Monday, November 26, 2007
Zoning Analysis
For New Building Lactated at 415 East 6th 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 6th 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]:
(6,873.13) / (740)
Factor: 680
= 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
19.00
19.50
20.00
20.50
21.00
21.50
19.0%
19.5%
20.0%
20.5%
21.0%
21.5%
FAR
3.17
3.27
3.33
3.38
3.41
3.42
Max. Bldg
Res. (SF)
Open Space
Req. (SF)
Floorplate
(SF)
22' Wide
x
6,333.66
6,533.46
6,653.34
6,753.24
6,813.18
6,833.16
1,203.40
1,274.02
1,330.67
1,384.41
1,430.77
1,469.13
794.60
723.98
667.33
613.59
567.23
528.87
36.12'
32.91'
30.33'
27.89'
25.78'
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]:
(6,873.13) / (680)
-[ ] Brackets reference NYC Zoning Resolution sections.
Zoning Analysis-415 East 6th Street, New York, New York
11.12.2007
Factor: 680
= 10 Units Max
Page 2 of 4
Community Facility - Open Space and Floor Area Regulations:
[Chapter 24- Bulk Regulations for Community Facility Buildings in Residential District]
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
YARD REGULATIONS
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
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.
PARKING [Chapter 25]
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-
-[ ] Brackets reference NYC Zoning Resolution sections.
Zoning Analysis-415 East 6th Street, New York, New York
11.12.2007
None Required
Page 3 of 4
Preliminary Zoning Schemes
Height Factor Option: (See Drawing A1 for Illustration)
Maximum Residential FAR
Residential Open Space Ratio
Height and Setback
Option 1
Option 2
Option 3
1 BR
2 BR
W/ SL
Duplex
0
4
8
6
3
0
(3.17)
3.17 x 1,998 = 6,333 SF
Proposed:
6,333 SF
(19%)
.19 x 6,333= 1,203 SF
Res. Open Space Proposed: 1,203 SF
Residential tower falls behind the sky
exposure plane
Net- Residential Units
6 Units x 753 SF Net
7 Units x 753 SF Net
8 Units x 753 SF Net
Complies
Complies
Complies
Gross FA
4,518 SF
5,271 SF
6,024 SF
Net / Gross
6,333 SF
6,333 SF
6,333 SF
71%
83%
95%
1,498 SF on the main level with possible cellar community room 898 SF
Total 2,396 SF
Synagogue
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
Maximum Lot Coverage (65%)
.65 x 1,998= 1,298 SF
Res. Lot Coverage Proposed:
1,276 SF
Height and Setback
Total building height is below the
maximum front wall of 60’
Option 1
Synagogue
1 BR
10
Net- Residential Units
10 Units x 457 SF Net
4,570 SF
Gross FA
6,873 SF
Complies
Complies
Complies
Net / Gross
66%
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 6th Street, New York, New York
11.12.2007
Page 4 of 4
STORAGE LOFT
1/8" = 1'-0"
1/8" = 1'-0"
CELLAR LOBBY:
GROUND FLOOR EGRESS
MECHANINICAL DEDUCTION
RESIDENTIAL UNITS
500 SF (NOT INCLUDED IN FA)
300 SF
(120 SF)
6,153 SF GROSS
6 UNITS - 2 BEDROOM DUPLEX
6 UNITS, TOTAL GROSS
MAX. LOT COVERAGE: 794 SF
6,330 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
8 UNITS -1 BDRM W/ STORAGE LOFT
8 UNITS, TOTAL GROSS
6,352 SF
Dra wing Title
MAIN FLOOR
492 SF NET
TOT 753 SF NET
6,333 SF (FAR 3.17)
MAX. RESIDENTIAL FLOOR AREA PERMITED:
6,341 SF
TOTAL FLOOR AREA 1,998 SF GROSS
RESIDENTIAL CORE / EGESS
SYANGOGUE
500 SF
1,498 SF
TOTAL FLOOR AREA 1,998 SF GROSS (NOT INCLUDED IN FA CALCULATIONS)
RESIDENTIAL LOBBY:
UTILITYROOMS
SYNAGOGUE/ STORAGE
/GYM / LAUNDRY / ETC
500 SF
300 SF
898 SF
1.
2.
STORAGE LOFTS ARE RESTRICTED TO 5' IN HEIGHT W/
"SHIP LADDER" ACCESS AND DO NOT ALLOW BATHROOMS.
ONE ADDITIONAL SYNAGOGUE FLOOR IS POSSIBLE
WITHOUT A ANY AFFECT TO BUILDING GROSS.
P roject
MEZZANINE LEVEL
OR
STORAGE LOFT 261 SF NET
date
11.26.07
D rawing N o.
MEZZANINE LEVEL
1/8" = 1'-0"
1:1
s hee t s cale
TYPICAL RESIDENTAIL FLOOR
D rawing N o.
MAX. RESIDENTIAL FLOOR AREA PERMITED:
MAX. LOT COVERAGE: 1298 SF
GROUND FLOOR LOBBY:
MECHANINICAL DEDUCTION
RESIDENTIAL UNITS
6,873 SF (FAR 3.44)
422 SF
(150 SF)
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
Dra wing Title
2.
3.
ONE MEANS OF EGRESS IS REQUIRED FOR BUILDINGS
BELOW 60' IN HEIGHT.
FLOOR THROUGH 2 BEDROOM UNITS POSSIBLE,
HOWEVER, IT WOULD REDUCE THE UNIT COUNT
ACCORDINGLY.
TENANT STORAGE / LAUNDRY IS POSSIBLE ON LIEU OF
SYNAGOGUE COMMUNITY ROOM.
TYPICAL RESIDENTAIL FLOOR
1/8" = 1'-0"
P roject
1.
date
s hee t s cale
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
11.26.07
422 SF
1,576 SF
1:1
TOTAL FLOOR AREA 1,998 SF GROSS
RESIDENTIAL ENTRY AND CORE
SYANGOGUE