MHANY and Friends Celebrate 1921 Cortelyou Road

By Kimberly Murphy, AIA, Partner

This week, ESKW/Architects was honored to attend long-time client MHANY Management’s annual benefit in support of their mission of developing affordable housing for low- and moderate-income New York families. This year, MHANY’s event celebrated the innovative development partnership at 1921 Cortelyou Road. In addition to the wonderful company, there was great music, bowling, and plenty of tasty food.

While speaking to the collected group, Executive Director Ismene Speliotis explained that while every development has its own interesting story, 1921 Cortelyou Road’s is especially remarkable. She invited some of the key players to share a bit of our own stories related to the project. The mini speeches were beautiful, and they inspired us as the architects to share a bit more here.

ESKW/A’s introduction to the Baptist Church of the Redeemer at 1921 Cortelyou Road was through a limited design competition in 2008. Our scheme was selected as the winning design (see below right), and our team was poised to bring a new church combined with affordable and supportive housing into reality. At the event this week, Reverend Sharon Williams shared her perspective from 2008: “A vision without action is an illusion.” Unfortunately, the development team at the time was unable to take solid action so the project paused.

So let’s back up. The phenomenon at work is this: Many churches around the city, and specifically Brooklyn (the “borough of churches”), own properties that need significant repair and maintenance. As congregations age, care of the facilities becomes challenging. With the real estate market being as competitive as it is in NYC, developers look for creative opportunities to purchase or partner with individuals or organizations such as churches that can benefit from a development team’s expertise. The concern in this scenario is to protect the church organization from predatory development. Enter non-profit organizations such as LISC NYC who assist in pairing developers, property owners, and attorneys who help protect the interests of the churches.

In the case of 1921 Cortelyou Road, the Baptist Church of the Redeemer needed a match. After making a connection with the Church through the success of the design competition, ESKW/A Partner Andrew Knox went to work to help find that match. He found it in Ismene and MHANY Management along with Brooklyn Community Services and Turning Point Brooklyn. The shared goals and personal chemistry among the groups and the Reverend was exactly what was needed to jump-start the project.

To say “the rest is history” is a bit simplistic for any development, but overly true for this project. MHANY and their team along with ESKW/A set out to do something special in the mixed use of residential and church uses. The intention was always for a successful partnership between the two and that each could support the other. The Church has a long history of community support and inter-faith advocacy, and they run a weekly soup kitchen program. When the Reverend learned more about the missions of Turning Point and Brooklyn Community Services and that theirs is the only NYC program dedicated to housing homeless young women between the ages of 18-24, she wanted to support even further. Out of her portion of the development funds, she decided to dedicate church space for Turning Point Brooklyn’s “We Care About You” Shower Program for the homeless. March is also Women’s History Month and this project was unusual for typical development in that a majority of the team members and leaders are women. Rev. Williams gathered them all for a photo at the groundbreaking.

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The project story is also one of preservation and history. The existing 1920s neo-Romanesque church building had been unused for many years. Its handsome exterior was past the point of repair; however, many interior elements were intact and could be salvaged for reuse.

The architectural team identified items, reviewed the proposal with the church, and documented pieces for careful salvage by Mega Contracting Group, the general contractor, and their demolition team. Pews were photographed, measured, and cataloged. Stained glass panels were documented, and designs prepared for new interior display. Hymn boards and other easily movable items were prepared for secure storage and reuse. To everyone’s great lamentation, it was not feasible to save everything; the brass pipe organ and 24-inch diameter, 30-foot tall granite columns couldn’t be salvaged.

The design process for the Baptist Church was immersive, pun intended. Architects attended Rev. Williams’ service and spent time learning about their full-immersion baptism ceremony, which is central to their doctrine. Understanding the procession of the service, and the needs for changing rooms and accommodations for all ages who come to be baptized, the architects sculpted the sanctuary accordingly. Sky lights and curved ceiling planes make the new sanctuary welcoming, calm, and modern, allowing the service to be the feature. Physical and virtual models were studied to ensure that daylight washed the sanctuary as intended.

The approximately 15,000 square feet of church space is separate from the housing with only utility service spaces being shared. The 76 housing units are an integrated mix of senior housing, affordable housing, and supportive housing with common spaces for programs and resident use including a community room, an activity room, laundry, and two rooftop terraces. The units are studio, one-, and two-bedroom units each with solid wood floors, solid wood kitchen millwork, and large windows.

The groundbreaking ceremony was held on October 30, 2018, and currently the project is under construction. The existing church has been demolished, the site has been excavated, and new foundations are in place. Early this spring, first floor planks will be set, and soon the corner of Ocean Avenue and Cortelyou Road will come to life as the nine-story building takes shape. And you can bet on the ribbon-cutting ceremony being one that shouldn’t be missed!

We’re excited to share more of the background and progress of this remarkable project, so stay tuned. Congratulations to MHANY Management for bringing us all together and making sure that this beautiful vision didn’t become an illusion.

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1921 Cortelyou Road Groundbreaking

IMG-0633Ismene Speliotis, Executive Director of Mutual Housing Association of New York (MHANY) Management, Inc., opened 1921 Cortelyou Road’s groundbreaking ceremony by welcoming the Baptist Church of the Redeemer’s Reverend Sharon Williams. “This is all possible because of her and her congregation,” Speliotis explained.

When completed, the nine-story structure will include a 14,700-square-foot church and provide 76 units of supportive housing. The two uses will operate autonomously with shared service spaces only. However, the supportive housing aspect of the project appealed to the Reverend and her congregation as the type of work they are happy to partner with.

“I am honored that Reverend Williams and her congregation saw something in MHANY and selected us to help them transition a beautiful but outdated building into a beautiful and purposeful center of worship and center for community service and action,” Speliotis said. “I am honored that together the reverend and her congregation had the vision to embrace housing for a wide array of people including seniors, families, and young women who will be living on their own for the first time in their lives.”

When Rev. Williams took the microphone, she was poised to inspire the masses, albeit without a sermon. “You’re about to witness something you’ve never witnessed before, and you’ll never witness again,” she said. “A Baptist preacher is going to speak for less than 60 seconds.” She then told everyone to turn to their neighbor and repeat after her: “Neighbor … you are standing … on holy ground!”

Echoing her sentiment, Molly Park, Deputy Commissioner for Development of the NYC Department of Housing Preservation and Development (HPD), told a story about a man who now lives in an HPD supportive housing building, having overcome 8 years of homelessness and “the worst period of his life.”

“Safe, affordable housing is the foundation of well-being of all kinds: physical, mental, emotional, and even spiritual,” she explained.

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Credit: Vanessa Blake (an Opulent World/Summer Shower Production)

It was a beautiful, sunny morning. All the joy in the air reminded us of our commitment to the work we do together. Mega Contracting Group, the general contractor, set up a striking backdrop of excavator machinery to let everyone present know that we are ready for action!

“What started ten years ago as a vision has become evidence that gentrification is not the only thing going on in our neighborhood,” Rev. Williams said earlier in the day. “Love and determination are making a positive change here, and hopefully, more is to come.”

Thank you to MHANY, the Baptist Church of the Redeemer, HPD and the entire project team for an inspiring morning. We’re also hoping there are many more to come.

Ribbon Cutting, Revitalization, and Refreshments

September 20th marked the Ribbon Cutting of 1561 Walton Avenue and the renovation of the New Settlement Apartments. ESKW/A are the Architects for 1561 Walton Avenue, which is the latest project in our over 30-year working relationship with Settlement Housing Fund (SHF), which includes the nearby New Settlement Community Campus.

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Credit: Settlement Housing Fund and Joe Vericker / PhotoBureau Inc.

Alexa Sewell, President of SHF, welcomed a gathering of over 50 representatives including government officials, financial partners, developers, contractors, and—of course—architects. We are honored that she described 1561 Walton Avenue as a “gorgeous building,” which is SHF’s 18th to date.

“It takes a lot to make this happen: not only resources, but the values of fairness and justice, and multiple bright minds,” Sewell said. “This project represents former CEO Carol Lamberg and SHF’s huge commitment to the neighborhood, and we’ve remained steadfastly committed to it.”

But the real reason everyone was there, she added, is the residents, “who are ultimately the bedrock of this community.”

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Credit: Settlement Housing Fund and Joe Vericker / PhotoBureau Inc.

Sewell then welcomed up Joseph Ferdinand, who lives in the new building, to say a few words.

“I’m a perfectionist, but I don’t really believe in perfection. And I know that sounds crazy, but I’m being real,” Ferdinand said, before describing a rather perfect scenario enjoying his new apartment and performing all the seemingly simple tasks of upkeep and care within it, doing so with a notable sense of pride and responsibility.

Before Sewell invited RuthAnne Visnauskas, Commissioner/CEO of NYS Homes and Community Renewal, to the podium, she noted that it was RuthAnne’s birthday and led the room in a round of “Happy Birthday.”

“I couldn’t think of a better way to spend it than celebrating this project,” Visnauskas said, noting the holistic approach the Bronx community has taken to revitalization, including building a healthcare facility, arts center, and infrastructure. She also added that since 2001, Governor Cuomo and his office have helped finance 14,000 apartments, and last year the Bronx marked its lowest level of unemployment in 18 years at 4.8 percent, a direct result of these revitalization efforts.

The final speaker was Maria Torres-Springer, Commissioner of the NYC Department of Housing Preservation and Development (HPD). She congratulated all the stakeholders and partners in attendance for working together.

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Credit: Settlement Housing Fund and Joe Vericker / PhotoBureau Inc.

“Projects like these aren’t a marathon or a sprint,” Torres-Springer said. “They’re a relay.”

And with that, attendees sprinted (read: walked briskly) to 1561 Walton Avenue’s ground-floor community room for refreshments. We were honored to be a part of the ceremony and the project—and are proud to continue the work of building affordable housing in New York City into the future. Thank you to SHF and the Briarwood Organization!

(Daughtry Carstarphen, our Project Manager on 1561 Walton Avenue, recently left ESKW/A to become VP for Capital Projects at BRC. We miss her around the office but were very happy that she was able to reunite for the celebration.)

 

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.

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.

Model closeup

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.

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”

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.”