NYC Residential Design Problem

[darbyclarke]

I am an architectural graduate student at LSU (Louisiana) and my final project before graduation will be to design a mid-rise residential (with possible mix-use/ground floor storefront). $1mil price tag per unit... in NYC (what I am learning is a moderate if not modest price tag)

However, having no real conception of how apartments are conceived of (can I say that) or utilized in such a place as New York. My assumption would be that it's the city that is the focus, and that most activities take place 'in the city' not 'in the apartment,' but ???? Any thoughts?

How often does one eat-in (alone or with friends)... how much time is spent watching TV or listening to records, etc... bicycles? What about fire escapes? The sort of thing I would never think of on my own... Are apartments just places where New Yorkers shower, meet, and sleep? How much time is actually spent in an apartment? I'm not really sure what I'm asking, but I would appreciate any help you could offer, and thank you for your time.

[birgco]

Hi Darbyclarke,

Here are some thoughts on the subject, not comprehesive but may shed some light for your project.

One of the more recent trends in NYC real estate development/building is the concept of "sliver" buildings. As you know, because of the extreme cost of land in the city, buildings are being built more vertically on smaller and smaller plots of land. The buildings have a smaller number of apartments on each floor but a greater number of floors. Also the condominium type of ownership (fee simple) has grown in popularity versus the cooperative type of ownership (shares in the corporation) of the past. The smaller, more verticle buildings tend to have a more intimate feel because of fewer units on each floor. To the best of my knowledge, multiple interior staircases fill the role of fire escapes.
Amenities seem to be of great importance to many potential renters/buyers who look for such things as on-site health clubs, interior parking facilities, roof top swimming pools, club/meeting facilities, and roof top gardens or balcony gathering places. Having a supermarket, pharmacy, and eateries close by is also a big plus so a mixed use building with any of these commerical/type spaces would also be desirable.
While it depends on the individual lifestyle/job type, it is safe to say that the majority of people living in NYC spend a good deal of time working in order to be able to afford to live there. Leisure time is at a premium so anything that adds to convenience/time saving is in demand.
You may want to log onto any of the major real estate company websites to view floor plans, building layouts, amenities and prices for different buildings in the city. The city has 5 boroughs but I am commenting only on Manhattan. Hope this helps and good luck with your project.

[darbyclarke]

birgco,

Thanks for the reply, I had ran across the 'sliver building' term on a message board discussing some proposed residential buildings in NoHo on and near Bond Street (one of the first buildings I looked at was Herzog & deMeuron's 40 Bond St.). The post didn't really explain it, but now I know. Thanks again. I really appreciate the explanation, it was very helpful.

[phansford]

You might get some ideas look at the websites of New York firms engaged in residential work.

As far as the questions on living - New Yorkers want to do everything you do..... bike, watch tv, eat at home, listen to music. But its about being economic about space.

As Birgco recommends - think about some common areas (bike lockers), fitness areas, and so on.

Fire escapes are illegal in new construction - thier early 20th C technology. You need at lease two fire stairs..... Now one of those could be exterior like a fire escape, but would need to be designed as not to allow the accummilation of snow and ice. ( roofed at a minimum) but at some point - height will limit their use (about 3-4 stories).

BUT - This is really a project about how your building will meet the street and the sky. You MIGHT get around to designing one or two typical living units. You have to think about services (trash removal, deliveries to the commerical tenants, separation of the residential entry to the commerical areas of the building.)

Don't get caught up in the legal arrangements of condo - apartments - co-op..... Your professors don't care.... you know this.

As far as the apartment unit size..... you need to know how much SF of apartment space does $1 M. buy - 500 SF, 800SF, 1,000 SF. You can find this out by some quick real estate research on-line.

Then spend your time working on the big picture.

[darbyclarke]

thanks phansford.

I appreciate the interest. My professor (who grew up in a Herman Jessor co-op) has chosen to focus us on the interior/living aspect of the design for now, trying to downplay the exterior/object at least for this stage, and wants us to really consider the unit etc. Though you're right that I won't (or shouldn't) try and separate myself from the big picture. I asked about the fire escapes, wondering if there was any commonplace ritual associated with them that might be explored -- the idea of using a space for something other than it was intended -- whether to grow tomatoes or grill hotdogs. Thanks again for the response.