2023 Plimpton-Poorvu Design Prize, First Prize: “The Gansevoort: Design for Longevity”
by Xinxin Cheryl Lin (MArch II ’24), Vivian Cheng (MAUD ’23), and Pinyang Paul Chen (MRE ’24, MLAUD ’23) — Recipients of the Plimpton-Poorvu Design Prize, First Prize.
In Manhattan’s embrace, a testament to longevity,
The Gansevoort stands, a beacon of prosperity.
A fusion of humans and the environment we see,
A poetic tribute to life, in a city by the sea.
As healthcare progresses, individuals are enjoying longer, healthier lives, shifting the focus towards holistic well-being rather than just treating illnesses. The Gansevoort embraces the cultural and technological drive for longer lives and explores its impacts, implications, and opportunities for envisioning new urban living at the Gansevoort Peninsula in Manhattan, New York. We propose a mixed-use, multi-family housing complex—a “mini-city” that champions healthy city planning, cutting-edge urban strategies, and enhances the longevity of its residents, neighborhood, and environment. Our proposal seeks to cultivate a vibrant community that promotes well-being and healthy living by combining exceptional urban spaces, prime location, and a dynamic community culture. Embracing modular designs and eco-friendly building practices, we aim to develop a circular waterfront community that benefits both the environment and its inhabitants. By applying these sustainable design principles, the project can reduce its environmental footprint and lower long-term operating costs.
Given the project’s proximity to popular attractions like High Line, Little Island, and Hudson River Park, it has the potential to attract significant foot traffic and boost retail and commercial revenue. The Gansevoort focuses on sustainable building practices and leveraging its prime location for revenue growth while acknowledging risks like climate, regulation, competition, macroeconomic environments, market cycles, construction delays and hazards. The economic strategy for this modular mixed-use development at the Gansevoort focuses on employing sustainable and cost-effective building methods.
The Gansevoort reimagines the scale of the block to create intimate, human-scaled spaces for daily activities and improved pedestrian access. This approach fosters a healthy, vibrant, and inviting neighborhood that celebrates the longevity of both humans and the environment within Manhattan’s bustling cityscape. The Gansevoort aims to re-establish a more interactive and reciprocal relationship between humans and the built environment by implementing a design strategy to reengage peoples’ physical experience and spatial perception, targeting both the physical, mental, and social health of human, while foregrounding the resiliency and sustainability of the urban environment for all living beings to thrive.
The design approach of modular aggregation and clustering is employed to achieve a rightsized community featuring human-scale domains, which promotes a healthy living environment that encourages social activities and interaction. By leveraging modular construction, this project aims to expedite construction, reduce costs, and enhance quality control. With the modular strategy being a catalyst to the prime location, the project provides access to the city’s top attractions and transportation hubs, making it a highly desirable location for buyers, renters and retailers.
The site offers multiple access points, ensuring convenience for both pedestrians and drivers. Pedestrians can directly enter the site from The Whitney Museum of Modern Art (MOMA) through a crossroad at the northern corner, or from Little Island and Pier 51 via the Hudson River Park. For drivers, one-way vehicular roads encircle the site, connecting to parking structures within each cluster and the surrounding area. As public transportation is unavailable, residents can conveniently drive in and out of the complex. Additionally, the waterfront features a water taxi stop situated between Pier 79 W at 39th Street and the World Financial Center in downtown Manhattan. With a variety of entry points for pedestrians, drivers, and water taxis, visitors and residents can access the site from any direction, compensating for the lack of public transportation and ensuring ease of movement.
The Gansevoort offers a chance to investigate the effects of increased lifespan on design and the environment, with modular construction, sustainability, and social responsibility at its core. It is positioned to lead the New York real estate market while offering investors the potential for strong returns.
The Gansevoort’s economic strategy involves sustainable building methods and utilizing its location to increase revenue potential. However, the project faces several risks, including climate, regulatory, market competition, changing consumer preferences, delays, and construction risks, as well as ongoing property management and maintenance cost overruns. To mitigate the risks associated with rising interest rates and expanding cap rates, the refinancing strategy employs a lower LTV approach, ensuring a healthy cash flow to support a strong DSCR.
The Gansevoort is designed to accommodate a diverse array of renters and owners. For instance, 1B1B units cater to young professionals seeking affordable, convenient living and urban explorers drawn to cultural and entertainment destinations. 2B2B units suit nuclear families in search of spacious homes with community amenities, while retiring couples appreciate privacy and tranquility. Multi-generational families looking for proximity to schools and community amenities will find 3B2B units adequate, and large families or roommates requiring more living space can benefit from the roomy 4B2B units with easy access to public amenities. The design concept aspires to create a community that emphasizes culture and care, with a multi-generational approach that fosters a supportive environment. For example, young couples can rely on their elderly neighbors for childcare while at work, building trust and community bonds stronger than hiring external assistance. The Homeowners’ Association (HOA) can offer incentives to further encourage this type of community, contributing to the overall well-being and longevity of its residents.
The Gansevoort integrates non-residential programs beneath its residential sections, creating a vibrant community. A pedestrian-only central axis connects commercial areas with the waterfront, encouraging foot traffic and fostering social connection. Mindful of the pedestrian and residential experience, the project utilizes the inner spaces with limited access to natural light at the base of each cluster for parking facilities. This strategic placement minimizes the impact on the vibrant atmosphere above while ensuring efficient use of the available space. Longevity and care are core principles guiding the design and execution of the Gansevoort. By creating an environment that nurtures well-being, fosters social connections, and offers a wealth of amenities, the development supports the long-term health and happiness of its residents. The project’s focus on sustainable design and energy-efficient strategies further contributes to the longevity of both the built environment and the surrounding natural ecosystem.
