02-10-2020
Understanding Hybrid Buildings
New York City is poised for incredible growth, with an anticipated population of over nine million people by 2030. Urbanization of this magnitude requires novel solutions to accommodate an ever-increasing number of people. Enter the hybrid building. Unlike mixed-use developments, hybrid buildings integrate seemingly disparate partners such as schools, churches, office space, and residences. The result is a healthy neighborhood with a strong sense of community.
FXCollaborative and ULI (Urban Land Institute) New York recently presented a panel discussion about this new breed of development—how and why they work, and some common challenges facing these types of projects. The discussion between a director of public schools, a developer, an architect, and a lawyer, focused on the opportunities and challenges of this new breed of development, and how hybrid buildings can benefit the parties involved. For example, hybrid developments allow cash-poor non-profit organizations to unlock their most valuable asset—their site and airspace; while for developers, hybrid projects can be financially attractive because they do not require an upfront commitment of funds.
One example of a hybrid building is the 42-story 77 Greenwich in Lower Manhattan, which includes retail space and a 476-seat public school at its base. The stone-clad school building occupies part of the tower and extends into an adjacent landmarked Federalist-style building, one of only five remaining downtown. The glass residential tower above, with its sawtooth form, provides luxury homes, all of which have views of New York Harbor and Lower Manhattan.
For all the benefits, hybrid projects are not without their challenges. Achieving consensus among disparate groups with different priorities and decision-making processes requires a careful alignment of needs. Adding to the complexity are issues such as permitting, sequencing, and working with city agencies. For hybrid buildings to work, all partners must enter into the project with a high level of trust, commitment, and a willingness to compromise.
Via Building Design+Construction magazine:
"New York City's scarcity of developable sites, and pressures on the use of what land is available, have created opportunities for innovative design that, for the past few years, FXCollaborative has taken advantage of by creating hybrid buildings that pair tenants that typically stand alone. 'Our experience is understanding the three-dimensional puzzle,' says Dan Kaplan, a senior partner at the firm. He adds, too, that these hybrids—which he also calls 'graphed buildings'—give owners and developers more options for monetizing their land and air space. 'It's found money.'" Read more here.
Panelists:
Elan Abneri, Senior Director of Architecture and Engineering, NYC School Construction Authority
Miriam Harris, Executive Vice President, Trinity Place Holdings
Dan Kaplan, Senior Partner, FXCollaborative
Jeffrey Schwartz, Partner, SSRGA (Schwartz Sladkus Reich Greenberg Atlas LLP)
Moderator:
Heidi Blau, Partner, FXCollaborative
The Urban Land Institute (ULI) is a global non-profit headquartered in Washington DC with over 40,000 members worldwide whose mission is to provide leadership in the responsible use of land and in the creation of sustainable, thriving communities. ULI New York carries out, at the local level, the mission of ULI by promoting an open exchange of ideas, information, and experience among industry leaders and policy makers dedicated to creating better neighborhoods. ULI New York offers in-depth analysis of current land use issues and educates real estate professionals on the impact of land use policies on the City's future. The organization also invests in the professional and personal development of the next generation of community and real estate industry leaders.
FXCollaborative is a New York City-based architecture firm founded in 1978. The firm leverages broad expertise in architecture, interiors, and planning to enrich our world with responsible, intelligent, and beautiful design. The firm's holistic approach integrates client aspirations, an urban sensibility, and a celebration of the craft of building. FXCollaborative's work ranges from the scale of individual buildings and interiors—office towers, multi-family residences, cultural facilities, workplace, K-12 and higher-education institutions—to the city as a whole, addressing infrastructure and transportation.
FXCollaborative and ULI (Urban Land Institute) New York recently presented a panel discussion about this new breed of development—how and why they work, and some common challenges facing these types of projects. The discussion between a director of public schools, a developer, an architect, and a lawyer, focused on the opportunities and challenges of this new breed of development, and how hybrid buildings can benefit the parties involved. For example, hybrid developments allow cash-poor non-profit organizations to unlock their most valuable asset—their site and airspace; while for developers, hybrid projects can be financially attractive because they do not require an upfront commitment of funds.
One example of a hybrid building is the 42-story 77 Greenwich in Lower Manhattan, which includes retail space and a 476-seat public school at its base. The stone-clad school building occupies part of the tower and extends into an adjacent landmarked Federalist-style building, one of only five remaining downtown. The glass residential tower above, with its sawtooth form, provides luxury homes, all of which have views of New York Harbor and Lower Manhattan.
For all the benefits, hybrid projects are not without their challenges. Achieving consensus among disparate groups with different priorities and decision-making processes requires a careful alignment of needs. Adding to the complexity are issues such as permitting, sequencing, and working with city agencies. For hybrid buildings to work, all partners must enter into the project with a high level of trust, commitment, and a willingness to compromise.
Via Building Design+Construction magazine:
"New York City's scarcity of developable sites, and pressures on the use of what land is available, have created opportunities for innovative design that, for the past few years, FXCollaborative has taken advantage of by creating hybrid buildings that pair tenants that typically stand alone. 'Our experience is understanding the three-dimensional puzzle,' says Dan Kaplan, a senior partner at the firm. He adds, too, that these hybrids—which he also calls 'graphed buildings'—give owners and developers more options for monetizing their land and air space. 'It's found money.'" Read more here.
Panelists:
Elan Abneri, Senior Director of Architecture and Engineering, NYC School Construction Authority
Miriam Harris, Executive Vice President, Trinity Place Holdings
Dan Kaplan, Senior Partner, FXCollaborative
Jeffrey Schwartz, Partner, SSRGA (Schwartz Sladkus Reich Greenberg Atlas LLP)
Moderator:
Heidi Blau, Partner, FXCollaborative
The Urban Land Institute (ULI) is a global non-profit headquartered in Washington DC with over 40,000 members worldwide whose mission is to provide leadership in the responsible use of land and in the creation of sustainable, thriving communities. ULI New York carries out, at the local level, the mission of ULI by promoting an open exchange of ideas, information, and experience among industry leaders and policy makers dedicated to creating better neighborhoods. ULI New York offers in-depth analysis of current land use issues and educates real estate professionals on the impact of land use policies on the City's future. The organization also invests in the professional and personal development of the next generation of community and real estate industry leaders.
FXCollaborative is a New York City-based architecture firm founded in 1978. The firm leverages broad expertise in architecture, interiors, and planning to enrich our world with responsible, intelligent, and beautiful design. The firm's holistic approach integrates client aspirations, an urban sensibility, and a celebration of the craft of building. FXCollaborative's work ranges from the scale of individual buildings and interiors—office towers, multi-family residences, cultural facilities, workplace, K-12 and higher-education institutions—to the city as a whole, addressing infrastructure and transportation.
