Portfolio of Selected WorkS PROJECTS 71 Broadway 4-23 West 54th Street 24-37 Laight Street 38-51
Nature, and the subversion of the built environment. The exploration of new avenues in urban architectural design.
71 BROADWAY
|Photograph_Finished Installation|
06
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
71 BROADWAY • • • • • •
LOCATION | Financial District, Manhattan PROGRAM | Rooftop Amenity Space ROLE | Lead Designer_Estimator_Project Manager DESIGN TIMELINE | S.D, D.D, C.D Phases + Estimating_3 Months INSTALLATION TIMELINE | 2 Months FINAL INSTALLATION COST | $480,000.00
|Aerial Photograph_71 Broadway|
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY
SITE OVERVIEW Completed in 1898, and situated in the heart of New York City’s Financial District, the Empire Building was soon converted into the world headquarters of the U.S. Steel Corporation in 1901, and remained as such until 1976. For those 75 years this building served as the center for one of the world’s most inluential companies as it produced one of the world’s most revolutionary materials: steel. Recognized for its historic and cultural signiicance, the Empire Building was designated as a New York City Landmark in 1996 and placed on the National Register of Historic Places in 1998. With this project we set out to embody the historical and architectural signiicance of the site by both highlighting and subverting the very material that played such an important role in this building’s history and construction. That material being, steel.
|Historical Lithograph_71 Broadway|
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08
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
SITE DIAGRAMING AND OBJECTIVES
|Photograph_Original Site Conditions|
SCREEN LOWER LEVEL
SCREEN LOWER LEVEL OF AND OFBUILDING BUILDING AND UTILITY AREAS
UTILITY AREAS
CANNOT ANCHOR CANNOT ANCHOR INTO ROOF STRUCTURE OR PENETRATE INTO / PENETRATE WATERPROOFING MEMBRANE ROOF MEMBRANE
OBSTRUCT VIEWS OBSTRUCT VIEWS FROM ADJACENT FROM ADJACENT BUILDING BUILDING
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY
09
|Site Diagram|
CONCEAL VENTS CONCEAL VENTS + + ALLOW FOR PROPER ALLOW FOR AIRFLOW PROPER AIRFLOW
BLUR HARD EDGES EDGES BLUR HARD
10
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
SCHEMATIC DESIGN STUDIES
|Iteration 1|
|Iteration 2|
PROJECT OVERVIEW Our client’s objective for this project was to modernize and reprogramitize the building’s 23rd loor roof deck amenity space. Ownership felt that the apartment building lagged behind newer builds in Lower Manhattan, and that the roof deck should act as a selling point to perspective renters. The roof deck possessed both tremendous advantages and problematic concerns that made designing and programming the space a fun challenge and exercise in problem solving. First and foremost the desire was to capitalize on the roof’s expansive views of Lower Manhattan, and ensure that no unneeded element detracted from those view. However, having uninterrupted views also contributed to making you feel exposed when within the spaceboth to the elements and views from adjacent buildings. Additionally, being on the 23rd loor atop an exposed roof meant that wind was of high concern, and that any element placed within the space needed to account for wind loads and forces. This presented new challenges as we could not anchor or penetrate the roof because the building had recently installed a new water prooing membrane. Therefore, our sole method for combating high winds was to ensure elements were properly weighed and ballasted down. However, being that this was a roof space, loading was also of high concern. Therefore, we only had so much available live load to add.
Finally, there were four mushroom vents situated directly in the middle of the roof deck. These four vents presented a variety of new practical challenges. The vents needed to be visually and acoustically concealed, but without inhibiting proper airlow, all while ensuring that their placement within the space worked within the design and programmatic layout. My solution was to highlight the vents’ concealment and to make their enclosures the primary spacial organizers and design elements within the space. Thus the steel vent enclosures were born. This project presented many ‘Goldilocks’ dilemmas as we were in constant search for solutions that straddled the middle ground of design, feasibility, and practicality.
B r o a
11
I s o m e t r i c
P l a n
7 1
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY
|Final Iteration|
VENT ENCLOSURES FORM STUDIES
|Inspiration_Steel I Beam|
|Iteration 1| Too top heavy and solid with respect to weight and wind resistance.
|Iteration 2| Open design reduces wind resistance and accounts for vent placement. Bottom steel plates add additional ballast.
|Final Iteration| Wood cladding only on lower half conceals vents while allowing for proper airlow on top.
12
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
|Roof Plan|
|Steel Gates + Vent Elevations|
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY
LOADING DIAGRAMS AND MATERIAL BREAKDOWN
|Material Layout Diagram|
Gravel Concrete Pavers
}
Synthetic Lawn Green Roof
Total combined weight of all materials applied to roof = 160,796lbs
Soil/Plants Steel Gates
0
10000
20000
30000
40000
50000
TOTAL COMBINED WEIGHT OF INDIVIDUAL MATERIALS APPLIED TO ROOF (lbs) Steel Gates
Steel Gates
Soil/Plants Gravel
Soil/Plants
Synthetic Lawn Green Roof
Synthetic Lawn
Concrete Pavers
Green Roof
Gravel
Concrete Pavers
% OF ROOF SURFACE AREA COVERED BY INDIVIDUAL MATERIAL
% OF APPLIED ROOF WEIGHT BY INDIVIDUAL MATERIAL
13
14
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
BUDGET AND TIMELINE OVERVIEW The timeline for the entire project was extremely protracted, and totalled ive months from start of design until project completion. This required us to develop ideas and solutions on the run, while restricting us from undertaking comprehensive design and material studies. We worked directly with the building’s ownership to understand and develop strategies to work within the given timeline, ensuring that the space would open before the end of the 2017 summer season. Additionally, while our client remained lexible on the budgetunderstanding that fast tracking elements can add additional cost. Given our client’s high expectations for the project it was imperative that we provide constant feedback and updates on the project’s budget and timeline all the while managing expectations. Additionally, we as a company had to rely on our subcontractors with whom we had developed many years of trusted and meaningful relationships with. This trust would be put to the test as we needed our subcontractors to prioritize this project above all others. As such it was imperative that we remained up to date with regards to scheduled payments from the building’s ownership. This allowed us to pay our subcontractors on time, rewarding them for their hard work and investment in us and the project, while ensuring overall inancial success of the project.
Lead Time and Shop Manufacturing Site Installation
71 Broadway Roof Terrace Installation Week 5/15/2017 5/22/2017 5/29/2017 6/5/2017 6/12/2017 6/19/2017 6/26/2017 7/3/2017 7/10/2017 7/17/2017 7/24/2017 7/31/2017 8/7/2017 Task 15% Receipt of Balance Payment Due at 35% Invocie Completion Payment Progress Payments( TBD) Issued
Steel Structure Base Plates Steel Structure Frames Steel Structure Cladding Paving Synthetic Lawn Built-In Planters Modular Fiberglass Planters Kitchen Green Roof Irrigation Lighting Planting Furniture Punch List * Current Lead time Please note: Timeline is weather dependent
|Installation Timeline|
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY 50-02 23rd St Long Island City, NY 11101 212 685-6566 Telephone 212 685-6466 Fax
Proposal #20781 May 3, 2017
15
.71 Broadway Install protection materials for interior of residence/building during installation. Supply, deliver and install soil and drainage mat for all planters. Supply and install planting for all planters. Allocation for plants as listed. Fertilize and water in all plantings. Cart away debris and leave areas broom clean.
Description of Items Included Client
Chris Plati Equity Residential .71 Broadway New York, New York 10006
Project
.71 Broadway .71 Broadway New York, New York 10006
Scope We propose to furnish the following scope of work to complete .71 Broadway.
Description Project Development
Cost
$19,700.00
Capital Improvement Debris and Carting Truck and Parking Freight Plants Freight Soil Load and deliver soil and plants Install and remove protection materials Install soil and drainage Install Plantings Fertilize, mulch, water in and clean up Drain Away DA 70 Roll 208 sf Planting Media 1CU Fertilizer - PHC Healthy Start 3-4-3 Mulch- Cedar, Natural 3 CF Protection Paper/board Specialty Perennial and Grasses 1 Gal Specialty Evergreen Shrub 5 Gal Specialty Vine 3 Gal Groundcover Qt Specialty Decidous Shrub 5 Gal
Project coordination, insurances, site meetings, review, site survey, shop drawings and samples.
Sweep and inspect roofing before installation. Deliver materials to roof by hand through building. Install protections in building during work. Supply and install Hanover Pressed Pavers on pedestals and shims. Level pavers. Lead time of 4-5 weeks. Cut pavers as needed. Cart away debris. Install Hanover Charcoal pavers at kitchen area 249sf and Hanover Glacier White pavers all other areas. Leave area broom clean.
Description of Items Included Submittals, drawings, samples, reviews Project Coordination and Site Meetings Insurances Foreman Project/Vendor Review and Site Visits Project Management
Planter Installation
$75,600.00
Paving
Please note: Mock ups are not included in this pricing
$57,500.00
Please Note: Any patching or removal of debris from roof is not included in this pricing. Roof must be clean and clear of debris and construction materials before start of work
Supply, deliver and position all fiberglass planters and fabricate custom wood planters as per design plans.
Maspeth Price of $63K is for direct contracting our quote reflects 20% overhead and administration Please Note: Fiberglass planters priced in standard finish.
Description of Items Included Capital Improvement Debris and Carting Truck and Parking Freight Hanover Pavers - Glacial White (1670 sqft) Incl Paver System - Hanover Shims Hanover Pavers - Charcoal (294sqft) Incl Protection Paper/board Supply and install paving Maspeth @ 63K
Planters inside steel structures included in steel structure pricing.
Description of Items Included Capital Improvement Debris and Carting Truck and Parking Freight Planters Fiberglass Receive, deliver and install fiberglass planters Protection Paper/board 4) Planters-54"x 28"x 36"H Fiberglass (P1) 9) 36" x30"H Diameter Planter Fiberglass (R1) 2) Planters 38”x24”x36”H Fiberglass (P2) 1) Planter 24”x24”x36”H Fiberglass (P3) 1) Planter 24x42x36H Fiberglass (P4) 4) Planter 48" x 24”x 36”H Fiberglass (P5) 3) Planter 36" x 24 x 36”H Fiberglass (P6) 4) Planter 40”x28”x36”H Fiberglass (P7) Custom Wood Planters
Plantings and Soil
$38,000.00
Green Roof Layers and Planting Media
Deliver materials to roof by hand through building. Install protections in building during work. Supply and install 3" decorative Delaware River Stone as per drawing plans. Supply and install all drainage with separation fabric under green roof area. Supply and install 6" Geo-edging to retain soil at paving. Install extensive green roof media and plant with mix of appropriate sedum green roof plugs (3 per sf). Install erosion control netting.
$35,600.00
Please Note: Root barrier is not included in gravel or green roof profile. Roof must be clean and clear of debris and construction materials before start of work
Page 1 of 6
|Installation Proposal_Page 1|
.71 Broadway
.71 Broadway
Wire Nut - Medium 30) Lamps Outlet Cover 10/2 Single circuit wire 250' 2 Transformer 15) Kicher uplight 16001 AZT27 184 ft Tokistar Exhibitor Festoon Lights + 130 mounting clips 5) Task Lighting 15) Kichler Path lights 15870AZT27
Description of Items Included Capital Improvement Debris and Carting Truck and Parking Freight materials Deliver materials Install drainage mat and edging Install soil, and plantings Install gravel Clean Up Greenroof-GeoEdge 5.5" x 6.5" Black DuraFlex Gravel - Deleware River Stone Greenroof-Growth Medium1cu.ft. bags Greenroof-Drain Inspection Boxes Greenroof-Erosion Net Drain Away DA 50 Roll 200 sf (5 rolls) erosion netting Protection Paper/board Sedum plugs (3 per sf)
Turf-Artificial
$11,100.00
Irrigation
Install fully automatic drip irrigation system to water all plantings in planters and garden beds/greenroof. System includes irrigation controller and valve manifold, consisting of zone valves, master valves, disc filter and shut off valves.Irrigation lines will be installed along parapet and under pavers where necessary. Test and set system and review operation with owner.
$20,500.00
Sweep and inspect roofing before installation. Deliver materials to roof by hand through building. Install protections in building during work. Supply and install drainage mat under paving area. Artificial turf constructed with shims and base panels. Level to appropriate height to meet adjacent paving grade. Install artificial turf and secure to base. Please Note: Any patching or removal of debris from roof is not included in this pricing. Roof must be clean and clear of debris and construction materials before start of work Description of Items Included Capital Improvement Debris and Carting Truck and Parking Rosin Paper - Pro-tect Poly Craft Mask 3'x200' Freight Deliver materials Install insulation, shims, base panels, turf, and ballast Finishing Edges Shims (200) Ultimate Natural Turf (450sqft) Ultra base panel (450sqft) Insulation - Dow Blue Board 2" x 4' x 8' 25 PSI
Custom Steel Structures and Jakob Cable
Page 2 of 6
|Installation Proposal_Page 2|
Exclusions: All interior plumbing/electrical work, copper mains, backflow devices, water meters, enclosures and electrical sources are not part of this proposal. Appropriate water pressure required for irrigation system. Owner must supply spigot with 30psi min. Description of Items Included Capital Improvement Truck and Parking Freight Materials Irrigation Assistant Irrigation Tech. Installing copper at manifold Irrigation 1st Zone assembly W/Master Valve Manifold #1Assembly Outlet Cover Netafim drip line 1 ft Netafim bed basics Assembly Protection Paper/board Irrigation Additional Zone Clock-Toro 4 station Copper piping at manifold Spaghetti drip lines Poly Pipe Perimeter/100 Backflow Preventer Irrigation- Valve Box
$5,300.00
Green Roof Supplements
$101,000.00
Fabricate and install the follow:
Supply, deliver and install additional green roof soil. Grade soil to create mounded topography and increasing depth for semiintensive green roof plantings . Supply and install appropriate ornamental grass and perennial plugs to create semi-intensive green roof at mounded areas.
2 archway units, per drawing L-200 Description of Items Included
3 stand alone columns per drawing L-200 Materials to be 3 x 3 square steel tubing primed and painted with oil base black. All items will be anchored by a base plate system for structure and ballast (will not penetrate roof membrane). Cedar Cladding on structures as drawn. Jakob Cable run across from structure to structure for vines and festoon lights to be run across for shade and accent lighting. Structures covering (4) existing vent units. 195' of Jakob cable anchored and stung between steel structures for attachment of lighting and vines. As per design plans
Price adjustment Price adjustment Capital Improvement Freight Deliver and install additional plants and soil Soil- L I C Green Roof Intensive/Extensive Mix 1 CF Bagged Ornamental Grass vars. 1 Gal, Green Roof Perennial 1 Qt.
Allocation: $91,000-$101,000
Project Total
Please Note: Engineering review of structures not included. All permitting is the responsibility of the owner. Pricing based on current design and may be affect by engineering review.
|Installation Proposal_Page 3|
$426,200.00
+ Properly Completed Capital Improvement Form
Terms & Conditions
Page 3 of 6
|Installation Proposal_Page 5|
Page 5 of 6
16
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
INSTALL PROGRESSION
|June 09_Installing Drainage Mat and Vent Enclosure Ballasting|
|June 15_Delivering Pavers|
|June 22_Installing Pavers and Vent St
|June 30_Delivering Wood Cladding and Planter Liners|
|July 10_Installing Synthetic Lawn Framing |
|July 11_Finishing Synthetic Lawn Fram
|July 21_Cladding Vent Structures|
|July 26_Planting|
|July 31_Installing Green Roof|
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY
tructures|
|June 22_Installing Pavers and Vent Structures|
|June 23_Finishing Paving and Vent Structure Installation|
ming and Delivering Synthetic Lawn|
|July 19_Cladding Vent Structures|
|July 20_Laying Synthetic Lawn|
|August 02_Finalizing Plantings|
|August 04_Placing Furniture|
17
18
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
FINISHED INSTALLATION
|Finished Installation_Photo_Planted Steel Gates|
|Finished Installation_Photo_Festoon Lighting|
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY
|Finished Installation_Photo_Lounge Area|
|Finished Installation_Photo_Planted Steel Gate|
19
20
71 BROADWAY | ROOFTOP AMENITY SPACE | FINANCIAL DISTRICT
|Finished Installation_Photo_Plantings|
|Finished Installation_Photo_Hardscape Pixilation|
FINANCIAL DISTRICT | ROOFTOP AMENITY SPACE | 71 BROADWAY
|Finished Installation_Photo_Grilling and Eating Area|
|Finished Installation_Photo_Green Roof|
|Finished Installation_Photo_Gate|
21
|Finished Installation_Photo_Green Roof and Sunning Area|
WEST 54TH STREET
|Perspective_Looking South Towards the M.O.M.A.|
26
WEST 54th STREET| PRIVATE COMMERCIAL ROOFTOP | MIDTOWN
WEST 54TH STREET
•
LOCATION | Midtown, Manhattan
•
ROLE | Lead Designer_Estimator
• • • •
PROGRAM | Private Oice Rooftop DESIGN TIMELINE | S.D, D.D, C.D Phases + Estimating _ 3 Months BUDGET | $300,000.00 COMPLETION DATE | To Be Determined
|Aerial Photograph|
PROJECT OVERVIEW Situated in the heart of Midtown Manhattan and directly across from the Museum of Modern Art, this slim 6th loor roof deck possess beautiful views down onto the picturesque M.O.M.A. courtyard, which was sure to be the central focal point for the space. Therefore, developing interesting and appropriate means to mediate that experience was central to the project. The roof deck’s program was intended to facilitate a variety of uses by a variety of users. Employees of the building’s ownership and sole business tenant as well as the ownership’s family would have access to the space. From lunch breaks, to buisness meetings, and family functions this space had to remain lexible and accomodating. The building itself was built in the late 1800’s and was designated a historic landmark by New York City’s Landmarks Commission (LPC). This fact added complication to the design process, especially when designing elements towards the front of the building as our client needed assurance that the roof deck would not be held up by
concerns of the Landmarks Preservation Commission. Additionally, given the building’s age, construction, and location there were a variety of structural concerns that needed to be addressed to ensure success of the project. For example, the building’s roof had a large pitch to it, which required a multilevel approach to the project so as to negate the pitch and provide a level walking surface. Furthermore, the roof’s structure was determined to have a very low weight capacity due to its age and construction. This fact forced us to be mindful of every element and its weight. Additionally, we also did not have the ability to anchor into the roof as doing so could compromise the roof’s structure and membrane. Therefore, all elements would either need to be self-supporting or part of a larger matrix of elements that supported one another.
MIDTOWN | PRIVATE COMMERCIAL ROOFTOP | WEST 54th STREET
SITE DIAGRAMING AND OBJECTIVES
|Photograph_Original Site Conditions_Looking South|
|Photograph_Original Site Conditions_Looking North|
UPPER LEVEL = CANNOT ANCHOR INTO/ PENETRATE ROOF
LOWER LEVEL = CANNOT ANCHOR INTO/PENETRATE ROOF
SECTION SHIFT TO ACCOUNT FOR ROOF SLOPE
|Site Diagram_Looking South|
|Site Diagram_Looking North|
27
28
WEST 54th STREET| PRIVATE COMMERCIAL ROOFTOP | MIDTOWN
SCHEMATIC DESIGN STUDIES
SECTION STUDY
N
SECTION STUDY
N
SCHEMATIC STUDY
N
N
N
SCHEMATIC PERSPECTIVE STUDIES
MIDTOWN | PRIVATE COMMERCIAL ROOFTOP | WEST 54th STREET
STAIRS + WOOD DECKING
29
SPECIMEN TREE #1
HVAC SCREENING
SOFA
BAMBOO
N
LOWER LEVEL
UPPER LEVEL
|Hand Rendering_Final Concept Plan|
PORCELAIN PAVERS
SPECIMEN TR STONE SERVING COUNTER PORCELAIN PAVERS
WOOD BUILT-IN SEATING BAMBOO
SEATING |Program Diagram_Horizontal ‘Bar’|
|Sectional Rendering_Horizontal Bar|
WOOD BUILT-IN SEATING
BANQUETTE
PLANTING / SCREENING
SEATING
PLAN- BANQTING UETTE
WEST 54th STREET| PRIVATE COMMERCIAL ROOFTOP | MIDTOWN
1
2
2 L-162.00
4" 8"
5'-2 3/4"
1'-11 3/4"
3"
PEDESTALS
1/2" ENKADRAIN
8"x8"x1/4" TUBULAR ALUMINUM OR STEEL RAILING ASSEMBLED ON SITE
BASE PLATE (STEEL OR ALUMINUM) 3'x3" (GUAGE TBD) -LEVELED ATOP DRAINAGE-MAT
3 3/4"
RAILING ELEVATION LOOKING SOUTH 1" = 1'-0"
8 x 8 TUBULAR ALUMINUM OR STEEL RAILING (GUAGE TBD) 4" o.c. 4" o.c. 4" o.c.
EXISTING BALUSTRADE
SS JAKOB CABLE TENSION RODS WITH 1/4" SS CABLE, PLACED EVERY 4"
GRAVEL (POCONO STONE AT 2" DEPTH FIBERGRATE (TYP: TBD)
PRESSURED TREATED FRAMING LEVELED ATOP PEDESTALS
L-BRAKCETS MECHANICALLY FASTENED TO RAILIGN AND BASEPLATE
RAILING CONNECTION DETAIL 3" = 1'-0"
|Front Railing / Bar Detailing|
30
8" 1/2"
COLLAR CONCEALING MECHANICAL ATTACHMENT (SAME FINISH AS RAILING)
5'-1 1/4"
PEDESTALS LEVELED ATOP DRAINAGE-MAT
3'-6 1/2"
JAKOB CABLE
21'-5"
3"
TIMBER FRAME
18x36" PORCELAIN PAVER ATOP TIMBER FRAME
3 L-162
5'-1 1/4"
2" = 1'-0"
RAILING PROFILE
PORCELAIN PAVING
3"
EXISINT BALUSTRADE
3
5'-2 3/4"
BUILT-IN PLANTER
4"
50-02 23rd Street Long Island City, NY 11101
P: 212.685.6566 F: 212.685.6466 townandgardens.com
© TOWN AND GARDENS, LTD.
DATE
DESCRIPTION
THIS DRAWING, IN PRINTED AND ELECTRONIC FORM, MAY NOT BE USED, DUPLICATED, MODIFIED OR CHANGED IN ANY MANNER WITHOUT THE WRITTEN CONSENT OF TOWN AND GARDENS, LTD. ANY USE, DUPLICATION, MODIFICATION OR CHANGE WILL SUBJECT THE USER AND ITS AGENTS TO LIABILITY OF SUCH ACTS.
ISSUES
NO.
SEAL & SIGNATURE
KEY PLAN
CLIENT
ADDRESS
SKYLINE DEVELOPERS CONSTRUCTION LLC
NB
CHECKED BY
BS
13-15 West 54th Street
DRAWN BY
SCALE
03/23/2018
CURRENT ISSUE DATE
RAILING DETAILS
DRAWING TITLE
L-162.00
DRAWING NO.
STAIRS (4 RISERS AT 5" (H))
SCREENING 6'(H) W/ DOOR
12'-5"
2x4 PRESSURE TREATED FRAME 840SF
7/ 8"
5'-8 1/2"
1X5 THERMORY BENCH
14'-7 3/4"
15'-0"
2' x2' PORCELAIN PAVES
FURNITURE (TYP: TBD)
1'-0" 1'-0" 1'-0"
11'-6" 5'-11 3/8"
1x5 THERMORY DECKING 100SF
PORCELAIN PAVES
METAIL RAILING
BUILT IN PLANTER
5"
5"
RIVER STONE
FENCE @ 3'(H) -W/ DOOR
7'-4 1/4"
5 9'-
BUILT IN PLANTER
44'-4 3/4"
1 L-160
10'-4 7/8" 5" 1'-2" 5"
1 L-160
2'-4 5/8"
1 L-160.01
|Final Roof Deck Plan|
2'-8 1/8"
14'-7 7/8"
2'-0"
31 MIDTOWN | PRIVATE COMMERCIAL ROOFTOP | WEST 54th STREET
50-02 23rd Street Long Island City, NY 11101
P: 212.685.6566 F: 212.685.6466 townandgardens.com
© TOWN AND GARDENS, LTD.
DATE
DESCRIPTION
THIS DRAWING, IN PRINTED AND ELECTRONIC FORM, MAY NOT BE USED, DUPLICATED, MODIFIED OR CHANGED IN ANY MANNER WITHOUT THE WRITTEN CONSENT OF TOWN AND GARDENS, LTD. ANY USE, DUPLICATION, MODIFICATION OR CHANGE WILL SUBJECT THE USER AND ITS AGENTS TO LIABILITY OF SUCH ACTS.
ISSUES
NO.
SEAL & SIGNATURE
1 L-160.01
KEY PLAN
CLIENT
ADDRESS
SKYLINE DEVELOPERS CONSTRUCTION LLC
CHECKED BY
1/2" = 1'-0"
NB
BS
13-15 West 54th Street
DRAWN BY
SCALE
04/19/2018
CURRENT ISSUE DATE
VE MASTER PLAN
DRAWING TITLE
L-100.02
DRAWING NO.
32
WEST 54th STREET| PRIVATE COMMERCIAL ROOFTOP | MIDTOWN
LOADING DIAGRAMS AND BREAKDOWN remain sparing in their use as the weight of saturated soil is tremendously high. We also planned for a low proile stone perimeter to accommodate the site’s irregularities along its edges. The pebbles would provide the illusion of depth and weight, but would in fact only be an inch or two in depth.
The roof’s live load weight capacity was determined to be very low. As such, we had to develop strategies to signiicantly reduce the added weight of proposed design elements, while so without compromising on the design’s overall impact. For hardscaping we selected porcelain pavers and thermory wood as both materials are comparatively light. For the plantings we had to
P: 212.6 F: 212.6 townan
© TOWN AND
1 L-160
THIS DRAWIN FORM, MAY N OR CHANGE WRITTEN CON ANY USE, DUP CHANGE WIL TO LIABILITY O
2x4 PRESSURE TREATED FRAME 840SF
2' x2' PORCELAIN PAVES
11'-6"
RIVER STONE
50-02 23 Long Isla
SCREENING 6'(H) W/ DOOR
ISSUES
PORCELAIN PAVES
5 9'8" 7/
STAIRS (4 RISERS AT 5" (H))
NO.
DATE
METAIL RAILING
SEAL & SIGN
5'-8 1/2"
1 L-160.01
FENCE @ 3'(H) -W/ DOOR
5'-11 3/8"
7'-4 1/4"
1 L-160.01
10'-4 7/8"
14'-7 7/8"
FURNITURE (TYP: TBD)
5" 5"
2'-0"
KEY PLAN
BUILT IN PLANTER
1'-0"
5" 1'-2" 5"
1'-0" 1'-0"
1X5 THERMORY BENCH
14'-7 3/4"
12'-5"
2'-8 1/8"
2'-4 5/8" 15'-0"
CLIENT
BUILT IN PLANTER
SKYLIN CONS
1x5 THERMORY DECKING 100SF
|Material Layout Diagram|
ADDRESS
44'-4 3/4" 1 L-160
13-15
DRAWN BY
SCALE
Pebbles
Pebbles
Pavers
Pavers
Wood
CURRENT ISS
DRAWING T
VE M
Wood
Soil/Plants
DRAWING N
L-
Soil/Plants
Unused 0
100
200
300
400
500
SURFACE AREA OF MATERIALS DESIGNED FOR ROOF (sqft) SOIL/PLANTS
0
10
20
30
40
50
60
70
WEIGHT OF MATERIALS PER SQ. FT. (lbs)
UNUSED SOIL/PLANTS PAVERS
WOOD
PAVERS
PEBBLES
WOOD
% OF ROOF SURFACE COVERED BY INDIVIDUAL MATERIAL
% OF APPLIED ROOF WEIGHT BY INDIVIDUAL MATERIAL
PEBBLES
80
MIDTOWN | PRIVATE COMMERCIAL ROOFTOP | WEST 54th STREET
33
CONSTRUCTION METHODOLOGY While developing the design it became clear that we needed to construct an elevated, rigid frame above the roof to more evenly distribute the weight of elements, overcome the roof’s pitch, and allow for points of connection for built-in elements. This frame was to become the central coehesive element that would allow all othe elements to function properly.
Additionally, it’s advantageous to construct roof tops as nonpermanent, modular systems to allow for disassembly in case of needed repairs to the underlying roof structure. Therefore, the rigid framing system and all other roof elements needed to be constructed in modular panels so as to allow for ease of disassembly in case of needed future repairs.
Safety Railing Fence Framing Bench Cladding Bench Framing Porcelain Pavers Paver Spacers Railing Footing 2x4 Pressure treated lumber frame
Pebbles Drainage Mat Fibergrate 50-02 23rd Street Long Island City, NY 11101
Adjustable Pedestals
P: 212.685.6566 F: 212.685.6466 townandgardens.com © TOWN AND GARDENS, LTD.
1 L-160
THIS DRAWING, IN PRINTED AND ELECTRONIC FORM, MAY NOT BE USED, DUPLICATED, MODIFIED OR CHANGED IN ANY MANNER WITHOUT THE WRITTEN CONSENT OF TOWN AND GARDENS, LTD. ANY USE, DUPLICATION, MODIFICATION OR CHANGE WILL SUBJECT THE USER AND ITS AGENTS TO LIABILITY OF SUCH ACTS.
RIVER STONE
2x4 PRESSURE TREATED FRAME 840SF
2' x2' PORCELAIN PAVES
11'-6"
Drainage Mat SCREENING 6'(H) W/ DOOR
ISSUES
PORCELAIN PAVES
5 9'8" 7/
STAIRS (4 RISERS AT 5" (H))
NO.
DATE
DESCRIPTION
METAIL RAILING
10'-4 7/8"
7'-4 1/4"
5'-8 1/2"
1 L-160.01
5'-11 3/8"
FENCE @ 3'(H) -W/ DOOR
1X5 THERMORY BENCH
BUILT IN PLANTER 5"
KEY PLAN
5"
1'-2" 5"
2'-0"
5"
1'-0" 1'-0" 1'-0"
12'-5"
15'-0"
CLIENT
BUILT IN PLANTER
SKYLINE DEVELOPERS CONSTRUCTION LLC
1x5 THERMORY DECKING 100SF
ADDRESS
44'-4 3/4" 1 L-160
2'-8 1/8"
14'-7 3/4"
1 L-160.01
SEAL & SIGNATURE
2'-4 5/8"
|Upper Level_Axonometric Construction Study|
14'-7 7/8"
FURNITURE (TYP: TBD)
13-15 West 54th Street
DRAWN BY
CHECKED BY
NB
BS
SCALE
1/2" = 1'-0" CURRENT ISSUE DATE
04/19/2018 DRAWING TITLE
VE MASTER PLAN DRAWING NO.
34
WEST 54th STREET| PRIVATE COMMERCIAL ROOFTOP | MIDTOWN
RENDERING STUDIES
|Perspective_Looking South Towards Upper Deck|
Porcelain pavers transition to wood decking to delineate sectional change.
MIDTOWN | PRIVATE COMMERCIAL ROOFTOP | WEST 54th STREET
|Perspective_Looking North|
Simpliied front safety railing and banquette juxtaposed with front balustrade.
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WEST 54th STREET| PRIVATE COMMERCIAL ROOFTOP | MIDTOWN 50-02 23rd St Long Island City, NY 11101
Budget # 23203
212 685-6566 Telephone 212 685-6466 Fax
BUDGET AND TIMELINE OVERVIEW
March 23, 2018
Client
While developing the design for the project we worked closely with our client to develop and budget multiple design options, while providing detailed estimates for the construction timeline of each option.
Mike Thompson Skyline Developers Construction LLC 13-15 West 54th St. New York, NY 10019
Project
.13-15 West 54th Rooftop 13-15 West 54th St. New York, NY 10019
Scope
Budget
Description
We went through several rounds of value engineering to arrive at a design that satisied both their inancial and design goals for the project. Additionally, we worked closely with subcontractors to develop construction methods and sequencing that would result in an expedited install process that would meet the client’s need for a protracted installation timeline.
$11,500.00
Project Development Project coordination, insurances, site meetings, review, shop drawings and samples.
Description of Items Included Submittals, drawings, samples, reviews Project Coordination and Site Meetings Insurances Foreman Project Review and Site Visits
$78,000.00
Elevated Platform, Pavers, Wood Decking
Supply and install approx 420sqft of Porcelain Pavers and 100 sf Thermory decking, and 4 risers/stairs all installed on top of and connected to elevated platform
Description of Items Included
Within the projected construction timeline we also incorporated payment terms and scheduling to assist our client in preparing timely payments- ensuring proper cash low during the install process.
Capital Improvement Debris and Carting Truck and Parking Freight Project Management Delivery of materials Porcelain Pavers Paver System - Pedestals Shops and delivery Protection Paper/board Install (100sqft) Custom Thermory Decking Install Porcelain pavers Install (1020sqft) raised 2x4 timber platform on pedestals
$14,600.00
Gravel Area
Supply and install 320sqft of Pocono Stone at 2" depth with metal edging installed atop raised platform using structural fibergrate panels.
Description of Items Included Capital Improvement
Page 1 of 5
|Installation Proposal_Page 1| .13-15 West 54th Rooftop
.13-15 West 54th Rooftop enclosures and electrical sources are not part of this proposal. All cement work, carpentry, waterproofing and all core drill if required provided by others. All underground sleeves to be provided and installed by others. Price is based on standard working hours utilizing non-union labor.
Debris and Carting Truck and Parking Freight Delver Materials Install gravel, fibergrate and peds and clean up Project Management Pocono stone 320sf 2" depth Fibergrate Edging- Greenroof-GeoEdge 4.5" x 3.25" Black DuraFlex Drain Away DA 50 Roll 200 sf Protection Paper/board
Custom Built In Thermory Wood Benches
Description of Items Included
$30,300.00
Supply and Install 33lf of custom Thermory benches placed on top of and connected to elevated platform as per design plans.
Description of Items Included Shops and delivery Custom Bench
Built In Granite Countertop
$9,700.00
Supply and install built-in Custom Granite Counter top with dimensions 9'(l) x 2'(w) x 2"(h) as per design plans
Capital Improvement Truck and Parking Freight Materials Irrigation Assistant Irrigation Tech. Installing copper at manifold Irrigation 1st Zone assembly W/Master Valve Manifold #1Assembly Outlet Cover Netafim drip line 1 ft Netafim bed basics Assembly Protection Paper/board Irrigation Additional Zone Clock-Toro 4 station Copper piping at manifold Spaghetti drip lines Poly Pipe Perimeter/100 Irrigation- Valve Box
$3,700.00
Drainage Mat and Insulation
Description of Items Included
Drainage Mat and Base Insulation on entire roof, if required, is not included at this time.
Built in Granite Countertop 9'x2'x2" Shops and delivery
Description of Items Included Custom Aluminum or Wood Pergola
$39,600.00
Capital Improvement Delivery and install Drain Away DA 20 Roll 208 sf.
Supply and install custom wood or aluminum pergola with louvers on top and sides with an overall dimension of: 8' x 8' x 9'h. Installed atop and anchored to elevated platform.
Project Total
Terms & Conditions
Please deduct: $8,000 - $11,000
Town & Gardens, Ltd. agrees to provide all labor and materials necessary to complete the above work. Town & Gardens, Ltd. shall maintain the work site in a neat and orderly fashion. Interior floors will be protected as possible with plastic backed construction paper where materials are being carted through. The work described in this proposal shall be furnished during normal business hours and as allowed by building or agreed to with client, with the following understanding: extraordinary weather conditions, inaccessibility of the site, availability of plant material, and/or changes in the plan may cause delays beyond the control of Town & Gardens, Ltd.
Description of Items Included Pergola 8'x8'x9'H Price adjustment Shops and delivery
Custom Planters, Soils, & Drainage
$46,100.00
Source, supply, deliver, and install custom built fiberglass, ceramic, and thermory wood planters as per concept plans. Supply, deliver and install soil and drainage mat to roof and install within all planting areas. Leave area broom clean and planters ready for planting.
Any alteration or deviation from the above after acceptance of the proposal involving extra costs will be executed only upon written orders and will become an additional charge over and above the proposal. Permits not explicitly included in the above proposal shall be the responsibility of the Client. Proposed project schedule to be provided by Client/Client’s representative to Town & Gardens, Ltd and schedule to be confirmed and mutually agreed upon. Delays to the schedule for any reason not solely under the control of Town & Gardens, Ltd. may result in additional fees. Town & Gardens, Ltd. and Client waive consequential damages for claims, disputes and other matters in question arising out of or relating to this agreement. In the event of changes, a 15% restocking fee and freight charges may be charged for materials ordered and not used. Special orders and custom finishes will be charged the full amount to the client. Storage fees may apply to items being held and/or cared for by Town & Gardens, Ltd due to delays caused by others.
Description of Items Included Capital Improvement Shops and delivery Debris and Carting Truck and Parking Freight Planters Freight Soil Install and remove protection materials Deliver & Install planters,& Soil Mulch, Fertilize and Clean up Drain Away DA 70 Roll 208 sf Planting media1CU Plant Tone 40lb bag Protection Paper/board 9) 2'x2'x2' Fiberglass Planters
Town & Gardens, Ltd. hereby reserves the right to photograph the work and use those images for internal and promotional/marketing purposes. The Client's name and address shall remain anonymous unless additional permission is granted. All plant material shall conform to existing specifications in the American Standards for Nursery Stock and shall be transported by covered truck. Protection and care of all plant material shall be the responsibility of Town & Gardens, Ltd, until planted and then all care and maintenance shall be the responsibility of the client and/or covered under our separate maintenance agreement. A one year guarantee on all newly planted trees and shrubs shall accompany our maintenance agreement. All components of systems or manufactured items shall be covered by manufacturers' warranties. No other warranties are expressed or implied. Town & Gardens, Ltd. shall not be responsible for winterizing the building spigots and plumbing or any damage caused by these nor damage to the plants caused by interruption of water supply or drop on pressure. Please notify Town & Gardens as soon as possible in the event of any irrigation problems. Care of the irrigation system after the installation shall not be the responsibility of Town & Gardens, Ltd. unless it is covered under a separate maintenance agreement from T&G Ltd. During the installation, access must be provided to an exterior cold-water
Page 2 of 5
|Installation Proposal_Page 2|
$305,800.00
+ Properly Completed Capital Improvement Form
Deduct Option: (6) Planters with Bamboo instead of a pergola
Page 4 of 5
|Installation Proposal_Page 3|
37 MIDTOWN | PRIVATE COMMERCIAL ROOFTOP | WEST 54th STREET
13-15 WEST 54TH ST ROOFDECK INSTALL PRE INSTALLATION
Town and Gardens requires confirmation of membrane and insulation completion dates and Payment Schedule roof availability for beginning of installation minimum 1 month prior to ordering materials and issuing deposits to vendors
TOWN AND GARDENS | OTHERS GFCI Installed and/or Working Spigot Installed and/or Working New Roof Membrane Installed and Tested R Value Insulation Installed Shop Drawings Shop Manufacturing Order Porcelain Paving (6-8 Week Lead time) Order Modular Planters (6-8 Week Lead Time) Order Furniture (Lead Times TBD) Deliver and Install Drainage Mat Deliver Gravel Ballast Temporary Ballast Down Drainage Mat Deliver and Install Fence Post and Structure
Deliver and Install 2x4 Elevated Platform and Components Prerun Irrigation and Lighting Lines Below Platform Deliver and Install Hardscape (Porcelain Paving and Wood Decking) Install Gravel Ballast Deliver and Install Front Metal Railing Deliver and Install Built-ins and Materials (Planters and Benches) Deliver and Install Fencing Deliver and Place Modular Planters
Deliver and Install Low Voltage Lighting Fixtures Deliver and Install Soils Deliver and Install Plantings Install Final Components of Irrigation System Test Irrigation and Lighting Systems Punch List Deliver, Assemble, and Place Furniture
|Installation + Payment Timeline|
Week 2
Lead Times Town and Gardens Others
Week 1
Week 3 35% Progress Payment Due Upon Completion of Hardscape
Week 4
Week 5
Week 6
SITE INSTALLATION
35% Progress Payment Due Upon Completion of Fencing
Please note: Timeline is weather dependent. Lead times are subject to change.
Week 7
Week 8
25% Progress Payment Due Upon Completion of Planting
Week 9
Week 10
Remaining Balance Due Upon Completion of Project
LAIGHT STREET
|Photograph_Finished Installation|
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• • • • • •
LAIGHT STREET | ROOFTOP AMENITY SPACE | TRIBECA
LAIGHT STREET LOCATION | Tribeca, Manhattan PROGRAM | Rooftop Amenity Space ROLE | Lead Designer_Estimator_Project Manager DESIGN TIMELINE | S.D, D.D, C.D Phases + Estimating _ 6 Months INSTALLATION TIMELINE | 5 Months FINAL INSTALLATION COST| $180,000.00
|Aerial Photograph|
TRIBECA | ROOFTOP AMENITY SPACE | LAIGHT STREET
PROJECT OVERVIEW After a recent installation of a new waterprooing membrane, a Tribeca Co-op board approached us to design and install a roof top amenity space for their high end residential building. The roof boasted sprawling views of Lower Manhattan, but did present many practical challenges when developing and implementing the design. The roof became sun drenched during the day, which is perfect for tanning but less so for most other activities. The roof space also contained a variety of large HVAC units that needed visual or acoustic screening so that they did not detract from your experience while in the space. Additionally, given that a new roof membrane had just been installed we were unable to anchor into the roof structure. As such all proposed elements needed to be self-supporting and ballasted down against high winds. Finally, the roof was determined to have an extremely low added weight capacity (live load), with one section requiring even less weight given roof’s structural design in that area. These facts made designing the space a tremendous challenge, with a constant give-and-take between proposed design elements and a budget that was itself highly restrictive. With these concerns in mind our objective was to provide the building’s residents with a roof top that had a variety of uses and unique spaces, while blurring the hard edges of the preexisting roof space- creating a calming meadow high above the city streets.
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LAIGHT STREET| ROOFTOP AMENITY SPACE | TRIBECA
SITE DIAGRAMING AND OBJECTIVES
|Photograph_Original Site Conditions|
|Site Diagram|
SCREEN MECHANICALS AND SIDE AREA OF ROOF
CANNOT ANCHOR INTO/PENETRATE ROOF MEMBRANE
CONCEAL VENTS + ALLOW FOR PROPER AIRFLOW
TRIBECA | ROOFTOP AMENITY SPACE | LAIGHT STREET
BLUR HARD EDGES
LOW CAPACITY WEIGHT AREA DUE TO OLD STRUCTURE
CONCEAL MECHANICALS + ALLOW FOR PROPER AIRFLOW
OBSTRUCT VIEWS FROM ADJACENT BUILDING
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LAIGHT STREET| ROOFTOP AMENITY SPACE | TRIBECA
CLIMBING VINES ON LIIS METAL TRELLIS
6’ PRIVET HEDGE IN 24” PLANTERS
GRASSES - 24”+ BUILT-IN BENCH
GRILL - CONNECTED TO GASLINE
PERGOLA
METAL TRELLIS W/ VINES SCREENING PIPES 6’IPE WOOD SCREEN
2’x 2’ CONCRETE PAVERS, USE EXISTING 6’ IPE WOOD SCREEN
GRASSES, 18-24”, AND FLOWERING PERENNIALS
ACOUSTIC WALL OPTION N
6” IPE WOOD EDGE 6’ SCREEN - EVERGREEN OR DECIDUOUS IN 24” PLANTERS
6’ PRIVET HEDGE IN 24” PLANTERS
VINE ON 4’ SCREEN 4” IPE WOOD EDGING VINE ON 4’ SCREEN 2’x 2’ WOOD IPE TILE DECKING
4’ IPE WOOD SCREEN
GRASSES, 18-24”, AND FLOWERING PERENNIALS DECORATIVE GRAVEL BALLAST
|Roof Plan|
RENDERING STUDIES
|Hand Rendering_Cedar Mechanical Screening|
|Hand Rendering_Green Roof and Hardscape|
TRIBECA | ROOFTOP AMENITY SPACE | LAIGHT STREET
CONSTRUCTION METHODOLOGY An area of the roof that presented particular diiculties when designing was the proposed sunning area. This section of the roof was determined to have an extremely low weight capacity. Therefore, we had to develop methods to stay at or below the determined weight limit, which was 13psf. Solutions included light weight wood decking tiles, anchored into a low proile track system for the walking surface. Along with a gravel bed and areas of grasses that provided the illusion of depth, but were in fact built up with foam insulation.
Wood Screening Concrete Ballast Steel Dunnage Edging Gravel 2’x2’ Wood Pavers
Paver Track System Grasses
Additionally, we had to place concrete ballast and structural components for the wood screening within the gravel area, concealing these within the greenroof’s layers.
Green Roof Soil Rigid Insulation Drainage Mat |Green Roof_Axonometric Construction Study of Green Roof and Hardscape|
|Hand Rendering_Pergola and Built-in Seating|
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LAIGHT STREET| ROOFTOP AMENITY SPACE | TRIBECA
INSTALL PROGRESSION
|December 31, 2015_Existing Concrete Paving Installed|
|February 12, 2016_East Cedar HVAC Screening Installed|
|March 03_West Cedar and HardiBo Installe
|May 15_Thermory Flooring Meeting Existing Concrete Pavers|
|June 13_Planting Installation|
|June 13_Planting Installation|
|June 14_Grass Screening Installation|
|June 23_Gravel Installation|
|June 28_Planter Placement|
oard HVAC Screening + Pergola ed|
TRIBECA | ROOFTOP AMENITY SPACE | LAIGHT STREET
|April 16_Soils Delivered|
|May 05_Thermory Flooring and Metal Edging Installed|
|June 13_Custom Planter Delivery|
|June 14_Insulation Ballast Installed|
|June 30_Furniture Placement|
|June 30_Install Plantings|
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LAIGHT STREET| ROOFTOP AMENITY SPACE | TRIBECA
FINISHED INSTALLATION
|Photograph_Finished Installation_Sunning Area|
|Photograph_Finished Installation_HVAC Screening and Pergola|
TRIBECA | ROOFTOP AMENITY SPACE | LAIGHT STREET
|Photograph_Finished Installation_Under Pergola|
|Photograph_Finished Installation_Front Rock Garden + Grasses|
|Photograph_Finished Installation_Wood Paving, Metal Edging + Succulent|
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|Photograph_Finished Installation_Sunning Area|