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The massing of the tower is modulated into three parts, reducing its perceived scale and aligning with height datums of surrounding buildings.
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Screened exterior walls fold inward to create terraces – modest bits of nature that permeate all academic spaces and all residential units throughout the building.
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The three-section articulate mass is programmed as 1) a base of shared university/public functions, along with classroom & studio space; 2) a shared mid-section of academic/university functions, along with residential amenities and one & two-bedroom units; and 3) and upper block of one & two-bedrooms and shared rooftop space.
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The 15th floor’s shared residential terraces result from a reciprocal shift of the SW & NE corners that create the top mass of residential units. Concrete exterior walls fold inward to create terraces – modest bits of nature that permeate all academic spaces and all residential units throughout the building.
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At street level, the SW & SE corners are setback from the property line, creating slivers of outdoor space at the building's entries. The massing steps back at the 8th floor with three building corners shifting around a NW corner that remains pinned in place. The 15th floor’s shared residential terraces result from a reciprocal shift of the SW & NE corners and create the top section of the tower.
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Detail view of top section residential units & terraces at night.

MIXED-USE SMALL TOWER

New York, NY

R+L designed this 200,000gsf mixed-use small tower, situated in a dense urban neighborhood of lower Manhattan, in response to extensive zoning research which demonstrated that a combined not-for-profit academic/university program could be supported by an associated market-rate residential development. The massing of the tower is modulated into three parts, reducing its perceived scale and aligning with height datums & bay sizes of surrounding buildings.

At street level, the SW & SE corners are setback from the property line, creating slivers of outdoor space at the buildings dual (academic & residential) entries. The massing steps back at the 8th floor with three building corners shifting around a NW corner that remains pinned in place. These setbacks form multi-use garden terraces for both university & residential use. The 15th floor’s shared residential terraces result from a reciprocal shift of the SW & NE corners that create the top mass of residential units. Exterior screen-walls fold inward to create terraces – modest bits of nature that permeate all academic spaces and all residential units throughout the building.

The three-section articulated mass is programmed as follows: 1) a base where shared university lobby, meeting, & study functions, along with classroom & studio space join with renovated space in an existing adjacent building; 2) a shared mid-section of academic/university functions, along with residential amenities and one & two-bedroom units; and 3) and upper block of one & two-bedrooms and shared rooftop space.

Upper Residential Block (Floors 8-27): 69,082gsf
Middle Residential Block (Floor 8-14): 36,883gsf
Academic/University Base Area (Floors C-8): 47,826gsf (new) + 45,000gsf (existing)