Port Chester, NY. April 15, 2014 INTRODUCTION.
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1 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY INTRODUCTION. 1
2 Project Precedents. Great Place Strategy Example Great Neighborhoods. One. CREATING A NEW, GREAT, MIXED-USE, PORT CHESTER NEIGHBORHOOD... Two. AROUND A UNIQUE, RETAIL-BASED, DESTINATION PUBLIC PLACE... Boca Raton, FL Bethesda, MD Three. San Jose, CA WHERE PORT CHESTER CITIZENS CAN LIVE, WORK, STAY, SHOP AND CONNECT WITH EACH OTHER... Four. *WHILE MAINTAINING A FOCUS ON MINIMIZING THE IMPACTS OF SCHOOL-AGED CHILDREN. Rockville, MD West Hartford, CT -2007
3 Project Precedents. Great Place Strategy Example Great Neighborhoods. Boca Raton, FL Bethesda, MD San Jose, CA Rockville, MD West Hartford, CT -2007
4 Project Precedents. Great Place Strategy Example Great Places. Boca Raton, FL Bethesda, MD San Jose, CA Rockville, MD West Hartford, CT
5 Project Precedents. Great Place Strategy Example Great Sidewalks. Boca Raton, FL Bethesda, MD San Jose, CA Rockville, MD West Hartford, CT
6 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY SITE SCALE COMPARISONS. 6
7 The Site. Port Chester, NY Property Line and Location. SCALE: 1:200 Abendroth Park Highway Boston Post Road 15.4 Acres 1,073, FAR 7
8 Scale Comparison. Boca Raton, FL Mizner Park. SCALE: 1:
9 Scale Comparison. Bethesda, MD Bethesda Row. SCALE: 1:
10 Scale Comparison. Rockville, MD Rockville Town Center. SCALE: 1:
11 Scale Comparison. San Jose, CA Santana Row. SCALE: 1:
12 850 Scale Comparison. West Hartford, CT Blue Back Square. SCALE: 1:200 12
13 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY THE SITE. 13
14 The Site. Existing Conditions Topography. SCALE: 1:200 Abendroth Park Highway Site rises to the north approximately 30 over 800 (less than 4% slope) Rock outcrop along Route 1 limits new curb cuts and access 3 Boston Post Road 3 Subtler grades along High Street permit easier access into the site 14
15 The Site. Existing Conditions The Views. SCALE: 1:200 Abendroth Park 4 Highway The site has 360 degree views above the fourth story There are views of the water to the southeast There are views to NYC to the southwest There are views to White Plains and the rest of Westchester County to the west and north 3 2 Boston Post Road 15
16 The Site. Existing Conditions Current Traffic Situation. SCALE: 1:200 Abendroth Park 1 Existing unsignaled ingress point on Route 1 is problematic. Highway Signal at retail center is not a 4-way fully signalized intersection. Signal at High Street with associated weave from I-95, exit 21, makes left turn very difficult and dangerous. There are too many uncontrolled curb cuts on High Street. Curb cuts on High Street are not properly spaced Boston Post Road 16
17 The Site. Existing Conditions Connections and Adjacent Neighbors. SCALE: 1:200 Abendroth Park 2 1 Provide access for park through the site. Highway Relate to adjoining public park Relate to adjoining residential neighbors; shared connections/parking? Connect to existing retail center across Route 1. Improve traffic intersection at High Street and Route Boston Post Road 6 7 Change curb cut at High Street. Project plan should be open not an exclusive enclave
18 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY NEIGHBORHOOD COMPONENTS. 18
19 Program Components. A New Neighborhood of Uses Market-Based Uses. LIVE. Millennial Residential. MXD Loft Residential w/o SAC. 500 units. 440,000 gsf. really LIVE. Senior Boomer Residential. Age-restricted Residential w/o SAC. 230 units. 207,000 gsf. WORK. Wellness/Medical Center. Market-based Offices. 117,000 gsf. *(100,000 additional gsf option). STAY. Hotel. Adding the Destination Quality. 138 rms. 97,000 gsf. SHOP. Street Retail. Creating a Unique Address. 90,000 gla. TOTAL ,000 gsf. *(1,051,000 gsf option).
20 Living at United Hospital Site. Millennial Loft Residential. A targeted living experience. Millennials. 100m Millennial Residential Value. Smaller, Cheaper, Closer, Authentic. 1. Born after Largest segment of U.S. 3. Location, layout & amenities % favor mxd places % near public transit. 6. Urban hubs w proximity. 7. Quality of life - LIGHT. 8. No children/no school focus minutes to transit. 2. Nearby restaurants and bars. 3. Boutique hotel lobby. 4. Pet friendly w/dog wash and park. 5. Internet orientation, especially leasing. 6. Gym/fitness facility on-site. 7. Small but designed space, height and light. 8. Deliver common socialization places. 9. Sustainable/eco-friendly-green. 10. Authentic places and materials. 20
21 Really Living at United Hospital Site. Age-restricted Residential Senior Boomer Residential. Senior Boomers. 78m Proactive Independent + Assisted + Specialized Care. Senior Boomer Residential Value. Smaller, Nicer, Closer, Independent. 1. Nearby transit. 2. Nearby restaurants and entertainment. 3. Community clubhouse lobby. 4. Working retirement workspace. 5. Age in place/wellness to assisted living. 6. Lifelong learning. 7. Jewel box home. 8. Multi-generational community. 9. En suite bedrooms for extended family. 10. Age restricted. 21
22 Working at United Hospital Site. Expanding Hospital Visibility and Services Wellness/Medical Office Uses. Adding Wellness/Medical Value. Visible, Accessible, Anti-Hospital Sense minutes to transit. 2. Good vehicle access. 3. Potential connection to major hospital hour outpatient services. 5. MXD environment counters hospital. 6. Good mix with gym/fitness facilities. 7. Attractive to practicing doctors. 8. Attractive to patients. 9. Good brand visibility. 10. Open, flexible 20k+ floor plates. 22
23 Staying at United Hospital Site. Adding a Destination Quality The Hotel Concept. A Place for Visitors. Visible, Accessible, Smaller, Integrated minutes to transit. 2. Nearby restaurants and bars. 3. Urban experience w suburban concept. 4. Good vehicle access. 5. Good highway visibility. 6. Sustainable/eco-friendly-green. 7. Authentic places and materials. 23
24 Shopping at United Hospital Site. Using Retail to Create the Place and Address Retail Uses. Food as Port Chester brand destination anchor. Street Retail Creates the Address. Visible, Accessible, Interactive, MXD. 1. Boston Post Road visibility. 2. Great public space creates frontage. 3. Address creates pavilion opportunities hour site uses create demand. 5. No other new place-based competition. 6. Good, adjacent parking. 7. Common socialization places. 8. Sustainable/eco-friendly-green. 9. Authentic places and materials. 24
25 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY THE OVERALL PLAN. 25
26 The Great Place Strategy. Creating the Place and the Address The Public Place. A B 850 D E A B C C D E 26
27 The Great Place Strategy. Creating the Place and the Address The Public Place. 3 1 The Garden The Square. 3 The Lawn. 27
28 850 The Great Place Strategy. Creating the Place and the Address The Public Place Boca Raton, FL Bethesda, MD San Jose, CA Rockville, MD West Hartford, CT
29 The Great Place Strategy. Creating the Place and the Address Street Retail. A B D E A B C C D E 29
30 Staying at United Hospital Site. Adding a Hotel The Hotel Concept. E E E 30
31 Working at United Hospital Site. Expanding Hospital Visibility and Services Wellness/Medical Office Uses. D D D 31
32 Really Living at United Hospital Site. Age-restricted Residential w/o SAC Senior Boomer Residential. FPO A A A 32
33 Living at United Hospital Site. Targeted Residential w/o SAC Millennial Residential. B B C C B C 33
34 Living at United Hospital Site. Public Area. Hardscape Area 146,542 SQFT 59% Green Area 100,969 SQFT 41% Total Public Area 247,238 SQFT 100% A B C Total Public Area 247,238 SQFT 41% Total Building & 353,060 SQFT 59% Parking Area D Total Site Area 600,298 SQFT 100% E 34
35 Living at United Hospital Site. Traffic Access. Traffic circulation Access to garage Access to surface parking A Access to loading dock B C D E 35
36 The Plan at United Hospital Site. A New Neighborhood in Port Chester Overall Plan. FPO 36
37 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY MILLENNIAL RESIDENTIAL. 37
38 Millennial Residential. Housing without Children The Single Person Loft Unit. Millennial Residential Value. Smaller, Cheaper, Closer, Authentic. 1. Its about quality, not quantity of space. 2. Maximize space in three dimensions. 3. Maximize light. 4. Sell experience not place to live. 5. State-of-the-art technology/sustainability. 6. Create unexpected. Individual flexibility. 7. Practical yet enduring. 8. Small but designed space, height and light. 9. Foster underlying sense of community. 10. Brand experience begins at front door. * Authentic places and materials. 38
39 Millennial Residential. Housing without Children The Loft Aesthetic. The Loft Aesthetic. 39
40 Millennial Residential. Housing without Children The Urban Aesthetic. The urban aesthetic. 40
41 Basic Residential Loft Unit. Millennial Loft Residential Unit Key Elements.. Blue Back Square Unit. Updated Quincy Unit. 41
42 Basic Residential Loft Unit. Millennial Loft Residential Unit Key Elements.. Full wood floors. 42
43 Basic Residential Loft Unit. Millennial Loft Residential Unit Key Elements.. Amenity walls. 43
44 Basic Residential Loft Unit. Millennial Loft Residential Unit Key Elements.. Privacy screens/flexible space. 44
45 Basic Residential Loft Unit. Millennial Loft Residential Unit Key Elements.. Privacy screens/flexible space. 45
46 Basic Residential Loft Unit. Millennial Loft Residential Unit Key Elements.. Best tech. 46
47 Basic Residential Amenities. Millennial Residential Lofts The Campus.. 47
48 Basic Residential Amenities. Millennial Residential Lofts The Common Lounge.. 48
49 Basic Residential Amenities. Millennial Residential Lofts The Seventh Floor.. 49
50 Basic Residential Units Unit Types and Sizes.. Local Comps. BBS Loft. 675 nsf 40% OR Quincy Loft. 755 nsf 40% Studio. 436 nsf 20% Typ. 1BR. 676 nsf 20% Typ. 2BR. 908 nsf 20% Loft Product flr to clg open concept Standard Product. 9 6 flr to clg master suite concept 50
51 Residential Unit. Port Chester, NY Unit Types and Sizes.. 51
52 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY SUMMARY. 52
53 Program Components. A New Neighborhood of Uses Market-Based Uses. LIVE. really LIVE. WORK. STAY. SHOP. 53
54 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY 999 HIGH STREET. 54
55 999 High Street. Redeveloping the Residential Tower Market-Based Uses. D D 55
56 Port Chester, NY UNITED HOSPITAL SITE Port Chester, NY THANK YOU. 56
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