Architecture

ODA completes "upside down" condo in NYC

ODA completes "upside down" co...
100 Norfolk includes 50,000 sq ft (4,645 sq m) of interior floorspace, spread over 12 floors
100 Norfolk includes 50,000 sq ft (4,645 sq m) of interior floorspace, spread over 12 floors
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100 Norfolk rises to a height of 120 ft (36 m)
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100 Norfolk rises to a height of 120 ft (36 m)
100 Norfolk includes 50,000 sq ft (4,645 sq m) of interior floorspace, spread over 12 floors
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100 Norfolk includes 50,000 sq ft (4,645 sq m) of interior floorspace, spread over 12 floors
Architectural drawing showing 100 Norfolk's unusual design
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Architectural drawing showing 100 Norfolk's unusual design
"Instead of locating the bulk of the building’s mass at its base—where fresh air and sunlight are diminished, and street noise abounds—ODA wondered whether the massing could essentially be reversed, with a narrow base rising to a more expansive top," explains the firm
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"Instead of locating the bulk of the building’s mass at its base—where fresh air and sunlight are diminished, and street noise abounds—ODA wondered whether the massing could essentially be reversed, with a narrow base rising to a more expansive top," explains the firm
100 Norfolk has a narrow base that expands as the building rises to a large upper area
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100 Norfolk has a narrow base that expands as the building rises to a large upper area
100 Norfolk features a total of 36 residential units 
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100 Norfolk features a total of 36 residential units 
Inside one of 100 Norfolk's residential units
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Inside one of 100 Norfolk's residential units
100 Norfolk is located in New York City 
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100 Norfolk is located in New York City 
100 Norfolk has a narrow base that expands as the building rises to a large upper area
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100 Norfolk has a narrow base that expands as the building rises to a large upper area
Architectural drawing showing 100 Norfolk's unusual design
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Architectural drawing showing 100 Norfolk's unusual design
View gallery - 10 images

ODA New York has a history of using out-of-the-box ideas to both maximize desirable features and make the most out of awkward plots. For example, its East 44th Street tower is "stretched" to provide garden space despite being very narrow. Its newest project, 100 Norfolk, sees the firm do this again by turning a residential building on its head.

Located in New York City's Lower East Side, 100 Norfolk rises to a height of 120 ft (36 m) and includes 50,000 sq ft (4,645 sq m) of interior floorspace, spread over 12 floors. There are a total of 36 residential units inside.

100 Norfolk rises to a height of 120 ft (36 m)
100 Norfolk rises to a height of 120 ft (36 m)

The thinking behind the glazed building's unusual cantilevering design is that the plot 100 Norfolk sits on is relatively narrow, but there's ample space available up in the air.

"Instead of locating the bulk of the building's mass at its base – where fresh air and sunlight are diminished, and street noise abounds – ODA wondered whether the massing could essentially be reversed, with a narrow base rising to a more expansive top," explains the firm. "Basically, could 100 Norfolk be oriented upside down?

"Leveraging its masterful command of zoning laws – including those pertaining to the transfer of available air rights – ODA looked to a neighboring property for the answer. Or, more accurately, ODA looked above it, where the firm identified 11,000 sq ft [1,021 sq m] of unused air space ripe for construction."

Inside one of 100 Norfolk's residential units
Inside one of 100 Norfolk's residential units

Its narrow base expanding as the building rises offers the benefit of there being more residential units available the higher the tower rises, meaning more people get the benefit of the better views, which is the opposite effect of a standard tapering tower. It also creates a large rooftop terrace area that can be enjoyed by all residents.

100 Norfolk was completed in April this year.

Source: ODA New York

View gallery - 10 images
1 comment
yawood
Does that mean that you are able to buy the rights to the air space from the people next door?