'-82"

D-WELL 2802 SF

1 98'-12"

0BR 394 SF

2BR 725 SF

0BR 495 SF

3BR 948 SF

1" 93'-02

27


1 28'-82"

FIFTH FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF 58'-0"

1 98'-12"

2BR 738 SF

50'

2BR 744 SF

1BR 501 SF

1BR 501 SF

1BR 518 SF

200'-0"

201'-10"

2BR 757 SF

1BR 518 SF

1BR 518 SF 2BR 757 SF

1BR 499 SF

0BR 441 SF

2BR 776 SF

2BR 735 SF 58'-0"

63'-4"

2BR 696 SF

0BR 387 SF

2BR 696 SF

2BR 744 SF

1BR 501 SF

REFUSE JC

1 28'-82"

D-WELL 2802 SF

1 98'-12"

0BR 394 SF

2BR 725 SF

2BR 840 SF 95'-0"

84'-0"

1BR 524 SF

7'-7"

35'-2"

2BR 794 SF

29'-0"

1BR 524 SF

2BR 750 SF

0BR 495 SF

3BR 948 SF

1" 93'-02

28


1 28'-82"

SIXTH FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF

1 98'-12"

50'

GREEN ROOF 1857 SF

58'-0"

141'-10"

2BR 705 SF

2BR 757 SF

1BR 499 SF

2BR 785 SF

1BR 541 SF 140'-0"

3BR 894 SF

2BR 732 SF

2BR 776 SF

2BR 735 SF 58'-0"

63'-4"

2BR 696 SF

0BR 387 SF

2BR 696 SF

2BR 744 SF

1BR 501 SF

REFUSE JC

1 28'-82"

D-WELL 2802 SF

1 98'-12"

0BR 394 SF

2BR 725 SF

2BR 840 SF 95'-0"

84'-0"

1BR 524 SF

7'-7"

35'-2"

2BR 794 SF

29'-0"

1BR 524 SF

2BR 750 SF

0BR 495 SF

3BR 948 SF

1" 93'-02

29


1 28'-82"

SEVENTH FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF

1 98'-12"

50'

58'-0"

141'-10"

2BR 705 SF

2BR 757 SF

1BR 499 SF

2BR 785 SF

1BR 541 SF 140'-0"

3BR 894 SF

2BR 732 SF

2BR 776 SF

2BR 735 SF 58'-0"

1BR 538 SF

35'-2"

29'-0"

2BR 794 SF

84'-0"

2BR 710 SF

0BR 436 SF

1BR 501 SF

2BR 744 SF

1BR 501 SF

1BR 553 SF

REFUSE JC

2BR 840 SF 95'-0"

63'-4"

1BR 644 SF

2BR 750 SF

0BR 495 SF

10'-0"

1 28'-82"

D-WELL TERRACE 839 SF

2BR 736 SF

2BR 736 SF

2BR 736 SF

3BR 948 SF

142'-0"

30


1 28'-82"

EIGHTH FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF

1 98'-12"

50'

58'-0"

GREEN ROOF WITH SOLAR PV

141'-10"

4269 SF

RES. TERRACE 3349 SF

1BR 538 SF 1BR 553 SF 10'-0"

29'-0"

2BR 794 SF

84'-0"

2BR 710 SF

0BR 436 SF

LOUNGE 589 SF

LAUNDRY 351 SF 1BR 501 SF

1BR 501 SF

REF. JC

3BR 928 SF

1BR 548 SF

95'-0"

63'-4"

1BR 644 SF

37'-0"

58'-0"

1BR 548 SF

0BR 418 SF 15'-0"

1 28'-82" 48'-0"

2BR 736 SF

2BR 736 SF

2BR 736 SF

3BR 948 SF

142'-0"

31


1 28'-82"

NINTH FLOOR

FOURTH FLOOR

0' 5' 10'

25'

D-WELL 2802 SF

1 98'-12"

50'

58'-0"

10'-0"

29'-0"

3BR 951 SF

3BR 960 SF

2BR 710 SF

0BR 436 SF

1BR 501 SF

1BR 501 SF

REFUSE

1BR 548 SF

JC

1BR 548 SF

95'-0"

84'-0"

1BR 538 SF 1BR 553 SF

8'-8"

2BR 794 SF

0BR 418 SF 48'-0"

15'-0"

63'-4"

1BR 644 SF

37'-0"

58'-0"

2BR 736 SF

2BR 736 SF

2BR 736 SF

3BR 948 SF

142'-0"

32


1 28'-82"

TENTH FLOOR

FOURTH FLOOR 25'

1 98'-12"

50'

37'-0"

58'-0"

GREEN ROOF 1817 SF

3BR 951 SF

3BR 960 SF

1BR 500 SF

2BR 740 SF

1BR 500 SF

REFUSE JC

2BR 745 SF

0BR 403 SF

0BR 403 SF

1BR 588 SF

1BR 548 SF

80'-0"

132'-0"

43'-0"

0' 5' 10'

D-WELL 2802 SF

2BR 791 SF

190'-0"

GREEN ROOF 1905 SF

33


1 28'-82"

ELEVENTH FLOOR

FOURTH FLOOR 25'

1 98'-12"

50'

37'-0"

58'-0"

3BR 951 SF

3BR 960 SF

1BR 500 SF

2BR 740 SF

1BR 500 SF

REFUSE JC

2BR 745 SF

0BR 403 SF

0BR 403 SF

1BR 588 SF

1BR 548 SF

80'-0"

132'-0"

43'-0"

0' 5' 10'

D-WELL 2802 SF

2BR 791 SF

190'-0"

34


FOURTH FLOOR

0' 5' 10'

25'

1 28'-82"

ROOF

D-WELL 2802 SF

1 98'-12"

50'

35


VIEW FROM MOTHER GASTON

36


GLENMORE AVE. GLENMORE AVE.

SITE SECTIONS

PUBLIC LIBRARY

HOWARD PLAYGROUND

MOTHER GASTON BLVD.

CHRISTOPHER STREET

LEADERSHIP

PUBLIC LIBRARY

CHRISTOPHER STREET PREP

HOWARD PLAYGROUND MOTHER GASTON BLVD. 80’ WIDE

CHRISTOPHER AVE. 60’ WIDE

MOTHER GASTON BLVD. 80’ WIDE

CHRISTOPHER AVE. 60’ WIDE

LEADERSHIP PREP

Through Glenmore Streetscape

GLENMORE PLAZA

GLENMORE PLAZA

LIBERTY AVE. 55’ WIDE

GLENMORE AVE. 50’ WIDE

LIBERTY AVE. 55’ WIDE

GLENMORE AVE. 50’ WIDE

Through Rear Yard and Glenmore Plaza

37


UNIT PLANS

38


UNIT PLANS

39


D-WELL CONCEPT SUITE FOR “SOCIAL CHANGEMAKERS” 6 BEDROOM SUITE WITH COMMON SPACES FLOORS 3-6 24 TENANTS TOTAL ZONING USE GROUP 3 BUILDING CODE R-1

FLOOR AREA / ROOM TOTALS Net Total: Bedrooms: (24) Common: Kitchens: (4) Bathrooms: (16)

2802 SF per floor 143 SF each 734 SF per floor 164 SF per floor 8 full / 8 half

NOTE: Interior stair connects floor 3 to 4 and floor 5 to 6

40


BUILDING SECTION

MOTHER GASTON BLVD.

GLENMORE AVE.

GLENMORE AVE.

THROUGH GLENMORE

CHRISTOPHER STREET

9'-8" 9'-8"

Floor 8

9'-8"

Floor 7

9'-8"

Floor 6

D-WELL Floor 3

Floor 2

9'-8"

Floor 4

9'-8"

9'-8"

Floor 5

4'-0"

Cellar

5' 10'

25'

Floor 10

Floor 9

Floor 8

Floor 7

Floor 6

Floor 5

Floor 4

Floor 3

9'-8"

Floor 2

Mezzanine

10'-0"

0'

Floor 11

BAKERY / CAFE

Ground Floor CO-WORKING SPACE 10'-0"

9'-8"

Floor 9

Mezzanine BAKERY / CAFE

9'-8"

Floor 10

13'-0"

Y / CAFE

Roof

13'-0"

CO-WORKING SPACE

Floor 11

4'-0"

9'-8"

9'-8"

D-WELL

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

Roof

Ground Floor

Cellar

50'

41


BUILDING SECTION

MOTHER GASTON BLVD.

GLENMORE AVE.

GLENMORE AVE.

THROUGH CHRISTOPHER

CHRISTOPHER STREET

Floor 4

Floor 3

Floor 3

Floor 2

9'-8"

RESIDENTIAL LOBBY

9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8"

Ground Floor 17'-0"

Floor 2

9'-8"

9'-8" 9'-8" 9'-8" 9'-8"

Floor 4

17'-0"

Floor 5

Floor 5

RESIDENTIAL LOBBY

Cellar

10'-0"

Floor 6

9'-8"

Floor 7

Floor 6

9'-8"

Floor 8

Floor 7

9'-8"

Floor 9

Floor 8

9'-8"

Floor 10

Floor 9

9'-8"

Floor 11

Floor 10

9'-8"

Roof

9'-8"

Floor 11

9'-8"

Roof

Cellar

0'

5' 10'

10'-0"

Ground Floor

25'

50'

42


BUILDING SECTION ALONG CHRISTOPHER

RESIDENTIAL LOUNGE

CO-WORKING SPACE

RESIDENTIAL LOBBY

RESIDENTIAL LOUNGE

MAN UP! WORKFORCE / YOUTH DEVELOPMENT

DAYCARE CENTER

43


BUILDING COMPONENT SECTION Solar photovoltaic panels At 12th floor roof and 8th floor roof Rooftop condensor and ERV Minimizes load and maximizes efficiency Active and passive green roofs Continuous Air Barrier and exterior insulation Central Heating/ Cooling VRF Heat pumps Minimize penetrations and maximize efficiencty

Double-glazed, highperformance windows meeting PH standards

Prefab Brick Panels At most Residential floors with metal panel details Perforated metal screen Solar shading and layering effect Metal Panel Facade Only at D-Well and Residential Entry

Roof Insulation (R-50 Min.) Super Insulated Wall (R-25) Recessed windows For Solar Shading Standard Modular Brick

Continuous Air Barrier Prefab Brick Panels At most Residential floors with metal panel details Under-floor insulation At overhangs (R-13 c.i. min.) Double-glazed, highperformance windows meeting PH standards Continuous insulation At footing and under slab

44


ELEVATIONS SOUTH (GLENMORE)

MOTHER GASTON BLVD.

GLENMORE AVE. CHRISTOPHER STREET

BAKERY / CAFE

CO-WORKING SPACE

Floor 11

Floor 10

Floor 9

Floor 8

Floor 7

Floor 6

Floor 5

Floor 4

Floor 3

Floor 2

13'-0"

9'-8"

9'-8"

D-WELL

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

Roof

10'-0"

4'-0"

Mezzanine

0' 5' 10' 0' 5' 10'

25' 25'

50' 50'

Ground Floor

Cellar

45


ELEVATIONS WEST (MOTHER GASTON)

MOTHER GASTON BLVD.

GLENMORE AVE. CHRISTOPHER STREET

BAKERY / CAFE

CO-WORKING SPACE

Floor 11

Floor 10

Floor 9

Floor 8

Floor 7

Floor 6

Floor 5

Floor 4

Floor 3

Floor 2

13'-0"

9'-8"

9'-8"

D-WELL

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

Roof

10'-0"

4'-0"

Mezzanine

0' 5' 10' 0' 5' 10'

25' 25'

50' 50'

Ground Floor

Cellar

46


ELEVATIONS NORTH

MOTHER GASTON BLVD.

GLENMORE AVE. CHRISTOPHER STREET

BAKERY / CAFE

CO-WORKING SPACE

Floor 11

Floor 10

Floor 9

Floor 8

Floor 7

Floor 6

Floor 5

Floor 4

Floor 3

Floor 2

13'-0"

9'-8"

9'-8"

D-WELL

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

Roof

10'-0"

4'-0"

Mezzanine

0' 5' 10' 0' 5' 10'

25' 25'

50' 50'

Ground Floor

Cellar

47


ELEVATIONS EAST (CHRISTOPHER STREET)

MOTHER GASTON BLVD.

GLENMORE AVE. CHRISTOPHER STREET

BAKERY / CAFE

CO-WORKING SPACE

Floor 11

Floor 10

Floor 9

Floor 8

Floor 7

Floor 6

Floor 5

Floor 4

Floor 3

Floor 2

13'-0"

9'-8"

9'-8"

D-WELL

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

9'-8"

Roof

10'-0"

4'-0"

Mezzanine

0' 5' 10' 0' 5' 10'

25' 25'

50' 50'

Ground Floor

Cellar

48

UQ Christopher Glenmore RFP  
UQ Christopher Glenmore RFP  
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