Monday, November 26, 2007 Zoning Analysis For New Building Lactated at 415 East 6 th Street, New York, New York Prepared for: Mr. Joshua Kushmer Kushmer Companies 18 Columbia Turnpike Florham Park, NH 07932 Prepared by: Basic Property Data: Property: 415 East 6 th Street, New York, New York Block: 434 Lots: 50 Zoning map: 12C Community District: 3 Lot Area: 22.0 x 90.83 = 1998 SF Zoning: R7-2 Property is on a Narrow Street, Within the Manhattan Core [12-10]
Zoning Summary Use Regulations: [Chapter 2] Current Use: Use Group 4 - House of Worship Proposed Use: Use Group 4 - House of Worship Use Group 3- Multifamily Residential Bulk Regulations: OPTION 1: Residential - Quality Housing Program: [Chapter 23- Bulk Regulations for Residential Buildings in Residential District] MAXIMUM FLOOR AREA ALLOWED [23-145]: 3.44 (3.44) x (1,998 Sq. Ft.) = 6,873.13 Sq. Ft. MAXIMUM LOT COVERAGE [23-145]: 65% (.65) x (1,998 Sq. Ft.) = 1,298.7 Sq. Ft. HEIGHT AND SETBACK REGULATIONS [23-633]: Min. Base Height: 40 Max. Base Height: 60 Max. Building Height: 75 (setback of 15 required between 40 to 60 ) MAXIMUM NUMBER OF DWELLING UNITS [23-22]: Factor: 680 (6,873.13) / (740) = 10 Units Max OPTION 2: Residential Height Factor Regulations: [Chapter 23- Bulk Regulations for Residential Buildings in Residential District] MAXIMUM FLOOR AREA PER RESIDENTIAL OPEN SPACE PROPOSED [23-142]: Height factor buildings provide for varied FAR depending on the open space proposed. Below are a few scenarios ranging from the maximum FAR allowed (3.44), which will allow for a 22 x 22 (486 SF) residential floor plate to FAR of 3.27 which will allow for a 22 x 32.9 floor plate (724 SF). Open Space Ratio FAR Max. Bldg Res. (SF) Open Space Req. (SF) Floorplate (SF) 22' Wide x 19.00 19.0% 3.17 6,333.66 1,203.40 794.60 36.12' 19.50 19.5% 3.27 6,533.46 1,274.02 723.98 32.91' 20.00 20.0% 3.33 6,653.34 1,330.67 667.33 30.33' 20.50 20.5% 3.38 6,753.24 1,384.41 613.59 27.89' 21.00 21.0% 3.41 6,813.18 1,430.77 567.23 25.78' 21.50 21.5% 3.42 6,833.16 1,469.13 528.87 24.04' HEIGHT AND SETBACK REGULATIONS [23-632]: Max. Height of Front Wall: 60 or 6 Stories Min. Setback After 60 : 15 Sky Exposure Plane: 5.6 to 1 MAXIMUM NUMBER OF DWELLING UNITS [23-22]: Factor: 680 (6,873.13) / (680) = 10 Units Max -[ ] Brackets reference NYC Zoning Resolution sections. Zoning Analysis-415 East 6 th Street, New York, New York 11.12.2007 Page 2 of 4
Community Facility - Open Space and Floor Area Regulations: [Chapter 24- Bulk Regulations for Community Facility Buildings in Residential District] YARD REGULATIONS MAXIMUM FLOOR AREA ALLOWED [24-11]: 6.50 (6.50) x (1,998 Sq. Ft.) = 12,987 SF MAXIMUM LOT COVERAGE [23-145]: 65% (.65) x (1,998 Sq. Ft.) = 1,298.7 Sq. Ft. 1 1 [24-12-164] Any portion of building located at any height below 23 above curb level may be excluded in determine the percentage of lot coverage. HEIGHT AND SETBACK REGULATIONS [24-522]: Max. Height of Front Wall: 60 or 6 Stories Min Setback After Above: 15 Sky Exposure Plane: 5.6 to 1 Residential: [Chapter 23, 23-40, 23-50] Required Front yard: None Required Side Yard: None Required Rear yard: 30 Residential: [Chapter 24, 24-30, 24-40] Required Front yard: None Required Side Yard: None Required Rear yard: 30 1 PARKING [Chapter 25] 1 [24-33b] any portion of a building classified as House of Worship which is below 23 or 1 story above curb level is not considered as an obstruction in the rear yard and therefore allowed to extend to the rear lot line. Residential Parking: For 10 residential Units: [25-242] Parking requirements are waived for lots of 10,000 SF or less. - None Required Community Facility: [25-31]: House of Worship- None Required -[ ] Brackets reference NYC Zoning Resolution sections. Zoning Analysis-415 East 6 th Street, New York, New York 11.12.2007 Page 3 of 4
Preliminary Zoning Schemes Height Factor Option: (See Drawing A1 for Illustration) Maximum Residential FAR (3.17) 3.17 x 1,998 = 6,333 SF Proposed: 6,333 SF Complies Residential Open Space Ratio (19%).19 x 6,333= 1,203 SF Res. Open Space Proposed: 1,203 SF Complies Height and Setback Residential tower falls behind the sky exposure plane Complies 1 BR W/ SL 2 BR Duplex Net- Residential Units Gross FA Net / Gross Option 1 0 6 6 Units x 753 SF Net 4,518 SF 6,333 SF 71% Option 2 4 3 7 Units x 753 SF Net 5,271 SF 6,333 SF 83% Option 3 8 0 8 Units x 753 SF Net 6,024 SF 6,333 SF 95% Synagogue 1,498 SF on the main level with possible cellar community room 898 SF Total 2,396 SF Note: 1. Gross FA Refers to residential Floor Area allowed under Zoning. 2. Calculations above consider floor area provided under storage loft as Net Marketable SF. 3. Additional Marketable residential SF possible with the addition of cellar tenant storage and/or laundry. Quality Housing Option: (See Drawing A2 for Illustration) Maximum Residential FAR (3.44) 3.44 x 1,998 = 6,873 SF Proposed: 6,873 SF Complies Maximum Lot Coverage (65%).65 x 1,998= 1,298 SF Res. Lot Coverage Proposed: 1,276 SF Complies Height and Setback Total building height is below the maximum front wall of 60 Complies 1 BR Net- Residential Units Gross FA Net / Gross Option 1 10 10 Units x 457 SF Net 4,570 SF 6,873 SF 66% Synagogue 1,998 SF on the main level with possible cellar community room 1,225 SF Total 3,223 SF Note: 1. Gross FA Refers to residential Floor Area allowed under Zoning. 2. Calculations above consider floor area provided under storage loft as Net Marketable SF. 3. Additional Marketable residential SF possible with the addition of cellar tenant storage and/or laundry. -[ ] Brackets reference NYC Zoning Resolution sections. Zoning Analysis-415 East 6 th Street, New York, New York 11.12.2007 Page 4 of 4
D rawing N o. TYPICAL RESIDENTAIL FLOOR MEZZANINE LEVEL OR STORAGE LOFT 261 SF NET MAIN FLOOR 492 SF NET TOT 753 SF NET MEZZANINE LEVEL MAX. RESIDENTIAL FLOOR AREA PERMITED: 6,333 SF (FAR 3.17) MAX. LOT COVERAGE: 794 SF CELLAR LOBBY: 500 SF (NOT INCLUDED IN FA) GROUND FLOOR EGRESS 300 SF MECHANINICAL DEDUCTION (120 SF) RESIDENTIAL UNITS 6,153 SF GROSS 6 UNITS - 2 BEDROOM DUPLEX 6 UNITS, TOTAL GROSS 6,330 SF TOTAL FLOOR AREA 1,998 SF GROSS RESIDENTIAL CORE / EGESS 500 SF SYANGOGUE 1,498 SF 3 UNITS - 2 BEDROOM DUPLEX 3 X 1,055 SF GROSS = 3,165 SF 4 UNITS - 1 BDRM W/ STORAGE LOFT 7 UNITS, TOTAL GROSS 6,341 SF TOTAL FLOOR AREA 1,998 SF GROSS (NOT INCLUDED IN FA CALCULATIONS) RESIDENTIAL LOBBY: 500 SF UTILITYROOMS 300 SF SYNAGOGUE/ STORAGE 898 SF /GYM / LAUNDRY / ETC STORAGE LOFT 8 UNITS -1 BDRM W/ STORAGE LOFT 8 UNITS, TOTAL GROSS 6,352 SF Project Dra wing Title shee t scale 1. STORAGE LOFTS ARE RESTRICTED TO 5' IN HEIGHT W/ "SHIP LADDER" ACCESS AND DO NOT ALLOW BATHROOMS. 2. ONE ADDITIONAL SYNAGOGUE FLOOR IS POSSIBLE WITHOUT A ANY AFFECT TO BUILDING GROSS. 1:1 date 11.26.07
Project Dra wing Title shee t scale D rawing N o. MAX. RESIDENTIAL FLOOR AREA PERMITED: 6,873 SF (FAR 3.44) MAX. LOT COVERAGE: 1298 SF GROUND FLOOR LOBBY: 422 SF MECHANINICAL DEDUCTION (150 SF) RESIDENTIAL UNITS 6,652 SF GROSS 10 RESIDENTIAL UNITS - 1 BEDROOM (457 SF NET) TYP. FLOORS (5) 2 UNITS/FL@1,276 SF GROSS / FL 6,380 SF GROSS TOTAL FLOOR AREA 1,998 SF GROSS RESIDENTIAL ENTRY AND CORE 422 SF SYANGOGUE 1,576 SF TOTAL FLOOR AREA 1,998 SF GROSS (NOT INCLUDED IN FA CALCULATIONS) RESIDENTIAL CORE 273 SF UTILITIES 300 SF STORAGE 200 SF SYANGOGUE 1,225 SF 1. ONE MEANS OF EGRESS IS REQUIRED FOR BUILDINGS BELOW 60' IN HEIGHT. 2. FLOOR THROUGH 2 BEDROOM UNITS POSSIBLE, HOWEVER, IT WOULD REDUCE THE UNIT COUNT ACCORDINGLY. 3. TENANT STORAGE / LAUNDRY IS POSSIBLE ON LIEU OF SYNAGOGUE COMMUNITY ROOM. TYPICAL RESIDENTAIL FLOOR 1:1 date 11.26.07