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FEASIBILITY STUDY
Sunnyside Yard Feasibility Study
February 6, 2017
New York City is in the midst of a period of comprehensive and detailed assessment of the
unprecedented growth. Our population has technical, planning, and financial considerations
reached a record 8.5 million, and current of building atop Sunnyside Yard.
projections estimate that it will reach an
astonishing 9 million before 2040. That growth We thank the many community members, elected
has helped make the City an even more dynamic leaders, public agencies, and other stakeholders
place to work, learn, and play, but it has also who informed this study. We look forward to
placed new stress on the core infrastructure continuing our work together to explore an
serving the City and the region. opportunity with the potential to prepare New York
City for the next century.
At the same time, land has become increasingly
scarce. Opportunities to expand the
transportation infrastructure we need to move Sincerely,
our workforce and the housing stock necessary
to shelter our residents are few and far between.
The public sector must reach for new and
innovative solutions to meet our needs.
In Western Queens, there remains one of New
York Citys last great opportunities to solve many Alicia Glen
of these challenges in one place. Sunnyside
i
A Guide to Using this Feasibility Study
Sunnyside Yard Feasibility Study
A Guide to Using this Feasibility Study
This report provides a comprehensive framework Chapter 1: Executive Summary Chapter 5: Program Alternatives
to assess the feasibility of a Sunnyside Yard
overbuild. The decision to advance such a large An overview of the opportunities, challenges, and Three test case programs that define a range of
and complex project must take into consideration findings of the Feasibility Study. scenarios and strategies for an overbuild.
whether financial, social benefits, and Broad urban design guidelines to describe the
improvements to the built environment outweigh Chapter 2: Offsite Conditions test case programs.
the risks and costs of development.
An assessment of the economic, urban design, An analysis of the costs required for overbuild
The chapters of this report are organized to and infrastructure context of the neighborhoods development.
address the engineering, economic, and urban surrounding Sunnyside Yard.
design challenges of an overbuild development An assessment of the value of onsite
at Sunnyside Yard. The first part of the report, Chapter 3: Onsite Conditions development, including whether it could offset
Chapters 2-Offsite Conditions, 3-Onsite both the aggregate costs of construction and
Conditions, and 4-Overbuild Guidelines, describe An evaluation of current and planned conditions at necessary onsite and offsite infrastructure
the context of the study, technical facts, physical Sunnyside Yard, including key physical attributes improvements.
constraints of building over an active railyard, and and future railroad operations.
strategies to optimize feasibility. The second part An examination of engineering concepts and Chapter 6: Conclusions
of the report, Chapter 5-Program Alternatives, parameters that determine where and how a deck
describes and tests three development scenarios, Strategies to optimize feasibility.
can be constructed above Sunnyside Yard.
each with a different programmatic focus, to Next steps to guide the implementation of the
ii
Table of Contents
Sunnyside Yard Feasibility Study
Table of Contents
ACKNOWLEDGMENTS ......................................... i G. Railroad Systems GLOSSARY ................................................................... 191
HOW TO USE THIS REPORT ............................... ii H. Ventilation and Fire Protection Systems
CHAPTER 1: EXECUTIVE SUMMARY ................ 1 I. Conclusion REFERENCES .............................................................. 195
A. Introduction CHAPTER 4: OVERBUILD GUIDELINES .................. 83
B. The Study A. Chapter Overview
C. Context B. Overbuild Guidelines
D. Key Considerations and Planning Principles C. Planning Principles
E. Development Feasibility D. Conclusion
F. Conclusion CHAPTER 5: PROGRAM ALTERNATIVES ...............123
CHAPTER 2: OFFSITE CONDITIONS ................17 A. Chapter Overview
A. Chapter Overview B. Test Case Programs
B. Economic Context C. Guidelines by Zone
C. Urban Design Context
A. Introduction.....................................................................3
B. The Study.........................................................................4
C. Context.............................................................................6
E. Development Feasibility.............................................12
F. Conclusion.....................................................................14
1
Chapter 5:Summary
Executive Development Considerations
Sunnyside Yard Feasibility Study | Executive Summary
The Sunnyside Yard Feasibility Study identifies framework for a potential overbuild at Sunnyside An iterative process, which modified physical years and both Amtrak and the Metropolitan
key considerations and planning principles to Yard that could feasibly address engineering, and programmatic configurations in response Transportation Authority (MTA) plan to implement
inform future decision-making with regard to economic, urban design, and public policy to financial and engineering analysis, informed reconfigurations of tracks and rail operations. As
a Sunnyside Yard overbuild. For the purposes considerations. the development of these planning principles. these and other projects progress, they will need
3
Executive Summary
B. The Study Economics - Market demand and Three test cases were developed to explore the Create housing options for low- and
real estate development parameters: feasibility of different programs. All test cases moderate-income New Yorkers, new
The goal of this study is to identify a set of Development strategies that leverage value, include a significant proportion of residential use office space to support local and citywide
principles to guide feasible development from minimize costs, and generate economic and but vary in focus: employment growth, and venues for
the perspectives of engineering, economics, and public benefits for the City and surrounding Test Case 1 (Residential) community and cultural uses;
urban design. For the purposes of this study, neighborhoods. Serve local neighborhoods and help
Test Case 2 (Live/Work/Play)
feasibility was defined as follows: Urban Design Surrounding communities accommodate ongoing growth;
and planning standards: A framework Test Case 3 (Destination)
Engineering - Rail operations and Produce mixed-income, mixed-use
structural considerations: A conceptual that complements the existing adjacent While the three test cases varied in mix of uses, communities, including schools, libraries,
structural system for overbuild, above an neighborhoods, allows mixed-use districts to program and phasing, each were aligned with the police and fire stations, and other community
active and expanding railyard, capable of be phased over time, and meets policy goals following public policy objectives: amenities;
supporting development and minimizing across a fully developed project.
Promote significant public parks, open
impact on rail operations.
spaces, recreational facilities, and a
connected network of green streets and
pedestrian routes; and
Respect and respond to existing
neighborhood contexts and improve physical
connections between the neighborhoods of
Sunnyside Yard Feasibility Study | Executive Summary
western Queens.
4
A summary of the test case programs is illustrated
in Figure 1.3. Given the preliminary nature of the
program definition, all program assumptions are
expressed as ranges.
The evaluation of the three distinct test cases
provides the analytical framework to test
strategies for minimizing impacts on railroad
operations, improving financial feasibility,
supporting integrated mixed-used urban design,
and achieving public policy objectives. The
collective analysis of the three test cases resulted
in certain conclusions, considerations, and
principles such as:
Potential locations for columns and walls
that support an overbuild with a full range of
structures and uses without impacting rail
yard activity;
Overbuild coverage area, building typologies,
5
Executive Summary
C. Context
Assessing the feasibility of an overbuild at typically exist in dense residential neighborhoods.
Sunnyside Yard requires consideration of The need for schools is increasing, as is the
both offsite influences and onsite constraints. communitys desire for parks, public space, and
The offsite contextual considerations include retail amenities.
adjacent neighborhoods, transportation and utility
infrastructure, and market conditions. The onsite Transportation and Utility Infrastructure
constraints consider ownership and railroad
operations, including the Amtrak Master Plan. A combination of subways, commuter rail, and
transit buses are available close to all sections of
Adjacent Neighborhoods Sunnyside Yard, with the greatest access provided
at the western half of Sunnyside Yard. Key
infrastructure elements include:
Sunnyside Yard is located at the confluence of
four distinct neighborhoods. (Figure 1.4) A wide Eight MTA subway lines serving approximately
range of land use patterns and neighborhood 13 subway stations or complexes are located
characteristics comprise the Study Area, defined within the study area and walking distance to
as a one-mile radius from Sunnyside Yard. These the project site.
characteristics include:
Many MTA bus routes either stop within or
Sunnyside Yard Feasibility Study | Executive Summary
6
Market Conditions Size and Ownership
The Study Area is home to approximately 5% The Sunnyside Yard Feasibility Study focuses
of Queens residential population, the largest on the identified Study Area, which includes MTA Owned:
Total Acreage: 31.2 acres
employment hub in western Queens, and approximately 180 acres of Sunnyside Yard Terra Firma: 0%
an anchor of the Citys industrial economy. located to the east of 47th Avenue. Key features Spans: >15 - <100 ft.
Submarkets to the west of Sunnyside Yard of the Yard:
are experiencing significant new residential Sunnyside Yard is more than six times the
development, while elsewhere in the Study Area, size of Hudson Yards, twice the size of the
little new residential real estate development has Battery Park City, and 30 acres larger than
taken place. For commercial properties, increased Roosevelt Island.
job growth is spread across a range of industries
and building types, including newly-constructed The Amtrak Northeast Corridor and the
Class A office space and adaptively reused space. Long Island Railroad (LIRR) Main Line
Key factors driving the development of the Study run through the spine of the Yard and are
Area include: operational at all times.
Amtrak Owned: Privately Owned:
Much of the population surrounding Yard ownership is spilt among four parties: Total Acreage: 142.2 acres Total Acreage: 7.4 acres
Terra Firma: 6.6% Terra Firma: 93.1%
Sunnyside Yard is concentrated in principally Amtrak, which owns most of Sunnyside Spans: >15 - <150 ft. Spans: Terra Firma
residential submarkets to the east of Yard, MTA which owns the northern and
western parcels, the City which owns the
7
Executive Summary
morning and evening rush hours. project could be influenced by several onsite minimizing disruptions to railroad operations. Residential Tower
The Amtrak Yard Expansion project, and offsite factors. A project of this nature faces Whenever possible, overbuild construction
as detailed in its Master Plan, would risks due to shifting political priorities, as well should be performed concurrently with
enable Sunnyside Yard to accommodate as changes in expected revenue and/or cost other planned construction of railroad
approximately double the number of trains assumptions. Modifications of density or the infrastructure.
that it does today. planned program could alter feasibility, as well as
impact existing transportation networks and other Overhead wires that supply electrical
Amtrak is planning to rehabilitate East River offsite considerations. Multiple railroads, complex power for trains will need to be lowered and
Tunnels damaged during Hurricane Sandy. infrastructure, and the sheer scale of such an supported under the deck. Other overhead 5 Story Podium
Amtrak is planning to complete ongoing overbuild project would require exceptional wires may need to be rerouted or buried.
state-of-good repair work (maintenance coordination and a long-term perspective from all Required railroad clearances above the tracks Mega Transfer Truss
and equipment upgrades) as well as other involved parties. affect the height of the deck, limiting the Podium
miscellaneous projects around Sunnyside vehicular access to only the existing roads Mega Transfer Truss
Yard. With these caveats, the following considerations and bridges and inflating building heights.
Footprint
and planning principles are identified to inform Some variances should be required from
The MTA has at least six known projects that future decision making in regards to a Sunnyside
are either under construction, planned, or standard track clearances to locally reduce
Yard overbuild. deck height.
envisioned over the next 15 years and beyond
that will impact the Yard. It is assumed that the existing bridges cannot Deck Surface
Engineering be replaced.
Sunnyside Yard Feasibility Study | Executive Summary
and economic conditions will impact overbuild The existing and future railroad operations will Certain areas of the Yard, particularly above
development at Sunnyside Yard. While these impose significant constraints for overbuild the Main Line tracks, are exceptionally Concrete structural
development conditions are challenging and feasibility. Assumptions involving Amtraks encumbered by heavy rail traffic and physical walls/columns
continuously evolving, they frame a set of Sunnyside Yard Master Plan are predicated on infrastructure. These areas were determined
principles that can be used to guide development its 2014 vision of its 2030 operations. As the to be infeasible for decking as they exist
of a future overbuild. Master Plan implementation progresses over time, today.
assumptions may need to be reconsidered and
D. Key Considerations and Planning the plan for the overbuild adjusted accordingly.
Key considerations and planning principles with
Principles respect to rail operations include:
Existing and future conditions were used to Detailed cooperation will be necessary at all
evaluate the three test cases and to inform a set levels between the railroad companies, the
of planning principles. Given the complexity and City, any development entity, and developers.
scale of this project, the findings of this study
Track outages, work hours, and construction
are subject to inherent risks that are beyond the Tracks
work zones should be streamlined to
control of any single entity. The success of this
maximize contiguity and continuity, while
FIGURE 1.6: TOWER AND TRACK STRUCTURE RELATIONSHIP
8
Overbuild poses some safety considerations -Need to be oriented with their long axis -Must span three to four lines of columns -Require a substantial steel truss (a mega
such as adequate exhaust of heat and diesel perpendicular to the direction of the tracks, (depending on tower length/height). (Figure transfer truss) in the building podium to
fumes generated by stored trains, fire and life with support walls running between tracks, 1.7) transfer the loads to support walls. The size
safety ventilation, standpipes, and egress. in order to provide adequate resistance to of the transfer truss varies depending on
wind loads. span and tower height.
Structural systems will need to accommodate the
constraints imposed by railroad operations, the
restrictions dictated by yard geometry, and the
structural requirements for a substantial overbuild.
(Figure 1.6) Key considerations and planning
principles with respect to structural constraints
include:
Structural steel construction is preferred for
the deck, as it is lighter than precast concrete
and therefore easier to maneuver and install
in congested areas.
Structural support walls or columns must
be located outside of required railroad track
clearances.
Urban Design Each development phase should strive to A system of connected parks and open spaces
create complete neighborhoods with a balance with a variety of scales and uses should be
Urban design considerations aim to create of uses to meet a broad range of needs. integrated with new development.
balanced, vibrant, and well-connected urban
neighborhoods within operational, structural, New development should respond to the
and financial constraints. (Figure 1.8) Key surrounding context. Transitions and buffers
considerations and planning principles with should be used to negotiate differences in
respect to urban design include: scale, elevation, and use.
A strong but flexible vision for development
is necessary for a successful long-term and SELF-CONTAINED
phased buildout. PORTION OF THE YARD
10
Economics
An overbuild development at Sunnyside Yard
depends on the strategic placement and phasing
of different building typologies to mitigate
construction costs and provide for the economic
capacity to support critical public infrastructure,
including open space, schools, and roads. Key
considerations and planning principles with
respect to economics include:
Buildings should be located where they are
most structurally feasible and cost-effective,
with heights, footprint size, and overall site
density maximized where appropriate.
Parks, roads, and open space should be
located where overbuild is more structurally
complex and/or costly.
Areas that are most difficult to build over
11
Executive Summary
12
Core Yard development cost is approximately $10 billion million. A negative residual land value indicates is comparable to other major infrastructure
in 2017 dollars. Using the mid-point of a refined that public investment will be required in the investments and large scale developments led by
Based on an understanding of the technical Core Yard program, the project could generate project. The financial feasibility of the project was the City. Moreover, the Core Yard could generate
constraints and the lessons learned by optimizing approximately $2.84 billion in gross land proceeds. evaluated by analyzing the public goods and tax significant tax proceeds. The real property taxes
feasibility for the three test case scenarios, the After accounting for approximately $1.81 billion in proceeds that would be generated by this potential alone (approximately $934 million over 40 years)
Core Yard, defined as Zones D, C, and B-South overbuild premium and approximately $1.84 billion investment. The Core Yard could deliver housing, could exceed the total cost of investment.
covering approximately 70 acres, has been in onsite and offsite horizontal costs, the Core Yard substantial public benefits in the form of affordable
identified as an area most viable for development, can have an estimated residual land value of -$798 open space, and public facilities at a cost that
and would be a likely early phase of the total
overbuild project.
Based on railroad operations and the future
track layout, the Core Yard could support a high
density of residential uses. The majority of the
area is under Amtrak ownership and overlaps
with elements of the Amtrak Master Plan requiring
immediate coordination. Development in the
Core Yard would encourage consistent block
and street grid formation and the creation of a
central east-west boulevard to facilitate future
.
of factors, the Core Yard is financially feasible.
St
st
31
Northern Blvd.
F. Conclusion
This Feasibility Study describes engineering,
urban design, and economic parameters for a
feasible overbuild approach at Sunnyside Yard.
.
vd
Bl
Some key issues that influence feasibility are
rn
beyond the scope of this study, including potential
he
rt
39th St.
modifications to Amtraks Master Plan and the
No
Ho
related incremental construction costs, offsite
ney
improvements to transportation infrastructure,
we
ll
and the specific financing, contractual, and/or
St.
governing structures that would be created to
Q
e.
ue
support development. (Figure 1.12, Figure 1.13) n Av
lma
en
Skil
s
Bl
Sunnyside Yard is an active railyard situated
vd
Sunnyside Yard Feasibility Study | Executive Summary
.
within a dynamic urban environment. As e. Tho
mps
Av on A
Amtrak progresses on its Master Plan, and as so n ve.
ck
the economic and urban environment evolves, Ja
variations from the studied test cases may
be warranted, resulting in changes to specific
feasibility findings. Should the project move on to ILLUSTRATIVE PURPOSES ONLY
a next stage of planning, more detailed study and 47th Ave
.
design development should be undertaken, with
a focus on a more discrete section of Sunnyside 0 50 100 500 1,000
Yardthe Core Yard. A comprehensive program
of public outreach and engagement would be
FIGURE 1.12: POTENTIAL SITE PLAN BASED ON TECHNICAL FINDINGS
integrated with additional planning. In tandem,
significant coordination between multiple land
and air rights owners, careful sequencing of A future overbuild development plan would also of an overbuild will include large up-front alter the key considerations and planning
investments, and development of thoughtful value have to respond to significant uncertainties. A expenditures that may not see returns for many principles of this study and impact project
creation strategies each need to occur to support project of this scale would span several political decades. Changes to the development program, feasibility. This feasibility study is only the first
a feasible project. administrations, multiple economic cycles, and density, open space, value creation, ownership stage in a multi-step, multi-year design process
changes to the Citys employment base. Cost- coordination, technology advancements, railroad needed to realize a project of this scale and
effective and operationally-efficient construction requirements, and adjacent development may complexity.
14
Sunnyside Yard Feasibility Study | Executive Summary
FIGURE 1.13: SECTION RENDERING: AMTRAK HIGH SPEED RAIL SHOP AND STORAGE
All renderings, illustrations, and plans in this study are intended for illustrative purposes only.
There are a variety of potential design solutions and these renderings, illustrations, and plans
shall not be construed to be a representation of an intended design solution
KEY PLAN
Section Cut 15
Executive Summary
Sunnyside Yard Feasibility Study | Executive Summary
16
Chapter 2: Offsite Conditions
Table of Contents
17
A. CHAPTER OVERVIEW
A comprehensive understanding of the existing Today, the Study Area, defined as a one-mile most significant non-Manhattan employment
conditions as observed in the immediate vicinity radius of Sunnyside Yard, represents a full range centers.
of the Yard is needed to inform an assessment of urban conditionsa true mix of uses and urban
of overbuild feasibility. This chapter describes forms. The areas to the north and southeast, Where development is taking place, new high-
the offsite conditions that influence economic, Astoria and Sunnyside, reflect stable residential rise towers are altering the built environment
urban design, and engineering feasibility. These neighborhoods, while the areas to the west, Long and urban experience. This new development
offsite conditions include market conditions, Island City and its waterfront, have grown from is resulting in new pressures for neighborhood-
neighborhood context, and utility and an industrial area to a residential neighborhood supporting services and conveniences, increased
19
Chapter 2: Offsite Conditions
B. Economic Context the Study Area, with nearly half (47%) residing
in the Dutch Kills/South Astoria and Sunnyside
To examine the demographic, economic, and
submarkets. Since 2000, the population of the
real estate context of Sunnyside Yard, a primary
western submarkets has increased as new, high-
Study Area that encompasses a selection of
density development projects adjacent to the
Western Queens communities located within
waterfront have attracted new residents. Even with
an approximate one-mile radius of the site was
this growth, the Study Area has lost population as
defined.
household size has declined, with all submarkets
except the LIC Waterfront and Court Square/
1. Submarket Profiles Queens Plaza losing population between 2000 and
The primary Study Area was subdivided into six 2013.
submarkets (Figure 2.1) that principally reflect Educational levels vary across submarkets. In
significant natural and/or built barrier conditions all submarkets except for Ravenswood, more
(water bodies, open space, cemeteries, and residents commute to Midtown Manhattan to work
major roadways) and current zoning designations than any other major Central Business District in
(separation of principally industrial areas from the City. In total, 83% of the Study Area population
principally residential areas). works throughout the City. A majority of the
LIC Waterfront Submarket A population commutes to work by subway, at rates
Court Square/Queens Plaza Submarket B close to twice the borough and citywide averages.
Sunnyside Yard Feasibility Study | Offsite Conditions
Ravenswood Submarket C
Dutch Kills/South Astoria Submarket D
Sunnyside Submarket E
LIC Industrial Core Submarket F
2. Demographic Context
The Study Area is home to 112,000 residents, or
approximately 5% of the total Queens County
residential population. (Figure 2.2) These residents FIGURE 2.1: STUDY AREA
comprise 49,000 households with 13,300 public
school children. A majority of the population
surrounding Sunnyside Yard is concentrated in
principally residential submarkets to the east of
20
FIGURE 2.2: CORE DEMOGRAPHIC CHARACTERISTICS (2013) FIGURE 2.3: TOTAL EMPLOYMENT AND PERCENT CHANGE IN THE STUDY AREA (2002 - 2013)
Adjacent Submarket Population Households Adjacent Submarket Employment Employment (2013) Absolute Change (2002-2013) % Change (2002-2013)
(2002)
LIC Waterfront (A) 10,200 5,500
LIC Waterfront (A) 11,400 13,400 2,000 18%
Court Square/Queens Plaza (B) 3,700 1,500
Court Square/Queens Plaza (B) 20,500 29,200 8,600 42%
Ravenswood (C) 18,500 8,200
Ravenswood (C) 4,800 6,000 1,200 25%
Dutch Kills/South Astoria (D) 24,700 10,700
Dutch Kills/South Astoria (D) 15,400 16,200 800 5%
Sunnyside (E) 52,300 22,000
Sunnyside (E) 4,900 6,100 1,200 24%
LIC Industrial Core (F) 2,100 650
LIC Industrial Core (F) 15,100 19,500 4,400 19%
Study Area Total 111,500 48,550
Study Area Total 72,100 90,400 18,200 25%
Queens 2,256,400 838,100
Queens 469,70 524,000 693,300 21%
New York City 8,269,000 3,381,000
New York City 3,227,000 3,920,300 54,300 12%
Source: US Census Bureau, American Community Survey
Source: LODES
Public School Children 3. Employment Context Current Conditions service sectors such as Administrative Support
and Waste Management, the Finance and
According to an analysis of U.S. Census and The Study Area is the largest employment hub in Since 2002, employment has increased by 25% Insurance sectors, and the Accommodation and
American Community Survey (ACS) data, the Western Queens, and is recognized as one of the throughout the Study Area, with the greatest Food Services sectors, reflecting the expansion of
1
OneNYC: The Plan for a Strong and Just City, page 53. 21
Chapter 2: Offsite Conditions
thousands of mid-rise residential development Yards western edge than are reflected in ACS/ FIGURE 2.4: CURRENT AVERAGE RESIDENTIAL SALES AND RENTAL PRICES PSF (2015-2016)
units at record rent and sales prices. In Census estimates. This alternate analysis indicates
comparison to other portions of the Study Area, that approximately 8,000 units were constructed
the LIC Waterfront and Court Square/Queens in the LIC Waterfront and Court Square/Queens
Plaza submarkets are experiencing decreasing Plaza submarkets between 1999 and 2013,
vacancy and significant rates of new development. approximately 75% higher than ACS/Census
This increase in demand has resulted in a base of estimates of 4,500 units of construction between
9,000 recently built units and an additional 14,500 2000 and 2013.
units that are anticipated to be delivered by 2025.2
Little new residential development has taken Current Rents and Sale Prices
place elsewhere in the Study Area as a result of In line with market momentum, residential rents
current zoning and the limited availability of sites. at Sunnyside Yards western edge range from
At Sunnyside Yards eastern edge, the Dutch $40 to $71 per square foot (PSF), higher than
Kills/South Astoria and Sunnyside submarkets rents and sales prices in the submarkets to the
which represent three-quarters of the Study east and northwest, which range from $23 to $40
Area population have experienced almost no PSF. Rents within the Court Square/Queens Plaza
new residential development and even a slight submarket are high compared with the rest of the
contraction in total housing units. Study Area but are lower than those observed Source: Streeteasy; CoStar, CBRE
Recent Development - ACS/Census Data Analysis along the Brooklyn waterfront. LIC Waterfront
FIGURE 2.5: COMPARISON OF RESIDENTIAL DEVELOPMENT PIPELINE
Sunnyside Yard Feasibility Study | Offsite Conditions
2
Based on Project Team analysis of LIC Partnership pipeline data. Recently-built represents projects completed between 1999 and 2014. Estimated development between
2015-2025 includes projects slated for completion in 2015 as well as the development pipeline for 2016 onwards.
22
FIGURE 2.6: INDUSTRIAL AND COMMERCIAL PROPERTY BY SUBMARKET (2015) FIGURE 2.7: CLASS A OFFICE RENTS AND TOTAL RBA (2015)
Source: CoStar
Figure 2.5 contextualizes the Study Area the inclusion of affordable units in construction of
development pipeline with those of Greenpoint, new residential development and increasing what Source: HR&A Analysis, CoStar
Williamsburg, and DUMBO. It is forecasted that was previously a small stock of affordable units.
3
Department of City Planning 2016
23
Chapter 2: Offsite Conditions
FIGURE 2.8: CREATIVE OFFICE RENTS (2015-2016) Area as a whole, and comprise the majority of of new construction projects built in the last 15
commercial property in all submarkets except for years. These projects include the 800,000 SF
Court Square/Queens Plaza. (Figure 2.6) JetBlue Airways Headquarters and the 600,000
SF Gotham Center project. Class A rents in the
Approximately 4.8 million square feet (SF) of Study Area range from $35 to $42 PSF, a price
Class A Office can be found in the Study Area. level that is 20% to 50% lower than comparable
Over 40% of Class A Office space (2.1 million SF) Class A property in Downtown Brooklyn, Lower
has been developed in the Court Square/Queens Manhattan, and Midtown and Midtowns Plaza
Plaza submarket over the past 15 years. These District. (Figure 2.7) While rents are lower than
projects have relied upon additional, per-project other markets, vacancy rates are also extremely
discretionary City subsidies in a variety of forms. low because of the limited supply of Class A
Creative office space, defined as distinctive office. In 2015, Class A vacancy in Court Square/
Class B/C office space in formerly industrial loft Queens Plaza was only 3.1% compared to 6.5%
buildings with large floor plates, comprises much in Downtown Brooklyn, 13.3% in Lower Manhattan
of the Study Areas commercial office space. and 8.9% in Midtown.4
Some of the Class A and much of the creative Creative Office
office and industrial property in the Study Area
Source: HR&A Analysis, CoStar has benefited from a number of as-of-right Creative Office rents in the Study Area range
City subsidy programs, such as the Relocation between $20 to $39 PSF. Adaptive reuse projects
FIGURE 2.9: RETAIL RENTS (2015-2016)
Sunnyside Yard Feasibility Study | Offsite Conditions
Employee Assistance Program (REAP), the in the LIC Industrial Core and Dutch Kills/South
Industrial and Commercial Abatement Program Astoria submarkets such as the Falchi Building,
(ICAP), or the Commercial Expansion Program.6 the Factory Building, the Center Building, and the
Integral to attracting prospective tenants to the Standard Motor Products Building appear to be
Study Area, these programs have supported the likely contributors to increased market momentum,
growth of adaptive reuse strategies for a number as rents in these submarkets are among the
of existing industrial properties in the Study Area, strongest in the Study Area. Creative office rents
delivering an office product that is in high demand in the Study Area are 30% to 60% lower than
from tech and innovation economy tenants in comparable creative office rents in Downtown
the Information, Finance and Insurance, and Brooklyn, Lower Manhattan, and Midtown. (Figure
Professional Services sectors. 2.8) Vacancy rates for creative office space varies
by submarket. Total creative office vacancy in
Class A Office the LIC Waterfront is 0.6%, while creative office
Most of the Class A office property in the vacancy rates in Dutch Kills/Astoria, LIC Industrial
Study Area can be found in the Court Square/ Core and Court Square/Queens Plaza are 5.4%,
Queens Plaza submarket, with 2.1 million SF 6.3% and 11.7% respectively.7
4
CoStar estimates of retail square footage are known to be imprecise, as CoStar cannot differentiate between land uses in a single-occupancy structure. The figures shown
here are intended to illustrate the relative prevalence and concentration of retail throughout the Study Area and should not be considered as definitive.
5
CoStar data analysis finds no retail property is available for rent in DUMBO
6
Long Island City Partnership, http://licpartnership.org/tax-credit-and-incentives.
24 7
CoStar.
FIGURE 2.10: INDUSTRIAL RENTS (2015) Retail rents have increased particularly quickly in urban shopping districts draw upon a distinctive
the submarkets that have experienced residential, architectural approach characterized by enhanced
Adjacent Submarket Asking Industrial Rents Total RBA office, and hotel development. In the high-value pedestrian connectivity often aesthetically
LIC Waterfront (A) $19 PSF 4,200,000 LIC Waterfront submarket, retail rents per square sheltered or positioned along street grid that
Court Square/Queens Plaza (B) n/a8 4,530,000 foot average $63 to $87, yet retail rents yield one- guides shoppers and diners through a walkable
Ravenswood (C) $21 PSF 2,150,000 third that amount in the Ravenswood and Dutch and diverse mixed-use district.
Dutch Kills/South Astoria (D) n/a 9
3,380,000 Kills/South Astoria submarkets. Except for the
Sunnyside (E) $22 PSF 725,000 LIC Waterfront submarket retail rents in the Study Industrial
LIC Industrial Core (F) $11 PSF 10,200,000 Area underperform in comparison to high-value
Industrial property near Sunnyside Yard is of
Study Area Total $15 PSF (average) 25,185,000 residential real estate markets located elsewhere
a uniformly older, large-scale character, with a
Brooklyn Navy Yard10 $23 PSF 2,439,000 along the Brooklyn-Queens Waterfront. (Figure 2.9)
substantial concentration in the LIC Industrial
Brooklyn Army Terminal11 $13 PSF 1,294,000 In 2015, retail vacancy on average was below 5%
Core, a principally industrial area located to the
Queens $16 PSF 76,753,000 across the Study Area. This vacancy rate is on-par
south and west of Sunnyside Yard. Over 97%
New York City $17 PSF 206,596,000 with the City average of 4.3% over the same time
of the overall industrial building stock was built
period.14
before 2000, with average build years ranging
Source: HR&A Analysis, CoStar
Contributing to the retail market conditions is a from 1942 to 1952. When compared to the other
Retail Area and Western Queens also lack large-format submarkets, areas of former or current industrial
transformation in the format of shopping districts
shopping districts expected for the size of their
Retail market conditions near Sunnyside Yard vary population. Queens major shopping districts are across the country, with traditional neighborhood- use that principally comprise the LICIBZ, such
greatly. While neighborhood-serving retail can be serving retailers, such as grocers and drug stores as the LIC Industrial Core, contain three times
found in its central and eastern areas, stretching in
8
According to CoStar, no industrial properties are currently on the rental market.
9
According to CoStar, no industrial properties are currently on the rental market.
10
Industrial rent information for Brooklyn Navy Yard is derived from a buffered geography that includes the Navy Yard itself and adjacent industrial properties.
11
Industrial rent information for Brooklyn Army Terminal is derived from a buffered geography that includes BAT and adjacent industrial properties.
12
Long Island City faces a shopping drought. The Real Deal, May 1st 2015. http://therealdeal.com/issues_articles/long-island-city-faces-a-shopping-drought/ 25
13
Shopping Centers: Americas First and Foremost Marketplace. ICSC, 2014.
14
CoStar
Chapter 2: Offsite Conditions
Hotel assumptions: condominiums were assumed by the Project Partnership (LICP), a local economic development
Residential development at Sunnyside Yard Team. The projected values are based on a review organization, as well as analysis of data from
Since 2000, submarkets near Sunnyside Yard of current pricing of Court Square/Queens Plaza CoStar, was constructed by the Project Team. A
have experienced a significant amount of new will likely be accompanied by distinctive
open space, high-quality retail and other and LIC Waterfront submarkets. Study Area population ranging between 135,000
hotel development. Approximately 30 new hotels and 156,000 units by 2020 was estimated by the
have been brought to market, an addition of amenities, which makes the development Residential Historical and Geographic Context
more appealing. The initial phase of market- Project Teams analysis. (Figure 2.12, Figure 2.13)
approximately 3,000 new rooms. A contributing
factor to this development has been the inclusion rate residential rental development at Over 9,000 residential units have been delivered Residential Absorption Assumptions
of hotels as a permitted commercial use under Sunnyside Yard could reach current price in the LIC Waterfront and Court Square/Queens
zoning for manufacturing uses, the predominant levels observed in the Court Square/Queens Plaza submarkets since 2000, with an additional Formulating a credible absorption forecast is an
classification for much of the industrial property in Plaza submarkets. Residential condo sale 12,000 residential units in the development important metric when assessing the viability of
the Study Area. From 2011 to 2015, the Average price is expected to be comparable to LIC pipeline to be completed in the coming years. large-scale urban redevelopment. An absorption
Daily Rate (ADR) for hotels in Queens grew by waterfront given the level of amenties and While the average annual rate of delivery over estimate seeks to establish the rate at which
3% on an annual basis from $124 to $151; in finishes expected. the past fifteen years was roughly 600 units, the a particular land use will be leased or sold in
comparison, the ADR for hotels in Brooklyn grew Residential development would increase in annualized delivery rate has increased significantly a particular market during a given time period.
by 2% on an annual basis from $169 to $183 value with each successive phase. Increased in recent years. From 2011 to 2014, 1,110 units A variety of methods to estimate absorption
during the same period. rents and sale prices could result in higher were delivered per year. The pipeline is anticipated can be used by practitioners; these include a
residential land values for each phase of to deliver approximately 4,000 units per year in review of case study precedents, an evaluation
6. Market Assumptions residential development. Per an earlier Project Long Island City between 2015 and 2017. of local market conditions, and an analysis of
Team analysis of value premiums associated The New York Metropolitan Transportation demographic trends.
Residential Land Uses
Sunnyside Yard Feasibility Study | Offsite Conditions
with large-scale development, this halo effect Council16 (NYMTC), the federally recognized Absorption is an important factor when assessing
Over the past 15 years, the emergence of high- could increase adjacent residential property planning organization for the New York City the possibility of overbuild redevelopment at
performing real estate submarkets along the land values by 25% to 35% in the projects metropolitan area, forecasts population growth of Sunnyside Yard, as it will drive the rate at which
Brooklyn-Queens waterfront has transformed initial years, and by 10% to 25% in the nearly 50% for the Study Area, from approximately vertical development can be successfully phased,
an underutilized industrial waterfront into one of projects later years. In addition, the inclusion 126,000 residents in 2015 to 183,000 residents delivered, and occupied. In this section, residential
the Citys most promising growth corridors. This of specific programmatic elements, such as in 2040. These numbers represent an increase of absorption assumptions based on market trends
transformation is evident in western submarkets distinctive open space and improvements to 57,000 residents and 21,800 households. Within and observed data from other comparable
where development activity is taking place in area transportation, could generate additional the Study Area, a significant amount of population developments are proposed by the Project Team.
those areas rents outperform the rest of the Study value premiums that would benefit proximate growth is forecasted for areas to the west of The following assumptions for residential delivery
Area by 30% to 60%. However, the western onsite and offsite residential development. Sunnyside Yard, in the LIC Waterfront and Court have been incorporated into the projects financial
submarkets still trail comparable Brooklyn-Queens Our conservative assumption has been to Square/Queens Plaza submarkets. modeling, physical design, and phasing plan:
waterfront submarkets by 5% to 20%. not include this premium but that it should be
An alternative projection for short-term Average deliveries for market-rate residential
studied and tracked.
Residential rents and sale prices for the initial phase residential development based on a dataset of development across the build-out of the
of onsite development at Sunnyside Yard were To assess the onsite feasibility, rates of $60 historical and planned development in Long project are estimated to total 520 units per
established by the core consultant team with review PSF for residential rents and $1,200 PSF for Island City produced by the Long Island City year. This assumption is 25% higher than the
by NYCEDC. These incorporate the following two
26
FIGURE 2.12: COMPARISON OF NYMTC AND DEVELOPMENT PIPELINE POPULATION GROWTH (2015-2020) FIGURE 2.13: ALTERNATE FORECAST OF POPULATION GROWTH (2015-2020)
15
Source: HR&A analysis of data from NYMTC and the Long Island City Partnership Source: HR&A analysis of data from NYMTC and the Long Island City Partnership
FIGURE 2.11: ASSUMED NON-RESIDENTIAL RENTS Observed Trends at Comparable Large-Scale Implications for Forecast Growth of building types, including subsidized, newly-
Developments constructed Class A Office space and adaptive
An assumed 25-year residential development reuse, large-floor plate Class B/C creative office
The observed and anticipated annualized program with an annual absorption of 520 units space commonly preferred by creative industries.
delivery and absorption rates for comparable would result in 13,000 total market-rate units of Current rents in the Court Square/Queens Plaza
large-scale urban development projects were housing at full build-out. This would account for submarket underperform those of other commercial
15
Implied growth has been calculated by applying Census data on average household size per submarket to pipeline data on residential development provided by the Long
Island City Partnership.
16
NYMTC is the federally-recognized planning organization for the New York City metropolitan area.
17
Completed projects include Battery Park City, Riverside South, Canary Wharf, Mission Bay, Denver Union Station, and Bunker Hill. Planned projects include London Olympic
Park, Barangaroo South, Hudson Yards, Union Station (DC), Kings Cross, and Pacific Park. 27
Chapter 2: Offsite Conditions
FIGURE 2.14: FORECAST ABSORPTION FOR NON-RESIDENTIAL LAND USES AT SUNNYSIDE YARD
Neighborhood Retail rents comparable to Absorption Assumptions for Commercial Office
LIC Waterfront and Court Square/Queens (Class A Office)
Plaza submarkets were applied.
Annual absorption levels are estimated to equal
Mixed-use Retail Rents are structured 250% of recent Long Island City market conditions.
differently than those for neighborhood This assumption is based on the delivery of 2.1
retail. In addition to a minimum rent PSF million SF of Class A Office Space in Long Island
to be paid each month, shopping district City over the past 15 years, all of which required
tenants frequently enter into participation public support. The absorption rate is misleadingly
agreements with a master leaseholder. Rents high due to the very small amount of SF area
and participation rates for recently built absorbed over the last 15 years.
shopping district facilities within the New York
City metropolitan area were assumed by the Absorption Assumptions for Creative Office (Class
Project Team. B/C Office)
Projected non-residential rents for the first phase The following assumptions for creative office
of onsite development at Sunnyside Yard, are have been incorporated into the projects financial
shown in Figure 2.11. modeling, physical design, and phasing plan:
Non-Residential Historical and Geographic Context Over the past 15 years, approximately 800,000
SF of Class B/C adaptive reuse commercial
Sunnyside Yard Feasibility Study | Offsite Conditions
Source: HR&A Analysis, CoStar Forecast data produced by NYMTC was utilized by office development has been successfully
*Test Case 2 only
the Project Team. NYMTC forecasts employment repositioned in the Study Area.
** Test Case 3 only; Test Case 1 and Test Case 2 have between 1,100 SF and 300,000 SF of mixed-use
growth of nearly 20% for the Study Area, growing According to a 2013 study commissioned by
from approximately 97,000 workers in 2015 to NYCEDC,19 demand from growth-stage tech
waterfront has required assistance from the Creative Office The current market demand 115,000 workers in 2040.18 Unlike residential growth tenants absorbed 1.6 million SF of the Citys
City to support construction and occupancy. for office space in formerly industrial loft projections, forecast employment growth in the stock of Class B/C office space between 2000
More recently, private investors have begun buildings throughout Long Island City Study Area is nearly identical to growth rates for the and 2012. This demand is expected to grow,
to advance market-supported Class A Office is recognized by the Project Team. It is borough of Queens overall and even slightly lower with an additional 7.8 million SF forecast for
projects in Downtown Brooklyn, a more assumed that new-construction creative than those for the City as a whole, suggesting that citywide absorption between 2013 and 2025.
mature commercial office district. Assuming office property at Sunnyside Yard could NYMTC does not expect Western Queens to emerge
that the redevelopment of Sunnyside Yard reflect rents slightly greater than LIC Industrial as an area of particular employment growth in the Under an assumption that the redevelopment
as an amenity-rich office district could Core and Dutch Kills submarkets. These coming decades. While the Project Team believes of Sunnyside Yard would offer the City an
improve conditions for market-supported, reflect fit-out, amenities, and services similar that this is the appropriate conservative estimate opportunity to expand its stock of creative
new-construction commercial development, to those of formerly industrial properties such for the study, LIC catalyzed by the opening of the office property through new development,
substantially discounted Downtown Brooklyn as the Falchi Building, the Factory Building, Cornell Tech Campus and new efforts led by the absorption at Sunnyside Yard was estimated
Class A rents were applied. and the Standard Motors Building. City may continue to grow more quickly as a jobs to be equivalent to 15% of the citywide annual
center. forecast demand between 2013 and 2025.
18
NYMTC 2015 forecast employment of 97,000 for the Study Area is approximately 7% higher than the 90,400 estimate of 2013 Study Area employment produced through
analysis of LODES Census data. This discrepancy can be attributed to significant methodological differences between LODES Census data and NYMTC.
28 19
Commercial Real Estate Competitiveness Study. Alvarez & Marsal on behalf of NYCEDC, December 2013
Absorption Assumptions for Retail
Neighborhood-serving retail is a supporting
programmatic element that can contribute to the
creation of an appealing street-level experience
and establish district identity. The amount of
neighborhood-serving retail is based on the
anticipated demand for housing at Sunnyside
Yard. Most, if not all of this retail would be
developed as ground-floor space in residential
and office buildings located across the site.
The Project Team estimated absorption for this
type of retail to correspond to a ratio of 3.5%
to the cumulative square footage of planned
residential and commercial development in
a given year. This approach aligns the total
amount of neighborhood-serving retail with the
corresponding amount of large-scale residential
and commercial development that it would serve.
29
Chapter 2: Offsite Conditions
30
2. Land Use Patterns Court Square / Queens Plaza
The Study Area surrounding Sunnyside Yard Court Square/Queens Plaza has a mix of
includes a wide range of land use patterns and commercial, educational, and cultural uses with
neighborhood types. These include single-story more recent residential development of both
industrial uses and multi-story commercial loft mid- and high-rise structures. Queens Plaza is
buildings to the north and south, traditional office anchored by JetBlues headquarters, housed in a
uses clustered around Queens Plaza, and in many repurposed loft building, and offices of New York
parts of the Study Area, tracts of low-rise, one- to City Department of Health, in a new building. The
three-family row houses. The neighborhoods to Department of Health is part of 2 Gotham Center,
the west and northwest of Sunnyside Yard are in the first phase of a 1.5 million SF, mixed-use
transition, with a large number of new residential development. The area is also home to civic and
buildings under construction or in planning. Much cultural institutions including One Court Square
of this new development is in high-rise towers that (Citigroup), the Long Island City Courthouse,
are changing the character of the area. The area and CUNY School of Law, all clustered near
north of Sunnyside Yard is being studied by the Court Plaza. MoMa PS1 is also located here. The
Department of City Planning (DCP), as part of the western area is primarily industrial/commercial
LIC Core Neighborhood Planning Study, to identify uses and includes part of the LICIBZ. Silvercup
a wide range of strategies and investments for Studios, the largest film and television production
Long Island City. (Figure 2.16) facility in the City, is located in this area. (Figure
Broadway, at the northern edges of the area, are Mixed-Use Study Areas
retail corridors. (Figure 2.19) Industrial/Manufacturing
Institutional/Commercial 31
Chapter 2: Offsite Conditions
Sunnyside
Sunnyside, from a land use perspective, is the
most homogeneous of the submarkets. The
area is overwhelmingly residential, composed of
mostly one- and two-family dwellings with a mix
of multi-family dwellings. The area also includes
the Sunnyside Gardens Historic District, one
of the first planned communities in the United
States. Retail corridors in this area include Queens
Boulevard, Greenpoint Avenue, and clusters of
retail along 43rd and Skillman Avenues. (Figure
2.20, Figure 2.21)
FIGURE 2.20: SUNNYSIDE FIGURE 2.21: SUNNYSIDE GARDENS FIGURE 2.22: LONG ISLAND CITY IBZ
32
Infrastructure
Infrastructure plays a role in shaping urban
form in the Study Area: fostering neighborhood
identity; forming boundaries, and impacting the
pedestrian experience. Rail tracks including the
Main Line, the Northeast Corridor, and the now-
abandoned Montauk Spur traverse the Study
Area. Highways have been cut through the area
and now define neighborhood boundaries. The
elevated approach roads to the Queensboro
Bridge wind through Long Island City. Elevated
subway lines run through the area and have FIGURE 2.23: HISTORIC IMAGE OF THE ED KOCH QUEENSBORO BRIDGE
a disproportionate impact on the pedestrian
experience below, including a viaduct for the
No. 7 train that runs between the east- and
westbound lanes of Queens Boulevard. This
viaduct is substantial and forms both a visual and
physical barrier. In other areas the No. 7, N, and Q
trains run in viaducts directly above the roadway.
33
Chapter 2: Offsite Conditions
34
5. Public Amenities Parks and Open Space
The area is generally lacking in parks and open
Cultural Amenities space. Only 11 acres of parks exist within a
The Study Area includes the Citys largest 10-minute walk from the center of the site. While
cluster of art institutions and museums outside most of the parks and open-space assets are
of Manhattan and is home to a range of venues. located west of Sunnyside Yard, the area has seen
Examples of the cultural amenities and civic significant population growth, which is expected
landmarks are described below. to continue. Highlights of some of the significant
parks in the study are summarized below. (Figure
The Museum of the Moving Image is
2.27)
dedicated to film, television, and digital
media. It opened in 1988 in a building within Gantry Plaza State Park (12 acres) is
the former Astoria Studios complex. Listed located west of Sunnyside Yard on the East
on the National Register of Historic Places, River in the LIC Waterfront. The park includes
Astoria Studios was the site of silent and early historic gantries once used to load and
sound-era film productions. unload rail cars, four piers, gardens, and a
mist fountain. Recreational facilities include
The Noguchi Museum opened in 1985 and
basketball courts, playgrounds, handball
is housed in multiple galleries and gardens
courts, and a fishing pier.
within a converted factory. It displays the
works of Japanese-American artist and Hunters Point South Park (10 acres) is
35
Chapter 2: Offsite Conditions
37
Chapter 2: Offsite Conditions
FIGURE 2.30: NEW RESIDENTIAL BUILDINGS SINCE THE YEAR 2000 FIGURE 2.31: NEW COMMERCIAL BUILDINGS SINCE THE YEAR 2000
38
D. Infrastructure Context Roadway Network FIGURE 2.32: INTERSECTION LEVEL OF SERVICE CRITERIA
Major roadways around and crossing Sunnyside Level of Average Delay per Vehicle (seconds)
1. Transportation Capacity
Yard are as follows: Service Signalized Intersec- Unsignalized Intersections
This section provides a summary of existing Jackson Avenue runs parallel to the northern tions
transportation conditions around Sunnyside Yard. edge of the western half of the project site. A 10 0 10
An understanding of the existing transportation B > 10 20 > 10 15
Northern Boulevard is a two-way arterial
conditions in and around Sunnyside Yard will C > 20 35 > 15 25
road that runs parallel to the northern edge
play a large role in the process of identifying D > 35 55 > 25 35
of the eastern half of the project site. (Figure
opportunities and issues that will impact the E > 55 80 > 35 50
2.34)
feasibility of future development scenarios. F > 80 > 50
Skillman Avenue is a local roadway located
The analyses performed are based partially adjacent to the southern edge of the project
on information received from multiple City and site.
State agencies. Each agency plays a role in
Thomson Avenue is a short local roadway
the transportation network within the Study
that bridges across Sunnyside Yard to the
Area, including the New York City Department
west of the project site.
of Transportation (NYCDOT) and the New York
Metropolitan Transportation Agency (MTA). To Queens Boulevard is a major arterial that
support and update this information, field data runs in an east-west direction beginning from
39
Chapter 2: Offsite Conditions
Traffic Conditions
Existing traffic volumes at the analysis
intersections were determined based on field
counts conducted in Fall 2015, as well as archive
traffic count surveys conducted by the NYCDOT
in Spring 2015. Field data was supplemented with
data collected from field inventories of roadway
geometry, traffic control features, and parking
regulations/activities. Peak hours were determined
using the available 24-hour data collected by
NYCDOT using Automatic Traffic Recorders (ATR).
Based on this data, traffic volumes are highest
during the traditional commuter peak hours for
most roadways within the Transportation Study
Area, specifically from 7:45 a.m. to 8:45 a.m. in
the morning and from 4:15 p.m. to 5:15 p.m. in the
FIGURE 2.34: NORTHERN BOULEVARD AT QUEENS PLAZA STATION
evening.
Capacity Analysis
Sunnyside Yard Feasibility Study | Offsite Conditions
40
For the traffic analysis conducted, each periods. Based on these observations, the average
intersections overall intersection delay, approach overall weekday utilization for on-street parking
delay and, where appropriate, lane-group or appeared to be very high (close to 100%) during
movement delay (e.g., through, left turn, right both time periods.
turn, and de facto turn, if a lane is not exclusively
designated for turns) were evaluated. Within the Transportation Study Area boundaries,
there are a large number of off-street parking
Five of the analyzed intersections contain at least facilities, primarily located to the west of the
one congested movement during the morning project site. The size of these facilities varies
peak hour while six of the analyzed intersections greatly, but none were identified as having a
contain at least one congested movement capacity of more than 300 vehicles. A sampling
during the evening peak hour. Typically, the most was made of the most critical parking facilities
congested intersections are located to the west based on capacity, proximity to the project site,
of the project site, close to the Long Island City and potential to cater to any development that
submarket and access to I-495. Congested could occur in the future. Overall, the average
movements also appear at the northeast corner weekday utilization rate during the morning peak
of the project site, where there is limited capacity period is 96%. During the evening peak period,
available for vehicles traveling between the major overall off-street parking utilization decreases to
east-west corridors and the Astoria neighborhood. 84%.
In fact, the vast majority of congested movements
41
Chapter 2: Offsite Conditions
west of the project site. The following stations are Queens Plaza (E, M, R) on the IND Queens throughout the day. Hunters Point Avenue (7) on the IRT
most likely to be used for traveling to and from Boulevard Line, is located at Queens 39th Avenue (N, Q) on the BMT Astoria Line, Flushing Line, is located just east of the
future development within Sunnyside Yard. Boulevard and Jackson Avenue/Northern is an elevated station located 600 north of intersection of 49th Avenue and 21st Street,
21st Street (G) on the IND Brooklyn Queens Boulevard, a few feet away from the project Sunnyside Yard. Both the N and Q trains approximately one mile west of the project site.
Crosstown Line, is located approximately 3/4- site boundary. The station has six entrances, operate between Coney Island in Brooklyn 33rd Street (7) on the IRT Flushing Line, is
mile from the project site. with stairway access at four locations on and Astoria (Ditmars Boulevard) in Queens. located on Queens Boulevard. The station
the south side of Jackson Avenue/Northern (Figure 2.38) has six entrances within the median. The
Court Square Complex (E, G, M, 7) is a Boulevard closest to Sunnyside Yard. This is
transit facility consisting of two separate 36th Street (M, R) on the IND Queens station is less than of a mile from the
the only station adjacent to Sunnyside Yard project site.
stations; the Court Square 23rd Street that provides full ADA accessibility. (Figure Boulevard Line, is located on Northern
station serviced by the IND Queens Boulevard 2.37) Boulevard, adjacent to the project site. The LIRR Hunterspoint Avenue station
Line, and the Court Square station serviced by station has five entrances, with stairway entrance is located on 49th Avenue, adjacent
the IRT Flushing and IND BrooklynQueens Queensboro Plaza (7,N,Q) on the IRT access at two locations on the south side to the Hunters Point Avenue subway station.
Crosstown Lines. Court Square is the terminus Flushing and BMT Astoria Lines, is located of Northern Boulevard closest to Sunnyside Various lines provide limited service at this
of the G train. less than a quarter of a mile from the project Yard. (Figure 2.39) station.
site. According to preliminary 2014 subway
21st Street Queensbridge (F) is located line haul volume and capacity information 40th Street (7) on the IRT Flushing Line, The most recent average weekday ridership
approximately 1/2-mile from the project site. received from the MTA, the N and Q lines is located at the intersection of Queens information available for each of these stations
The station is the only stop along the F Line are operating at capacity at this location Boulevard and 40th Street. The station has is provided in Figure 2.41. All of the stations
within the Study Area, which provides service during the morning peak hour, considered four entrances within the Queens Boulevard that will most likely be used by transit users
between Coney Island in Brooklyn and median, less than a quarter of a mile of the
Sunnyside Yard Feasibility Study | Offsite Conditions
by the MTA as the time period that generally traveling to and from future development within
Jamaica (179th Street) in Queens. experiences the heaviest subway ridership project site boundary. (Figure 2.40) Sunnyside Yard have had ridership increases
42 FIGURE 2.37: QUEENS PLAZA (E, M, R) FIGURE 2.38: 39TH AVENUE (N, Q) FIGURE 2.39: 36TH STREET (M, R) FIGURE 2.40: 40TH STREET (7)
in the past 5 years, with the exception of Court FIGURE 2.41: AVG. WEEKDAY RAIL TRANSIT RIDERSHIP
Square. MTAs ongoing signal upgrades to support
Communications Based Train Control (CBTC) 5 Year Change
on the No. 7 line are scheduled to be completed Station 2014 (2010-2014)
in 2017. According to information provided by 21 St (G) 1,265 +215 +20.5%
43
Chapter 2: Offsite Conditions
44
Pedestrians Bicyclists 2. Offsite Utilities
The analysis of baseline pedestrian-flow conditions The existing utility networks outside Sunnyside
focused on crosswalks at the critical intersections The bicycle network within the Study Area is Yard include electricity and gas (Con Edison),
chosen for traffic analysis. The critical intersections generally well connected, though there are a few water and sewer/treatment (provided by the New
are located in the immediate vicinity of the project critical gaps along Jackson Avenue, as well as along York City Department of Environmental Protection
site and would be expected to be used by additional local north-south streets. The majority of - NYCDEP), combined sanitary and stormwater
pedestrians accessing future development. Critical the bicycle routes are shared lanes, which require sewers (provided by NYCDEP and New York
pedestrian pathways are shown on Figure 2.44. bicyclists and motorists to share the same roadway State Department of Environmental Conservation
space. Queens Plaza provides a protected pathway - NYSDEC), telecommunications (operated by
Pedestrian-flow conditions were analyzed using leading to and from the Queensboro Bridge, Verizon and other service providers). A vital fuel-
Highway Capacity Manual methodology and providing a convenient and safe link between oil transmission pipe line (owned and operated
considered conditions during the peak 15-minute Manhattan and the project site. (Figure 2.45) by Buckeye Partners LP), that supplies jet fuel
period in the morning and evening peak hours. The to LaGuardia Airport and heating oil to depots
evaluation of crosswalks is based on the average There are bike racks located throughout the Study
Area, most concentrated around the Queens in Queens, runs along the southern and eastern
time required for a pedestrian to cross the street limits of the Yard and would need to be protected
at an assumed walking speed, and is calculated Plaza and Court Square areas. No significant bike
parking facilities are available near the project site, during future construction.
using the width of the street. This analysis also
accounts for the movement of vehicles traversing nor are there any shared bike docking stations. Existing utility infrastructure is well developed
the crosswalk. Figure 2.46 illustrates the bicycle routes within the and is generally adequate for current land
Transportation Study Area.
45
Chapter 2: Offsite Conditions
The majority of water mains in the streets improvements to the water distribution network flows from the overbuild. To accommodate the A combination of subways, commuter rail,
surrounding Sunnyside Yard are aging (most would be warranted. These improvements may increased sanitary flows, existing storm flows fromand transit buses are available relatively close
are 50 years old or older) and they may not be include new, larger distribution mains to replace Sunnyside Yard and adjacent City streets woul to all sections of the project site. The most
large enough to support the major increase in old pipes along Jackson/Northern Blvd and need to be diverted from the combined sewer convenient access is provided at the western
demand that will be imposed by the overbuild Skillman Avenue. The existing sewers are generally system to a new separate storm-only sewer that half of Sunnyside Yard, and a large number of
development. In order to meet those demands, adequately sized to handle dry weather sanitary would run along Skillman Ave and outfall to the MTA bus routes either stop or pass through
Dutch Kill. the Study Area. Under current conditions,
transportation in and around Sunnyside Yard
E. Conclusion Study Area is generally under or at capacity,
accessible, and levels of service for vehicular
The area surrounding Sunnyside Yard exhibits
traffic are generally acceptable. All of the analyzed
a diverse range of urban scale and character,
pedestrian elements currently operate under
complemented by economic conditions that
good conditions and the bicycle network is
support the continued development of housing,
generally well connected. Increases in residential
office space and amenities. Today, the area in the
and commercial development will increase
western submarkets is characterized by a change
transportation demand, which may necessitate an
in demographic composition as a result of a
increase in transportation capacity. It is anticipated
substantial amount of new residential development
that the increased demand on transportation
in the LIC Waterfront and Court Square/Queens
infrastructure projected after an overbuild would
Plaza submarkets. In the eastern submarkets there
exceed the capacity of the existing transportation
is a shortage of residential supply as a result of
infrastructure.
decreasing residential vacancy and limited new
development. While the area has experienced Existing utility infrastructure is well developed
increased residential development, unmet demand and is generally adequate for current land uses
continues to exist, especially for low and middle and level of development in areas surrounding
income residents. Sunnyside Yard; however, some of the
Sunnyside Yard Feasibility Study
47
A. CHAPTER OVERVIEW
This chapter addresses one of the most basic by looking at planned projects, including systems is considered, along with fire-safety and
questions of this study: is it technically feasible Amtraks Master Plan for Sunnyside Yard and ventilation requirements.
to construct an overbuild project, given the the MTAs East Side Access project. Within this
complexity of the railroad infrastructure in framework, engineering parameters and structural While portions are found to be technically feasible,
Sunnyside Yard and the requirement to keep considerations for an overbuild development overbuild development at Sunnyside Yard would
Sunnyside Yard operational during construction? are identified. These topics include foundations, require close coordination between the railroads
To understand the challenges of a Sunnyside Yard support walls and columns, trusses, and mega and developers to solve challenges related to
overbuild, this chapter examines site attributes, transfer trusses to support towers. Construction railroad operations and engineering.
49
Chapter 3: Onsite Conditions
B. Site Attributes Yard associated with the East Side Access project.
As discussed later in this chapter, the project
1. Railroad Infrastructure will allow LIRR services to access Grand Central
Terminal, which involves significant construction
An important step in determining the feasibility within Sunnyside Yard.
of an overbuild project at Sunnyside Yard is
understanding existing conditions. The existing The Sunnyside Yard complex currently has 32
railroad infrastructure, which is composed of tracks active storage tracks. NJT uses Sunnyside Yard
and traction power systems for trains, as well as primarily as a midday lay-up area for storing trains
buildings and other elements, is one of the most between the morning and evening rush hours.
important components in assessing feasibility. Amtrak stores and services its trains that use the
This infrastructure is critical to the operation of the Northeast Corridor, including long-distance trains,
railroad, and is described below. at Sunnyside Yard. Trains typically approach
Sunnyside Yard from Pennsylvania Station, and
Sunnyside Yard is a key train storage yard and follow the loop tracks that wrap around the south
maintenance hub for Amtraks Northeast Corridor and east sides of Sunnyside Yard. The trains
operations, as well as for New Jersey Transit (NJT). then enter the storage tracks from the east, and
Long Island Rail Road (LIRR) is developing storage ultimately depart Sunnyside Yard traveling to
tracks and maintenance facilities within Sunnyside the west, toward Pennsylvania Station. Amtrak
Yard. Harold Interlocking, a major railroad operates a high-speed rail (HSR) maintenance
Sunnyside Yard Feasibility Study | Onsite Conditions
interlocking, which routes trains from Pennsylvania facility for their Acela service at Sunnyside Yard, FIGURE 3.1: KEY FEATURES OF SUNNYSIDE YARD
Station to either the Northeast Corridor or the LIRR as well as a commissary building for preparing
Main Line, is located within the site boundary. onboard food and beverages.
(Figure 3.1, Appendix A)
Most storage tracks and Main Line tracks have
Sunnyside Yard was opened in 1910 by the overhead catenary power. In general, this system
Pennsylvania Railroad and now covers almost is comprised of tall support poles, with support
200 acres. It is over 8,000 long from east to west, wires (cross-catenary and body-span) spanning
and varies in width from 400 to 1,500. Most of between, below which the catenary support wires
Sunnyside Yard is owned by Amtrak, with the and contact wires are suspended along each track.
MTA owning the northern and western parcels. Air Amtrak and NJT trains draw electric power from
rights above the MTA-owned properties along the the contact wire. Future operations by Metro North
northern border of project site are primarily owned would also draw power from the catenary system.
by the City. The facility owned by General Motors The catenary system above the main storage yard
within the Yard has also been included in the site is characterized by support poles up to 75 tall.
area. Support wires span from pole to pole, crossing the
MTA Capital Construction (MTACC), a subsidiary of entire railyard perpendicular to the tracks. (Figure
the MTA, is overseeing construction in Sunnyside 3.2) FIGURE 3.2: SUPPORT WIRES SPANNING SUNNYSIDE YARD
50
Most of the Main Line tracks also have a catenary Most Main Line tracks, and a few of the yard infrastructure will need to be accommodated
power supply. Generally, the Main Line track tracks, also have third rail power. (Figure 3.4) LIRR below an overbuild development, a significant
catenary system operates independently from the trains draw power from the third rail. The third rail amount will be replaced, potentially reducing some
catenary system above the storage tracks, but system poses minimal constraints for overbuild existing physical constraints.
is similar in design and character. Much of the construction because it is mounted on the track ties
catenary system is being replaced by the East Side and can be de-energized and re-energized quickly. 2. Geology
Access project and many of the support poles Most of the tracks in the LIRR Mid-Day Storage
have been replaced with portal frames that span Yard will only use third-rail power. The No. 7 train It is anticipated that a development over
the Main Line tracks. (Figure 3.3) The catenary also uses a third-rail system where it crosses over Sunnyside Yard would include multiple high-
system for the loop tracks is a combination of Sunnyside Yard on viaducts. rise buildings. The considerable weight of
original pole structures and new portal structures such structures would typically require deep
that were installed by the East Side Access project. Tightly spaced tracks, power systems, and foundations that extend into competent soils or
As discussed later in this report, overbuild decks other infrastructure in Sunnyside Yard present a into rock capable of supporting the structure. The
are likely to require the replacement of catenary challenge for overbuild development. However, nature of the soils and rock below Sunnyside Yard
systems. as described in subsequent sections, Amtrak and is described below. As structure for a deck and
LIRR plan to reconfigure much of Sunnyside Yard. taller buildings will need to be anchored in suitable
As a result, while some of the existing railroad soils or rock, the location, depth, and other
51
Chapter 3: Onsite Conditions
of data for subsurface conditions within the softer, weathered material appears to have been
Sunnyside Yard, and included the logs of removed by subsequent glacial scour.
probes from New York City Department of
Design and Construction (NYCDDC) and logs The bedrock is overlain by varying depths
of borings for an investigation of the Queens of Cretaceous sand and clay deposits, and
Boulevard Bridge. (Reference 16-17) Pleistocene Age deposits consisting of a mixture of
glacial, interglacial, and post-glacial materials.
A geotechnical report prepared for the
investigation of Honeywell Street Bridge The last glacial advance into the New York
for the New York City Department of metropolitan area is the source of most of the soil
Transportation (NYCDOT). (Reference 18) deposits in the region when a terminal moraine
A geotechnical report prepared for an was created to the south of the Sunnyside Yard
existing high-speed trainset maintenance and site. North of the moraine, the bed load deposited
inspection structure for Amtrak. (Reference by the glaciers (referred to as till or ground moraine)
19) is composed of an unsorted mixture of sand, gravel,
clay, cobbles, and boulders. Glacial lake deposits of
The accuracy of data provided in the reports silty fine sand, silt, and clay were later deposited.
3.6: LOCATION OF GEOLOGICAL PROFILES prepared for NYCDOT and Amtrak is less
certain than the corresponding data shown on Geological layering is generally complex, and
logs of borings performed for the more recent significant variations in the thickness and location
characteristics of the geology have a direct impact sea level. Elevations in this report are stated of the individual strata are common. In many cases
Sunnyside Yard Feasibility Study | Onsite Conditions
52
Subsurface Conditions The subsurface soils beneath Sunnyside Yard can
generally be described by two typical geologic
Most of the western portion of the site lies within profiles, recognizing that there are some variations
the former Dutch Kills Creek and swamp area. from these typical strata and that there are areas
Highly compressible organic deposits, including where the two typical profiles transition. Geologic
peat and organic silt and clay, are typically profiles have been prepared to illustrate the
present below a superficial layer of man-made subsurface conditions. The vertical scale used for
fill. This creek and the swamp were filled using the profiles is based on NAVD 1988; the horizontal
materials excavated during the construction of scale is as shown and is approximate. The ground
Sunnyside Yard. The eastern portion of the site surface shown reflects the ground surface off
was generally at a much higher elevation than the Main Line rail embankments. The locations
the western portion of the site, and the soils in of the profiles are shown in Figure 3.6. Figure 3.7
the eastern portion do not include the relatively presents subsurface conditions, oriented west
shallow organic deposits. to east, across all of Sunnyside Yard. Figure 3.8
presents a geologic profile, oriented north to
SUBSURFACE SOIL STRATA SUMMARY
south, representing typical conditions beneath the Bedrock: The depth of the top of bedrock
west portion of the site. In Figure 3.9, a geologic ranges from about 60 to more than 120; one
profile, oriented north to south, presents typical boring near 43rd Street reached El. -100 (more
conditions beneath the east portion of the site. than 150 below the ground surface at that
location) and did not encounter bedrock.
The subsurface conditions beneath the west portion
of the site typically include soil strata with the In the lower lying portions of Sunnyside Yard, such
following thicknesses: as west of the Queens Boulevard Bridge and the
Fill: 5 to 25. northern portion of Sunnyside Yard, groundwater is
typically within 5 to 10 of the ground surface. Along
Organic Deposits: Not present to 15. the Main Line embankments and the eastern portion
Mixed Glacial Deposits: Less than 5 to 35. of Sunnyside Yard, groundwater surface typically
Decomposed Rock: Less than 5 to 10. ranges from 15 to 40 below the ground surface.
Bedrock: The depth of the top of bedrock Numerous geotechnical investigations have
ranges from about 15 to 60. been performed in Sunnyside Yard, providing
good information on ground conditions. Soils are
The subsurface conditions beneath the east
predominantly dense glacial sands and gravels,
portion of the site typically include soil strata with
which could support low-rise structures and
the following thicknesses:
potentially taller structures. The soils are underlain
Fill: 5 to 10.
Sunnyside Yard Feasibility Study | Onsite Conditions
54
Contamination approximately 133 acres of Sunnyside Yard as a coal-fired locomotives and coal fired boilers, and have been performed in these areas, but being
Class 2 Site in the Registry of Inactive Hazardous peeling lead-based paint from the four bridges outside the Class 2 area, they are considered
Sunnyside Yard has been used as a train yard for Waste Disposal Sites in New York, also known as that span Sunnyside Yard, have resulted in the to have generally lower levels of contamination.
over 100 years, resulting in spilled oil, fuel, and the State Superfund Site registry. (The extent of presence of hazardous wastes at the site, including Nevertheless, they have operated as railroad yards
other products. In combination with water-borne the Class 2 site is shown by the colored shading polychlorinated biphenyls (PCBs), semi-volatile and facilities for more than 100 years and various
compounds that have migrated into Sunnyside Yard in Figure 3.10.) A Class 2 Site is a site at which organic compounds (SVOCs), polycyclic aromatic types and concentrations of contamination can be
from off-site sources, contamination has affected hazardous waste presents a significant threat to hydrocarbons considered, as subset of SVOCs, to anticipated.
several areas of the site. The contamination that is the public health or the environment and action is be carcinogenic (cPAHs), and lead.
known to exist in Sunnyside Yard is described below, required.
and the potential consequences for construction are The Sunnyside Yard complex includes areas outside Known Contamination
considered. Since Sunnyside Yard opened in 1910, releases of the 133 acres classified by NYSDEC as a Class 2 According to the NYSDEC, PCBs, SVOCs, and
contaminants associated with fueling operations of site. These include all the property owned by the lead have contaminated the unsaturated soil at the
In December 1986, the New York State Department trains and vehicles, maintenance activities, train- MTA (such as the LIRR Mid-Day Storage Yard, Arch
of Environmental Conservation (NYSDEC) listed Superfund Site and have resulted in a significant
mounted transformers, cinder and coal ash from Street Yard, and Hunterspoint Avenue LIRR station), threat to human health associated with potential
the General Motors facility, and Amtrak property to exposure to soil impacted with those contaminants.
the west of Thomson Avenue. Fewer investigations A significant environmental threat is also associated
with the potential impacts of these contaminants to
the groundwater. Contaminated groundwater plumes
are shown in Figure 3.11.
In February 1997, the NYSDEC identified three
FIGURE 3.10: OPERATING UNIT LAYOUT PLAN FIGURE 3.11: CONTAMINATION PLUMES
55
Chapter 3: Onsite Conditions
In 1997, New York State determined that the The subsurface investigations identified a number of handling, stockpiling, and disposal protocols
Superfund Site was too large to effectively manage locations where soil disturbance and excavation will required for construction. (Reference 24)
as a single area, and therefore divided it into six require NYSDEC-approved procedures for testing,
sub-areas known as operable units or OU, handling, and disposal of contaminated materials. Consideration of Potential Contamination in Other
each of which would have a separate remediation The soil sampling confirmed the presence of areas Areas
plan. A description of each OU and the associated of soil contamination identified in previous studies,
remediation plans are included in Appendix C. and also identified new areas. VOCs, cPAHs, PCBs, It is possible that additional contamination that has
and lead were detected in the soil samples collected not yet been identified, or that has been released
East Side Access Areas within the work area. from adjacent properties, exists on the Superfund
Site. Properties directly adjacent to Sunnyside
The East Side Access project is under construction, Investigations for contaminated groundwater were Yard may have caused direct impacts to the soils
including excavation and dewatering within the also performed, the results of which were consistent and groundwater from hazardous materials and/or
Class 2 site. The project is discussed later in this with those found within the NYSDEC Class 2 petroleum-based products due to spills, improper
chapter. Four bored tunnels beneath the Amtrak Site (discussed in Appendix C for Operable Unit handling and storage of wastes, or manufacturing/
storage tracks and five open-cut structures along the 6). Construction protocols were implemented for commercial use of chemicals. Properties that are
FIGURE 3.12: SOIL TESTING Main Line lie within the NYSDEC Class 2 Site. Other groundwater cut-off walls and limits of drawdown not directly adjacent to Sunnyside Yard may not
structures and facilities will be located outside of the during dewatering in order to minimize adverse have direct impacts to the soils; however, if the
NYSDEC Class 2 Site, such as the LIRR Mid-Day movement of contamination plumes. hazardous material/petroleum release is hydraulically
Storage Yard, the cut-and-cover structure below Many of the buildings and other facilities in up-gradient of the site, then Sunnyside Yard may
that yard, and miscellaneous work west of Thomson be impacted by contaminated groundwater or soil
Sunnyside Yard Feasibility Study | Onsite Conditions
56
Implications of Contamination on Construction sampled, treated, and disposed of in accordance
with the groundwater management plan. NYSDEC
Although much of the contamination previously may require the effect of dewatering on groundwater
present on the Superfund Site has been identified plumes to be modeled, and to be verified by
and remediated, the site has a long history of groundwater sampling around the Superfund Site.
potential contamination from railroad maintenance
operations, and remains classified as a Class 2 Typical procedures employed to properly manage
Superfund Site. It is therefore probable that any contaminated or hazardous materials include:
major development project, such as Amtraks Master Screening of soils during all excavations.
Plan railyard expansion project or an overbuild
development project, would encounter contaminated Development of a community air monitoring
ground or groundwater. plan for soil disturbance activities.
Stockpile management plan for management
Potential pathways of exposure would need to of excavated soils.
be identified and mitigation plans developed to
eliminate risk to the public, construction workers, Waste disposal plan for offsite disposal of soil
and the larger environment. Such measures would in accordance with Federal, State, and local
include subsurface investigations to determine the regulations.
nature and extent of contamination, and prescribed Groundwater management plan and onsite
construction measures to manage contaminated re-use plan for use of excavated soil on the
57
Chapter 3: Onsite Conditions
Implications of Contamination on Design of Final at the site was to identify and delineate areas of Conclusion The implications of site contamination on the
Structures soil and groundwater contamination. Additional construction of the elevated platform and final
soil and groundwater testing should be performed Most of Sunnyside Yard is identified as a Class structure appear to be minimal. Contaminated soil
If the entire structure is constructed on an elevated to determine whether corrosive constituents are 2 Inactive Hazardous Waste Disposal Site. and groundwater can be safely managed during
deck, then adverse impacts from contaminated present at the site in the locations where the Numerous subsurface investigations over several the construction process; structures built on the
soils and groundwater of the site would not be proposed foundation shafts are to be installed. years have identified PCBs, SVOCs, and lead elevated decking would not be adversely affected
anticipated, but emissions from diesel-powered as compounds of concern at Sunnyside Yard, by the existing site contamination. Conversely, the
locomotives may be a potential hazard. Developing especially between the Queens Boulevard completion of an elevated platform and overhead
a site with known contamination requires that the Implications of Overbuild on Long-Term Cleanup Bridge and the 39th Street Bridge. (Figure 3.15)
Operations structures may have some negative impact if any
potential pathways of exposure are identified and According to the NYSDEC and reports reviewed, future remedial operations need to be performed
mitigation plans are implemented to eliminate After implementation of Amtraks Master Plan for these wastes have contaminated the unsaturated at the site, however, these impacts can be
this risk to users. For instance, if any occupied Sunnyside Yard, overbuild development projects, soil at the Superfund Site and have resulted in mitigated with proper planning. These impacts
basements or grade-level rooms are to be and any associated contaminant cleanup operations, a significant threat to human health associated may include restricted overhead clearance for
constructed directly on the soils of the Superfund there should be no remaining or anticipated human with potential exposure to soil impacted with drilling and excavation operations, limitations on
Site, and if elevated levels of VOCs remain at the exposure pathways. Therefore, subsequent cleanup PCBs, cPAHs, SVOCs, and lead, and a significant excavation near pile caps, and restrictions on
site in the soil gas, then the building design may operations should be unnecessary. environmental threat associated with the potential groundwater pumping.
need to incorporate measures such as vapor impacts of contaminants to groundwater. Prior to
barriers and/or venting systems to eliminate the It is unlikely that future large-scale construction any construction activity at the Superfund Site, Potential costs associated with sampling,
potential for soil vapor exposure. Identifying potential under the deck would be required. Therefore, the a Construction Contaminant Management Plan handling, and disposing of contaminated materials
exposure pathways during the design process potential for excavation or other work that could should be implemented to provide procedures have been included in the financial evaluation of
would ensure that the required mitigation measures disturb contaminants is limited. Should such work be and requirements to manage contaminated or overbuild development alternatives, as discussed
Sunnyside Yard Feasibility Study | Onsite Conditions
are implemented and that future redevelopment needed, any associated cleanup operations would hazardous materials that may be encountered elsewhere in this report.
proceeds in a manner protective of public health. need to consider special conditions created by the during construction.
deck, such as headroom restrictions for equipment
Due to the nature of hazardous contaminants and the need for ventilation.
located at the site, it is not anticipated that these
contaminants would have a corrosive effect on the At this time, it is not anticipated that overbuild
foundation shafts and pile caps to be installed at construction activities would have any significant
the site. However, the intent of testing performed impact on any future cleanup operations.
58
C. Railroad Operations Amtrak: Master Plan for Sunnyside Yard/ this growth will require significant infrastructure Program is a major rail infrastructure improvement
Sunnyside Yard Expansion investment, as outlined in the Master Plan. project, which will substantially increase the
Several projects within Sunnyside Yard are capacity of rail service between New York and New
In 2014, Amtrak completed a master planning Starting in 2020, Amtrak will introduce a Next Jersey, and improve the capacity of Pennsylvania
in construction or planned over the coming
study for the expansion of Sunnyside Yard, which Generation high-speed train service, at greater Station. It will include two new tunnels under
decades, including Amtraks Yard Expansion
considers how to expand and upgrade Sunnyside frequency compared with the current Acela the Hudson River and upgrades to the existing
project, detailed in its Master Plan, and the
Yard to meet Amtraks needs through 2030 and service. This will increase use of Sunnyside infrastructure between Newark, NJ and Penn
MTAs East Side Access project. The projects
beyond. (Reference 1) This report was advanced to Yard, and will require a new high-speed train Station. Many of the trains required for Gateway
are shown in Appendix A, and are described in
a 15% Concept Design in March 2016 (Reference maintenance facility. In 2028, Amtrak is scheduled services will be stored, maintained, and readied for
subsequent sections. While these projects are
2), and the drawings were made available to the to complete the Gateway Program. The Gateway service in Sunnyside Yard.
underway, opportunities exist for coordination
overbuild study team. Unless noted otherwise,
with an overbuild development. This could
details in the section are taken from the Master
simplify overbuild construction compared to
Plan report.
working around existing conditions in Sunnyside
Yard. However, a lack of project coordination Sunnyside Yard functions as the main train storage
could limit the space available for overbuild and service point for many trains originating or
structures and complicate construction. More terminating in Pennsylvania Station. Amtrak crews
trains will use Sunnyside Yard as new railroad service and maintain Amtrak High Speed Rail
projects are completed and as such projects are (HSR) and Conventional (Long Distance, Northeast
completed, available work-windows for overbuild Corridor (NEC), Keystone and Empire) trains as
construction will be restricted and costs will well as NJTs Northeast Corridor, Manhattan Direct,
59
Chapter 3: Onsite Conditions
Investment by Amtrak in new Yard facilities is track alignments and building locations foreseen Rebuilt and Expanded High Speed Rail New Train Shed Over Storage Tracks with
required not only to accommodate increased train in the full 2030 build-out of the Master Plan will Facility (HSRF) (Figure 3.17) would be Expanded Track Centers would allow for
operations, but also to modernize and address be the baseline for overbuild planning. The design expanded in three phases from two tracks Service and Inspection (S&I) on the tracks.
aging facilities that are inefficient at meeting the process following from the Master Plan has to six. Completion of the first phase (which Eleven tracks would have pits matching the
requirements of the railroad. Many of the buildings progressed to a 15% Concept Design. A plan of adds two service and inspection (S&I) tracks full length of the train consist (a train consist
and systems within Sunnyside Yard are in poor the full buildout is shown in Appendix A. A plan to the two existing) is critical for Amtrak to is a lineup of railroad cars and locomotives
condition and need improvements in order to of the proposed Phase 1 buildout is shown in complete before delivery of its new high that comprise a complete train). Similarly,
remain operational. For example, the overhead Appendix A. Renderings of the complete buildout speed trains, anticipated to arrive at the end equipment would be provided on the tracks
contact system that supplies electric traction power are shown in Appendix A. A potential schedule for of summer 2020. Five Ready Tracks (for such as potable and non-potable water,
for Amtraks locomotives is over 80 years old and is implementing the Master Plan is shown in Figure HSR trains waiting to enter Pennsylvania gravity toilet dumps, compressed air, and
in need of replacement. 3.16. Station) and one run through track will be 480 volt standby power, in order to allow for
constructed in the area formerly occupied by servicing of the trains under the new Train
The principal elements to be constructed are as Buildings 1 through 8, adjacent to the MTA Shed or structure that would be built over
Sunnyside Yard Expansion - New Facilities follows: Mid-Day Storage Yard. The improved HSR the tracks. The Master Plan increases the
Amtraks Master Plan provides a methodical Facility would also house a Sunnyside Yard number of storage tracks from 32 to 38, while
approach for the complete upgrade of Sunnyside operations center, HSRF mechanical, and providing wider track centers. The Master
Yard, east of Queens Boulevard. In general, the transportation on the upper floor. Plan also proposes a complete replacement
Sunnyside Yard Feasibility Study | Onsite Conditions
FIGURE 3.17: HIGH SPEED RAIL SHOP (CONCEPTUAL RENDERING) FIGURE 3.18: CONVENTIONAL REPAIR SHOP (CONCEPTUAL RENDERING)
60
of the existing catenary system, with a new meeting point and provide access to the Centralized Employee Parking Facilities Modifications to track alignments and buildings to
system enclosed within a roof canopy. HSRF, Conventional Shop and Commissary at the Amityville Yard Site with pedestrian better accommodate overbuild may be considered
The new catenary system would likely be and Materials Management Building. There access to Sunnyside Yard provided by means by Amtrak, provided that such modifications do
suspended from the roof canopy. would be an entrance to the Focus Building of a pedestrian bridge over the Loop Tracks. not pose a significant detriment to yard operations
New Conventional Repair Shop (Figure from the 39th Street Bridge as well as at and efficiency. Certain efficiencies may be
ground level. The Focus Building would The conventional rail storage tracks have been available; for example, the primary purpose of the
3.18) would provide four stub-end locomotive planned to accommodate 4 diameter columns
repair tracks; four double access car repair include employee amenities such as a proposed Conventional Train Shed roof will be to
cafeteria, fitness center, and infirmary. It for future overbuild, which presents a good provide protection from weather for the servicing
tracks; and administration, storage, and back opportunity for overbuild construction. The 15%
shop space. Conventional Mechanical Welfare would also include training and conference of trains. An overbuild deck structure will provide
rooms. The security department support Concept Design has modified various elements the same function, which will obviate the need for
facilities would be located on the upper floor of the Master Plan, such as the High Speed Rail
of the Conventional Shop. A two-track consist- facilities would also be located in the Focus the proposed roof. However, modifications may
Building. Facility and the Ready Tracks. Such modifications result in additional costs.
based maintenance facility is included on the will continue as Amtrak advances in its design
north side of Conventional Repair Shop. Relocated Engineering, Production, and process, and any future overbuild development
New Wheel True/Drop Table Building would Maintenance of Way (MOW) Area with a should be coordinated with such changes. To
be used by both HSR and Conventional new Engineering/Production/MOW Shop date, no major spatial deviations from the Master
Mechanical Departments and would be would be capable of maintaining track- Plan have been identified.
constructed in the middle of the Train mounted and highway vehicles, as well as
Shed. This facility would provide wheel true construction equipment.
capabilities as well as a drop table and a truck New 10-car Private Car Track would be
61
Chapter 3: Onsite Conditions
Master Plan - Phased Implementation until after 2020. be incrementally reduced by construction of to the track(s) leading into the out-of-service
offices, the Commissary Building, and the new tunnel could potentially occur with fewer
Implementation of the development and The designs of the Focus Building and High Engineering/Production/MOW Shop. Additional off- restrictions. However, the other tracks in
construction of the facilities described above Speed Rail S&I Facility are currently at a 15% site or on-deck laydown space would need to be Harold Interlocking would be used more
is planned in phases. Reasons for this phasing Concept Design and are being progressed to final identified. heavily, which may preclude any construction
include the availability of funding, the need to design by the end of 2017. in certain areas of the Main Line.
maintain operation of Sunnyside Yard during State of Good Repair Projects
construction, and the fact that service demands Pre-Gateway Program (2020-2028): Non-revenue service through the tunnels
are projected to increase incrementally over the Construct a new Commissary and Materials In addition to the Master Plan expansion, Amtrak could be reduced, with fewer trains looping
next 15 years. Figure 3.16 shows a potential Management Building. is advancing various smaller scale state-of- around Sunnyside Yard or using Sunnyside
Master Plan construction timeline, based on the good-repair and upgrade projects in Sunnyside Yard for storage and maintenance. This
Construct Phase B of the High Speed Rail Yard. These include substation rehabilitation and
operational drivers and actions to address the could potentially improve the availability of
Facility, adding two more tracks for a total replacement, and heat tracing of certain non-
drivers. It has been modified from the timeline track outages in Sunnyside Yard. This would
of six tracks, to accommodate continued potable water supplies.
in the Master Plan to reflect the currently present all the railroads with operational
expansion of HSR service.
anticipated schedules. A key driver of increased challenges. For example, displaced trains
After demolition of the existing Commissary As discussed earlier in this chapter, Amtrak is
train operations and associated new facilities in would need to be serviced and stored in other
and relocation of Maintenance of Way also progressing with remediation of areas within
Sunnyside Yard is the Gateway project, which yards (likely west of the Hudson). Also, fewer
facilities, new conventional rail maintenance Sunnyside Yard that are contaminated with
Amtrak anticipates being complete in late 2028. looping trains would cause platform capacity
facilities can be constructed without loss of hazardous materials. Amtrak is working with New
This date assumes that all required funding for issues at Pennsylvania Station.
storage tracks. York State regarding remediation requirements
the Gateway project and the construction of the related to groundwater and soil removal. East River Tunnel work would require a
Sunnyside Yard Feasibility Study | Onsite Conditions
tracks and facilities in the Master Plan will be Construct Phase C of the High Speed Rail laydown area for materials and equipment.
available when required. If funding is delayed, S&I Facility in time for initiation of the Gateway This could negatively impact the ability of
project. This would replace the existing HSRF Amtrak: East River Tunnel Sandy Repair
it would result in the schedule shown on Figure the overbuild project to identify an available
3.16, and noted below, extending later. with a two-track bay that would complete the Two of the East River Tunnels were flooded with laydown area for simultaneous overbuild
new HSRF. salt water during Hurricane Sandy. All four of the construction.
The potential construction schedule for each
tunnels are in need of repair (Reference 3), and East River Tunnel work would likely require
structure is described as follows:
Post Gateway (2028 2030 and beyond): designs are being developed for such work. Repair support from railroad personnel (flaggers,
Sunnyside Yard Expansion Phase I (2018-2020): The main construction during this phase is the work may require that one tunnel at a time be Electric Traction (E/T), etc.) which would
construction of the new Train Shed over the taken out of service for an extended period of time reduce the availability of personnel to support
Construct Phase A (two tracks) of a new
conventional rail storage tracks. from 18 to 24 months. Amtrak anticipates work an overbuild project.
HSRF to cater to the Next Generation fleet of
to run from 2020 through 2025, and operating
high speed trains. Construction is anticipated As funding becomes available, Amtrak would There is likely to be limited overlap between East
the railroad with only three tubes in service will
from mid-2018 through mid-2020. construct an Engineering/Production/MOW River Tunnel repairs and an overbuild project.
require coordination with, and likely completion
Construct temporary offices in the former Shop, as well as a Private Car Track. of, the Amtrak High Speed Grade Separation During any overlap there could be both positive
Railway Express Area to allow for demolition structures in Harold Interlocking (discussed in impacts arising from fewer train movements, but
The laydown area in the former Railway Express
of existing Building 8. This will create space the next section). If this timeline overlaps with the also negative impacts arising from increased
Agency (REA) area, currently being used by the
to allow for construction of HSR Ready overbuild construction it could have the following demand for railroad support personnel, as
East Side Access project, would have competing
Tracks. consequences on an overbuild: described above. The net impact on an overbuild is
demands from the Master Plan work, an overbuild
Construct the Focus Building on 39th Street, likely to be negative given that more construction
development, and many of the other projects Closure of a tunnel would reduce the number
which will serve as the main entry point for affecting Sunnyside Yard is likely to complicate
planned for Sunnyside Yard. Furthermore, as the of routes through Harold Interlocking. A
employees into Sunnyside Yard. If funding is coordination and limit available resources.
expansion of Sunnyside Yard progresses per the positive effect could be that work adjacent
62 not available, construction would be delayed Master Plan, the available laydown space would
Conclusion New York City Transit (NYCT): Queens Super touchdown points through this corridor.
Express (long term vision) One cut-and-cover structure is located
Amtrak has several projects planned in and around
Sunnyside Yard. However, none is more important These are located as shown in Appendix A and are immediately west of 43rd Street, which
to the feasibility of an overbuild project than the described in more detail below. would permit a bi-directional yard/loop track
expansion work outlined in Amtraks Master Plan to transition from grade-level down into a
for Sunnyside Yard. The anticipated 15-year tunnel. This structure is complete (see Figure
MTACC: East Side Access Project
build-out would involve the replacement and 3.20) and shares a site with new retaining
reconfiguration of most of the tracks and overhead The MTAs major ongoing construction project walls, a substation, and a new access road
wires in Sunnyside Yard. This work presents a within Sunnyside Yard is the East Side Access for Amtraks High Speed Rail Facility. The
unique opportunity for the coordinated design project. This project would connect the LIRR Main footprint of the structures and the surrounding
and construction of railroad infrastructure and Line, and points east, to Grand Central Terminal. land is owned by MTA. This area potentially FIGURE 3.20: CUT-AND-COVER STRUCTURE
overbuild development. The plan of Active and Planned Projects Within provides some limited space for construction
Sunnyside Yard (Appendix A) shows the major on terra firma, or for vehicular connections
elements of this project within the railyards. between Northern Boulevard and the
2. Planned Projects: MTA
overbuild deck.
The East Side Access project has been in
Sunnyside Yard has several ongoing MTA projects, Four bored tunnels, each 22 in external
construction since 2004 and is scheduled for
with others planned over the next 15 years and diameter, extend west and northwest from
completion between 2021 and 2023. Most of
beyond. This section identifies those projects, their the Main Line transition structures, passing
the work remaining after 2020 would be systems
anticipated construction schedules, and notes under the Main Line and the core yard
installation, testing, and commissioning.
some of potential ways in which those projects storage tracks, to the underground Plaza
63
Chapter 3: Onsite Conditions
64
Sunnyside Station (MTACC) Construction of station infrastructure between projected to start in 2018 and be completed by
the Main Line tracks would require multiple track 2020. Coordinating the design and/or construction
The concept of Sunnyside Station was developed outages and weekend possessions to allow of the support walls for the overbuild with the
in the early 2000s and it was included in the tracks, catenary, and systems to be reconfigured, flood protection project would avoid any potential
Environmental Impact Statement for the East Side and for footings, platforms, and superstructure conflicts with the flood walls.
Access project. (Reference 4) The proposed station to be constructed. This work would need to be
would be located on the Main Line tracks, centered coordinated with any overbuild construction, which
on Queens Boulevard Bridge, with pedestrian Penn Station Access (MNR)
may have competing demands for track outages
access from the bridge and Skillman Avenue. It and railroad personnel. The Penn Station Access project would provide
would have a central island platform with two side access for Metro North Railroad (MNR) trains
platforms, and it would provide a new stop for The proposed Sunnyside Station location provides into Pennsylvania Station via Amtraks Hell Gate
certain LIRR commuter trains (and potentially Metro an opportunity for enhanced transit access to the Line and along the Main Line tracks that pass FIGURE 3.25: FLOOD WALL LOCATIONS
North and Amtrak trains) that access Pennsylvania surrounding neighborhood and also to an overbuild through Sunnyside Yard. (Figure 3.26) The project
Station. Such a station would benefit an overbuild development. The spacing of tracks and platforms anticipates four new stations in the Bronx, with
development by providing access to Manhattan, immediately west of Queens Boulevard potentially MNR services extending into Connecticut. No
Long Island, East Bronx, and areas beyond. provides sufficient touchdown points for columns major construction is anticipated within Sunnyside
Although Metro North and Amtrak did not include to support significant overbuild structures that Yard, although it is possible that some signal/
Sunnyside Station in their future plans, the realized could be located above the station platforms. For systems modifications would be required along
demand for their services at this location could the purpose of this study, the locations for support the Main Line.
potentially affect their strategy for this area. walls for an overbuild development were assumed
65
Chapter 3: Onsite Conditions
Demolition of Montauk Cutoff Structure (MTACC) Construction of this line is no longer planned by
NYCT; however, the East Side Access project has
The MTA plans to demolish a portion of the been designed and constructed to not preclude
Montauk Cutoff, an abandoned railroad viaduct its construction at some point in the future. If the
between the overbuild project site and the tunnels route is constructed, it is likely to occur post-
to Pennsylvania Station (Reference 5). Removing 2040, after much of the overbuild development is
a portion of the Montauk Cutoff would allow LIRR constructed. A NYCT station could potentially be
trains to operate between the LIRR Mid-Day constructed in Sunnyside Yard on the new route.
Storage Yard and the Arch Street Facility west of
Sunnyside Yard. Figure 3.27 shows the structure, An overbuild project would need to be prepared
looking west from Thomson Avenue Bridge. to provide route protection to allow for the future
Demolition could occur between 2016-2018. construction of these (or other) tunnels under
(Figure 3.28) Sunnyside Yard. After construction, the dense grid
of deep columns required to support the overbuild
structure could preclude future subway tunnels,
Montauk Cutoff Adaptive Reuse (MTA)
unless specific column clearways and other
The LIRR is in the process of decommissioning provisions are included.
FIGURE 3.27: ABANDONED MONTAUK CUTOFF STRUCTURE a separate portion of the Montauk Cutoff (Figure
Conclusion
3.28) south of Sunnyside Yard to Borden Avenue
and Dutch Kill. In 2015, the MTA issued a Request MTAs projects within Sunnyside Yard are
Sunnyside Yard Feasibility Study | Onsite Conditions
for Expressions of Interest to identify a range predominantly associated with the East Side
of potential uses. (Reference 6) Potential uses Access project. The project has resulted in the
could include a footpath or cycle-way that could construction of four bored tunnels below the
be beneficial for an overbuild development of Amtrak storage tracks, cut-and-cover tunnels
Sunnyside Yard and could be extended into an in several locations, and major renewal of
overbuild development. infrastructure on the Main Line. These restrict the
opportunities for footings and increase the cost
Queens Super Express (NYCT) of overbuild. Upcoming MTA work would include
additional work on the Main Line, build-out of the
When the 63rd Street Tunnel Connector Project LIRR Mid-Day Storage Yard, and construction
was constructed in the 1990s, adjacent to the of LIRRs Sunnyside Station. The feasibility of
Queens Plaza station, a provision for bifurcations overbuild within the LIRR Mid-Day Storage Yard
or turn-outs, was included to allow future would depend on the availability of touchdown
construction of two new tunnels for a branching points for columns, and also on coordinated
subway service. A potential future use identified construction schedules. LIRRs Sunnyside Station
FIGURE 3.28: ADAPTIVE REUSE by NYCT for these turn-outs was to serve a future would provide an important transport node for the
Queens Super Express with two tunnels passing overbuild development. Coordination with MTA
under Sunnyside Yard and turning parallel to the on its completed and ongoing projects will be
LIRR Main Line, with portals east of 48th Street. necessary in many parts of Sunnyside Yard.
66
D. Engineering Parameters 2. Clearance Requirements for Railroads portion of Vanderbilt Yard in Brooklyn. Amtrak has points for support walls and columns, both
stated that a minimum vertical clearance of 25 is existing conditions and future conditions based on
Minimum vertical and horizontal clearances desirable above existing service roads in the Yard. information contained in the Amtrak Master Plan
1. Structural Requirements
between trains and structures dictate the for Sunnyside Yard and information on the East
The overbuild structural system, consisting of touchdown point locations and support wall For structural efficiencies it is desirable to keep Side Access project provided by MTACC were
support walls and deck, would allow development design. Appendix A show standard railroad the deck as low as possible. Shorter walls are considered.
of a new neighborhood composed of streets, clearances required by Amtrak and LIRR. stiffer, reduce sway effects in buildings, and permit
parks, residential buildings, schools, offices taller overbuild structures. From an urban design The most important factors dictating the location
The minimum 8-6 regulatory horizontal clearance viewpoint a lower deck promotes connectivity touchdown points for support walls and columns
and other structures. The structural deck and
from centerline of track to edge of wall/column between the new development and surrounding are:
other horizontal load-bearing structures would
is applicable to all tangent tracks in Sunnyside neighborhoods, and improves access to the deck
be supported on columns and walls located Areas of terra firma (open/undeveloped
Yard. For curving tracks, including those with from the four bridges crossing Sunnyside Yard.
throughout Sunnyside Yard. ground).
super-elevations, increased horizontal clearances
To identify the optimal structural system to support apply and would need to be considered during For railroad operations and efficiency, it may be Track spacing and train car clearance envelopes.
the overbuild development, the following factors post- feasibility design stages. The minimum necessary or preferable to have more clearance Location of access roads and pathways.
were considered: clearances provide some room for personnel than the technical minimum. Depending on the
Location of existing bridges and tunnels.
Vertical clearance requirements for railroads. between the train dynamic clearance envelope location in Sunnyside Yard, a higher clearance
and the proposed structures, but might not be could increase space for the catenary system, Location of buildings and substations.
Location of touchdown points of walls and sufficient for inspection, maintenance, access, improve accessibility to the top of the trains for Clearances needed for Amtrak and LIRR service
columns. cleaning, loading supplies, wayside equipment, inspection and servicing, allow for train-roof equipment.
67
Chapter 3: Onsite Conditions
a construction laydown area for the East Side Amtrak Storage Yard facility, and substations would be constructed. under the tracks and new cut-and-cover tunnel
Access Project. The following assumptions and Parts of the existing loop tracks would be modified structures are under construction. These tracks
challenges have been considered when evaluating Amtrak plans to completely realign and by the East Side Access project. The following and structures significantly limit opportunities for
future conditions: reconfigure the existing tracks throughout its assumptions have been made about future touchdown points along the Main Line. However, a
storage track area, and to replace almost all the conditions: limited number of potential column locations have
Track layouts for the LIRR Mid-Day Storage Yard buildings. The Amtrak Master Plan has been
would be as shown in the Amtrak Master Plan for developed with consideration of the possibility of Support walls can be located within future been identified, and it has been assumed that the
Sunnyside Yard. buildings and between storage tracks, where support walls can be located within future LIRR
future development over Sunnyside Yard. Amtraks Sunnyside Station platforms.
Support walls can be placed between tracks proposed track and roadway layout allows for clearances permit.
where sufficient space exists for train clearances. 4-0wide support walls or columns for overbuild Limited support walls can be located within
In practice, some of this space may be required to be placed on a grid matching the supports for the future Maintenance of Way facility, 4. Spans Between Support Points
for vehicular access roads and utility troughs. Amtraks proposed train shed. following preliminary guidance provided by The potential touchdown points, described above,
This could limit the locations of touchdown Amtraks Master Plan team. generally dictate the spans of the overbuild
points, which would increase deck span lengths The following assumptions have been made about Material storage and handling in the future structures. In areas of terra firma, a deck is
beyond those currently considered. MTACC has future conditions: Maintenance of Way area would use gantry generally not required and building columns/
not provided information on the detailed LIRR Support walls can be located within some cranes or other low-height methods that can footings can be placed on an optimized grid.
yard configuration and requirements, and the future buildings and between storage tracks be accommodated below a deck. Some ramp structures are required on terra firma
location of LIRR infrastructure is for the most where minimum clearances permit. Amtrak to allow access to the deck.
part unknown. has not advised as to whether continuous
support walls within buildings or between Skillman Strand Appendix A shows where support walls could
Areas near the edge of Sunnyside Yard present
Sunnyside Yard Feasibility Study | Onsite Conditions
storage tracks are permissible, or how many The strip of sloping unbuilt land between the loop potentially be located. Spans between walls vary
challenges for constructing a deck due to limited
openings would be required. tracks and Skillman Avenue, termed the Skillman from less than 40 (in some parts of the Railway
clearances between tracks and property lines
Some support columns can be placed Strand in this study, would get narrower in the Express Agency Area) to more than 100 (along
where there is insufficient space for support
within large paved areas intended for turning future condition due to an additional loop track most of the Main Line). Spans between support
walls.
vehicles. No assessment of actual truck being constructed as part of the East Side Access walls were used to determine estimated costs.
The Amtrak Ready Tracks, immediately
routes or turning radii has been performed. project. This narrowing would limit the available
adjacent to the Amtrak/MTA property
space for touchdown point locations within this
boundary, would have alignments as shown in
area.
the Amtrak Master Plan. Amtrak has indicated Former Railway Express Area
that these planned alignments are likely to be
The area north of the Main Line, bounded by the Main Line
adjusted, which could reduce space available
loop tracks and 39th Street, is currently used
for touchdown points.
for miscellaneous materials storage, temporary Many of the Main Line tracks will be realigned
offices and substations. Under Amtraks Master over the coming few years as part of the East
Plan, new tracks, buildings, a Maintenance of Way Side Access project, and new track switches will
be installed. Recently completed tunnels pass
68
E. Engineering Systems Several types of foundations such as spread ranging from 44 to 69 stories, it is anticipated
footings, driven piles, drilled shafts, and secant that three rows of drilled shaft foundations would
The proposed overbuild is anticipated to include a piles were considered for the feasibility study. be required below each support wall. The rows
structural deck with a road level situated between Figure 3.30 summarizes the suitability of different would be spaced 10 apart, with a 15 spacing in
25 and 40 above the surface level of Sunnyside foundation types for the overbuild development. each row. The axial load per shaft is estimated to
Yard. Buildings, roadways and parks would be Driven piles cannot be used on the east portion of range from 3,000 kips to 6,000 kips with the higher
constructed on the deck. The types of buildings the site due to the very dense compactness of the loads requiring a deeper rock socket. Figure
being considered for the development include the Glacial Till/Outwash Deposits, and the presence 3.31 shows the anticipated foundations for each
following: of cobbles and boulders within this stratum. typology, which are shown graphically in Appendix
Residential towers, ranging from 15 to 69 Driven piles might be considered for the western A. The double and triple rows are required to
stories. portion of the site, however, drilled shafts can take increase the rotational stiffness to reduce the
Office towers, ranging 18 to 44 stories. much the higher loads required to support taller sway of high rise buildings. This increases the
buildings. cost of the foundations compared with equivalent
Low rise, Residential, Academic, height buildings constructed on terra firma. The
Neighborhood Retail, Destination/ To evaluate the feasibility of using drilled shafts, requirements may vary based on exact floor-to-
Neighborhood Retail or other support uses geotechnical analyses were performed to floor height based on use.
such as Parking and Community Facilities up determine the allowable load capacity and size of
to 60 (about five residential stories). drilled shafts suitable for supporting the platform For conceptual planning, all shafts are assumed
and planned structures. Axial loads, horizontal to be socketed into bedrock. Based on final
Residential buildings are assumed to have 10 loads and moments were estimated for the various development plans and additional geotechnical
69
Chapter 3: Onsite Conditions
Truss Structure
Mega Transfer
Deck
Reinforced Wall
FIGURE 3.31: FOUNDATION TYPES PER BUILDING TYPOLOGY FIGURE 3.32 FIGURE 3.33 :SECANT PILES
70
Where the planned location of a foundation is severely 2. Support Walls and High-Rise Building most railroad overbuild projects this condition Figure 3.34 shows an example of how the column
constrained by tracks or other railroad infrastructure, Orientation is overcome by locating shear walls or X-frame lines and structural considerations discussed in
a secant pile wall, consisting of overlapping drilled cross-bracing parallel and perpendicular to this report are being used to inform the layout
shafts, could be considered for support of low-rise or The support walls between tracks would serve tracks, where space permits. Such space may of buildings. The towers are generally oriented
mid-rise buildings. Such support walls would not have two primary purposes: to transfer the vertical be adjacent to the railroad yard (such as at perpendicular to tracks and straddle at least three
the required rotational stiffness for high-rise towers. loads from the overbuild structures into the piled Hudson Yards-LIRR West Side Storage Yard). lines of support walls.
Secant pile walls have been used in Sunnyside Yard foundations, and to transfer horizontal loads On other projects the tracks are in a cut, and
for the support of deep excavations for the East Side (generated by wind and earthquakes) into the piled horizontal loads can be carried above track The reinforced concrete support walls are
Access project. (Figure 3.33) foundations. (Figure 3.32) level via a slab, and transferred directly into the composed of reinforced concrete with an
surrounding ground (such as the Manhattan West embedded structural steel column every 10 or
The estimated material quantities for the footings For vertical loads, relatively slender columns 20 on center, depending on structural demand.
could be used. However, slender columns have development, immediately west of the Moynihan
for different typologies and deck spans have A typical elevation view and details are shown in
been determined, and were used to develop cost minimal ability to transfer horizontal loads as they Building). At Sunnyside Yards core yard most Appendix A. The embedded steel sections add
have insufficient flexural and shear capacity. On of the tracks are roughly parallel and are closely
estimates. spaced. Space for shear walls perpendicular capacity and enable the support walls to be rigidly
to the tracks is almost non-existent. To locate connected to deck trusses.
sufficient shear walls would require approximately A wall thickness of 4-0 was selected for
one in eight storage tracks to be permanently use throughout Sunnyside Yard. The track
removed, which is not feasible. alignments proposed by the Amtrak Master
The technical solution proposed is to use Plan accommodate structural supports up to
71
Chapter 3: Onsite Conditions
strength of fc=10,000 psi has been assumed. the difficulty of handling large, heavy, precast the top and bottom chords, between the deck and reinforced concrete walls/columns, increase as the
The design criteria used for the feasibility level concrete members within the confines of platform, would serve as a future space for utilities, length of the deck span increases.
analysis of the structural systems are presented Sunnyside Yard. Steel trusses are lighter than the and potentially also serve other functions such as
in Appendix D. The estimated quantities of equivalent concrete sections, potentially enabling emergency egress corridors. As deck spans get longer the cost of providing
steel sections, reinforcement and concrete in longer crane pick radii or larger sections to be structural supports for buildings becomes
the support walls/columns, deck and trusses installed at once. Additionally, deep trusses have The loads considered on the steel truss deck system exponentially more expensive. To optimize the
determined through those analyses are also a greater stiffness over the long spans above include a standard four-to-five-story Residential efficient use of the deck, the proposed layout of the
presented in Appendix D. Sunnyside Yard. The steel truss system also building of block and plank construction, a four-to- overbuild development would generally locate major
provides a better interface with the steel Mega five-story Commercial building of steel construction, roads and open spaces on spans exceeding 115
The acceptability and location of continuous Truss Transfer System that is required for the or 3 of soil plus 300 pounds per square foot (psf) where buildings would be infeasible or too costly.
support walls would need to be coordinated tower overbuild. Appendix A and Figure 3.35 show of live load representing park/roadway loads. The
and approved by the railroad agencies as door structure of the deck has been analyzed at various The deck trusses would need to be protected with
a typical proposed steel deck truss. Steel sections fireproofing. The hollow-core planks would also
or pass-through openings may be required for can generally be cut and spliced if member weight spans to support these vertical loads while resisting
personnel or equipment. In general, the tallest the lateral loads from the overbuild development. need to be fire-rated.
or size is constrained.
overbuild structures have not been located The design information is presented in Table A-1
above the railroad buildings so that support walls Concrete beams would likely require less depth, in Appendix D. The Steel Premium column in the
can have sufficient openings to permit railroad which could be useful near the edge of Sunnyside table represents the total steel tonnage of the deck
operations. Yard where a lower top of deck promotes better truss including chord and diagonal members. As
connectivity to the surrounding neighborhoods. For summarized in the table, the steel tonnage, the
Using walls rather than columns is beneficial example, the section of loop tracks between 39th required depth of truss, as well as the stiffness of the
Sunnyside Yard Feasibility Study | Onsite Conditions
for impact protection in the event of a train Street and 43rd Street has three tracks, and could
derailment. The walls have not been analyzed be spanned using concrete beams approximately
as crash walls for this study, and the impact 60 long. Access from each side of the loop tracks
resistance would need to be determined with the is better than elsewhere in Sunnyside Yard, which
railroads. The railroads may accept lower impact could make this option viable. A concrete deck
loads for trains in some parts of Sunnyside Yard, beam option is shown in Appendix A. Future designs
where they operate at slower speeds, and higher should consider whether a precast concrete deck is
impact loads for walls adjacent to the Main Line optimal in certain locations.
tracks.
The depth of the steel deck truss is anticipated
3. Structural Deck to vary from 9 for shorter spans to 16 for spans
greater than 150. At the top chord of the truss,
Two alternative structural systems are commonly future grade level for the overbuild development
used for decks: a strengthened precast concrete would be achieved by using a composite system
beam system and a steel truss system. For the of fluted metal deck and concrete topping. At the
purposes of the feasibility study, the steel truss bottom chord of the trusses, a construction platform
option was considered optimal and was used would be constructed using hollow core plank
for a cost analysis. The main consideration was spanning between trusses. The space between FIGURE 3.35: TYPICAL PROPOSED STEEL DECK TRUSS
72
4. Mega Transfer Truss and Building Typologies Mega transfer trusses, or a structural equivalent, The forces in the mega transfer members are a key cost driver for the overbuild development.
would be required throughout Sunnyside Yard unusually high for high-rise structures. This would Therefore locating towers to minimize the cost of
The deck alone does not have the capacity to to support towers in areas with spans between require heavy specially fabricated members with the mega transfer structures is critical. In general,
support buildings having more than four or five supports varying from 30 to over 80. In order to high capacity connections, similar to those used locating towers where support spans are shortest
stories (60). Taller towers require a mega transfer estimate the material quantities and cost of the on the Hudson Yards Project. (Figure 3.37) The would be more cost effective. Locating high rise
truss to support the weight of the tower, and to mega transfer truss system, one 3-D analysis and overall weight of steel within the truss would towers on the largest spans in Sunnyside Yard was
transfer it to at least three concrete support walls. numerous 2-D analysis were performed for various be high. The additional amounts of steel in determined to be technically challenging and the
(Figure 3.36) combinations of tower weight and support span. A comparison to a building built on terra firma (deck cost of the steelwork would render it infeasible.
The mega transfer truss system comprises three 70-0 deck span was analyzed in greater detail for plus mega transfer truss) for various building
various building typologies to determine additional typologies applicable for a 70 span are shown in Figure 3.38 illustrates the principle that taller
dimensional steel trusses that transfer vertical and structures require a deeper truss, even with
horizontal loads to supports. It also accommodates material quantities required for overbuild of a tower. Appendix D.
shorter truss spans. The exponential increase in
the podium skirt around the base of the towers. This span was based on the regularity of Amtraks
proposed storage tracks in the core of Sunnyside The unit cost (dollars per pound of steel) would truss depth with increasing span (indicated by
The mega transfer truss is fabricated from heavy be high due to the specialized nature of the work. the boundary between the colors) also implies
structural steel members with robust bolted or Yard.
The combined large weight of the mega transfer a rapid increase in cost. Therefore, tall towers
welded connections. truss and high unit cost results in the truss being are more suitable on terra firma and areas with
73
Chapter 3: Onsite Conditions
spans shorter than 55. Low-rise and open space unusual nature of the site and these differences Figure 3.39 shows a schematic representation of support walls.
development is well suited to areas with longer are not expected to significantly impact cost. This overbuild, in section. As spans increase from zero
spans. report focuses on the support structures for the (terra firma, left) to long spans (rail interlockings, High-Rise Buildings
towers, rather than the structure for the towers right) the height of structures that can be High-rise buildings have been studied up to
Overbuild Structures themselves. Towers may require some additional economically supported reduces. The limits shown 69 stories for Residential, and 44 stories for
raking members above the truss to help distribute should not be considered absolute, but for larger Commercial. Residential towers are anticipated
The towers above a mega transfer truss will be loads, and to stiffen the tower. Dampers may also spans costs would increase exponentially. Based to have a concrete core; Office towers are
generally structurally equivalent to those on a terra be required, as discussed below. on the analyses in previous sections, certain anticipated to use steel. Figure 3.40 shows a
firma site. These towers are likely to have only building typologies are only feasible on spans up rendering of a potential Office tower. High rise
minor atypical designs to accommodate the to a specific length, as follows: towers can be supported on spans of up to 85.
The towers will require a mega transfer truss
Light Residential and Commercial system oriented perpendicular to the support
walls.
Low-rise buildings are generally anticipated to be
block-and-plank Residential construction, or large
floor plate structures. Low-rise buildings of up to 5. Tuned Slosh Damper / Tuned Mass Damper
five-stories can be located on deck spans of up to Estimated wind and seismic loads, based on
150 with no mega transfer truss required. Longer previous experience with similar structures,
spans (up to 200) can technically be achieved, at were used to determine the total base shear and
a cost premium. Open space and roads follow the
Sunnyside Yard Feasibility Study | Onsite Conditions
74
assessed during the design process through wind F. Constructability wires and supports
tunnel analysis. Due to the loss of buildings lateral Signal power towers and other overhead
stiffness resulting from the overbuild conditions, 1. Construction in an Active Railroad Yard wires
the likelihood for supplemental damping system
for the various building typologies are presented in Any construction within Sunnyside Yard or Availability of railroad personnel for de-
Appendix D. surrounding areas would have an impact on energizing/re-energizing the catenary system,
train operations. The construction challenge is to flag support, and other force account
6. Railroad Buildings minimize that impact and maintain train service functions
There are numerous existing railroad buildings while maximizing the efficiency of overbuild Protection of adjacent tracks/structures
throughout Sunnyside Yard. Many of these would construction. As discussed in Section C1, most Crane size, location, pick radii, pick weights
be demolished and replaced under plans being of Amtraks property will be reconstructed per the
Protection/relocation of utilities
advanced by Amtrak and MTA. The largest structure Amtrak Master Plan for Sunnyside Yard; and portions
that is not currently slated for removal is the Amtrak of MTAs yards, such as the Mid-Day Storage Yard, Availability of laydown areas
frequency converter (near the Main Line bridge will also be rebuilt. The overbuild constructability Access to construction sites
over the loop tracks). Since this building is located would be impacted by the development year,
Topology/sloping ground
outside the active railyard, it would be feasible to schedule, construction means and methods and
Contaminated ground/groundwater and
construct the support walls outside the footprint and the actual progress of various proposed projects.
Appendix B includes color coded graphics to show hazardous materials
deck over it.
the anticipated ease or difficulty of undertaking Other construction in or adjacent to
The Amtrak Master Plan for Sunnyside Yard construction in different parts of Sunnyside Yard in Sunnyside Yard
75
Chapter 3: Onsite Conditions
would have to be reached with Amtrak, NJT and which in turn has a significant impact on cost. It is Sunnyside Yard. Delivery by rail may be possible
LIRR for development at Sunnyside Yard. currently understood that, under their own Master but is unlikely to be cost competitive. There is no
Plan, Amtrak plans to remove and replace five freight service operated into or out of Pennsylvania
In the case of Atlantic Yards, agreement was tracks at a time within the storage yard. The five- Station, or between Harold Interlocking and
reached with the LIRR that in all phases of track outage was assumed for the constructability Jamaica on the LIRRs Main Line. Also, there is no
construction the number of tracks taken out of study and cost estimate. If an arrangement to longer direct rail access from the LIRR Montauk
service would be limited. There, the LIRR required remove ten tracks, or more, at a time without Branch. If materials were shipped by rail, the
that a certain number of tracks had to remain in significantly impacting railroad operations could operating windows would be severely limited by
service at all times. Once that agreement was be identified, it would have substantial benefits for passenger train operations. Should material be
reached, the LIRRs service plan was modified construction efficiency, schedule reduction and shipped from east of Sunnyside Yard via the LIRR,
to account for a reduced number of trains that cost reduction. This could potentially be achieved it would have to be routed in a way so as to not
would operate to Atlantic Yards. Trains that were by identifying off-site storage locations in New block access to one of the four East River tunnels
displaced were relocated to another storage Jersey, Connecticut, or elsewhere in New York while positioning the train for movement into
yard. This movement required additional funds State. Sunnyside. Due to the weight and height restriction,
to account not only for the removal of the trains rail operating windows and permitting processes,
but also for the relocation of employees normally Main Line operations preclude large work zones material delivery via rail was not used for the
assigned to service the trains. from being established within the track area due Hudson Yards or East Side Access projects.
to the need to maintain active tracks for train
Once such an agreement is put in place, the movements. This would limit the ability to place Additional storage space could potentially be
Construction Management Team would coordinate foundations within these areas. achieved within Sunnyside Yard by temporarily
Sunnyside Yard Feasibility Study | Onsite Conditions
with Amtrak and LIRR Project Management, relocating certain functions off-site. This could
Capital Program and Transportation personnel, as The high volume of traffic along the Main Line include commissary, stores, offices, and materials
to the number of tracks that would be removed at typically limits weekday daytime track outages storage, but this would need coordination and
one time. A work zone would then be designated to one track at a time, and certain tracks cannot agreement with the railroads. However, initial
encompassing those tracks. It is projected that generally be taken out of service. While there may feedback from Amtrak is that cost and efficiency
Amtrak or LIRR Force Account personnel would be instances where additional track outages are impacts could be significant if storage efficiencies
be used for the physical removal of any active possible, production levels would be greater during could be achieved. For later parts of the overbuild
railroad facilities such as tracks, signals, catenary the overnight periods or 55-hour weekend periods. development, temporary materials storage may be
and utilities. The cost of this work is assumed to possible on completed sections of the deck.
be included in the Amtrak Master Plan estimate, The loop tracks are also in near-constant use,
and is therefore excluded from the overbuild with limited opportunities for track outages. The
cost, except in areas outside the boundary of the outer loop (Loop A) is typically less critical to Yard
Amtrak Master Plan. operations than the inner loops (Loops 1 and 2).
(Figure 3.41)
The availability of track outages would have a
significant impact on construction schedule, It is anticipated that most materials would be
delivered by truck, to areas surrounding and within
76
2. Foundations However, the large diameter of the drilled shafts and other railroad infrastructure. A geotechnical and Using steel sections in the support walls would
and the significant depth to bedrock (which varies structural instrumentation and monitoring program reduce the weight and size of reinforcement cages
Access for shaft drill rigs and other equipment by location) would generally require full-sized should be prepared for monitoring the impacts of the that have to be tied and handled in Sunnyside Yard.
would be difficult in many parts of Sunnyside Yard, rigs. Construction of large pile caps for high-rise overbuild construction on the existing structures and Space for lying down and pre-tying cages would
primarily due to active tracks, overhead wires, and towers would require taking multiple tracks out of facilities. In addition, coordination of underground be limited, and it would be important to minimize
topography. On other similar projects, such as service due to their large footprints. The foundations utilities such as water, sewer, power and tying of cages within the railroad yard to reduce
East Side Access or Atlantic Yards, many shafts would need to be completed before any track re- communication would need to be done to identify the number of personnel and associated flagging
were excavated by hand to avoid the access construction, as the pile caps are located beneath locations to implement required utility relocations. and force account costs. The biggest challenge
constraints and overhead clearance issues that the track bed. To reduce the width of the excavation for the support walls would be to accommodate
arise with large drill shaft rigs. This would not be and impact on railroad operations, support of the existing and future catenary systems. The
possible for deep-drilled shafts extending below 3. Support Walls and Columns
excavation systems such as sheet piles would be constructability challenges of the catenary system
the water table. necessary. As a result, a premium constructability Support walls and columns can be constructed are described in Section B1 of this chapter.
Low-headroom piling rigs would be useful for rate for foundations is applicable in most areas. using standard means and methods for reinforced
working adjacent to catenary and other aerial concrete support walls. Impact on adjacent areas
Another factor influencing constructability is that can be minimized by using internally-tied formwork,
cables. Such rigs have been used in Sunnyside excavation and dewatering activities can result in
Yard on the East Side Access project. (Figure 3.42) soil settlement around existing tracks, structures, rather than externally braced forms. (Figure 3.43)
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Chapter 3: Onsite Conditions
4. Structural Deck a system, deck trusses would slide along the Install the trusses in large sections, using high G. Railroad Systems
support walls to the desired location, each being capacity cranes. The combined weight of the
Span lengths for the deck would vary from 30 to launched from an easily accessible point such as cranes and truss sections would likely be too 1. Catenary (Overhead Traction Power System)
as much as 200. The larger span trusses would be a bridge. Alternatively, erection gantries could be heavy to be supported by the deck, requiring
heavy, and typically would cross multiple tracks. used, similar to construction of post-tensioned cranes to be located at track level. Deck The Amtrak Master Plan for Sunnyside Yard
Installing deck over the Main Line tracks and other bridge decks. These, and other alternatives, could trusses and overlying mega transfer trusses proposes a complete replacement of the existing
critical tracks would be a constructability challenge, be reviewed on a case-by-case basis during would be installed consecutively. The deck catenary system, with a new system suspended
requiring multiple tracks out of service, large cranes detailed design. would not have sufficient capacity to protect from a roof canopy. For an overbuild development,
and significant advance planning. Figure 3.44 shows the tracks from any falling mega transfer a new catenary system would likely be mounted
a signal bridge installation over the Main Line. Deck Completed areas of deck could be used as sections, so the work would need to be directly to the underside of the deck. (Figure 3.45)
trusses would be even larger and heavier, requiring temporary staging areas for equipment and performed during night and weekend shifts.
larger cranes. materials, for rigging and scaffolding, and Amtrak Storage Tracks
potentially for some cranes. The existing catenary Install trusses in small sections, using
At a minimum, the tracks below the swing radius system of poles and wires would conflict with smaller cranes. The cranes could be located The Master Plan replaces groups of five existing
of the crane would need to be out of operation deck installation in many parts of Sunnyside Yard, at deck level and truss members could tracks with groups of four new tracks. Removal
during the pick and placement. Adjacent tracks as discussed in Section A. A well planned strategy potentially be installed above a completed and reconstruction of Sunnyside Yard is planned
may also need to be out of service, depending on for the construction means and methods could deck while tracks below are operational,
crane placement, and the potential for the crane reduce the operational impacts to the railroad, subject to railroad approval. An area of
boom to fall on adjacent tracks. In most of the shorten the construction schedule and reduce deck could be completed ahead of installing
development zones, such work would have to be costs. the mega transfer structures, which allows
Sunnyside Yard Feasibility Study | Onsite Conditions
performed only during night and weekend shifts. great flexibility in scheduling activities and
construction phasing.
A potential option to reduce risk, and the length 5. Mega Transfer Truss
of track outages, could be to incrementally launch Install a combination of large truss sections in
the deck from previously constructed sections, By the point at which a mega transfer truss system areas less affected by the railroad and small
rather than exclusively using cranes. This would is installed, it is anticipated that the deck would truss sections in areas with significant railroad
not be possible in all areas, but could potentially be providing some protection for the tracks. Three operational constraints. Storing mega truss
be used in areas with regular support walls, such principal options arise for installation of the mega members on site would be difficult due to the
as above the main Amtrak storage tracks. In such transfer trusses: limited space for laydown/staging areas.
78
incrementally, one track group at a time. This down guys would land in the construction zone and bridges extremely challenging, and the height
removal and reconstruction plan also applies to and would impact constructability. of the support walls would make it infeasible to
the catenary system, and will involve installing Temporary catenary support frames could be support tall buildings.
and energizing the new catenary system installed throughout Sunnyside Yard to enable
incrementally, while the existing system is being Constructing a lower deck would require
the catenary system to be adjusted as required replacement of the catenary system. As with any
de-energized and removed. The existing system to accommodate shifting construction zones.
is approximately 100-years old, is not fully work on the Main Line, catenary replacement work
The frames would be installed across all the would be constrained by the need to maintain
sectionalized (making it difficult to electrically storage tracks with the existing system still
isolate groups of tracks) and is difficult to modify. Main Line operations and consequential limitation
functioning. They would be located above the on track outages.
The significant height of the existing system existing catenary/contact wires that run along
also imposes physical constraints on the new each track. The existing catenary/contact Potentially, sections of deck could be constructed
construction. If left in place during construction wires could then be transferred to the frames. between the existing poles/portals, and then the
(e.g., by leaving slots in support walls and gaps in This would enable the existing tall poles and catenary/contact wire could be re-supported
the deck) it would restrict crane swings and would high-level wires to be removed. During deck from the new deck. The old catenary would then
impact the ability to progressively construct the construction, groups of contact wires (and any be removed and the deck completed. Various
deck from one side of Sunnyside Yard to the other, temporary frames) could be removed and new intermediate catenary modifications and additional
using previous areas for access and laydown. contact wires installed above the new track temporary supports may be required. It should be
These constraints also apply to construction of the centerlines, suspended from the deck. feasible in limited areas, but decking the whole of
canopy shown in the Amtrak Master Plan. the Main Line while concurrently reconfiguring the
Large sections of the catenary system could
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Chapter 3: Onsite Conditions
2. Signal Systems various locations along Harold Interlocking. The signal heads placed approximately 25 to 30 the deck, and could release heat that impacts the
technical challenges of this would be considerable above the tracks, above the catenary system. It deck structure.
Signal Power Towers given the existing tunnels below the Main Line, is necessary for train engineers (drivers) to have
the bouldery ground, the sensitive infrastructure maximum line of sight distances to the signals. The overbuild would need to comply with Amtraks
The Signal Power Towers and associated above the tunnel, and the special requirements for The existing signals bridges (supporting the signal Design Policy for Overbuild of Amtraks Right-of-
power cables were installed by the East Side high-voltages cables (heat generation/dissipation, heads) are approximately 32 tall. To maintain Way (Reference 7) and project-specific requirements
Access project and are a key system for Harold electromagnetic frequency interferences, this height, the deck would need to be above of Amtrak and LIRR. Fire protection systems
Interlocking. The towers are up to 88 high, which maintenance access between high voltage lines this elevation throughout the Main Line and loop should also be designed and installed to meet the
is higher than any feasible deck. (Figure 3.46) and other electronic devices, cable pulling, tracks. This would impact connectivity to bridges requirements of NFPA 130 (Reference 8), FDNY,
waterproofing, etc.). These would need to be and other areas of the deck. For this study it has and the building codes of New York State, New
The track alignments shown in the Amtrak Master York City and the FRA. Neither the Amtrak Policy
investigated and discussed with the railroads. been assumed that new signal heads could be
Plan would require relocation of some of the for Overbuild, nor NFPA 130, specifically address
suspended from the underside of the deck. The
towers to make way for new tracks. Additional covered railyards, but they do address tunnels,
Signal Heads acceptability of this approach, would need to be
towers would need to be relocated to achieve full which would likely be applicable to the Main Line
overbuild coverage of Sunnyside Yard. If the Main confirmed with the railroads. and loop tracks. For the storage track areas,
Only minor modifications, if any, are anticipated to
Line tracks were not decked over, it is possible the track layout in Sunnyside Yard to accommodate the documents cited above should be used, in
that most of the towers could remain. However, H. Ventilation and Fire Protection coordination with the railroads and agencies, as a
an overbuild development. As such, no fundamental
they would still be a visual nuisance for any changes to the signal system are anticipated. Systems guide for analyses using computer modeling of fire
adjacent overbuild development. Localized relocation of signal troughs and cables scenarios.
The deck would create an enclosed space at
If Sunnyside Yard is to be fully decked, the cables may be required to accommodate footing locations. train level. A significant design consideration will
Sunnyside Yard Feasibility Study | Onsite Conditions
could be placed into a new micro-tunnel that In the storage yard, dwarf signals (smaller profile be ventilation and fire safety. Potential design 1. Fire Suppression System
would be constructed from 43rd Street to Hunters signals used in low speed or restricted clearance solutions have been considered, drawing from
areas) are currently used. However, the Main Line A dry type automatic sprinkler system and
Point Avenue, with additional connections at experience in other overbuild projects in New
and loop tracks use signal bridges with illuminated a dry type fire stand pipe system should be
York and beyond. The exact nature and extent of
provided. Sprinklers are likely to be mounted
the enclosed space would depend on the extent of
on the underside of the deck within 6 of the
Sunnyside Yard that is covered, the location of any
deck. (Figure 3.47) A wet system is undesirable
deck openings, whether the existing East River Tunnel
as it would require more maintenance, would
portals are covered, whether the Main Line is covered,
be susceptible to freezing and railway operators
whether walls are continuous (which would subdivide
typically do not like wet water pipes crossing
the space), and other factors. These variables would
over live railways. A standpipe system should
need to be considered during the development
be provided, including Siamese connections
and refinement of future overbuild plans. The
for firefighting in the enclosed railyard and
following sections provide an overview of feasibility
connections for FDNY should be provided on the
considerations for ventilation and fire protection
surface.
systems.
Fire is a significant risk presented by enclosing 2. Fire Alarms
Sunnyside Yard. A fire within a train car could create a
FIGURE 3.47: LIGHTING AND VENTILATION MOUNTED UNDER DECK smoke condition that endangers life and health below Detection and alarm systems are required below,
80
and potentially within, the deck. Responsibility for 3. Emergency Ventilation System maintenance operations and heat dissipation. FIGURE 3.48: JET FANS
fire responses in different parts of Sunnyside Yard Diesel locomotives are used minimally in Sunnyside
should be clearly defined, and alarms provided Ventilation would be required for managing smoke Yard, and emissions from such self-propelled
to centralized or dispersed notification points, in a fire emergency as well as managing train locomotives are likely to become cleaner during
as applicable. The extent of fire alarm system heat and other air quality impacts from diesel the phasing of overbuild development. In the
should be developed based on the likely hazards locomotives or maintenance operations. Emergency absence of significant numbers of diesel trains,
in Sunnyside Yard and the requirements of FDNY ventilation would be required to control potential the emergency ventilation condition would likely
and the responsible rail operator. smoke conditions, and to provide a tenable egress govern the design. Requirements for control of
route with sufficient visibility for workers, train diesel emissions are provided in the ASHRAE
Emergency Egress / Emergency Services Access crews, and passengers (as applicable) during a fire HVAC Applications Handbook. (Reference 9)
event. Future analyses should consider temperature
Access and egress provisions would need to
address normal use, emergency services access and It is anticipated that the emergency ventilation control during maximum train storage with running
evacuation of Sunnyside Yard or trains. system would consist of either an exhaust system equipment and peak outside temperatures, and
or an exhaust and supply system as per recent New requirements for outside air exchange.
Stairways would need to be enclosed and fire- York City overbuild projects. Alternatively multiple
rated. Amtrak and NFPA require that the distance The noise generated by the fans, and its impact on
jet fans could be used at each end of a section of the working environment under a deck, should be
to a stairway should not exceed 800. Locations of deck, adjacent to a section that is open to the sky. evaluated. The impact of noise on buildings above
the stairways would need to be coordinated with (Figure 3.48) If support walls separate the enclosed a deck should also be considered. Silencers on the I. Conclusion
support walls for the overbuild and with railroad space into individual channels, the ventilation
infrastructure. fans may be required.
Construction of an overbuild development
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Chapter 3: Onsite Conditions
Sunnyside Yard Feasibility Study | Onsite Conditions
82
Chapter 4: Overbuild Guidelines
Table of Contents
A. Chapter Overview........................................................85
B. Key Considerations.....................................................87
1. Ownership
2. Deck Height
3. Deck Access
4. Tower Optimization
5. Street Grid and Transit
6. Open Space Network
7. Schools, Community Facility, Neighborhood Retail
8. Parking
C. Planning Principles....................................................116
D. Conclusion..................................................................122
83
A. CHAPTER OVERVIEW
The guidelines outlined here are intended to Railroad operations and structural considerations connectivity, parking, and placemaking. They
help ensure future Sunnyside Yard planning, are the primary factors dictating possible are intended to create complete neighborhood
development, and infrastructure projects are building locations and heights. The Overbuild districts that meet a broad range of needs, and
informed by the technical considerations identified Guidelines are a direct result of the constraints of enhance the overall viability of the overbuild.
in this study and that they are part of a cohesive building over an active railyard, with very limited Consistent application of principles over the
urban design framework that enhances the form, touchdown points for structure. long-term planning and development schedule
scale, and character of both Sunnyside Yard and will strengthen the identity and functionality
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Chapter 4: Overbuild Guidelines
Sunnyside Yard Feasibility Study | Overbuild Guidelines
86
B. Key Considerations
1. Ownership
Land ownership imposes constraints on
development and must be considered in the
planning of an overbuild. Sunnyside Yard is owned
by multiple entities. Amtrak is the majority owner
with significant portions owned by MTA and
private owners.
Amtrak Owned: 142.2 Acres
MTA Owned: 31.2 Acres
Privately Owned: 7.4 Acres
Development rights (air rights) are also owned
by multiple entities including the City of New York,
Amtrak/Federal Agencies, the MTA, and private
owners. Ownership is one of the criteria taken into
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Chapter 4: Overbuild Guidelines
88
The height of planned or existing railroad buildings
also exceeds the proposed deck height in certain
places. (Figure 4.3A/B/C/D) At these locations, a
modification of the building or the deck would be
required. Possible strategies to accommodate these
buildings include: mounding up the deck over
these buildings to provide additional clearance;
extending the buildings up through and above the
1 FIGURE 4.3-A: SECTION 01: BETWEEN THOMSON AVE AND QUEENS BOULEVARD
2 FIGURE 4.3-B: SECTION 02: BETWEEN QUEENS BLVD AND HONEYWELL STREET
4 FIGURE 4.3-D: SECTION 04: BETWEEN 39TH STREET AND 36TH CRESCENT
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Chapter 4: Overbuild Guidelines
3. Deck Access
Because of the abrupt change in elevation
between the surrounding streets and the proposed
deck, and the limited horizontal space available
for gradual slopes or transitions, the vehicular
access opportunities to the deck are limited.
Although steeper grades could be possible, a 5%
slope was targeted as the maximum desirable
slope for vehicular access. Much of the perimeter
of Sunnyside Yard, particularly along its northern
edge, is bounded by private property, so adjacent
public right-of-ways are only available where
streets dead-end into the railyard. Potential
access points from public right-of-ways can
be as much as 2,000 apart along the railyard
perimeter. While pedestrian access points can be
built within a smaller footprint, especially where
elevators are used, the lack of access from public
right-of-ways also limits the number of places
Sunnyside Yard Feasibility Study | Overbuild Guidelines
90
Onsite Deck Access facilitate connectivity between the deck and the
existing roadways, while minimizing the need for
Bridge Access: 1, 2, 3 clearance waivers. These waivers are essential
Onsite access to the deck would be primarily from to allow for sufficient access to the deck to make
four existing bridges (Thomson Avenue, Queens development feasible.
Boulevard, Honeywell Street, and 39th Street), Where new on-deck development abuts the
which each arc gently over Sunnyside Yard from edges of existing bridges, and especially at the
surrounding street grades. The prevailing deck intersection of the bridges and proposed cross
surface elevation established to provide the streets, it is important that the streets be activated
required railroad clearances is generally higher by street-level uses within the buildings. Along
than the surface elevation of the bridges. In the bridges, and where cross streets meet those
order to minimize transitions, the optimal places bridges, a zone of 30 to 60 within the building
to connect to the deck are at the bridges apex development area beyond the public right-of-
points. way would need to be kept at the same elevation
Where the deck would taper down to meet an as the sidewalk to allow for proper ground-level
existing bridge, waivers for reduced railroad activation of the streets. Elevation differences of
clearances would need to be worked out with more than 3 between a buildings ground floors FIGURE 4.5: HONEYWELL STREET AND SUNNYSIDE YARD VEHICULAR MEDIATION
the railroads. These reduced clearance transition and the adjacent sidewalks would generally fail
areas would be localized to key junctures, and to properly activate or enliven the public realm. Transition deck to permit active street frontage (requires additional rail clearance relief)
91
KEY PLAN
Access Point FIGURE 4.6: QUEENS BOULEVARD AND SUNNYSIDE YARD PEDESTRIAN MEDIATION FIGURE 4.7: HONEYWELL STREET AND SUNNYSIDE YARD PEDESTRIAN MEDIATION
Chapter 4: Overbuild Guidelines
Offsite Deck Access and other elements that complicate their design. Deck Access 4: Queens Plaza
Grades of up to 14% are possible for short distances
The deck surface is generally 20 to 40 above for vehicles. Switchbacks, stairs, or elevators will This potential access point at the east end of
the street level of the surrounding area. Creating be required to make pedestrian connections. All Queens Plaza would be for pedestrians only. A
an accessible link between the deck and the pedestrian access routes are required to meet ADA vehicular connection at this location was deemed
adjacent streets presents a design challenge. Most requirements for accessibility. infeasible due to the steep grades required and
areas along the perimeter of Sunnyside Yard offer the configuration of traffic flows at the Queens
very limited horizontal space to make a gradual Potential vehicular and pedestrian connections Boulevard/Northern Boulevard intersection.
transition. Grades of 5% or less are recommended around the site perimeter were studied. The studies The potential access would extend the activity
for comfortable transitions for both vehicles based included connections within the public rights-of-way, of Queens Plaza up and onto the site by way
on standards for public buses and for pedestrians, and on both publicly- and privately-owned property, of a grand stair and/or switchback ramp to
based on the threshold slope for a ramp by all of which require further study should this project provide connections between the new overbuild
code building code. Slopes steep enough to be advance to more detailed planning stages. development and subway stations served by the
considered a ramp by code require railings, landings, E, M, R, N, Q and No. 7 trains. (Figure 4.8)
Sunnyside Yard Feasibility Study | Overbuild Guidelines
KEY PLAN
Access Point
FIGURE 4.8: ILLUSTRATIVE QUEENSBORO PLAZA PEDESTRIAN ACCESS
92
Deck Access 5: Northern Boulevard West
The potential access point between Honeywell
and 39th Streets would also be for pedestrians
only. The limited horizontal space available creates
grades that are too steep for vehicular access. A
grand stair and landscaped stepped terrace or
slope are possible. Alternate access would be
provided by a ramp and elevator. These could
connect the activity of the active park in Zone C
to Northern Boulevard. The access would also
provide a connection to the 36th Street subway
station served by the M and R trains. (Figure 4.9)
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Chapter 4: Overbuild Guidelines
94
Offsite Deck Access 9-10: Strategies for stairs, ramps, or elevators. This is especially
Pedestrian Access applicable to the Skillman Avenue edge of
the site where there is some terra firma and
There are ample opportunities along Skillman buildings would line the face of the deck.
Avenue for pedestrian access to the deck. (Figure 4.12, Figure 4.13)
Pedestrian access strategies rely on a combination
of ramps, stairs, escalators and elevators and can Elevator: Elevator access is efficient and
be considered a kit of parts that can be applied flexible in terms of footprint and location
around the site to improve connectivity to, and the opportunities. Elevators represent a
porosity of, the site. There are multiple locations, considerable expense relative to stairs and
at street ends, at sidewalks, or traffic islands, ramps, and also require greater ongoing
where these strategies could be implemented. maintenance. They are also limited in their
capacity to quickly move large volumes of
Building-Integrated: At locations where people. However, elevators have a smaller
new development is located along the deck footprint and could provide access in places
edge with access both at existing street with limited space where connectivity is
level and at deck level, vertical access can important.
FIGURE 4.12: PEDESTRIAN ACCESS AT SKILLMAN AVENUE be integrated into the buildings including
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Chapter 4: Overbuild Guidelines
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Chapter 4: Overbuild Guidelines
1 Mile
5. Street Grid and Transit tower placement opportunities. The internal street Pennsylvania Ave., Washington, D.C.
system must be developed and optimized to serve
Street Grid potential towers while minimizing undevelopable
areas. It is also important to develop a street
The Sunnyside Yard street network should have system that connects and unites development
a clear hierarchy and sufficient redundancy. zones across the site.
Capitol Seward Market Anacostia
Sunnyside Yards roadways also have the potential Building Square Park River
to augment and enhance the surrounding street The street grid should comprise a network of
system. The adjacent neighborhoods have an roads designed for appropriate traffic flows,
array of street grids which are neither contiguous speeds, and development context. New streets
nor aligned with each other, where the current should accommodate a wide range of users,
including vehicles, pedestrians, and cyclists, with Commonwealth Ave., Boston
railyard acts as a break in the urban fabric.
attention to safety, accessibility, and function.
While planning studies for new development in The character of streets contributes significantly
dense urban environments might normally start to the quality of the development. Because of
with a street grid system and develop building the long-term build out, the street grid will be
and tower patterns from that grid, at Sunnyside completed incrementally and its design will require Charlesgate Boston
an understanding of both existing and future Park Commons
Yard the placement of towers relative to rail and
column lines is the governing factor, and the contexts.
street grid must be shaped to accommodate the
Sunnyside Yard Feasibility Study | Overbuild Guidelines
Broadway, Manhattan
100
Sunnyside Yard Feasibility Study | Overbuild Guidelines
FIGURE 4.19: SUNNYSIDE BOULEVARD
A variety of street grid patterns and block sizes were Secondary Roads Minor Roads & Neighborhood Parks The central open space could provide the community
studied. Specific elements of the proposed street both active and passive recreation areas, and could
grid include: Secondary roads would work with Sunnyside In certain locations and scenarios, minor roadways serve as part of a network of landscaped pedestrian
Boulevard to create an interconnected street grid. line either side of a central open space to create and bike routes that weaves through the new
These local roads would be typically 60-wide with defined neighborhood parks. These roadways are development. (Figure 4.23)
Primary Roads (Sunnyside Boulevard) CURRENT SCHEME
two-way traffic, 11 travel lanes, curbside parking, envisioned as 45-wide paired one-way roads, with
This central boulevard would be the main east- sidewalks and street trees. (Figure 4.22) 11 travel lanes, curbside parking, and street trees.
west roadway across Sunnyside Yard, potentially
connecting 47th Avenue in the west with Northern
Boulevard to the east, running nearly a full mile
in length. (Figure 4.18) Sunnyside Boulevard is
intended to be a central spine for development: 120
a wide street with two-way traffic separated by a 120
broad landscaped center median. (Figure 4.20) A
number of different lane, median, and sidewalk
configurations would be possible. (Figure 4.21)
The 120-wide roadway will function as a collector
street to functionally and visually link multiple
development zones. Because the elevation of the
deck is generally higher than the existing bridges, the
Sunnyside Yard Feasibility Study | Overbuild Guidelines
102
Figure 4.21: Sunnyside Boulevard Organization Variations
Sunnyside Boulevards generous 120 width, nearly mile-long length, and diversity of neighborhoods it passes through allow for a multitude of organizational variations. Below are three basic organizing variants that use the same basic
components of bike lanes, travel and parking lanes, street trees, and sidewalk seating but deploy them in multiple ways illustrating the range of possibilities on the grand boulevard.
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45 45
Sunnyside Yard Feasibility Study | Overbuild Guidelines
FIGURE 4.22: SECONDARY ROAD FIGURE 4.23: MINOR ROADS & NEIGHBORHOOD PARKS
104
Block Shape desire to provide eastwest longitudinal roadway acute-angled corners. A variety of design solutions
connections between existing bridges, generally were developed, including chamfers, courtyard
In order to optimize building structure, streets parallelogram-shaped blocks are created. A niches, and softened corners. The potential for
running generally northsouth are aligned study was undertaken of the impact of the block numerous solutions established the viability of the
perpendicular to track and structural lines. When shape on potential building configurations and trapezoidal block shape.
this street orientation is combined with the unit layouts within the buildings, particularly at the
FIGURE 4.24-A: TOWER SPACING OPTIMIZATION FIGURE 4.24-B: TOWER SPACING OPTIMIZATION WITH SUPERBLOCK PODIUM 105
Chapter 4: Overbuild Guidelines
Block Size and Depth As part of street grid, block, and tower configurations and the potential to achieve a high the number of towers. However the structural
optimization, a central area of Sunnyside Yard density of towers. (Figure 4.24-A) limitations north of the boulevard meant there
Block size and depth is influenced by tower was tested with a variety of block systems, from could be no tall buildings in that area, and this
locations, the need to provide access to towers, a perimeter superblock to typical New York City The initial analysis assumed that keeping the created a largely single-loaded condition for the
and the desire for a walkable environment. Blocks blocks to extra-deep blocks. The area between boulevard north of this area in a zone where boulevard. (Figure 4.24-B/C)
should create a connected, walkable network, Honeywell Street and 39th Street was chosen for long deck spans limited building development,
while not overly reducing the area available for this analysis as it has the most regular column line and creating regular blocks perpendicular to the
building development. tracks and column lines, would help maximize
Sunnyside Yard Feasibility Study | Overbuild Guidelines
106 FIGURE 4.24-C: REGULARIZED STREET GRID APPLIED FIGURE 4.25-A: TOWER OPTIMIZATION WITH CENTER BOULEVARD
The analysis showed that by shifting the For the purposes of this study, the maximum To improve marketability, some additional 480. Shorter open space blocks, and open space
boulevard south to run through the center of this number of technically feasible towers was modifications were made to block length, areas within blocks are interspersed to add variety
core area, the number of towers could still be evaluated for marketability at a high level. While walkability, and access to light and air. (Figure and relief to the long street walls and improve
optimized. The more southern boulevard location dense and walkable mixed-use neighborhoods 4.26) While these modifications slightly reduced walkability and connectivity. While not always
provides other benefits as well. The centralized are in highdemand and often result in increased the number of towers, they yielded a more feasible, blocks over 650 in length should be
location allowed for double loading the vehicular property values, there is a point where an increase successful urban environment. The resulting discouraged.
corridor and creating an effective circulation in density negatively impacts the quality and development blocks are generally 300 in depth.
spine, more coherent phasing, and a strong livability of the environment. While the length varies greatly, the average length
identity. (Figure 4.25-A/B) for blocks with building development is around
FIGURE 4.25-B: STREET GRID AND DEFINED STREET WALL APPLIED WITH 195 LONG TOWERS FIGURE 4.26: FINAL TOWER OPTIMIZATION WITH URBAN DESIGN CONSIDERATIONS 107
Chapter 4: Overbuild Guidelines
Transit Bus, BRT, and even streetcar or light rail networks on subway lines surrounding Sunnyside Yard. An a possible intermodal station. Sunnyside Station
could be accommodated on the proposed new overbuild development would increase demand for and the open space in front of it would become
An effective transit network is required to serve street network. Skillman Avenue could also be a transit, and Sunnyside Station is an important way the terminus and western anchor to Sunnyside
development at Sunnyside Yard. As discussed in potential location for a surface transit line. of increasing capacity. Boulevard, creating a civic presence at this key
Chapter 2, subway and bus lines in the adjacent intersection. Office and retail uses along Queens
areas already serve the area well. The networks The feasibility study for Sunnyside Yard assumes This study assumed the same functional Boulevard could also be anchored and enhanced
and existing stops are generally well located for the construction of the previously proposed configuration of the previously proposed by this key transit node. Sunnyside Station is a key
overbuild development, with the vast majority of Sunnyside Station. Located along Queens Sunnyside Station, while describing the potential component of providing transit access to the site
Sunnyside Yard lying within a 5-minute walk of Boulevard, the stations basic configuration was for expanding and shifting the headhouse and any such station should be fully connected to
an existing subway stop. However existing transit developed in the early 2000s and was included in component to have a greater presence on Queens the pedestrian network.
networks lack capacity to handle the additional the Environmental Impact Statement for the East Boulevard. (Figure 4.27-A/B) There is also the
development of a full buildout. Investments would Side Access project. The station would serve LIRR potential to add an additional elevated station stop
need to be made to improve capacity at existing lines and provide a quick connection to midtown on the No. 7 subway line on the Queens Boulevard
subway lines and stations. Manhattan. It would also help reduce pressure Bridge, and connect this to Sunnyside Station as
Sunnyside Yard Feasibility Study | Overbuild Guidelines
108 FIGURE 4.27-B: SUNNYSIDE STATION AND FUTURE TRACK LAYOUT FIGURE 4.27-A: SUNNYSIDE STATION IN CONTEXT
109
110
Yard Park (Anchor Park) Sunnyside Commons (Anchor Park) Plazas and Pocket Parks
This open space would lie along the northern site boundary. Located at the southeast corner of the site, bordering Skillman Numerous urban plazas are intended to be distributed
The park is largely positioned above Amtraks future High Avenue and 43rd Street, this open space would expand and throughout the overbuild, ranging from gateway plazas to
Speed Rail Facility which will protrude above the level of extend the existing 2.4 acre Lou Lodati Park and could include shaded pocket parks. Studied at a variety of scales, embodying
the surrounding deck. The constraints of building above this and additional 2.1 acres of offsite green space. The park would aesthetic and design diversity, these open spaces should provide
structure suggest a multi-level open space that incorporates be located at grade and would provide an attractive buffer as an a range of user experiences and distinctive local character.
the facility. This configuration can support active recreation interface between the existing low scale and historic Sunnyside They can be located where structural constraints limit overbuild.
facilities: sports fields, ball courts, etc. and should include the Gardens neighborhood and the proposed new development. These smaller spaces contribute to a network of open space
planting of larger trees to complement the active recreation The park would deck over the Loop Track where development connections across the site. (Figure 4.31)
program. These facilities would be an amenity for the denser of buildings is challenging. It would serve as a significant
residential areas proposed immediately to the south. Access can community amenity and could provide a range of programmatic
be provided from Northern Boulevard making it accessible to the elements such as a broad lawn, large shade trees, community
neighborhoods to the north. (Figure 4.29) gardens, athletic courts, a dog park, and water features. (Figure
4.30)
FIGURE 4.29: YARD PARK FIGURE 4.30: SUNNYSIDE COMMONS FIGURE 4.31: PLAZAS AND POCKET PARKS
111
Chapter 4: Overbuild Guidelines
Linear Parks
The Sideline A New Regional Amenity TO QUEENSBRIDGE PARK/
35t
LIC WATERFRONT
h+
Sta
A linear park could run along the northern edge
nda
36t
Ho
39t
ney
hS
of the project site, here dubbed The Sideline.
hS
rd
L
t.
we
t.
n.
This public space would provide a buffer
ll
St.
between the overbuild and immediately adjacent
existing structures. Some 13 streets crossing
Qu
Northern Boulevard currently dead-end into the
41s
een
tS
sB
Sunnyside Yard site. This park has the potential
t.
lvd
to leverage these dead-ends, transforming them
.
Orc
into programmed public spaces with direct
har
Qu
connections to the adjacent overbuild. (Figure
dS
een
Tho
4.32) The Sideline could also tie into the
t.
sS
TO SUNNYSIDE
mp
Co
Montauk Cutoff, an abandoned freight rail line, a
t.
son
Co
urt
segment of which is currently being considered
Ave
urt
Sq
Sq
uar
.
by the MTA for development as a High Line-style
Pe
uar
eE
ars
Da
public open space. (Figure 4.33 A/B/C/D)
eW
.
on
vis
.
St.
Sunnyside Yard Feasibility Study | Overbuild Guidelines
St.
Other Linear Parks
Other linear parks and pedestrian routes are
intended to work in conjunction with the street
network, creating a secondary set of north-south Montauk Cutoff.
routes, which, with the existing bridges, form a
roughly radial network of streets and open spaces.
Linear parks, parkways, and pedestrian bridges TO NEWTOWN CREEK
form these linear green routes connecting across
the site.
112
FIGURE 4.33-A: SKATE PARK FIGUARE 4.33-B: CINEMA + VISUAL ARTS
113
Chapter 4: Overbuild Guidelines
7. Schools, community facilities, neighborhood the ground floors of buildings and adjacent public for each program type are based on an analysis
retail realm to enhance the pedestrian experience. of current parking requirements in surrounding
zoning districts, actual parking demand at
8. Parking comparable projects, and applicable current
The potential Sunnyside Yard overbuild is intended
Parking assumptions in the feasibility study were parking regulations. The underlying parking ratio
to be a complete community (or communities),
made to provide a realistic approach to parking, assumptions are:
with schools, civic and cultural facilities,
neighborhood retail, and other onsite amenities. accommodating the required parking while also Residential: 0.3 spaces per residential unit
To achieve this, established standards, planning considering potential costs and impacts on the Office: 1 space per 4,000 GSF
ratios, and precedents were used for this study public realm. While every effort should be made
to make walking, public transportation, and Mixed-Use Retail: 1.96 spaces per 1,000 GSF
and are recommended as a starting point for
future study and development. Schools should cycling as accessible and functional as possible, Higher Education: 1 space per 4,500 GSF
be planned using ratios consistent with CEQR to parking will need to be provided, and should be
considered as part of an integrated transportation Self-parking at 350 GSF per space has been
determine the size and type of school. Community assumed for low-rise residential buildings. For
facilities and neighborhood retail uses should be system. Parking should be integrated with building
development and shielded from direct view. While other typologies, including other residential and
planned for using ratios consistent with thresholds commercial typologies, valet parking and stackers
established by appropriate precedents. freestanding parking garages are less costly than
those integrated within development, they are have been planned for at 250 GSF per space.
As with many of the assumptions underlying
aesthetically less attractive and destructive to the
Schools, community facilities, and neighborhood the feasibility study, these parking assumptions
quality of the public realm.
Sunnyside Yard Feasibility Study | Overbuild Guidelines
retail should be distributed throughout the may not accurately describe parking strategies
projects multiple neighborhoods with the goal of Consumer mobility behavior is expected to change employed in individual buildings, but taken in sum
locating the amenities within a 10-minute walk of drastically over the next two decades. Over the they provide an accurate basis for feasibility.
all residents. Neighborhood retail and community timeframe of the project, the rise of car-sharing,
facility uses should be integrated with residential automated vehicles, and other technological
and commercial uses, and co-located in the same advances suggest that car ownership and parking
buildings as those primary uses wherever feasible. requirements may decrease. However, to be
Neighborhood retail should be used to activate conservative, for this feasibly study parking ratios
114
115
C. Planning Principles 1. Create a well-connected environment, including and community facility land uses all benefit from areas of new development and in the immediately
physical, transportation, and visual connections. good transportation. Connections to and between adjacent context. Focal points should reinforce
An overbuild development at Sunnyside Yard different transportation modes should be clear and the organizing framework of the development
Development at Sunnyside Yard should be direct. by marking key intersections, important uses, or
would be a long-term project that would become
well-connected within the site, to adjacent terminating visual corridors.
a new neighborhood or neighborhoods
neighborhoods, and to the rest of the city via road Pedestrian links can be a combination of
with broad impacts. Largescale buildings and
and transit networks. Direct connectivity between pedestrian-friendly streets and open spaces, New nodes would be created where the new
higher densities will be required to maximize the
an overbuild and adjacent neighborhoods is ideally connecting to and extending existing offsite Sunnyside Boulevard intersects with the four
development potential and the economic viability
difficult due to the access challenges described networks as part of an overall system. Onsite existing bridges. Sunnyside Station is also a key
of the project. Strong and consistent placemaking
earlier in this chapter. However, building over street grids and pedestrian walkways should form node as a transit gateway to the site, with a visual
strategies are essential to balance and humanize
Sunnyside Yard could stitch together the adjacent a continuous network between destinations and presence on Queens Boulevard. Other key open
the scale and density of development, even at this
neighborhoods now separated by a perceived neighborhoods in different onsite development spaces may also act as nodes.
feasibility level of study. The density and scale of
no-mans land. zones. (Figure 4.34)
the project will also demand design innovation and Existing areas of activity around the site, including
excellence to create a compelling skyline and first- Successful urban environments require a high Queens Plaza, should be incorporated into the
class public realm. degree of connectivity across multiple modes 2. Create new focal points, or nodes, and reinforce planning of Sunnyside Yard. Other important
of transportation. High connectivity requires key existing ones, to help create a sense of place offsite nodes, such as subway stops or civic
The planning principles proposed embrace urban a transportation network with the capacity, and identity. buildings, should be physically or visually
design strategies that support both functionality organization, and redundancy to permit ease connected to new development. Highlighting
of movement in multiple directions and provide Nodes and focal points are spatially or these key elements would help establish a strong,
and placemaking for the development of
programmatically significant places or moments in legible identity for a Sunnyside Yard overbuild
Sunnyside Yard Feasibility Study | Overbuild Guidelines
116
Sunnyside Yard Feasibility Study | Overbuild Guidelines
FIGURE 4.34: KEY NODES/CORRIDORS
3. Embrace a mix of different uses in new The organization of land uses should be guided the overbuild platform edge and to negotiate of freestanding schools. Collocation is beneficial
development. Uses should respond to and by responses to the onsite and offsite contextual grade differences. This strategy takes advantage to the facilities and their users, and to the
complement use patterns of the surrounding conditions. Understanding Sunnyside Yard in terms of a narrow strip of terra firma along the edge neighborhoods in general. For the purposes of this
context. of general use zones provides a framework for of Skillman Avenue for building lobbies, vertical feasibility study, community facilities, other than
organizing uses. The zones should be understood circulation, and direct street-level access to freestanding schools, were not assigned specific
All development scenarios for Sunnyside Yard should as broad generalizations of character and focus, not buildings. The area is suitable for commercial, locations, but accounted for as a percentage of
include a mix of uses, including residential, retail, strict limitations or proposed zoning designations. creative office, residential, educational, or the overall building development.
office, educational, cultural, and community facilities, Overlap and blurring of zone edges is encouraged, institutional floor plates, and offers an area of
as part of a comprehensive urban environment. A and exceptions to the generalizations may be merited. transition to the mid-scale industrial, educational, Neighborhood retail should be located throughout
well-balanced mix is essential to the success of the The following describes the general use and use zone and residential uses to the south. the site to complement residential, office,
Sunnyside Yard development. Although proximity to principles. (Figure 4.35) and other uses. As with community facilities,
a mix of uses may not be the most significant variable for the purposes of this feasibility study local
affecting property values, a mixed-use environment, Commercial/Office neighborhood retail was not assigned to specific
especially in a dense multi-family neighborhood, High Density Residential locations but assumed as a percentage of the
The commercial/office core establishes a focus
generally has a positive impact on property values The core of the residential uses should be located for commercial office and institutional uses overall building development (and assumed to be
and will improve the feasibility of the overbuild. in the central and eastern areas of Sunnyside Yard.near Sunnyside Station, supporting Queens primarily a ground-floor use).
The mix of land uses should respond to the character The more regular spacing of tracks in this area Boulevard as a commercial spine, and extending Parks and open spaces will be important
of western Queens, and should complement and permits higher building heights and densities. the commercial focus of Queens Plaza east onto amenities for the new development as well as
enhance the adjacent communities in use and scale. Sunnyside Yard. Commercial office uses in this an asset for adjacent neighborhoods. A variety
Sunnyside Yard Feasibility Study | Overbuild Guidelines
Market forces and City policy choices will also have Transition Buffer/Mixed-use location would take advantage of the many good of scales and types of open spaces offering a
an impact on the overall program mix and location of subway connections in and around Queens Plaza, range of activities were studied. These open
There are two mixed-use zones that can act as as well as a connection to the LIRR at Sunnyside
uses. spaces are dispersed throughout the site to serve
buffers or transitions to adjacent neighborhoods. Station. The noise and shadow of the elevated No. the new development, enhance the surrounding
It should be noted that much of western Queens is The northern mixed-use zone extends emerging 7 subway line creates an environment less suitable neighborhoods, and provide pedestrian linkages
currently undergoing significant change, and both commercial activity along Northern Boulevard and to residential or retail use. While there is not a
throughout the site. Open spaces are also best
land-use and scale patterns are in flux in many areas. extends residential uses north from the core. Open large market demand anticipated for office use,
located where the development of towers is
Future growth patterns must be anticipated to the space, retail, commercial office, creative office, this section of Sunnyside Yard is seen as the area not feasible due to structural constraints or
extent possible. Areas to the north and west of the schools, and residential uses should be integrated best suited for such uses.
neighborhood context.
site are currently experiencing growth with a number for this area. This area is also appropriate for
of high-rise buildings recently completed, under mixed-use buildings. Due to track spacing, areas Other Uses
construction, or being planned. Areas to the south for high-rise towers are limited in this zone.
and east, including the IBZ zone and the Sunnyside Community and cultural facilities are assumed to
The southern mixed-use zone should provide be located within buildings with other primary uses
Gardens Historic District are less likely to change in
active use frontage on Skillman Avenue to conceal (residential, office, or retail) with the exception
scale and use.
118
Sunnyside Yard Feasibility Study | Overbuild Guidelines
FIGURE 4.35: LAND USE LOCATIONS
*
legible, and complete organization, particularly of the
Development Focus
Public Space/Focal Point
Main Line 121
Chapter 4: Overbuild Guidelines
122
Chapter 5: Program Alternatives
Table of Contents
A. Chapter Overview.......................................................125
C. Guidelines by Zone.....................................................131
E. Economic Feasibility..................................................168
1. Overbuild Costs
2. Financial Feasibility
F. Conclusion....................................................................179
123
A. CHAPTER OVERVIEW
This feasibility study is only the first stage in a The balance of uses in each test case was For this study Sunnyside Yard was divided into analysis was conducted to assess total project
multi-step, multi-year, planning process that will developed through an iterative process based on seven zones, A through G, based on relatively costs against total project revenues of each zone
be needed to realize a project of this scale and three analytical perspectives: homogenous characteristics including ownership, and test case. Also included in this section is
complexity. Future efforts would need to include Engineering - Rail operations and structural railroad operations, physical landmarks and an overview of horizontal costs, evaluation of
more detailed analysis, master planning, and considerations; barriers, and construction constraints. Each zone possible sensitivities that could impact economic
engineering. The key considerations and planning was independently evaluated for feasibility. For feasibility, and suggestions for possible phasing
principles laid out in Chapter 4: Overbuild Economics - Market demand and real estate the financial feasibility analysis, zones B and C strategies.
125
Chapter 5: Program Alternatives
126
Test Case 1 (Residential)
Test Case 1 is a residential community that
prioritizes housing and offers a mix of uses needed
to create vibrant and desirable neighborhoods.
In addition to a substantial amount of market
rate and mixed-income affordable housing,
the proposed development would include
neighborhood retail, schools, cultural facilities, and
community-focused open space.
Test Case 1 is advantageous in its ability to
support a growing borough and City of diverse
incomes. Compared to the other test cases, Test
Case 1 has the largest quantity of residential use.
127
Chapter 5: Program Alternatives
128
Test Case 3 (Destination)
Test Case 3 builds on the existing arts and cultural
institutions in western Queens, and the strong
demand for new retail options, within a walkable,
urban mixed-use district. Test Case 3 creates
a vibrant and dense destination comprised of
cultural uses, shopping and signature open
spaces integrated with a substantial amount of
residential uses and community facilities.
The district would prominently feature signature
open space and dynamic shopping options in a
new urban mixed-use format to attract residents
and tourists. As a new destination, Sunnyside
Yard would be easily accessible to the commerce
center of Manhattan, the residential hubs of
Queens and Brooklyn, and New Yorks gateways
to the rest of the country - LaGuardia and JFK
airports.
129
Chapter 5: Program Alternatives
130
Sunnyside Yard Feasibility Study | Program Alternatives
C. Guidelines by Zone
The following section describes in detail the test
scenarios arrived at through an iterative refinement
process. Each zone, A through G, is described in
terms of:
Ownership,
Planning parameters,
Street grid and connections,
Tower placement,
Land uses, and
Open spaces.
All three test cases are predominantly residential.
For some zones the program and recommended
configuration does not change between the
different test cases, and residential-heavy zones
tend to remain consistent between the test cases.
The development programs for Zones D and E
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Chapter 5: Program Alternatives
Zones A & B:
ZONE B ZONE B
ZONE A ZONE A
Sunnyside Yard Feasibility Study | Program Alternatives
Amtrak
MTA
Zones A and B form a gateway at Queens Boulevard and, moving east, organize core Zone A and the northern portion of Zone B are owned by the MTA. Development air rights are
development around an open space spine and Sunnyside Boulevard. Although the program owned by the City of New York. The area is being developed by MTACC to form part of the
differs in the three test cases, the general configuration and circulation patterns remain the LIRR mid-day storage yard. The southern portion of Zone B and development air rights are
same. owned by Amtrak/Federal Agencies. The area accommodates Amtrak storage tracks that will
be reconfigured when Amtrak implements its Master Plan.
132
ZONE B ZONE B
ZONE A ZONE A
The plan reinforces and extends the commercial nature of Queens Plaza with commercial office Sunnyside Boulevard runs east-west along the southern edge, connecting across the site,
and retail uses along Queens Boulevard. This mixed-use development includes residential, and transitions from a single loaded corridor on the west to a double-loaded central spine to
retail, or creative office space, depending on the test case. Heights and densities are generally the east. A series of roughly perpendicular secondary streets and pedestrian routes connect
lower in the northeast and southwest parts of Zone B. Zone A should activate both Queens the parkway/open space and boulevard spines. A pedestrian bridge over the open Main Line
Boulevard and the plaza in front of Sunnyside Station in Zone G to the south. Zone B is defined cut extends one secondary cross-axis, connecting south to Zone F and Skillman Avenue.
by a central spine of public space - parkway or pedestrian street depending on the test case - Pedestrian routes also connect the public space spine westwards to Sunnyside Station and
that connects the park on the eastern side of Honeywell Street in Zone C to Queens Plaza and Queens Plaza and Queensboro Plaza Subway Stations.
Sunnyside Station on the west. Along the northern edge of Zones A and B, the Sideline linear
park connects multiple zones and offsite destinations, and creates a buffer to adjacent existing
development. A secondary open space and pedestrian route runs roughly perpendicular to and
connects these longitudinal axes and Sunnyside Boulevard. 133
Chapter 5: Program Alternatives
ZONE B ZONE B
ZONE A ZONE A
Sunnyside Yard Feasibility Study | Program Alternatives
ZONES
COLUMNA LOCATIONS
AND B: COLUMN LOCATIONS
+ TOWER ZONES + TOWER ZONES ZONES A AND B: ILLUSTRATIVE TOWER LOCATIONS
Tower Zones Tower Zones
Column Lines Illustrative Tower Locations
Column Lines
Zones A and B are located above parts of Sunnyside Yard that will have a relatively uniform Zone A allows for only one residential tower of approximately 30 stories. Within Zone B there
track layout. This will allow support walls to be spaced between 40 and 100 apart. The zones are five areas that will support a total of approximately 11 residential towers ranging from 45 to
also have areas in which support walls cannot be accommodated due to track switches, 69 stories. The test cases propose fewer towers than could be supported in order to provide
roads, and tunnels for the East Side Access project. In these areas, spans of up to 200 will be sufficient spatial relief and porosity and avoid a wall effect.
necessary, which would limit the weight and height of any overbuild development.
134
ZONE B ZONE B
ZONE A ZONE A
Two low-rise retail buildings front Queens Boulevard, reinforcing the commercial corridor This test case uses the same street and block configuration as the residential test case, but
connection to Queens Plaza. Park-like pedestrian routes negotiate grade differences to connect deploys a different set of uses and building typologies along the northern edge. In Zone A,
both Queens Plaza and Sunnyside Station to a central linear park or parkway that runs east to a commercial office building with a retail base defines Queens Boulevard and the Sunnyside
the park in Zone C. Residential towers, oriented roughly perpendicular to this park, line either Station Plaza.
side of it. Five school buildings occupy key locations marking the ends of the open space axes.
The residential building podiums and schools create a strong street-wall condition that clearly In Zone B, creative office buildings line the northern side of the central parkway. In some
defines the open spaces. Parking decks fill several of the block interiors. instances these creative office buildings are integrated with residential towers in a hybrid live-
work building type. The commercial office space complements the commercial areas along
Northern Boulevard immediately to the north. With the reduction in total residential from Test
Case 1, the number of schools is also reduced.
135
Chapter 5: Program Alternatives
ZONE B
ZONE A
Sunnyside Yard Feasibility Study | Program Alternatives
Zone C:
ZONE C
Sunnyside Yard Feasibility Study | Program Alternatives
Amtrak
MTA
Private
Zone C is the residential core of Sunnyside Yard. It includes the largest area with regularly A sliver along the northern edge is owned by the MTA. The City of New York owns the
spaced tracks to support towers, and can achieve some of the highest densities. At the same development air rights. This property is being developed by MTACC to provide two
time, large areas of structurally constrained deck ensure significant open space for amenities access tracks into the LIRR Mid-Day Storage Yard. The remaining land, in Zone C, and
serving the residential development. the development air rights are owned by Amtrak/Federal Agencies. Most of the Amtrak
portion contains storage tracks and maintenance buildings, functions that will remain but be
reconfigured when Amtrak implements its Master Plan.
138
ZONE C ZONE C
The northern edge of the planned Zone C overbuild development is dominated by a large Sunnyside Boulevard serves as the east-west spine, connecting across the site, and providing
open space, framed to the east and west by low-scale development. This active park provides one of the key identifying and organizing elements of the development. A parallel secondary
a neighborhood focus and amenity for residents. The park is built over the planned Amtrak road defines the southern edge of the park. Secondary streets and a parkway run roughly
High Speed Rail Facility, and connects to Northern Boulevard, the 36th Street subway station, perpendicular to the Boulevard and connect north-south to the Park. A linear open space
and adjacent communities. The development on the west side of the park along Honeywell extends this parkway south of Sunnyside Boulevard to a pedestrian bridge over the Main Line
Street terminates the open-space axis of Zone B. To the south of the open space, two largely and Skillman Avenue. To the north, a landscaped terrace descends from the park to Northern
residential development zones frame Sunnyside Boulevard as it connects Honeywell Street and Boulevard and forges a pedestrian connection to the 36th Street subway station.
39th Street. A linear open space runs roughly perpendicular to the boulevard. The land uses
throughout are predominantly residential, with some schools and limited retail.
139
Chapter 5: Program Alternatives
ZONE C ZONE C
Amtrak HSR Shop Amtrak HSR Shop
Sunnyside Yard Feasibility Study | Program Alternatives
In the southern part of the zone, a large area of regularly spaced storage tracks with spans In the zones where towers are feasible, there is space for approximately 10 towers. The
of between 70 and 90 creates a significant area that will permit the development of towers. residential towers range from 30 to 69 stories, with the majority of towers at 45 stories.
To the north of this, the Amtrak High Speed Rail Facility severely limits overbuild. Although
the maintenance facility has space between tracks for lines of support columns, required
movement across these lines for maintenance operations does not permit the kind of near-
continuous structural support walls required for taller overbuild development. Based on these
limitations a park takes advantage of the limited structural capacity in this area.
140
ZONE C ZONE C
One of two large anchor parks proposed for Sunnyside Yard would be located in the north of The Destination test case is the same as the residential and Live/Work/Play test cases except
the zone. The proposed park can be made compatible with Amtraks High Speed Rail Facility for the configuration of the large park. In this test case, one of the schools would be replaced
below. The park would be connected to Northern Boulevard by a grand stair providing access with a mixed-use urban shopping district. The retail at the west end of the park is an extension
to the 36th Street subway station. The Sideline is also accessible from the park. Two schools, of the retail in Zone B and will be a gateway from the anchor park to the central retail pedestrian
one at either end of the park, take advantage of the actively programmed open space. South street in Zone B.
of the park is a dense cluster of high-rise residential towers that engage the park. The towers
straddle both sides of Sunnyside Boulevard with the tower podiums creating a strong street-
wall that frames the boulevard. Low-rise schools are located to the southeast where it is
structurally more difficult to build towers. The area immediately to the south would be open
to the Main Line below. A linear park system consisting of a parkway, pocket parks, and a
pedestrian bridge over the open Main Line cut would extend a secondary open space cross- 141
axis, connecting south to Zone F and Skillman Avenue.
Chapter 5: Program Alternatives
Zone D:
ZONE D ZONE D
Sunnyside Yard Feasibility Study | Program Alternatives
Amtrak
MTA
Private
With its connection to Northern Boulevard, Zone D is one of the few areas where vehicular The zone and development air rights are owned by Amtrak/Federal Agencies. The zone
access to the deck may be feasible from surrounding grade. It would act as a gateway to the includes the loop track and Amtrak facilities, including a transformer building. The proposed
core of Sunnyside Yard. vehicular access would extend from the deck across 43rd Street.
142
ZONE D ZONE D
The zone would be a gateway for visitors coming from the east and features a landscaped Sunnyside Boulevard runs east-west, connecting across the site, and continues east offsite
green space to anchor the east end of Sunnyside Boulevard. The zone would be primarily connecting to Northern Boulevard. A secondary road would provide redundancy and additional
residential with the development bisected by Sunnyside Boulevard. A neighborhood park and access to development sites to the north of the boulevard. The boulevard would provide the
focal point for the residential uses provides a pedestrian connection to the south. primary access to development and access to Zone C from the east. A park would provide
north-south connectivity across the zone, from Sunnyside Boulevard, with a pedestrian bridge
over the open Main Line cut connecting south to Zone E.
143
Chapter 5: Program Alternatives
ZONE D ZONE D
MOW Building
MOW Building
Sunnyside Yard Feasibility Study | Program Alternatives
The northern and southern parts of Zone D have no existing or proposed tracks. This allows In the zones where towers are feasible, there is space for approximately seven towers. Because
support columns to be located with few constraints, resulting in deck spans generally between of the variability in the track spacing there is wide range of feasible tower heights. As residential
45 and 60. These are optimal locations for towers. The middle of Zone D is occupied, at towers, they can range from 15 stories to 69 stories.
grade, by Amtraks Maintenance of Way (MOW) facility, which requires open areas for moving
materials and turning equipment. This leads to proposed support walls being widely spaced,
with deck spans of up to 200.
144
ZONE D
A gateway green space would signify the start of Sunnyside Boulevard, which roughly bisects
the zone. The towers straddle both sides of Sunnyside Boulevard with the tower podiums
creating a strong street-wall to frame the boulevard. A school would front the gateway green
and terminate the visual axis of a neighborhood pocket park to the south. The neighborhood
park would be part of a connected pedestrian network, which includes a pedestrian bridge over
the undecked Main Line south to Zone E and the second anchor park in Sunnyside Yard.
145
Chapter 5: Program Alternatives
Zone E:
ZONE E ZONE E
Sunnyside Yard Feasibility Study | Program Alternatives
Amtrak
MTA
Private
While Zone E consists of largely non-rail, privately-owned land, it offers extensive terra firma The zone is mostly under private ownership with development air rights also privately owned.
and strong connections to existing neighborhoods and open spaces. Residential development The private ownership area is an island of land surrounded by railroad tracks. The tracks and
here would be kept at a lower scale to create a transition to adjacent neighborhoods, with an associated development air rights are owned by Amtrak/Federal Agencies. The tracks to the
expanded park to provide a buffer between new and existing development. Planning in this north comprise the Main Line and the tracks on the other sides are part of the loop tracks.
zone should consider additional strategies to buffer the Sunnyside Gardens Historic District.
146
ZONE E ZONE E
Development would be located on the north side of the zone, with the second anchor park An east-west roadway connecting the 39th Street Bridge with 43rd Street would bisect
to the south. The open space expands existing Lou Lodati Park. This active park buffers the this zone. This curvilinear secondary street would emphasize the presence of the park and
adjacent Sunnyside neighborhood and historic district. It should be noted that the Main Line the quieter residential character of the area. The anchor park would provide an at-grade
reaches its highest elevation within Sunnyside Yard here, just over +62, and may also require pedestrian connection to Skillman Avenue and 43rd Street. A linear park would provide north-
buffering or other considerations in terms of its relationship to new development. south connectivity north from the park with a pedestrian bridge over the open Main Line
cut connecting to Zone D. An east-west linear park would provide landscaped pedestrian
connections to the linear open space in Zone F to the west.
147
Chapter 5: Program Alternatives
ZONE E ZONE E
Sunnyside Yard Feasibility Study | Program Alternatives
The southern boundary of this zone is occupied by the loop tracks, which comprise three Tower placement has been limited to four proposed towers. Given that this section of the Yard
railroad tracks in a cut. Constructing support walls on either side would allow for a deck is located on terra firma, specific locations and dimensions of structures are especially flexible
span of approximately 75. Most of the northern portion of the zone is terra firma, allowing for in this area. The placement above is for illustrative purposes only. The residential towers range
flexibility in the placement of towers. from 10 to 30 stories, stepping down in height toward Sunnyside Gardens. Although tower
heights are not limited because of structural constraints, they step down to be sensitive to the
context of the adjacent low-rise Sunnyside Gardens Historic District.
148
ZONE E
Development is located to the north of the east-west access street to provide distance between
the development and the historic district. The towers are located on terra firma, but tower
heights are restricted to respect the low scale of nearby dwellings. The open space expands
the existing Lou Lodati Park. This expanded, active park provides an amenity for new and
existing residents and provides an additional buffer for the adjacent neighborhood.
149
Chapter 5: Program Alternatives
Zone F:
ZONE F ZONE F
Sunnyside Yard Feasibility Study | Program Alternatives
Amtrak
MTA
Private
The linear development zone reflects constraints due to the Main Line. The frontage along The zone and development air rights are owned by Amtrak/Federal Agencies.
Skillman Avenue would define and activate the edge of an overbuild deck and negotiate the
grade change to the full deck elevation. The area is suitable for commercial, creative office
space, residential, or institutional floor plates. An outward, southward focus and limited
connections to new development across the un-decked Main Line would make this zone feel
more like an independent neighborhood.
150
ZONE F ZONE F
ZONE F ZONE F
Sunnyside Yard Feasibility Study | Program Alternatives
The tower zone is along Skillman Avenue. Within the tower zone tracks and touchdown Because of the narrow depth of this zone, it is not always possible to orient towers
points are irregularly spaced. The northern edge of the zone adjoins the Main Line and the perpendicular to the track and column lines, so potential height is limited. Based on these
loop tracks. The limited touchdown points constrain the area in which towers are feasible. A limitations optimal tower heights range from 25 to 40 floors in six towers.
vehicular access road for railyard related vehicles is planned to run along this edge and may
be incorporated into the base of buildings. Major railroad infrastructure buildings occupy the
northwest corners of Skillman Avenue, Honeywell Street, and 39th Street, and do not allow for
development in these areas.
152
ZONE F ZONE F
The area between Honeywell Street and 39th Street would consist of residential uses in towers The area between Honeywell Street and 39th Street would be the same as in the Residential
over a podium. Existing MTA tunnel egress at 39th Street would need to remain. Elevated parks and Destination test case programs. The area between Queens Boulevard and Honeywell
would be located at podium level and step down toward 39th Street to meet the linear park that Street is seen as suitable for creative office space or higher education uses. This location
connects to Lou Lodati Park in Zone E. would build on the proximity to LaGuardia Community College and the existing uses within
the adjacent LICIBZ. The scale of creative office space and academic buildings works well as
The area between Queens Boulevard and Honeywell Street is mostly residential, but also a transition, and can be used to negotiate the grade difference between Skillman Avenue and
includes a school. The residential uses are in towers over a podium. Existing MTA substation the overbuild deck. The deck level could be configured as a linear campus of buildings and
infrastructure near Honeywell Street would need to remain. Elevated parks are located at connected open spaces.
podium level providing for pedestrian connections.
153
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Zone G:
ZONE G ZONE G
Sunnyside Yard Feasibility Study | Program Alternatives
Amtrak
MTA
Private
Zone G would extend the character of Zone F an active linear edge condition to the west. Most of the zone and development air rights are owned by Amtrak/Federal Agencies. A small
However, its proximity to Queens Boulevard and the presence of Sunnyside Station creates portion (with development air rights) is owned by the MTA.
additional program opportunities and gives it a gateway role for the entire development.
154
ZONE G ZONE G
Residential/Mixed-Use Development Zone Primary Connection Possible Primary Connection Sunnyside Station
Retail/Office Development Zone Sunnyside Station Secondary Connection
Public Space Pedestrian Connection
This L-shaped zone extends along Skillman Avenue and Queens Boulevard. Along Skillman The development would front on, and be accessible from, Skillman Avenue and Queens
Avenue the development would serve as a liner to conceal the overbuild platform and to Boulevard. Sunnyside Station will be accessible from Queens Boulevard and the station plaza.
negotiate grade differences. A narrow zone of terra firma along Skillman Avenue would allow for It is envisioned that either an at-grade crossing or above-grade sky bridge connection could
at-grade building entrances, lobbies, and vertical circulation to deck level and buildings above. link across Queens Boulevard to provide direct pedestrian movement between the LIRR and
Sunnyside Station has frontage along Queens Boulevard and acts as a gateway to the entire elevated No. 7 Subway portions of Sunnyside Station.
development. A plaza north of the station would emphasize that gateway role, and provide a
visual terminus for Sunnyside Boulevard. The Skillman Avenue edge has the opportunity to incorporate vertical access to the deck level
within the building podiums. In the Residential Test Case an additional road would run along
Elevated open space would be provided at deck level. It is envisioned that buildings may have the north side of the deck, connecting Sunnyside Boulevard to Thomson Avenue and 47th
secondary entrances, lobbies, and public functions at the deck level to activate exterior public Avenue. This connection would maximize the connectivity value of Sunnyside Boulevard but is
space. In the Residential test case additional deck area with additional open space would be structurally challenging.
155
provided west of the station as an amenity for residents.
Chapter 5: Program Alternatives
ZONE G ZONE G
Sunnyside Yard Feasibility Study | Program Alternatives
The tower zone is along Skillman Avenue. Tracks in Zone G are irregularly spaced, which results In a few locations, the narrow depth of this zone makes it impossible to orient towers
in irregular touchdown points for support walls. Platforms for the future LIRR Sunnyside Station perpendicular to the track and column lines, limiting their potential height. Based on these
will also be partially within this zone, which further limits column locations. Deck spans will limitations optimal tower heights range from 30 to 69 residential floors in approximately five
generally be between 40 and 100. towers.
156
ZONE G ZONE G
The area would consist of a mix of uses, with residential as the primary use. Other uses would The program in this test case would be primarily office use in towers over a podium. This
include Sunnyside Station, a school, and open space. The buildings can be accessed from program would take advantage of the transportation opportunities and gateway character
Skillman Avenue, Thomson Avenue, and Queens Boulevard. Several buildings may also front on created by Sunnyside Station and Queens Boulevard, and extends the commercial activity of
the open space and secondary road that extends the boulevard. The school would be housed Queens Plaza further south. The office towers northeast of Thomson Avenue could have direct
in the podium of the residential towers. A linear park connects the open space to Skillman pedestrian access to the station. Southwest of Thomson Avenue is a single office tower over a
Avenue between buildings, providing additional open space opportunities for the school. podium with frontage on Thomson and Skillman Avenues.
A boulevard extension connects it to Thomson Avenue and 47th Avenue. This connection is
structurally challenging but would maximize the connectivity of Sunnyside Boulevard and better
integrate both Zone G and the LICIBZ areas around Newtown Creek Basin into the Sunnyside 157
Yard development.
Chapter 5: Program Alternatives
ZONE G
Sunnyside Yard Feasibility Study | Program Alternatives
This test case is similar to the Residential Test Case, but without the extension of Sunnyside
Boulevard and the larger deck-level open space. The area between Queens Boulevard and
Honeywell Street would consist of a mix of uses, with residential as the primary use. Other uses
include Sunnyside Station and a school. These buildings would front on Skillman Avenue and
Queens Boulevard. A small park would be adjacent to the school. The area south of Thomson
Avenue would be identical to the Residential Test Case.
158
159
160
SCALE PRECEDENT: SMALL SCALE PRECEDENT: MEDIUM SCALE PRECEDENT: LARGE
Landscape Component: Anchor Parks
The study tested two anchor parks to serve the
projected population of Sunnyside Yard, and
provide additional open space for the adjacent
community. Each anchor park should express
different characteristics and complementary
programs to offer a variety of spatial experiences
for residents and neighbors. (Figure 5.7, Figure
5.8)
Penn Park Elmhurst Park
Philadelphia, PA Queens, NY
15.0 acres 6.6 acres
500
430
FIGURE 5.7: THE YARD ANCHOR PARK FIGURE 5.8: SUNNYSIDE COMMON ANCHOR PARK
161
KEY PLAN
Chapter 5: Program Alternatives
A range of urban plazas and pocket parks were studied. They A grand civic boulevard was studied as the main eastwest
would be located throughout the Sunnyside Yard development. roadway. The boulevard would serve as a central artery and
These plazas would range in use from open public gateways into major organizing element for the project site. Sunnyside
the development to secluded and shaded social gathering spots. Boulevard, in addition to serving important multi-modal
Gateways have the ability to create a distinct arrival experience transportation purposes, would be a broad civic street with
for users while also integrating the site with the adjacent a planted median and stately canopy trees that offer shade,
urban fabric. Interior plazas and pocket parks are at a scale contribute to placemaking, and help to establish a sense of
and diversity to provide a range of user experiences. These identity for Sunnyside Yard. The boulevard would connect from
spaces are more intimate in nature and can accommodate other a new rail station at Queens Boulevard in the west to Northern
complimentary uses such as cafes and dining terraces, informal Boulevard at the northeast corner of the site. (Figure 5.10)
seating groves, formal building entry plazas and places for pop-
up vendors and temporary seasonal markets. (Figure 5.9)
Sunnyside Yard Feasibility Study | Program Alternatives
Principles: Principles:
Flexibility: Plazas and pocket parks should accommodate a Public Rights-of-way: Right-of-ways should be open to the sky
range of uses including outdoor dining, pop-up vendors, and adhere to the R.O.W. dimensions specified in Chapter 4;
art exhibits, movable seating, and temporary kiosks; Pedestrian and Bicycle Priority: The proposed boulevard
Adjacent Uses: These spaces should encourage should encourage bicycling and walking and prioritize safety
connections between public open spaces and active for cyclists and pedestrians;
ground floor uses and provided visual connections to Furnishings: Pedestrian amenities such as seating, bicycle
cultural and retail uses. parking, as well as litter and recycling bins should be
incorporated.
FIGURE 5.9: PLAZAS AND POCKET PARKS FIGURE 5.10: SUNNYSIDE BOULEVARD
162
The Sideline Pedestrian Bridges
Running along the northern edge of the project site, this Three potential pedestrian bridges would be located on site in
new, elevated public space would leverage the dead end order to facilitate the movement of pedestrians across the Main
streets prevalent along this stretch of Northern Boulevard, Line open-cut where the railyard is not decked, and improve
transforming them into programmed public open spaces with connections to Skillman Avenue. (Figure 5.12)
direct connections to the adjacent overbuild, and strengthen
connections to adjacent neighborhoods. (Figure 5.11)
St.
track, and other athletic facilities at street level.
39th
10
(Figure 5.14) The following are general principles to
13
guide the park design: 4
Recreation The park should offer space for
active recreation in the form of athletic courts,
ball fields, as well as specialty features such A
as a climbing wall and running track.
Public Access Site access should be inviting and
visible from street level and provide ADA access.
Gateways The site should have multiple
points of access that create inviting and FIGURE 5.13: ILLUSTRATIVE YARD PARK PLAN
iconic gateways. Access from Northern 1. Plaza Pavilion 9. Sports Fields
Boulevard should engage the adjacent
community as well as proposed development. 2. West End Plaza 10. Tennis Terrace
3. Hammock Grove 11. Climbing Center
Views The highest terrace level should be
located above the Amtrak high-speed rail 4. Running Track 12. Volleyball Arena
facility and should keep visual obstructions to 5. Terrace Gardens 13. Basketball Arena
a minimum to allow for views across the park. 6. Garden Steps 14. Handball Arena
Plantings Plantings should be strategically 7. Grand Staircase 15. School Playground
placed where athletic programming cannot be 8. Northern Blvd. Overlook
164 located due to significant grade changes to KEY PLAN
provide shade for participants and spectators All renderings, illustrations, and plans in this study are intended for illustrative purposes only. There are a variety of potential design
and create informal seating groves. solutions and these renderings, illustrations, and plans shall not be construed to be a representation of an intended design solution
EL. 53.0
EL. 46.0
EL. 39.0 EL. 44.0
Sidewalk
All renderings, illustrations, and plans in this study are intended for illustrative purposes only. There are a variety of potential design 165
solutions and these renderings, illustrations, and plans shall not be construed to be a representation of an intended design solution
Chapter 5: Program Alternatives
43rd St.
lawn, canopy trees, community gardens, athletic Social Lawn A large and flexible social lawn 1
courts, and a fountain plaza. (Figure 5.15) should be provided to allow for both formal
The studied park site rests primarily on terra firma and informal gatherings such as picnicking,
and possesses few topographical challenges to sun bathing and community organized events. 6
construction. This also affords the opportunity Plantings: A rich palette should be
Sunnyside Yard Feasibility Study | Program Alternatives
Road Name
for multiple seamless connections between the introduced to provide shade and seasonal 7
existing park/neighborhood and the expanded interest; areas for community gardens should 9
park/new development. The following are also be considered. 8
5
principles to guide landscape development of the
park:
Skillman Ave.
166
All renderings, illustrations, and plans in this study are intended for illustrative purposes only. There are a variety of potential design
solutions and these renderings, illustrations, and plans shall not be construed to be a representation of an intended design solution
Skillman Corridor Sunnyside Common Road Corridor
Loop Tracks
Terra Firma Terra Firma
All renderings, illustrations, and plans in this study are intended for illustrative purposes only. There are a variety of potential design 167
solutions and these renderings, illustrations, and plans shall not be construed to be a representation of an intended design solution
Chapter 5: Program Alternatives
has sought to incorporate lower-cost solutions The feasibility-level cost estimates are based on FIGURE 5.18: SUMMARY OF SUBSTRUCTURE COSTS
through its assumptions, with regard to foundation conceptual designs and material quantities and
type and material selection. Other onsite costs that are informed by considerations of constructability.
are factored into this analysis include railroad labor For each zone and the range of spans between
(force account). Offsite costs assumed in the support points and as dictated by track layout, a
analysis include improvements to address increases menu of costs was developed for seven different
in utility demand caused by an overbuild. building typologies. Different layouts were
tested, using the menu of construction costs, to
The program and placement of each use also has
determine which had the optimal revenue-to-cost
a strong influence on costs which are offset by
ratio. Other considerations, such as public policy
revenue generated by selling and leasing residential
and urban design, were also incorporated.
and commercial space. Phasing, financing
strategies, and regulatory approvals are other
key factors that will minimize public investment. Substructure and Decking Costs
The engineering, urban design, and financing For each of the test cases, a feasibility-level
considerations are inter-dependent and therefore engineering design for the substructure and deck was
an iterative process has been followed to identify developed. As described earlier, a family of similar
optimized solutions. designs was used throughout Sunnyside Yard, but *
BSF = Buildable square foot
quantities and costs varied by location depending on
168
FIGURE 5.19: ROAD HARD COSTS FIGURE 5.20: OPEN SPACE HARD COSTS
factors such as the height and size of buildings to be These elements are shown in the left column of Figure
supported, and the spans between support walls. 5.17 and form the basis of the engineering cost
Some key costs and variables that affect cost include: estimate.
Foundation cost is influenced by the depth to The cost of materials, labor, and equipment were
rock and the weight of structure to be supported; estimated using data from other large engineering
Support wall cost is influenced by the amount of projects in New York and comparable cities. In
embedded steel and number of openings, which general, these projects were on terra firma sites,
169
Chapter 5: Program Alternatives
FIGURE 5.21: VERTICAL CIRCULATION HARD COSTS FIGURE 5.22: MAP OF CONSTRUCTABILITY RESTRICTIONS
fences/gates, sports fields, and other conventional terra firma projects. The multipliers
specialty surfaces such as tennis or are added to the initial multiplier of 1.0 to account
basketball courts, playgrounds, and running for additional constraints resulting from building
tracks. (Figure 5.20) around an active railroad. Each zone was
Vertical circulation: Costs focus on considered independently and evaluated as either
pedestrian connections to the site and edge a moderate restriction zone or a severe restriction
treatments/visual screening of active rail zone.
Moderate Severe
Sunnyside Yard Feasibility Study | Program Alternatives
uses. Four main types of vertical circulation Constructability cost multipliers are comprised of
elements are included in the horizontal costs multiple elements: -Severe restriction zones consideration similar large scale projects, as it is intended
of Sunnyside Yard. (Figure 5.21) where there is a loss in productivity that steel mega transfer truss installation
General Conditions Labor Multiplier: efficiency resulting from the severity of the will occur following the installation of the rail
Soft costs for roads, open space, and vertical This multiplier accommodates the empirical overbuild structure and deck, and work is
circulation are assumed to equal 30% of hard work window restrictions.
labor premium experienced on other similar therefore relatively unconstrained by railroad
costs. projects in New York City (including, but not Equipment Constructability Multiplier: work window restrictions.
limited to Pacific Park, an overbuild of the In the severe restriction zones, the work
Constructability Multipliers schedule and associated restrictions may Of the 12 zones only two are defined as severe,
Vanderbilt Yard in Brooklyn) and New York
To account for the variance in construction projects using large amounts and sizes of require special equipment and that equipment as they abut the mainline, and the remaining 10
complexity among the zones, constructability major equipment. will need to be mobilized and demobilized are moderate zones. (Figure 5.22, Figure 5.23). For
multipliers were developed and applied to the at a greater frequency than in a moderate all zones the applicable multipliers were added to
Labor Constructability Multiplier: This is a restriction zone. a base of 1.0 and then applied to the horizontal
substructure costs, as illustrated in Figure 5.22 combination of two considerations:
and Figure 5.23. The constructability multipliers Steel Mega Transfer Truss Multiplier: This costs to account for the cost increase resulting
considered labor conditions across a variety -Night and weekend shift consideration multiplier determines the value of the labor from the construction complexity.
of trades to scale construction complexity and for significantly active zone where work premium for the portion of construction that
the additional costs for working around railroad is required to occur outside the standard includes installing steel mega trusses. The
activity. Base unit costs (with a multiplier of 1.0) work day and labor will receive time and a multiplier has been set equal to the typical
consider labor, equipment, and materials on half. General Conditions Labor Multiplier for
170
FIGURE 5.23: CONSTRUCTABILITY MULTIPLIERS BY ZONE1 FIGURE 5.24: SUMMARY OF FORCE ACCOUNT ESTIMATES
1
Restrictions in each zone vary depending on the development year, and the progress of other projects, notably the East Side Access Moderate Restriction
Zones allow some level of track outages offering opportunities to stage and progress work in a logical manner. Severe Restriction Zones allow very little
or no level of track outages offering few or no opportunities to stage and progress work in a typical manner.
171
Chapter 5: Program Alternatives
Total Onsite and Offsite Horizontal Costs Onsite and Offsite Horizontal Costs: FIGURE 5.25: TOTAL HORIZONTAL COST ELEMENTS BY TEST CASE
Costs for horizontal development outside of
Total onsite and offsite horizontal costs in each a building footprint including railroad force
test case range from $2.93 billion to $3.43 billion, accounts and other site wide systems such
depending on the test case. With the most number as streets, open space, municipal buildings,
of towers, Test Case 1 (Residential) has the highest and utilities, and costs related to offsite
horizontal costs, while Test Case 3 (Destination) utilities to support density and capacity on
has the lowest horizontal costs. (Figure 5.25). Sunnyside Yard.
Residual Land Value: Gross land proceeds,
Total Development Costs less overbuild premium and onsite and
offsite horizontal costs.
Total development cost for Sunnyside Yard would
include all of the horizontal costs (both in and
outside of building footprints) and all vertical
costs associated with the development of the
overbuild. Total development cost in each test
case range from approximately $16 billion to $19
billion in 2017 dollars, depending on the test case.
Sunnyside Yard Feasibility Study | Program Alternatives
2. Project Economics
Applying rent and operating assumptions for each
of the uses, total project costs were assessed
against total project revenues to evaluate
economic feasibility. The mid-point of each
vertical program range was assumed for purposes
of these analyses. The financial measurements
used to evaluate project economics include:
Gross Land Proceeds: Value a developer
would pay for the land and development
rights, considering normal development
costs if this were a typical development on
terra firma.
Overbuild Premium: Cost premium for the
deck and mega transfer truss within the
building footprint(s).
172
FIGURE 5.27: FINANCIAL FEASIBILITY FINDINGS
174
Test Case 3 (Destination) FIGURE 5.30: FINANCIAL FEASIBILITY FINDINGS, TEST CASE 3
Test Case 3 generates $3.93 billion in gross land
proceeds and $2.85 billion in overbuild cost
premium. Onsite and offsite horizontal costs are
approximately $2.93 billion, resulting in -$1.85
billion in residual land value. (Figure 5.30)
Real Estate Taxes FIGURE 5.31: FULL YARD ONSITE REAL ESTATE TAX REVENUE
176
Phasing Strategies zone due to the time value of money. For example, FIGURE 5.32: PHASING STRATEGIES
zones where onsite and offsite horizontal costs
Similar to other major development projects such as are significantly greater than net land proceeds will
Hudson Yards, Pacific Park, and Battery Park City, become more negative in present value terms if they
an overbuild development at Sunnyside Yard would are developed earlier. Conversely, zones where net
require a thoughtful approach to project phasing. The land proceeds exceed onsite and offsite horizontal
financial analysis assumed a unique phasing strategy costs will become more positive in present value
for each test case. The strategy is based on five terms if they are developed earlier. The goal of
guiding principles: the phasing strategy is to identify a sequence that
Develop complete districts: Phasing should leverages the time value of money by maximizing
create complete, cohesive districts that are land value while minimizing potential public
integrated with existing offsite and onsite investment and reducing development timeline.
neighborhoods.
Grouping of zones into phases allows for more
Facilitate critical and supportive financially feasible zones such as C South to
neighborhood amenities: Each phase cross-subsidize less feasible zones such as C
should include amenities such as open space, North. Cross-subsidization can also occur between
schools, and other community facilities, in different phases. For example, excess revenues
addition to proposed residential, retail, and/or from Phase 1 can be used to subsidize Phase 2
177
Chapter 5: Program Alternatives
Test Case 1 (Residential) density of residential uses. The majority of the FIGURE 5.33: CORE YARD AND FULL YARD LAND PROGRAM
area is under single ownership and overlaps with
Phase 1 of the project begins near Steinway elements of the Amtrak Master Plan requiring
Street and Northern Boulevard and extends the immediate coordination. Development in the
residential character of existing neighborhoods. Core Yard would encourage consistent block
Development will then progress westward towards and street grid formation and the creation of a
Queens Boulevard. Zones near Sunnyside central east-west boulevard to facilitate future
Gardens and Sunnyside would be developed last, phases of development. The area is connected
completing the project in approximately 2042. to the existing road and bridge network and is
Test Case 2 (Live/Work/Play) large enough to accommodate a complete and
economically feasible neighborhood. (Figure 5.33)
Phase 1 of the project begins near Queens
Boulevard, leveraging the areas proximity to The development of the Core Yard could
transit and attractiveness for retail. Development bring substantial benefit to the City, including
will then progress east towards Steinway Street approximately 11,000 to 15,000 total new
and Northern Boulevard. Zones near Sunnyside housing units, 15 to 20 acres of open space,
Gardens and Sunnyside will be developed last, and new schools, community facilities, and retail
completing the project in approximately 2048. amenities to serve surrounding communities and
new residents. The Core Yard could create at
least 3,300 to 4,500 new permanently affordable
Sunnyside Yard Feasibility Study | Program Alternatives
178
The Core Yard could deliver substantial public Extensive financial analyses were performed
benefits in the form of affordable housing, to identify the residual land value and potential
open space, and public facilities at a cost that real property tax by each zone and Test
is comparable to other major infrastructure Case scenario. Changes in revenue and cost
investments and large scale developments led by assumptions, phasing, financing strategies, and
the City. Moreover, the Core Yard could generate regulatory approvals would alter these financial
significant tax proceeds. The real property taxes findings. Based on the technical constraints and
alone (approximately $934 million over 40 years) lessons learned, the Core Yard has been identified
could exceed the total cost of investment. Finally as the area most suitable for development in early
this investment would leverage substantial private phases of an overbuild.
investment to catalyze economic impacts at a
regional scale. Considering this combination of The iterations of the test cases and the zone-
factors, the Core Yard is financially feasible. by-zone evaluation help create a clear picture of
what combinations of uses and locations within
E. Conclusion Sunnyside Yard are more feasible than others.
Based on these findings it is possible to generate
Three program-based test cases were created a development program and scenario that
to evaluate alternate development scenarios for maximizes feasibility while also addressing policy
Sunnyside Yard. The three test cases include: objectives.
Test Case 1 (Residential); Test Case 2 (Live/
Work/Play); and Test Case 3 (Destination). All
test cases assume that 30% of residential units
179
Chapter 5: Program Alternatives
180
Sunnyside Yard Feasibility Study | Program Alternatives
Chapter 6: Conclusions
Table of Contents
A. Chapter Overview...............................................................................183
B. Final Recommendations...................................................................184
1. Engineering Constraints
2. Urban Design Principles
3. Economic Considerations
C. Next Steps............................................................................................188
D. Conclusion...........................................................................................189
181
A. CHAPTER OVERVIEW
183
Chapter 6: Conclusions
B. FINAL RECOMMENDATIONS
1. Engineering Constraints
The operational demands of a busy railyard
create engineering constraints, which in turn limit
overbuild. (Figure 6.1) Some key findings include:
Track alignment, orientation, and spacing
between tracks varies across Sunnyside Yard,
affecting column location and the structural
spans of a deck. Access roads and vehicular
circulation at track level also affect column
locations and spans.
Required train clearance heights above the
tracks and the varied site topography impact
deck height.
Catenary and overhead power systems may
also impact deck height. Most catenary and
overhead lines will need to be modified.
The difference in height between the deck
and surrounding streets limits accessibility,
Sunnyside Yard Feasibility Study | Conclusions
2. Urban Design Principles Pedestrian connections should be New development should respond to the
established to provide links over un-decked surrounding neighborhood context, with
A consistent urban design approach will also open areas, and to connect surrounding transitions and buffers negotiating differences
help to optimize feasibility. Core urban design dead-end streets and Skillman Avenue to the in scale, elevation, and use.
principles for Sunnyside Yard include: deck. A system of connected parks and open
The existing bridges at 39th Street, Honeywell Transit use should be encouraged by spaces, supporting a variety of programming,
Street, and Queens Boulevard should be providing easy access to existing transit should be integrated with new development
utilized as the primary north-south vehicular and incorporating new transit, such as the and incorporate the pedestrian network.
connectors. Vehicular connections to the proposed LIRR Sunnyside Station.
deck, wherever possible, should be from the A strong but flexible vision for development is
existing bridges where the elevation of the New neighborhood districts should have a necessary for a successful phased and long-
deck is close to the elevation of the bridge. clear identity and organization. term buildout.
A central, roughly east-west boulevard, Each development phase should create a
should be established along the length of complete neighborhood with a balance of
uses to meet a broad range of needs KEY PLAN
Sunnyside Yard to link the different phases of
development. Section Cut
Sunnyside Yard Feasibility Study | Conclusions
FIGURE 6.3: SECTION RENDERING AT AMTRAK HIGH SPEED RAIL SHOP AND YARD PARK
All renderings, illustrations, and plans in this study are intended for illustrative purposes only. There are a variety of potential design
186 solutions and these renderings, illustrations, and plans shall not be construed to be a representation of an intended design solution
3. Economic Considerations
The economic feasibility of an overbuild depends
on optimizing the strategic placement and phasing
of various building typologies and programs. The
following guidelines can optimize the feasibility of
a project (Figure 6.4):
Buildings should be located where they
are most structurally feasible, with heights,
footprint size, and overall site density
maximized.
Parks, roads, and open space should be
located where overbuild is structurally more
difficult.
Areas that are most difficult to build over
should be left open with no deck. Targeting
80-85% overall deck coverage can achieve
urban design, and public policy objectives
based on the program and phasing.
Low-density/high value uses should be
strategically located where railroad operations
limit height and density, such as the Mid-Day
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Chapter 6: Conclusions
This study is the initial undertaking in what could The following are immediate action items required This study has laid the ground work for the -Coordinate with agencies (DCP, DEP, DOT,
be a long-term project; to advance further, the to lay the ground work for a Master Plan: overbuild and identified key findings to be used NYSDEC, etc)
City and partner entities will need to develop and Work with Amtrak and other agencies to as a starting point for further analysis, including
the development of a Master Plan for the full Yard, -Additional community outreach and
execute a detailed course of action, requiring a coordinate plans for upcoming projects,
which would study in greater detail: engagement
high level of commitment on the part of the City, so that they do not preclude or complicate
Amtrak, and other stakeholders. The next phases overbuild. Projects to be considered include: Engineering Constraints: Core Yards
of the project should include a more extensive
investigation of railroad operations, engineering -Amtrak Final Design of High Speed Rail -Incorporate the designs of Amtrak facilities -Study early project phases in greater detail
considerations and urban design to further Facility and structures and overbuild Project Governance
understand the feasibility of the project. Immediate -Amtrak Final Design of Focus Building -Study regional transportation to assess -Evaluate potential governance structures
actions and specific master plan elements would current utilization of roads and public to manage project planning and
include: -Amtrak Final Design of Commissary and transit and propose a set of local implementation
Materials Management Building transportation solutions
-Evaluate public financing strategies
-MTACC Design and construction of ESA -Study western Queens utility supply and
Midday Storage Yard -Establish preliminary working agreements
demand study to determine requirements
between primary land owners
-MTACC Design and construction of LIRR Urban Design
Sunnyside Station -Develop a strategy to apportion horizontal
-Perform detailed analysis of deck access infrastructure in a way that limits total
-MTACC Future use of property adjacent strategies
Sunnyside Yard Feasibility Study | Conclusions
188
and construction of an overbuild development
above the operations of multiple railroads will
require a high level of coordination and a focus on
long-term goals from all parties.
D. CONCLUSION
While an overbuild development has been
proposed before, the confluence of factors
Amtrak and MTA master plans for Sunnyside
Yard, favorable market conditions, and a City
policy agenda prioritizing affordable housing and
equitable growthcreates an opportunity to move
forward with an overbuild in the near future before
such a project becomes more complex and costs
increase due to the advancement of Sunnyside
Yard planned projects and other market forces.
(Figure 6.5)
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Glossary
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Sunnyside Yard Feasibility Study
Glossary
RAILROAD TERMS almost 48th street on the east end. It is being transportation using the railroad network. REA LOS: Level of service, qualitative measure used to
expanded and upgraded to accommodate LIRR ceased operations in 1975 relate the quality of traffic.
Amtrak: Amtrak is the operating name of the service to Grand Central Terminal, in addition to
National Railroad Passenger Corporation, a enhanced Amtrak and MNR services. Ready Track: Storage tracks extending from the Mega Transfer Truss: A large truss structure
federally regulated company that receives federal High Speed Rail Service and Inspection Facility used to transfer vertical and horizontal loads from
funding. High Speed Rail Trains (HSR Trains): ACELA and serving as a yard/holding tracks for trains a building to support walls. Mega transfer trusses
and Next GEN HSR train sets that provide a traveling to Penn Station. have large quantities of steel, many connections,
Amtrak Gateway Project: The Gateway Project premier passenger experience at speeds that are and drive a significant percentage of total cost.
is a proposed set of strategic rail infrastructure higher than traditional conventional trains. In the River to River Rail Resiliency Project: Long
improvements designed to preserve current rail United States, trains that operate at speeds in Island Rail Roads River to River Rail Resiliency Operable Unit: A portion of a complex cleanup
services into New York City and ultimately create excess of 125 mph are considered high speed project proposes to build flood walls to reduce the area that has identified based on its geographical
new capacity that will allow the doubling of trains. risk of flood water entering the tunnels from either or site specific issues.
passenger trains running under the Hudson River. the Manhattan and/or Queens portals.
Loop Tracks: Tracks on the south and east side Secant Pile: Foundation type consisting of
Conventional Rail: Passenger trains or of Sunnyside Yard that provide access to the Yard Severe Restriction Zones: Areas experiencing overlapping drilled shafts.
components that are not considered high for trains departing from Penn Station and arriving continuous train traffic. Track outages for
speed rail. This includes train sets for Amtrak construction activities are possible for short Terra Firma: Solid earth. The phrase refers to
at Sunnyside Yard. Loop tracks may also be used the dry land mass on the earths surface.
Long Distance, NEC Conventional, Empire by LIRR trains en route to the Mid-Day storage. periods of time.
and Keystone Services as well as NJ TRANSIT Truss: A structure consisting of straight elements
train sets. Conventional train sets operate at a Main Line: Train tracks shared by LIRR and STRUCTURAL TERMS
connected at joints to from a shape of conjoined
maximum of 125mph or slower. Amtrak used for trains traveling through the
Force Accounts: A commonly carried cost for the OTHER ACRONYMS NYCT: New York City Transit Authority
additional railroad personnel needed to support
construction activity occurring above an active CEQR: City Environmental Quality Review NYSDEC: The New York State Department of
railroad. It pertains to work performed within the Environmental Conservation
EIS: Environmental Impact Statement
right-of-way of the agency. ULURP: Uniform Land Use Review Procedure
ERT: East River Tunnels
LODES: LEHD (Longitudinal Employer-Household LDC: Local development Corporations
Dynamics) Origin-Destination Employment FDNY: New York City Fire Department
Statistics. OU: Operable Units
LICIBZ: Long Island City Industrial Business
Gross Land Proceeds: Value a developer Zones REA: Railroad Express Agency
would pay for the land and development rights,
LIRR: The LIRR (Long Island Railroad) is a RFP: Request for Proposal
considering normal development costs if this were
a typical development on terra firma. subsidiary of the Metropolitan Transportation
ROD: Record of Decision
Authority (MTA), which is New York State agency.
Overbuild Premium: Cost premium for the
deck and mega transfer truss within the building MNR: Metro North Railroad
footprint(s). MTA: Metropolitan Transportation Authority
Onsite and Offsite Horizontal Costs: Costs MTACC: Metropolitan Transportation Authority
for horizontal development outside of a building Capital Construction
footprint including railroad force accounts and
other site wide systems such as streets, open NJT: NJT (New Jersey Transit) is a railroad
space, municipal buildings, and utilities, and costs corporation owned by New Jersey State.
related to offsite utilities to support density and
NYCDOT: The New York City Department of
capacity on Sunnyside Yard.
Transportation
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192
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Sunnyside Yard Feasibility Study
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