ill Bonus Conquer All? construction of theatres should be used to encourage a renewal of the whole area in terms of pedestrian and vehicular circulation, parking, relocation, etc. Before approval four questions need to be answered. How will the 44% bonus (F.A.R. of 21.6) affect pedestrian and vehicular circulation? How will parking problems be resolved? What must be done for the present resident population? Is a maximum bonus of 44 % necessary and is it a good precedent? Act I Pedestrian and Vehicular Circulation It must be understood that there is a dynamic relationship between density and circulation; the more floor area the more employees; the larger the building the more pedestrian and vehicular traffic generated. The City's maximum F.A.R. has been held to 1 5 because of the need to strike a balance between the two. It is a well known fact that the balance has always been in favor of density and there is a great need to counteract this situation, not compound it. The 20% bonus, (F.A.R. of 18). granted for open space was an attempt in the midst of congested built-up areas to provide improved pedestrian circulation. The 44% bonus for a theatre will not achieve this; in fact, by itself, it will only increase the congestion problems. Incentives in the form of bulk bonuses should not be granted unless there is a fairly detail ed and adequate circulation plan. Bulk limitations are designed to control congestion and should not be relaxed unless better and realistic circulation and transportation arrangements are formulated. Therefore I make the following recommen- dations: 1. In order to qualify for any theatre bonus, the developer shall contribute to the improvement of pedestrian and vehicular circulation through widened streets and sidewalks. 2. Since mass transit is also a part of the theatre problem the developer shall make the maximum effort to provide direct access to the subway system. 3. I urge the consideration of a recommendation similar to one made in 1961 by the New York Chapter of the American Institute of Architects for a pedestrian mall. The new zoning amendment and its accompanying bonus would be an excellent way of providing for esplanades within the inner blocks criss-crossing in an interrelated network throughout the area. This mall would not only enhance the area aesthetically but U1 m -- AVENUE rCfl m:t> jl~ :t>C Am r til ~ o (J .~ Iii Ql ...J >- leT UNDER CONSTRUCTION RECENTLY ANNOUNCED lillIT:J THEATER DESIGN AND TECHNOLOGY IINEWVORK MAY, 1970 .0 Co ro ~ 7