Bedford Green House Construction Update

Bedford Green House construction endured an unusually cold winter and a very hot summer, but the Hollister Construction team kept moving. Excavation is finished, and we are happily out of the ground! Provided by Hollister on behalf of the OxBlue Corporation, the image below shows the fifth floor concrete plank in place, with eight more floors to follow.

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IMG_20180815_095636881In the photo at right, note the large concrete box at the bottom of the pit. It isn’t a toy trunk or a sarcophagus, but rather a detention tank for stormwater, as required by the NYC Department of Environmental Protection.

The project is being designed to meet, if not exceed, LEED Gold standards. It includes a living green facade and a green wall in the lobby, but its crowning jewel and reason for its namesake is the rooftop greenhouse. For a full project description and more images, visit our website.

“The building contributes to the neighborhood, making it greener, healthier, and more connected,” Partner Andrew Knox told CityRealty.com.

Be sure to keep visiting our blog for more construction updates—or if you’re eager to follow the ongoing construction day to day, check out the contractor’s live cam here.

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Imagining, Designing, and Building a Games Room

Architectural designer Gary McGaha recently constructed a model to study our design of the Lucile Palmaro Clubhouse Games Room for the Kips Bay Boys & Girls Club. The recreational space will be shared by young people ranging from ages 6 to 16 and above, so it includes a variety of programming and features. The main design move is to replace original skylights from the 1970s, which have been covered and unused for decades due to heat gain.

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The new design will reopen the space to the sky and provide an insulated sloped skylight over the entire Games Room. Studying the exposure and impact of the sun has been a central design task. The physical model in addition to a digital model assisted with sun studies and the effect of daylight.

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The Games Room is a flexible space but shouldn’t be a free-for-all. Members of the club have programs, but also some flexibility for independent time. The Games Room is the center of the club, from which the program spaces open.

“The Club’s program spaces are varied so we wanted the Games Room to reflect that, with furniture and pool and foosball tables in designated areas,” Gary explained. “There are also lounge settings created with new homework/reading/gathering nooks.”

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Gary photographing the model on our office building’s rooftop

In addition to providing additional program space and to rejuvenate the “central heart” of the Club, a major design goal is to make all ages feel comfortable and be at leisure. “It has a playful aspect and feel overall,” Gary said. To that effect, color is used in the nooks to differentiate and draw attention to different areas, as can be seen in the model.

“Seeing things in three dimensions makes it easier for people to engage with the space and envision themselves in it,” Gary added. “It lets you see how all the elements work together; it lets you see the light and shadows. Your imagination goes to work.” We look forward to sharing it with the kids at the Club!

Construction documents are in progress, and construction is planned to begin next year. For a full project description and more images, be sure to visit our website.

Office Field Trip to Sharks!

Last month our office toured the new Ocean Wonders: Sharks! exhibit at the New York Aquarium. Having served as Associate Architect and Architect of Record on this dynamic and highly technical project, we were very excited and proud to show-and-tell the exhibit with the entire office. See our photos below, and head to Coney Island while the weather is still nice and check it out for yourself.

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Breaking Ground at 3500 Park Avenue

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Attendees included Mega Contracting Group, the NYC Department of Housing Preservation and Development, Boston Financial Investment Management, and JPMorgan Chase.

July 12 marked the groundbreaking ceremony for 3500 Park Avenue in the Bronx.

“New affordable housing units are coming to our borough, giving many a new lease on life—literally,” said News 12 The Bronx Anchor Dave Roush, in the video at the end of the post.

When completed (in about two years), the 7-story building will offer 69 supportive housing units for formerly homeless veterans with disabilities, adults with mental illness, and seniors. An additional 46 affordable housing units are open to those earning 60% of the area median income, to be selected through a lottery system.

“Claremont Village in the Bronx is a little removed in regards to proximity to public transit, so The Bridge is super excited to incorporate a fresh, helpful, positive building in the neighborhood,” said Sunčića Jašarovič, one of our architectural designers on the project. “The client’s compassion for the community is always growing.”

Susan Wiviott, CEO of The Bridge, welcomed the gathering of developers, funding groups, architects, and media, stressing how desperately in need of affordable housing the city is. “It’s great to have everyone come together in support of our mission at an event like this,” she said. “It’s important to work with people you can trust.”

As the golden ceremonial shovels stood nearby, Nicole Ferreira, senior vice-president of multi-family finance with NYC Homes and Community Renewal, acknowledged that these projects take a lot of work to get off the ground and spoke about what the event and project represented.

“It’s important to us that no New Yorker is left behind,” said Ferreira. “This project is all about a celebration of a fresh start and a new hope. It will strengthen the Bronx community and economy.”

Greg Maher, executive director of the Leviticus Fund, echoed her remarks. “This is the largest acquisition loan in our history, and it’s in support of the largest project in The Bridge’s history,” he said. “This sends a message that vulnerable groups will not go overlooked in this city.”

For more information, see coverage from The Bronx Times and New York Nonprofit Media, and check out the local news report below. “That corner has been a little eyesore, so now it’ll bring some vitality back to the community and just give it more life,” Etta Ritter, a lifelong Bronx resident, told News 12.

We’re honored to be a part of the team and to serve this mission—and look forward to sharing construction updates!

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News 12: “Affordable housing project gets underway in the Bronx”

Mayor de Blasio Visits 1561 Walton Avenue

de BlasioToday, at Settlement Housing Fund‘s 1561 Walton Avenue, the Mayor announced that 2017 marked the highest number of affordable housing units produced in the City’s history.

His administration financed 32,116 affordable homes last year, breaking the all-time record previously set by former Mayor Ed Koch in 1989 of 25,243 units, according to the press release. The City also broke the record for the most new construction with 9,140 affordable homes. Nearly 60 percent of all homes financed will serve New Yorkers making less than $47,000 for a family of three.

We’re honored to serve this mission. Below are the official photos of our 1561 Walton Avenue project, which provided 60 affordable units.

A video of today’s event appears at the end of the post, in which Mayor de Blasio hands a resident the keys to her new home to celebrate the milestone.

 

Emphasizing Color at the Murphy Clubhouse Pool

2018DS10 Thomas S. Murphy Clubhouse PoolThe official photos of the Madison Square Boys & Girls Club’s Thomas S. Murphy Clubhouse Pool are in, so we thought it was an ideal opportunity to tell the color story of the project.

The design team used a neutral background palette of grays, white, and natural wood, a decision inspired by the look and feel of luxury spas. “When you let the context be subtle and simple, it’s easy to make other things stand out,” explained Annie Kountz, an architectural designer on the project.

The pool itself is a rich blue due to a special pigment in the plaster. It was envisioned as a deep plane that would lay in contrast to the soft surroundings. “Most rec pools are an aqua or turquoise color, but this blue really pops,” Kountz said.

The existing pool ventilation was outdated and insufficient, so a primary goal of the project was to replace the system which included a round duct above the pool deck. “The duct is actually fabric instead of sheet metal, which allowed for the bright orange color,” said Janine Sutton Golub, another architect on the team. “Blue and orange are complementary, so it doesn’t take anything away. It mimics and outlines the pool’s shape.”

Even with the central focus of blue and orange color at the pool, the design highlights the real stars of the space: the children themselves. As the photos show, their energy and activity take center stage against a neutral, although not uninteresting, backdrop. The design concept was to create a strong tile mosaic that commenced in the lobby and extended into the pool room. The final solution is a massive 90-foot mosaic comprised of white, black, and gray glass tiles by Architectural Ceramics. “There are also hints of beige and a shimmer,” added Kountz.

The development of the mural image became a project of its own. “At first, we thought we’d use an image of an Olympic swimmer, and we searched for inspiring stock images of swimmers, but there were no appropriate images,” Kountz explained. “So we thought, why not just take pictures of the kids? It’s much more meaningful.”

The club’s owner’s rep, LOM Properties, connected with an underwater photographer who volunteered to hold a photoshoot with 30 swimmers from the Murphy Club. The photoshoot resulted in images and still shots from video that were composed and rendered into the mosaic image by the architects. Shadows, light, and bubbles were added to create depth. The image was taken by the tile sub-contractor, pixelized, and samples were created for the architect’s review. Upon approval, the matted tile sheets were numbered, laid out, and then installed on the pool.

The kids take immense pride in their new space (in an earlier post, one graded the work an A+++).

The mural extends into the new open lobby, creating a central hub. “When you look in, you see the blue, and see the wall going into the pool. But up close, the wall is kind of an abstract scene,” said Kountz. “When you sit in the viewing area and look across, it’s a big statement.”

NYLON #13: Homelessness in New York and London

By Kimberly Murphy, AIA

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On May 31, 2018, I attended the Urban Design Forum’s 13th session of NYLON at the Center for Architecture. The series brings together experts from New York and London to discuss shared issues facing our cities and to have an open exchange of ideas and conversation. Architects were joined by city agency officials, non-profit organizations, and other experts in conversations ranging from safer streets to affordable housing and homelessness.

It was fun to have our colleagues from “across the pond” share their experiences, struggles, and successes via Skype. The numbers vary, and programs have different names, but the bottom line is that affordability is dwindling in both cities, which leads to structural increases in homelessness. Structural causes for homelessness are those not related to behavior and include landlord policies and loss of stable housing. Joslyn Carter, administrator of the New York City Department of Homeless Services (DHS), spoke about how the number of children and families in temporary housing has been rising. Rents have increased exponentially higher than incomes have, and working families cannot keep up.

So what is being done? Alice Brownfield, director of Peter Barber Architects in the U.K., shared several remarkable projects that included shelters and supportive housing. Their work is impressive and speaks to a scale of “home” that many urban dwellers don’t experience. It’s interesting to me that there was such low density in some of the projects, whereas much of our work in NYC is based on high-density city conditions and providing up to 200 beds (max) in a facility. The “cottage” feel of their Holmes Road Studios is very appealing. I also appreciate their embrace of brick masonry as a material.

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Credit: Peter Barber Architects (found via http://www.peterbarberarchitects.com/holmes-road-studios)

Common threads in the work were dignity of space, welcoming and bright entrances, and common areas that encourage socialization. Basic needs like security and high-quality programming were also core contributors to success.

Jonathan Marvel, of Marvel Architects, spoke about his firm’s work in evaluating the Belleview Men’s Shelter, which houses nearly 800 single men. From their studies, clients and program providers indicated that security, dignity, services, and community are  the top of values and issues related to shelters. Jennifer Travassos, head of prevention and commissioning for Westminster Council, referred to coming home and relaxing in your jammies as a practice not available to the homeless. I found that to be a great, humanizing reference that those with homes take for granted as a contributor to mental health and life in general.

We were especially interested in this discussion since our Landing Road (aka Reaching New Heights Residence) project for BRC enjoyed its ribbon-cutting ceremony earlier this month. In an innovative funding model, non-profit shelter provider BRC developed a 200-bed shelter on the lower levels of the building which funds 135 units of affordable housing on the upper levels. The project marks the first new construction of a NYC shelter in 25 years and serves as a model for financing much-needed permanent housing.

“Our HomeStretch Housing pilot—Landing Road—provides beautiful, high-quality affordable housing  to the low-income individuals BRC assists in our shelters,” said Muzzy Rosenblatt, president and CEO of BRC. “Through BRC’s The Way Home Fund, we plan to kickstart the development of a pipeline of projects that will replicate the success of Landing Road and ultimately create thousands of units of low-income housing, help the city decrease the size of the shelter system, and close down decaying and unsafe facilities.”

To connect back to what’s being done to improve NYC shelters, the Urban Design Forum sent their Forefront Fellows to Landing Road the morning following the ribbon-cutting as part of DHS’s Conscious Shelter Design initiative. The fellows were touring 15 different sites (including Project Renewal’s Ana’s Place) to develop guidelines for shelter providers that focus on maintenance, accessibility, landscape, and space utilization, among others. The architects, building owners, and program directors provided a tour and answered the fellows’ questions. It was interesting to speak of the design and programming of the Reaching New Heights Residence in the context of the previous morning’s seminar and comparisons to challenges and solutions in London. Issues related to entry, security, wayfinding, maintenance, and connection to nature all resonated. We were pleased to assist in the research and look forward to contributing further. The goal of DHS to become obsolete is a lofty one, and until it becomes a reality, we appreciate their efforts in making shelters places of welcoming and security.