Design beyond zoning: Negotiating architectural form and bulk restrictions at HL23

Abstract

This article uses Neil M. Denari’s HL23 condominium tower in West Chelsea, New York City, as the lens through which to focus on the architectural design pathway in discretionary reviews to negotiate architectural form and bulk restrictions. The argument states that creative architectural forms can appropriate an unorthodox site configuration in accord with planning objectives and that review procedures are needed to recognize and evaluate such attempts. The objective of this article is, therefore, to elucidate the way in which design in discretionary reviews can be used as a method to negotiate the complex relationships between architectural form and zoning constraints within an existing system. As the shape of HL23 evolved in response to a complicated constellation of site conditions and zoning amendments, relationships between architectural design and urban planning process combine to frame case study research on the zoning background and authorization procedure that issued design beyond zoning. Because hardened setback regulations dramatically limited the profitability ratio of the project, design was used to negotiate the complex relationships between architectural form and bulk restrictions. When elucidating the design pathway pursued to realize the building, flexibilities within zoning are unlocked. This article has been developed accordingly: It examines HL23’s complicated site; it contextualizes the zoning amendments that reduced the project’s profitability ratio; it explicates the shape of bulk restrictions; it analyzes the digression categories; it synthesizes form and digression through an analytical study of the design pathway; it demonstrates that design in discretionary reviews can be used as a method to negotiate the complex relationships between architectural form and zoning constraints; and it discusses flexibilities in zoning. Data for this article were collected through literature research, direct observation, archival research, drawing analysis, and interviews. The findings have bearing on research and practice in architecture, urban design, urban planning, and real estate.