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Britesiders
3901 9th Avenue
Rezoning Proposal in Brooklyn
Task
Re-zoning
Duration
2-3 Years
Team
1 Architectural Designer, 1 PM, 1 Engineer, 1 Lawyer
Role
Research, Designer,
Challenge
When the client first purchased this lot, it was designated as a M1-2 Zoning (Manufacturing), which prevents any residential constructions.
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The challenge was to propose a re-zoning from M1-2 to R7A/C2-4 to facilitate the development of a six story mixed-use development with 37 dwellings in the Sunset Park neighborhood of Brooklyn, Community District 12.
Design Process
Discover
Define
Design
Deliver
Architecture is very similar to UX Designing when it comes to problem solving. The design process utilized for UX work is also applied similarly to the architectural work.
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Discover - Understanding existing site conditions to deliver a proper proposal.
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Define - Analyze proposed zoning to meet its requirements and gain maximum square footage through calculations.
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Design - Based on calculations, explore the best possible building design to fulfill all requirements.
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Deliver - Present proposal to Department of City Planning (DCP) for a public hearing.
Discover
Research
Site Analysis
The current site zone was M1-2, which is considered Light Manufacturing Zoning District. Normally, zones can be paired up with a residential zone, and this case, R7A was the designated zone. After analyzing further, the block is also under Commercial Zoning Districts, which benefited us in proposing a mixed Zoning District of R7A/C2-4.
Define
Zoning Calculations
After setting down with the Zoning Districts, each zoning comes with a set of requirements that will help determine the size and square footages for the new building.
These were the calculations presented to the Department of City Planning during the public hearing.
Design
Sketches + Study Models
With the calculations, we are able to start creating different massing models and understand the shape of the building to best fit the current site conditions - respecting its surroundings but also offering a design that would benefit the neighborhood.
Communication + Coordination
Because this project was to be presented to the Brooklyn Community Board (a public hearing), prior to filing, we needed to create set of drawings that were accessible to the public. Drawings that could easily convey what each floor offered. Keeping it simple but concise.
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Also, because these drawings were to be presented by the lawyer, his input and understanding were one of our priorities, as he would help us in getting approval from the Community Board.
Client
Architect
DCP
Engineer
Community
Lawyer
HPD
Creating a proper color contrast between floors can help anyone, during the public hearing, understand the different kinds of spaces. Separating commercial from residential spaces.
Elevations are also mandatory, as it as clear illustration as to what they building will look like once it is built.
Early Stages of Designs
Like in UX Design, Architecture also goes through trial and error with the different design iterations. But rather than having the opportunity to perform usability testings for improvements, we simply discuss the design with the client until we all have reached a mutual agreement. However, this is a unique case. Because this is designed for City Planning's approval, it has more room for forgiveness. Once it is approved, these drawings will have to be organized to a different format for the Department of Building (DOB). The DOB will review the drawings and make sure it meets all Zoning Regulations and complies with all Building Codes.
Deliver
Final Presentation Set
Once the drawings were approved by the client and lawyer, an appointment was requested for a public hearing to gain approval from the Community Board.
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Discover
Reflection
This was a different challenge compared to our usual filing submission to the Department of Buildings. Because this was a
re-zoning, it affected the entire block and neighborhood, and not just a lot. I gained a better understanding of how to communicate with lawyers through legal stand points, and how to channel accessibility through drawings by making sure each element was understandable to the public and providing a clear idea why everything was designed in a certain way.
This project was approved by the Community Board of Brooklyn and City Planning after two trials. There were some facade modifications as it did not appeal to the public. They were okay with a modern design but still wanted similar material usage from adjacent buildings to convey similar languages.
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This project is currently under review by the Department of Building. Due to COVID-19, expeditors are taking much longer to process documents, and I have left team to pursue a career in UX Design.