MASSING – CONCEPT

The ratio between the size of the lot and height of the tower result in a sliver-like mass. We used the idea of Building Blocks in order to articulate the mass and visually differentiate between the commercial and the residential parts of the program. This concept then allowed us to have a simple straightforward tower containing the commercial offices, upon which the residential blocks would carefully fit on top of one another. The breakdown and placement of the residential blocks allow for terraces, apartment types and create a unique top to the tower that is iconic and recognizable from far distances.

CORE

We have placed the core of the building towards the back (west side) of the building to maximize the depth of the office floors and to have maximum flexibility in the apartment floors. The core will consist of three residential elevators, three commercial elevators and a scissor stair. The bathrooms on the commercial floors are located on the backside of the residential elevator shafts.

PROGRAM

Ground Floor: will consist of the Residential Lobby, Commercial Lobby, Retail, Car Elevator, Storage and Mechanical. The ground floor is set back 15 feet fronting South Street and ± 7 feet fronting Fletcher Street. These setbacks not only address the zoning requirement for Pedestrian Circulation space (ZR 91-42) they also create open yet covered entries to both Commercial and Residential Lobbies. The ground floor is 24 feet high enabling the lobbies to have one of a kind special qualities.

2nd Floor: can accommodate Parking for approximately 34 cars. Cars will stack in two levels on the perimeter.

3rd Floor: will be dedicated to Mechanical equipment as there will be no basement since the water table is too high and costly to make a basement.

4-22 Floor: will be commercial offices. The gross area of a typical office floor will be 4,389 SF. Commercial Floors can be configured for possibility of accommodate more than one tenant.

23rd Floor: This floor will be dedicated to mostly Mechanical equipment and structural transfer loads.

24-25 Floor: This floor will be the amenities floor for the residential units. We have designed a 15 foot by 45 foot swimming pool in a double story space surrounded by glass and a wrap around outdoor terrace. Two bathrooms with changing areas and showers are also planned for this level. The 25th Floor will be a Gym/workout are overlooking the swimming pool.

26-36 Floor

APT. TYPE A: We have designed two apartments per floor each with two bedrooms and two and a have bathrooms, Apartment A1 with 2060 SF and Apartment A2 with 1786 SF. These floors are flexible. The two apartments can be joint together as one unit and or can be divided into two one bedroom apartments and one studio as well. On 26th floor both A1 and A2 units will have outdoor terraces.

37-40 Floor

APT. TYPE B: Will be Type B Apartments. We have designed two apartments per floor each with two bedrooms and two and a half bathrooms, Apartment B1 with 1670 SF and Apartment B2 with 1773 SF. These floors are flexible. The two apartments can be joint together as one unit and or can be divided into two one bedroom apartments and one studio as well. On 37th floor both B1 and B2 units will have outdoor terraces.

41-46 Floor: Will be type A apartments with terraces on the 41st floor.

47-48 Floor

APT. TYPE B: Will be Type B Apartments with terrace on the 47th floor.

49-50 Floor: Two Penthouse apartments are designed with double story Living/Dining Areas. PH-1 is designed with 3 bedroom and four bathrooms with a large den/study. PH-2 is designed with 4 bedrooms and three and a half bathrooms and a study.

51st Floor: This floor is dedicated to Mechanical equipment.

Roof: The roof will accommodate the Water Tank and a cooling tower. The building’s skin will go above this level by approximately 22 feet to conceal the mechanical equipment.

STRUCTURE

The structure of this tower can be designed as all flat slab concrete or a hybrid structure of steel to the top of commercial levels and flat slab concrete for the residential levels. A cost analysis with consideration of floor heights should determine the structural method for this tower. The structural columns are drawn at 20 foot on center grid at the residential levels. The load of columns on grid line C will be transferred to the columns on grid line D on the 23rd floor. This will allow for clear span, uninterrupted floor space in the office floors.