FAR, the floor area ratio, is determined by multiplying the area of a property by a number determined by the property’s zoning district. For instance a 20’x100′ property in a zoning district of R5 has a factor of 1.25 allowing for 2500 square feet of ‘habitable’ interior space.
The issue is what is considered habitable. FAR accounts for the gross built area including thicknesses of walls, suggesting that the very walls that help define the interior spaces are habitable. This results in something unfortunate, the attempt to make structural walls thinner resulting in larger interior spaces, which results in buildings that feel less sturdy by the increase in noise infiltration, vibration and other factors.
Continue reading “The problem with Zoning’s FAR”
This is a rather mundane study to illustrate one point, that by positioning utility lines in the optimum location, there is a significant savings of material, and thus of maintenance, resulting in cities that can better serve their residents needs. But positioning of utilities, like telephone, cable, water, sewer, gas, steam and electrical is only part of the puzzle in developing a new urban prototype that will not only accommodate more people in better urban environments, but do so with less cost for maintenance into the future.
Continue reading “Utility Study [part of ‘City for 50 million’ prototype]”
Using New York City as an example, we can examine the typical urban residential block. Part of a long and narrow grid it provides the basics for laying out residential and commercial districts and buildings. The American grid, with its ascending street numbers or letters, is an organizing approach meant to equalize, to account for expansion and to make navigation easy and efficient.
First we’ll look at a very early Sandborn Map surveyed as housing and other structures were filling in the blocks, analysis this in terms of road to lot ratio, housing disposition and it’s inherent pros/cons, and then explore a few property surveys to see some variations to the individual residential type in NYC.
Continue reading “Existing Urban Block and its Inherent Shortcomings”
A rather special apartment building design by SimpleTwig Architecture.llc, the concept focuses on making the most of the apartment quality, from the moment one steps off the elevator to the moment one sits down on their sofa, the design seeks to maximize living space while minimizing other spaces without compromising quality living.
This article explores the basic layout of the entire apartment floor plan level, which will be supplemented by images of the actual units tomorrow, since we have so much to share on this project. This article also corresponds to two additional articles, one on the parking facilities, and the other on the retail, garden and street level planning of the project. All together, this is how one should make a fully integrated project that makes the most of tenant spaces, provides the community with a special building and provides the owner with a building that is easy to build, maintain and sustain.
Continue reading “New Residential Development in Brooklyn – RESIDENTIAL COMPONENT”
We’re putting the final touches on a 40 unit residential project in Brooklyn. It is pretty special in that the project keeps part of an old theater facade and uses it to announce the retail component of the project, through awnings and little local vendors which can casually set up their wares below the awnings. The extra traffic and attention will be a boost for the anchor tenant who has a commanding view of this important residential corner.
This project is split into 3 articles, released the 8th of September, the 10th and the 12th.
Come on in and we’ll show you around…
Continue reading “New Residential Development in Brooklyn – RETAIL COMPONENT”
This version is for the smaller walkup building of 25’x60′ in order to fit the programmatic components comfortably. It provides a way for a developer to accommodate more people within a building footprint and thus increase the yearly income.
The concept is simple, take what would normally be a three bedroom apartment and change it to 4 shared living suites where individuals get their own private suite, complete with a private bathroom, bedroom and living space, and then share only the kitchen and other building amenities. For a 5 story walkup, the potential is for 19 ‘bedroom suites’ versus the conventional 5-3 bedroom apartments. It is simple math from this point to understand that the suites are occupied with working adults while 2/3’s of the bedrooms from a standard apartment are occupied by children, or, that home office.
Continue reading “The Ultimate Shared Living Suites – FOR DEVELOPERS”
SHARED APARTMENT LIVING
This layout option is for the Homeowner, who may not be willing to invest in our ultimate walkup shared living layout which has initial higher upfront costs with a higher return over a longer period of time making it more appropriate for the developer. This version is more of a straight forward apartment with shared bathroom, kitchen and living rooms with more modest sized suites, the ultimate version to be released soon has individual suites with their own bathrooms and only a shared kitchen, the living areas are within each suite.
Continue reading “Shared Living Suites – Semi-Apartments within an Apartment”
With several hundred vacant buildings in Newburgh, NY owned by the city, the city needs to take drastic action to stop the decay and reverse the momentum immediately.
While the excuses of lost jobs, crime and the effects of urban renewal can be reflected upon, the lack of motivated intelligent and experienced direction is at the heart of the city’s failures. I too hear the voices of ‘oh I hope someone renovates this majestic structure one day’ and while everyone can share this sentiment it just isn’t enough to affect actual change, for if the city does not drastically modify its approach and attitude all those structures which hold so much potential will eventually need to be torn down, leaving more ‘urban renewal’ effects dotted throughout the city and thus further contributing to the decline of the city. The dam has broken and the water is all but gone. First step, repair and strengthen the dam in a way that is more self-maintaining, in order to prevent decay or a breach in the future… so the water may once again fill in the cavity.
The following are the five most important things the city can do to begin to stop the negative momentum and change people’s perception of the city as one of opportunity.
Continue reading “Top 5 Things the City of Newburgh Should Do Now.”
A followup on the SimpleTwig article ‘Time, Not Distance, Determines Development of Cities‘ we need to take a moment to review the existing density of New York City, as an example to show that people reside in the area that physically puts them closer to where they work, in this case Manhattan. While this is probably obvious to most, one can not assume everyone understands the organic growth of cities.
While it would be nice for everyone to live and fit in Manhattan, or for that matter in a location that has a view of it’s beautiful skyline, it isn’t always possible given the cost of property, and, the lack of availability of housing stock. This means, with an ever growing population, alternatives must be addressed.
Continue reading “Accommodating Population Growth for the New City of Tomorrow”
We, at SimpleTwig Architecture, put together a Google Map of Dog Parks in Brooklyn.
Anyone can edit the map and hopefully add new sites and photos. It’s a great tool for finding new Dog Parks in your area, and adding additions.
The Department of Parks will consider upgrading existing dog parks if a plan can show certain amenities, like a gate(s), lighting, water, fencing, suitable ground surface, etc.
Currently Prospect Park is considering adding a dedicated dog park on the East side. Called the Kensington Run. Read More: http://www.brooklynpaper.com/stories/40/13/dtg-kensington-dog-run-designs-revealed-2017-03-31-bk.html
LINK to MAP:
If you have suggestions, please comment. We’re more than happy to update as required.