The Tower at The Beacon
formally the Jersey City Medical Center
via thebeaconjc.com
PREPARED BY MG NEW YORK ARCHITECTS, PLLC
NJ HISTORIC PRESERVATION AWARDS 2015
Team Members Owner: Carl Kuehner Building and Land Technology 2200 Atlantic St Ste 600 Stamford, CT 06902 Architect: Michael J. Gadaleta, AIA, R.A., Miharu Yamamoto, Allison Gadaleta MG New York Architects, PLLC 11 Broadway Ste 860 New York, NY 10004 Contractor: Donald Dinallo Dinallo Construction Corporation 88 Clifton Place Jersey City, NJ 07304 Restoration Consultant: Ulana Zakalak Zakalak Restoration Arts 4 Beacon Way Ste 302 Jersey City, NJ 07304 MEP Engineer: Bruce Tourigny, P.E. Collective Design Associates, LLC 46 Riverside Avenue Westport, CT 06880
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Table of Contents The Tower Existing Conditions History Existing Exterior Conditions Existing Interior Conditions Restoration and Conversion Restoring the Facade Proposed Interior Units Proposed Recreation Space New Lobby Construction and Courtyard Final Project Final Project Details Final Project Photos
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History and Existing Conditions Jersey City Medical Center History The Jersey City Medical Center Complex first opened as the “Charity Hospital” until Jersey City’s Board of Alderman aquired a larger site in 1882. In 1885, the hospital was renamed Jersey City Hospital and had expanded to two-hundred beds. In 1909, the original building was renovated, adding a new wing for women. In 1917, Jersey City’s famous mayor Frank Hague had big dreams for the hospital and started to expand the complex, building by building. Along with renovating the original building, Mayor Hague and money from the Works Progress Adminstration constructed the following buildings from 1928 through 1941: Margaret Hague Maternity Hospital, Fairbank Hall (The Tower), O’Hanlon Hall (no longer part of the complex), Holloway Hall (The Orpheum), The Mercury, The Rialto, The Capitol, Dental College (The Roxy), Murdoch Hall (The Paramount), Pollak Hospital (The Criterion), and a two-story parking garage. In 1936, Mayor Frank Hague and Franklin D. Roosevelt formally dedicated the hospital the Jersey City Medical Center Complex. By the completion in 1941, the complex had ten major buildings and two-million square feet in total. JCMC was not only one of the first medical centers in the United States and the first in New Jersey, but also an architectural landmark. When JCMC completely re-located to their new location, the buildings were either left vacant or partially occupied. In 1980s, the buildings were accepted on the list of New Jersey Register of Historic Places and National Register of Historic Places. 2005 marked the beginning of the restoration, the largest residential restoration project in the country and the largest in the history of New Jersey, still on-going today with co-developers Building and Land Technology and Metrovest.
Existing West facade
Opened in November 2014, The Tower is the latest completely restored and converted building in the complex. The Tower The Tower, originally Fairbank Hall, was constructed between 1930-1932, one of the earlier buildings to be completed in the complex. An H-shaped plan, the 18 story building is vertically emphasized by wide masonry ribbons that separate the windows. The distinguishing and unique feature of The Tower among the buildings in the complex is an arcade along the top, composed of five widely-spaced round-arched apertures. The building was formally a nurses’ and staff residence with classrooms on the lower floors. The Tower featured recreation spaces on the lowest floors, with an indoor swimming pool, cafeteria, and racquetball courts. The classrooms, located at the third floor, featured large windows on the East facade and high ceilings. The nurses’ and staff rooms were located on the typical floors and above. The Tower has been vacant since 1970s. Exterior Conditions The Tower exterior structure had sustained extensive damage from exposure to the elements. Water had infiltrated the masonry facade, causing cracking, spalling of the brick, lintel damage, parapet, and roof damage. The water and dirt caused discoloration of the brick and deterioration of the beautiful exterior ornaments caps, as you can see in the picture son this page. The terraces and outdoor spaces were overgrown with weeds and vines which even started to crawl up the building and inside, as most of the windows were destroyed. Existing East facade
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Existing Conditions (Cont’d)
East terrace at the 3rd floor dorm
East Terrace at the 2nd floor
Full height East facing windows at the former classrooms
Former pool/recreation space
Former dining hall with decorative plaster finishes
Dining room fenestration, deteriorated plaster wall and ceiling ornamentation
Deteriorated plaster finishes
Former skylight over dining hall
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Existing Interior Conditions Interior Conditions The major problem with the Tower was that it fell victim to vandals. The interior was in an extremely deteriorated condition. Interior finishes were non-existent. All ornamentation had been removed or destroyed. Without windows, the effects of the water also damaged the interior. The floor slabs and stairways became unsafe to use. Many of the beautiful features of the original 1932 building were destroyed. The dining hall and recreation were prominent spaces in the original building. However, as you can see from the pictures, the rooms were deteriorating. The large skylight was almost unrecognizable as one, and most of the plaster finishes at columns, walls, and ceilings were in a state beyond repair. At the former pool space, the ceiling was almost falling into the pool and the pool itself was filled with debris, fallen plaster, and ceramic tiles. Similar to the exterior of the building, the interior not only was damaged with water but also was extremely dirty and rusted. The interior finishes were so damaged by exposure to the elements, the plaster finishes laid in large piles of debris. Most of the original finishes were not salvageable, with the exception of the ornamental stair in the photo on the left.
Dining hall with glimpse of wood paneled sitting rooms
Former dining hall and skylight
Existing corridor at the classroom level; doors to the ‘tunnel’ beyond
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Restoration and Conversion Exterior Restoration The Tower underwent extensive masonry restoration and cleaning. As previously mentioned, the existing masonry had been subject to water-infiltration, resulting in vertical cracking at building corners and requiring full height replacement at those locations. Many lintels required replacement as well. The ornamental terra-cotta reliefs at the upper most floors were in relatively good shape, but still needed cleaning and small repair. The entire structure was re-painted, sealed, and thoroughly cleaned. The repair of the exterior took approximately five months to complete. MGNY had to carefully recreate the specialty windows that were no longer existing based on historic photos, particularly the large windows and French doors of the classrooms at the East facade.
Restoration of the West facade
Restoration of ornate facade details
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Interior Restoration and Conversion Conversion to Residential Units
Demolition of typical dormitory floor
Construction at lower levels with additional ceiling height
Great care and sensitivity was paramount in the design of the residential units. Every aspect of the unit components were designed to respect the existing architecture and preserve the grand stature The Tower portrays. HVAC equipment, installation, ductwork, and necessary life-safety components were all introduced into the structure with the singular focus of concealment and respect for The Tower’s exterior aesthetics. Interior spaces are free from visually distracting drop ceilings, equipment louvers and grills, and obstructed fenestration. The new residential apartment layouts resembled the original dormitory layout, as corridors, elevators, and stairwells were in the same locations. The extremely narrowness of the “H” shape plan created unique apartments with expansive views of New York City on the East side and the suburbs on the West. The abundance of oversized windows make each unit bright and airy. The units vary between studio, one bedroom, and two bedrooms. The typical floor, as shown in plan, is located on the 3rd through 12th floors, while the lower levels are slightly different, with larger apartments, higher ceilings, and terrace spaces on the first and second floors. The Tower also features a large 1 bedroom duplex penthouse unit on the 14th and 15th floor with a private terrace facing New York City. The units feature oak plank flooring throughout. The kitchens have granite countertops, GE Energy Star stainless steel appliances, and a garbage disposal. All bathrooms have a cultured marble vanity top, tile floors, and glass shower doors. Each unit also offers central heating and air conditioning, and individual washer/dryers.
M G NEW YORK
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Interior Restoration and Conversion (Cont’d) Restoration of the Arcade at the 15th Floor The roofed arcade at the 15th floor is one of the most unique spaces in the entire complex. Large arched openings offer unobstructed panoramic views of New York City, the Statue of Liberty, the Hudson River, and western suburbs. Exposure to the elements caused deterioration to masonry, floor, and walls. All masonry was repaired, stone sills were re-set and cleaned. New water-proof floor and floor drains were installed. MGNY raised the floor level to accentuate the view, fully ADA compliant with new ramps and railings leading to a large raised platform, as seen on the drawin g. The space has been opened to all residents, is now fully furnished, and accessible from another public space, the sky lounge. The Sky Lounge on the 15th floor features a small kitchenette, bathroom, and open terrace facing New York City. Demolition at 15th Floor
Recreation Space at Level A The Tower also features an indoor recreation space at the A level. Open for all residents, the large 2,300 sq ft. multi-purpose room has several seating areas, games, and a kitchenette. This recreation space is adjacent to the original tunnel. The entire complex was linked below grade via a series of tunnels connecting all the above grade structures. The tunnel must have been extremely useful for medical staff and facility management to have easy access between buildings and patients. The tunnel’s connection to all the structures has been re-established and remains fully accessible to the new residents. Residents have even been connected to the new below grade parking facility via the tunnel.
Restoration at 15th floor
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New Lobby and Courtyard Construction New Lobby Proposal
New Courtyard Proposal
Various alterations and renovations to the Tower and the exterior JCMC complex over time has caused The Tower to lose its’ identity. The adjoining grade was raised resulting in the ground floor dining room ultimately below the surrounding grade. The former entrance was removed. MGNY designed a two story lobby, consistent with the historic entrances to the other buildings, orienting toward the new plaza as a grand entrance. The lobby features large two-story windows, a glass entranceway with glass canopy and polished granite frame, and pre-cast concrete and granite details. The interior, with high-end finishes and furniture, creates a bright, airy space with seating areas for residents and guests to enjoy. The lobby design is intended to identify The Tower as a major component of the former JCMC complex. The orientation facing the new landscaped plaza offers the residents a dignified ceremony in their arrival everyday. Great care was taken to re-create the sense of arrival that is very prevalent in the surrounding structures.
The former dining hall was a mostly windowless below-grade space with only easterly facing windows. With an abundance of space for tenant recreation on other floors, the dining level was converted to residential. The large rectangular space offered little opportunity to introduce light and air. The proximity of the new lobby offered the opportunity to add additional tenant amenities in the form of an open air courtyard. The majority of the roof area was removed to create a landscaped interior courtyard with tenant access through a glass enclosed corridor and a new internal stair in the lobby. The introduction of sunlight and fresh air dramatically changes the previous over-powering roof terrace. The courtyard and new lobby are interconnected with easy access. The lobby level offers access to the remaining roof terrace which overlooks the landscaped courtyard. The following images offer an idea of the process of demolishing the existing dining hall. The proposed drawings show the relationship created between the new lobby, roof terrace, and courtyard; and the great potential for new green recreation space for The Tower. The outdoor spaces are now fully furnished.
Demolition at Ground Level
Demolition at Ground Level
Construction of New Lobby
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New Lobby and Courtyard Construction (Cont’d)
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Final Building
West Elevation and new lobby
Final Building Totals Total Project Cost: Confidential Total Length of Design and Construction: June 2012 - November 2014 Official Open Date: November 2014 As of March 2015, The Tower is now more than 50% occupied. Final Building Features
MGNY Architects has a 30 year resume of conversion and re-adaptation of prominent historical structures, notably 55 Wall Street, Bowery Savings Bank, and several large-scale conversions of historic mills in and around the newly created ‘Great Falls Historic Park’ in Paterson, NJ. We welcome the opportunity and the challenge offered with the magnificent re-birth of this significant structure. The following images offer a glimpse into the revitilization of this incredible piece of our history and testamony to the hard work and vision of so many.
The Tower is the fourth building to open in the complex, featuring 128 smoke-free and pet-free units, totaling 88,421 sq ft: - 17 studio apartments - 95 one-bedroom apartments - 15 two-bedroom apartments - 1 duplex penthouse apartment Public Amenities: - Multi-purpose room with flat-screen TVs, gaming tables, and video systems - Landscaped and furnished courtyard, garden, and roof terrace - Lobby - 15th floor roofed lounge - Sky Lounge with kitchenette and sun deck
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Final Exterior Photos
West Elevation
East Elevation
West Elevation detail
East Elevation Detail
East Elevation at 15th Floor
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Residential Units
New residential unit in former classroom space
Typical Unit
Private terrace at 1st floor
Typical Unit
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Recreation Spaces
Lounge at 15th Floor
Lounge at 15th floor
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Recreation Space at B level with visual connection to the Tunnel beyond
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Terrace at 15th Floor
Recreation Space at B level
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New Lobby
West Elevation at Plaza level
New Lobby
Connection to existing building
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New Lobby Interior
New Lobby Stair to courtyard access
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New Courtyard
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New Courtyard with Lobby Terrace beyond
New Courtyard
New Courtyard from above
Roof Terrace at lobby level overlooking the courtyard below
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