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Multifamily Residential Building

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The deluxe gut renovation of West 10th Street, a federal style townhouse, constituted the redistribution of spaces by dividing the building's interior into four spacious condominium units containing two duplexes, a single-floor unit and a penthouse. Three of the four units have spacious outdoor terraces, including the penthouse with its 900 square foot roof terrace. All four units feature two bedrooms, two wood burning fireplaces, and multiple skylights. Exposed brick walls, wood flooring and stone mantles convey an undeniable sense of home throughout each apartment, and the kitchen, which opens out to the main space, compliments it and yet stands its own. Special consideration was given to the interior design of kitchens and bathrooms. Integrating the functionality of a modern cook's kitchen within the confines of the urban apartment setting was a challenge. Each cabinet was planned to provide not only a variety storage options but also efficiency and maximum comfort, from spice racks on each side of the stove, a full height sliding pantry, to how a cabinet door will open. Stainless steel appliances and hardware are a perfect complement to the richness of the cabinetry and the sleekness of the glass and marble. Dark Wenge finishes give the spaces an anchoring quality while white marble and frosted glass offer a soothing and relaxing effect. A truly functional and beautiful space for the family to gather and enjoy, the open kitchens are an example of the intricate detailing of the interiors, with their Italian custom-crafted cabinetry, Carrara marble countertops and professional-grade appliances, uniting in the perfect marriage of aesthetics and convenience in this little gem in Manhattan's Greenwich Village.

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Finding the perfect mix of unit size and exterior style can make one project more successful over another. Constructed in an area of small multifamily mid-rise masonry buildings, this uniquely designed structure houses eight families in a condominium complex of three buildings. With two apartments on each of four floors, each unit has front and rear exposures. The concept for the plan layout was achieved by interlocking and reversing a mirrored geometry, which helped maximize the square footage per room in each apartment. This concept also fostered the undulating masonry facade pattern that is key to the clean look of the building. By expanding the height to the maximum limits permitted by the New York zoning resolution, this small building makes a big statement.

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Boerum Gardens is a new three-story and cellar light-gauge steel frame building, which includes 29 condominium apartments, private parking and public areas, all contained in 27,600 square feet. The development is located in the up and coming Boerum Hill neighborhood in Brooklyn. The site was a long vacant lot in a prominent corner location. This fact presented an opportunity to create a low-rise contextual building grouping, which attracted families and revived this previously blighted land. The combination of masonry, stucco and stone in concert distinguishes the site as an anchor building, which works with and enhances the adjacent existing neighborhood structures. Its modest scale and bulk utilize all floor area, as a benefit of the New York City quality housing program.

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Situated in the heart of a growing district in Williamsburg, the materiality of the façade was an important factor in the driving force behind the project. The use of Zinc panels on the façade brings a cutting edge look to the evolution of the site and the neighborhood. Another unique aspect of this building is the effervescent pattern of the window openings that allow animated views of the exterior and the interior of the building. The combination of the materiality and the patterning of the façade in this building opens up the possibilities for an idea rich and innovative context to flourish in that particular area of Brooklyn.

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The building is designed to connect a row of brick structures with varying colors along the street to the new modern building by creating a black brick envelope along that street frontage. The other side of the building is clad with aluminum panels, which articulates this facade and separates it from an adjacent independent stucco building on the corner. Additionally, the aluminum serves to connect the garage doors at grade level to the side of the building. The theme of connection and separation is further expressed through the use of balconies and stucco elements that project slightly beyond the face of the brick and aluminum and hint toward the function of the building’s interiors.

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325 East 53rd Street was designed to address the needs of the affluent homebuyer of Manhattan. Large family style apartments were required in a setting that would be a-typical to the traditional brownstone or walk-up building. An elevator was a mandate in order to give all the units outdoor recreation spaces, which could only be accommodated on the roof. The design for this building was determined by the context of, and the desire to create an urban statement. While cut stone was the original material to be used throughout the facade, it was later determined that a mixture of masonry would be added in order to make the building aesthetics more appealed. A tripartite facade contains a base, middle and top was used to keep a classically massed scheme. A combination of poured-in-place concrete and masonry block bearing walls was used due to its inherent strength, flexibility and ease of erection. All apartments contain individual heating systems, which employ separately zoned heating and cooling units. The final cost of construction was $2.8 million.

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When looking at the building, one might speculate on the abrupt interruption of the curtain wall by a mass that juts out at the 4th level. The creation of this small volume demonstrates interior elements on the exterior plane. At ground level there is a parking garage for residential use, ample space for recreation, and an outdoor courtyard. Dwelling units have 9 foot ceiling heights, floor to ceiling windows allowing unobstructed natural light to enter, living rooms with large balconies, marble baths, and European cabinetry.

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This 190-foot tall, 80,000.0 square foot tower is a mixed use development constructed above a single story base on a currently vacant lot. The building's base will house medical offices, an executive parking garage, retail shops and public spaces. The building is conceived as a freestanding sculptural element placed within the cityscape. While most residential or office towers are static objects in the skyline, marked by typical floors and repetition, the design concept for this unique project presents the residential building from a different perspective: it is developed to provide the tower with movement and keep its structural forces evident.

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The coexistence of two extremes, private and public, is the foundation for the building's design, which is an expression of its location. Wedged between a quiet and underdeveloped street and a bustling cultural and culinary district, the building carries one very sober idea and morphs it into a dynamic thought by dividing the front wall into an expression of private and public. One half of the front wall hides bedrooms and reveals interiors only in small portions thorough discretely placed long windows formed in the stucco cement facade, while its counterpart reveals living rooms with dramatic floor to ceiling glass walls, inviting the environment inward.

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Situated just across from the Brooklyn Queens Connecting Highway, the intent of this 36,000 square foot residential development is to shelter its residents from the energies of such a high traffic zone, while providing a point of refuge within the green tranquility of the residents' courtyard. With its 28 rental units and medical office space, the $7 million development incorporates an effervescent pattern of window openings to animate the façade walls from both the interior and the exterior of the building. Additionally, to simplify the design and construction only four window sizes are specified in the front façade. The aim of such a tactic was to allow the residents to focus on the pattern of the interior wall plane rather than be distracted by the less than desirable exterior views afforded by the project's siting. The building contrasts the contextual rigor of its immediate neighbor and seeks to manifest the ongoing transformation of the outlying neighborhood. It's a vibrant but simple building for an exciting new neighborhood.

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The Gair family developed many of the adjacent properties and these buildings lend their aesthetic qualities to the new structure. And while some of the new developments ignore this richly diverse community by placing Manhattan-style buildings next to these neighboring icons, this new building blends old with new, allowing both to be recognized and appreciated for what they are. Exterior surfaces reveal the varied nature of the interior layouts by using glass window wall systems on the upper level units, most of which have double height ceilings. Turning the mass on a 45 degree angle to the street grid allowed for unique and varied vistas for many units. Triple glazing and acoustically super-insulated exterior walls mask the din of noise emanating from the adjacent Manhattan bridge roadway and transit lines. With commercial spaces at the 1st floor and parking in the cellar, the residential portion on the floors above responds to the New York City Quality Housing Program, mandated by the local residential district. Large units of 1000 square feet for a two bedroom apartment represent a trend that the buyers now demand. Modern amenities include deluxe five piece fixtures in the master bathroom, his and her walk in closets and state of the art kitchen appliances with European cabinetry.

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The lot lines are re-established to provide a logical yet intrinsic connection within the buildings. Therefore, the enlarged façade area around the buildings allows for each unit to acquire more windows experiencing more views. A combination of steel columns and concrete block walls set the basis for the vertical elements of the structure while a mixture of steel beams and concrete floor slabs provide the stability for each floor. Each apartment is designed to include double height living rooms and main bedroom. A tight core of kitchens and bathrooms serve these areas and convene all major mechanical and plumbing shafts to attain cluster-free living spaces while reducing the cost of the building significantly. The innovative curtain- window design will permit a large amount of natural light and accentuate the loft-like social area of each unit. Assorted materials such as brick, stone and stucco will furnish the building with an elegant yet innovative exterior which truly represents the units it boasts.

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Filling in the gaps of existing street wall requires restraint to avoid overpowering the neighborhood and should create a statement at the same time. For this particular structure, we attempted to do just that. Alignment of streetwall height and continuation of materials allow old and new to co-exist. The rear of the building provides a greater vertical scale than the front because the entire rear yard has been excavated down to the cellar level. The varying articulations on the façade help to signify the differing interiors. Living rooms have floor to ceiling windows, while bedrooms have glass sliding doors with balconies and high clerestory windows. The evolution of this building type continues, culminating in this loft style, 25 X 100 lot walk-up. In addition to the loft space, interiors are fitted with European style bath fixtures, wood and glass cabinetry, stainless steel appliances, glass vanities with rainfall fixtures and stone finishes.

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New buildings are meant to enhance their context. Offsetting grey brick veneer against the different tones of stucco and aluminum creates a visually interesting composition. White stucco element wrapping around the building give it a sense of lightness, or "passing through". The vertical line of black stucco along the left side of the building ties together the various elements in the façade. Punched round windows in the center give the viewer a visual break from the grid of the facade.

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Varying heights and multiple setbacks create playful juxtapositions of massing. Punched windows with grid-like mullions are setoff against striated glass curtain walls. Different tones of grey stucco can also enhance the rhythm of the facade.

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An abandoned one story warehouse building is converted and enlarged to create a special residential development with single unit apartments on each of the new upper floors. By following the New York City Zoning Resolution for height factor calculations and alternate sky exposure planes, a tower rises from the existing base of the building without setbacks or offsets. These two bedroom - two bath floor plans contain separate utility rooms for heating and cooling units as well as a hot water heater and laundry rooms. Elevators open directly into the apartments, which, when coupled with the ten foot clear ceiling height and open kitchens, create a loft like feel to the units for the buyers that is a tribute to the original artist loft concept. Multiple balconies at the front and rear give 360 The base of the building was converted into parking and a small medical office, while the non-conforming use was continued as a studio for the owner of the development, a proficient artist. This space will serve as the Brooklyn location for his creations. The upper floors of the building contain have two units with double height spaces. With no neighboring buildings at this height, the buyers of these units will enjoy unobstructed views form every room.

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A quiet revolution is occurring on a sleepy East Williamsburg block. Within this mixed-use district, dozens of new buildings are being constructed. Small walk up, multi-family residential buildings have been the rule in the area. Every vacant lot is ripe for development. Maintaining the individuality of this four building group by putting separate entries, stairs and utilities, meant that a parking lot (considered less crucial to sales), could be eliminated. This freed up the cellar and ground floor area to become garden duplex apartments. Masonry was chosen as an exterior veneer system, complimentary to the finish of many of the surrounding structures. Exposed masonry continues on the interior walls of the living rooms, which in most cases are over 15 feet high A simple palate of masonry, glass and pre-caste stone creates a modern façade reminiscent of brick used in the early days of Louis Kahn. A strong building presence closes the gap in the street wall. The loft-style interiors create a style of living, which has become the norm in this burgeoning community.

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Creating a solid surface by using aluminum louvers as screens achieves an effect through which the eye reads the building as a geometric shape; a stone box divided by a cross shape filled in by louvers. Subtle detail variances, such as the louvers wrapping around the building or the offset window in the dormers, give this otherwise symmetric building the much needed asymmetry it deserves.

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On a unique corner lot on a quiet Midwood block, a special building was created to meet the demand for young families eager to remain in Brooklyn. Built within the context of small scale apartment buildings in the area, this modern interpretation makes a bold statement in an otherwise sedate setting. Large expanses of glass and an extensive use of metal panels and trim created a style that blends with, yet separates itself from its milieu. Family style simplex and duplex apartments of two and three bedrooms with a ground floor medical office space and parking garages capture all of the floor area and bulk permitted by the Quality Housing Program of the New York City Zoning Resolution.

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Using a palette of metal panel & stucco, a sharp façade composed of angular lines has been pulled from the site At only four stories high, the three double height stories fill the volume of the 60' high building envelope, allowing for dramatic loft-like interiors with floor to ceiling glass. All units have two levels and include open kitchens, generous storage spaces, outdoor recreation spaces, and attractive details that recall elements from the façade within the apartments. At only 25' wide x 85' deep, this irregular lot is now home to ten families and one office, and signifies the dirsction the neighborhood will be taking under the New York City Quality Housing Program. A self imposed height limitation allowed increased floor areas, and increased density, helping to offset higher land costs. Other zoning bonuses we achieved thru providing outdoor recreation spaces, on site laundry, and street tree planting.

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Designed to fit in with neighboring brownstones, this small new building has a stoop with wrought iron railings, a front yard and wood framed windows.

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Bedford Avenue is fast becoming a prime housing and commercial area for this burgeoning group. Long a major traffic artery, the avenue was modified to one- way northbound traffic several years ago in an attempt to relieve congestion and move vehicles to the downtown Brooklyn core. A housing stock of older prewar apartment buildings, row houses and a mix of commercial and industrial buildings make the avenue an eclectic palette of facades, uses and materials. It was paramount to create a mixed-use building, able to house large families and provide much needed commercial space. A building facade integrating contextual detailing in a modern package allows new and old to co-exist together. Traditional materials of masonry and stone blend together with metal paneling and synthetic stucco. Distinct facades create a look attractive to residential as well as commercial owners. Outdoor space, including large roof terraces and balconies, provide an amenity, which is more a necessity within this religious culture. The success of the project is enhanced by its ability to be contextual with its neighbors, helping to make a transition between the heights of the adjacent buildings.

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Building in this community of Williamsburg, Brooklyn requires a knowledge of lifestyle that dictates the program and layout of the units within. Families numbering eight to twelve members typically reside in one apartment. Four to five bedrooms give the necessary space to these rapidly growing families. At 15 - 1900 sq. ft., they are larger than the majority of apartments being provided today and fill a niche that has been ignored by most builders. All apartments have expansive kosher kitchens with separate Passover kitchens and dinette areas to accommodate the families. A separate dining room is the focus of the design layout. An oversized utility room containing a full size washer/dryer, water heater, furnace and air conditioning turns each apartment into a self-contained unit. A variety of masonry colors and simple detailing and a stone base provide a contemporary look to this classically laid out building.

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Building a multifamily, elevator building on a 25 ft. lot requires utilization of space achieved in naval design. Every foot of space must be conserved to allow for a minimum of circulation and a maximum of apartment area. A front and rear layout further reduces the circulation to allow for greater room size. Large windows flood the apartments both front and rear with natural light. A simple palette of materials including wood veneers, stone, stucco and metal panel make a modern composition that is striking and elegant. The verticality of the building is dramatic and helps to seal the gap between the two existing buildings. The layering of material is continued on the rear using window bays to dramatize the feel of the spaces and this motif is continued on the inside spaces. An unusual feature in this development is the fully excavated yard, which has a small two story studio space accessible only through an outdoor garden space from the rear apartments. Stone bathrooms with wood vanities and glass shower enclosures are standard features in all apartments and modern kitchens with European cabinetry and stainless steel appliances add to the custom look of these units.

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Development in the Midwood section of Brooklyn has long since included the construction and alteration of many single and two family homes. Few if any small multi-family condominium projects have been developed since the majority of the community did not embrace this lifestyle. However, with the costs of land and homes at an all time high, the prospects of finding affordable housing has cultivated a demand for this building type. A 40 x 100 city lot is the staple for residential development, and if zoned for higher density it can take advantage of the Condominium Development trend. With twelve units in total, these two six-family four story walk up buildings share a common elevator and a continuous facade. Square footage is use to a maximum through efficient use of space, high ceilings and loft spaces, complimented by large expanses of glass and state of the art equipment. Each unit has access to outdoor recreation space or balconies. Metal paneling on the façade provides a traditional contextual relationship while introducing modern design touches. Parking garages are used as a buffer from the street and relieves some issues of parking off site. With the guidance of the quality housing program, 1014-1016 East 13th Street, fills the gap in the market, allowing entry level single or young couples or partly retired empty nester's a location with a bold architectural statement.

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The double height apartment's interior spaces are expressed on the exterior in the large separation that exists between the floor decks. Influenced by the neighborhoods architecture and the roots of the modern architecture movement, the building stands as a testimony to its diverse roots. All units are duplexes, with either storage lofts or cellar recreation rooms. High speed access lines, green building components and a landscaped roof enhance the livability of the units. Giving this common green roof ensured that every unit owner would have some out door space. Chimneys for the mechanical within certain units are expressed on the façade as an element of industrial. Tradition aside, the building has helped fill the gap in its urban fabric with a daring façade.

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Along with comprehensive re-zoning efforts, McCarren Park's redevelopment and revitalization has spawned the interest of the local development community. One example for this trend in the building at 415 Leonard Street. Built as a phased development, it will be one of the first structures erected under this new urban plan. Its modest seven story height emphasizes its presence through extensive finishes: two colors of masonry, metal panels and large windows, which give the project its distinctive character. Defining elements such as folded metal roofs break down the length of the facade and accentuate the individual apartments beneath them. Balcony projections and tall window elements contribute to the overall design motif, while cut stone bands and a contrasting brick help ground the structure to the prominent corner on which it sits. Ample below and on grade parking are just the beginning of the amenities which include state of the art appliances, Italian designed cabinetry, imported tiles and specialty hardwood flooring. A doorman, fitness center, meeting room and individual cellar storage spaces complete the hi-end character of this project.

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Constructing a new four story addition to top an existing two story non-conforming structure is no small task with many complicated parts. This type of alteration requires the ability to weave old into new and create a final product that speaks to the neighborhoods vocabulary. Reducing the footprint of the addition to maintain the required rear yard and provide light and air for the units allowed for only two units per floor. Both front and back units are provided with exterior balconies, open kitchens and marble baths. Simple, open floor plans allow for the units to be divided by creating a partition in the living room that closes off the dining area. Hardwood floors throughout with large windows and high ceiling created the luminous and spacious feeling within the spaces. The existing first and second floors were preserved and the first floor was opened up to create one large space while the second floor was divided into three small units. A stair from the public sidewalk was constructed to the cellar floor to make this level more marketable to a commercial tenant. This project further enhances the development of Manhattan's Lower East Side and creates a higher return for the building owner.

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This project is an 8-family condominium complex, located in the trendy Brooklyn neighborhood of Williamsburg. This area is considered to be Brooklyn's answer to Manhattan's SoHo, with small boutiques and multi-cultural restaurants lining Bedford Avenue. The building consists of 2 duplex apartments on the first floor, and 2 apartments. The design concept for the facade was drawn from the industrial quality of the surrounding buildings, utilizing modern building technologies such as a glass curtain wall with massive steel beams. When completed, the building will contribute to the local community by stretching the boundaries of typical brick buildings that surround it. The glass components of the facade, as well as the apartment balconies, are treated with varying levels of opacity, which convey a sense of openness, while providing privacy for the spaces behind it.

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This mixed use building is part of a continuing effort stretch the boundaries of the trendy Williamsburg neighbor-hood south, toward the downtown Brooklyn area. A commercial first floor provides a visual base for the fifteen loft-style apartments above, which are organized in a variety of one and two bedroom configurations, each equipped with high ceilings. The massing of the building, its design and the materials used are an expression of the changes that the neighborhood is undergoing. Red brick was used to tie the building into its context. While some apartments enjoy large roof terraces, a public rear yard provides outdoor recreation space for residents.