New York City Consulting Group LLC Garrisonâ€”Architects / Gans Studio September 14, 2012
Design Team Experience and Resumes
------------------------------------------------------------------------Garrisonâ€”Architects 26-20 Jackson Avenue Driggs Pod Hotels A.I.R. Dormitory Nzinga Townhomes Resumes
Gans Studio Five Housing Prototypes for New Orleans CHCP Challenge: Making Room First Step Housing for the Homeless Resume
26-20 Jackson Avenue Garrisonâ€” Architects
26-20 Jackson Avenue fills a small corner lot in a high density zoning district in Long Island City, NY. The program is to provide extremely compact two bedroom rental apartments that will be affordable and attractive to young working individuals, many of whom may live with roommates. While bedrooms are small, at 100 square feet, living rooms are quite generous. All spaces are carefully detailed with low window sills, large glass areas, nine foot four inch ceilings and individual climate control. Kitchens and bathrooms are given particular attention while every room allows for flexible furniture placement. Part of the challenge of any rental housing development is to control first costs throughout the design effort and to deliver durability and perceivable quality. This was particularly evident in the selection of building systems. A nine-story building with a 25â€™ x 100â€™ footprint and a height to width ratio of 3.75 fits within reasonable structural limits, but required careful design to reduce the loss factor to an acceptable amount. The narrow width required the careful coordination of structure to eliminate steel weight and redundancy. Piping runs for heat pumps were reduced by the placement of condenser units in balcony recesses. And the exterior cladding system of concrete composite rain screen panels has been developed to reduce costs and maintenance while expressing a refined modern aesthetic. The building also has significant environmental features that seek to balance first cost value with the marketability of reduced tenant utility expenses, We specified an inexpensive continuous exterior wall insulation system that yields an R 28 and eliminates thermal bridging and condensation. All building hot water is generated by an evacuated solar thermal tube array at the roof, significantly reducing hot water costs. And the use of individual tenant-controlled and billed variable refrigerant heat pump units yield a thirty percent energy reduction along with an incentive to control consumption.
Long Island City, NY Status In Progress Area
22,000 square feet
Interior Spaces Careful detailing, low window sills, and 9â€™4â€? ceilings make the interior compact, yet spacious.
Driggs Pod Hotel Garrisonâ€” Architects
The Driggs Pod is a 70,000 sf mixed use hotel and commercial development in the heart of Williamsburg, Brooklyn. The program called for extremely small hotel rooms with an area of 120 sf each, related recreation and hotel services, ground floor retail and below-grade parking.
Brooklyn, NY Status In Progress Area
70,000 square feet
The Pod hotel concept relies on intelligent and efficient design to provide an affordable, attractive and spaciousfeeling room - with a place for every essential - within in a small area. To this end, the bathroom is enclosed with glass dividers that are transparent above chest height, expanding the visual dimensions of the room. Windows are strategically placed to draw the eye outside, Storage, workspaces and seating areas are integrated and optimized so that every surface is designed and utilized to create a functional guest room in a minimal space. The building is located in a manufacturing district and is constrained by zoning to a height of forty feet at the street and fifty feet overall. Given the narrow width of a double-loaded corridor building with small spaces, a series of courtyards were configured along a central circulation spine that brings light, air, greenery, and activity to the various rooms. The Driggs Pod is designed as a modular system with two rooms and a corridor joined to create ten foot by thirty foot prefabricated components. The modular system is designed on a BIM platform so that it can serve as a shop drawing and fabrication resource for the manufacturer. This manufacturing approach dramatically reduces construction time and trade coordination errors.
The Unit The compact unit is designed to utilize every square inch. Strategic window placement visually enlarges the minimal space, while access to shared courtyards and rooftop greenery offer outdoor destinations.
A.I.R. MODULAR DORMITORY Garrisonâ€” Architects
The A.I.R. (Artist in Residence) hall was developed for a modular housing competition at Pratt Institute. The competition was judged by Barry Bergdoll, Kenneth Frampton, Avi Telyas, Tom Hanrahan, and Richard Scher. The other participants were Obra Architecture, Marble Fairbanks, Narofsky Architects, and Peter Gluck and Partners. We were faced with the challenge of maximizing the number of units within a relatively constrained site and restrictive zoning guidelines. Our solution combines the density of a double-loaded corridor with the openness and environmental benefits of a single-loaded corridor by creating an atrium in the center of the building that lets in sunlight and air. Tectonic shifts in the buildingâ€™s modular form create a network of porches and walkways within this atrium which encourage collaboration and exchange. This residence hall will extend the mission and character of the Pratt campus, seeding cultural activity within the surrounding community and establishing a clear identity for its students. The building blurs the boundaries between art and life by creating an interplay between living, exhibition, and performance spaces. A gallery, theater, and lounges at various levels provide collective spaces while a vertical gallery creates individual exhibition space for each apartment. Through programming, image, and accessibility, the new residence hall will establish itself as a destination for both its residents and students from the main campus. The atrium creates a passage for light and air to flow through the structure, while heliostats on the roof bring light into the center of the building. Multiple sustainability features are made possible by this concept with resulting health, energy savings, and resource conservation benefits.
Sustainable Features 1. Clean Air Source 2. Cool Plenum 3. Buoyant Air Ventilation 4. Cross Ventilation 5. Heliostat (solar lighting) 6. Sunlight Diffuser / Heat Reflector 7. Water Storage Cistern 8. Green Roof 9. Geothermal Well System 10. Living Wall
Dormitory Life Suite style dorm rooms helped maximize the number of units, while a doubleloaded corridor offers openness and the ability to intersect living space, gallery space, and lounge space.
NZINGA TOWNHOMES Garrisonâ€” Architects
The Nzinga Town Homes are inspired by developer Yolande Nicholson and designed by Garrison Architects from the inside out to be livable spaces that will stay livable even as energy costs rise. Open, airy, sunlit spaces reflect your modern lifestyle and needs. Large front glass windows and convenient balconies drench each floor with light and air. Owner-occupants will enjoy almost 2,000 square feet of living space, two outdoor decks and access to backyard gardens, an additional 900 square foot rental apartment and off-street parking provided adjacent to enclosed community courtyard. Included in all Nzinga Town Homes are a built-in fireplace, maple wood cabinets, stone countertops in kitchens and baths, Energy Star appliances, fully insulated for sound attenuation, outdoor space off master bedroom, balconies with integral planters and trellises at front of upper three floors to provide privacy, optional sun shading/ sun heating and air filtration (and in the winter, natural heat), solar generated ventilation plus an option for solar generated heating/cooling, ultra high efficiency heating plus compact fluorescent lighting throughout. Nzinga Town Homes are 2 blocks from the A express stop at Nostrand, 4 express stops to Manhattan, 1 block from the newly renovated Restoration Plaza at New York Avenue and Fulton Street offering dining, entertainment and shopping at Super Foodtown supermarket.
Modular Construction Higher construction quality is achieved at a reduced construction time period. Modular homes can be erected in 2/3rds the typical alotted time.
Sustainabilty Diagram Passive ventilation and air filtration.
Garrison— Architects James Garrison AIA, RA, NCARB Firm Garrison—Architects Brooklyn, NY
Education Syracuse University, NY Bachelor of Architecture, 1976
Professional Qualifications Registered Architect NCARB Certified American Institute of Architects
Academic Affiliations Pratt Insitute Master of Architecture Program Adjunct Professor, 2008-present Parsons School of Design Master of Architecture Program Professor, 1992–2008 Syracuse University, School of Architecture Visiting Critic, 1994–1999 Columbia University, Graduate School of Architecture, Planning and Preservation Director of Architectural Technology, 1989–1991 Adjunct Assistant Professor, 1984–1992
James Garrison is an architect and educator whose work expands the boundaries of sustainability, demonstrating how modern architecture can address the ecological challenges of our era. Garrison believes that teaching and practice reinforce one another as research and innovation are shared between them. In 1991, he founded James Garrison Architects to bring greater personal attention to his clients. The firm has focused on a wide range of activities from master plans for Tokyo to urban playgrounds of recycled plastics. It utilizes a comprehensive approach to sustainability with the goal of eliminating the machinery and energy demands of artificial climate control. The firm’s work has received numerous awards from The American Institute of Architects, The Chicago Athenaeum, and The General Services Administration Design Excellence Program.
Commitment Mr. Garrison provides general leadership of the firm, including a generation of design concepts, direction of design development, communication with clients, and the technical overview of building systems. He personally oversees the development of each project that is undertaken in the office.
Professional Experience Garrison—Architects Principal, 2001–Present Garrison Siegel Architects Partner, 1993–2001
Housing Projects Washington Court, New York, NY 80,000 square feet of duplex apartments. Bard College Alumni Houses, Annandale-on-Hudson, NY Four houses comprises of 18 student rooms apiece; each grouping contains a living room, study room, and kitchen. 21,000 square feet 500 Park Avenue, New York, NY Mixed use urban tower containing luxury apartments above office space designed to be contiguous with the existing 500 Park Avenue Building. Modular Urban Housing, Pittsburg, PA 10,000 square feet Competition proposal for modular construction of a series of adjacent two family houses. Honorable Mention. Private Residence, New York, NY 1,700 square feet Duplex residence created from two flats on the second and third floor of an eighteen foot wide townhouse. Bard College Residence Halls, Annandale-on-Hudson, NY 36,000 square feet The new Bard College Residence Halls provide housing for 126 students and are “the most desirable place to live on camps” according to the Bard College building committee.
Other Selected Projects Restoration Plaza Brooklyn, NY Volunteers of America Playground, Bronx, NY
James Garrison Architects Principal, 1991–1993
Syracuse University School of Architecture Syracuse, NY
Polshek and Partners Partner, 1977–1991
Temecula Border Patrol Station, Murrieta, CA
Skoler Lee Architects Intern Architect, 1974–1975
U.S. Consular Residence Apia, Samoa
Garrison— Architects Sal Tranchina RA, LEED AP Firm Garrison—Architects Brooklyn, NY
Education Columbia University, NY Graduate School of Architecture Master of Architecture, 1992 Swarthmore College, PA Bachelor of Science in Engineering 1988
Professional Qualifications New York 1996, New Jersey 1995 Architect Virginia 1999, Architect (Inactive) Pennsylvania 1988 Engineer-in-Training (Inactive)
Academic Affiliations Pratt Institute School of Architecture Adjunct Assistant Professor, 2002–present Columbia University Graduate School of Architecture, Planning and Preservation, Visiting Professor, 2001
Sal Tranchina has over 20 years of experience in the practice of architecture. His education as an engineer and focus on the implementation of design make him a knowledgable and disciplined manager. He has a deep understanding of techincal issues and yet is rigorous about maintaining the overall architectural vision of a project. Sal is generally responsible for the management of office production, schedule maintenance and staffing. He manages multiple projects, including the largest and most complex projects in the office, acts as primary design critic to the Principal, and helps to maintain quality control standards during design and document production. He has also acted as prime contact for all of the projects with the Federal Government, and is a GSA Design Excellence Peer Reviewer. Prior to work with G-A, he spent nine years as founding Partner of Artifact Design + Construction. There he co-designed several award-winning and widely published projects and managed their successful completion while maintaining the integrity of the original design. He has also worked with Gabellini Associates and Rockwell Group during these successful retail and hospitality practices’ formative years. Sal combines an engineer’s pragmatic problem solving ability with the design eye of an architect. His approach to the design process has been honed as well in his academic pursuits: he teaches both building design and professional practice at Pratt Institute’s School of Architecture.
Feasibility Studies Convent and Lincoln-Juarez Land Port of Entry Laredo, TX These comprehensive Studies commissioned by the GSA required intensive research, clear communication of complex information, sensitive management of several governmental stakeholder agencies, and close coordination with a team of technical consultants. The Laredo Studies investigated several alternatives and proposed final schemes for the complete renovation of two of the busiest border crossings in the country. Role: Project Manager Syracuse University School of Architecture, Syracuse, NY This project, budgeted at $17 million, involved a reprogramming and complete systems replacement of Slocum Hall, a 19th century Beaux Arts building. Sal designed and detailed the new insertions and managed the coordination of the complex mechanical, electrical, and structural modernization process necessary to make this a 21st century building. Role: Project Manager/Project Architect
Other Selected Projects East Elmhurst Branch Library Queens, NY DDC / Queens Library Project Manager Roberto Clemente Plaza Bronx, NY DDC / DOT Project Manager Restoration Plaza Brooklyn, NY Bed Stuy Restoration Corp Project Manager/Architect U.S. Consular Residence Apia, Samoa US Dept of State Project Manager/Architect 1 and 2 Penn Plaza Lobby Renovations, New York, NY Vornado Realty Trust
Garrison— Architects Jason Buchheit RA Firm Garrison—Architects Brooklyn, NY
Education Southern California Institute of Architecture Master of Architecture, 2001 Pennsylvania State University Bachelor of Architecture, 1997
Professional Qualification Registered Architect: New York 2007 California 2010 Texas 2007
Academic Affiliations Pratt Institute School of Architecture Visiting Professor, 2004–2006
Jason Buchheit has over 15 years of professional experience in the practice of architecture. His education and experience as a designer at a number of top design firms has endowed him with a sophisticated design and detailing sensibility which he brings to his role as Project Architect. He has a deep understanding of technical issues and a rigorous design discipline. During his professional experience, Jason has been involved in numerous University projects at a range of scales and project types. His approach to the design process has been honed with an active interest and investment in prefabrication technologies, both in the professional realm and in his academic pursuits.
Lehman College Child Care Center, Bronx, NY The project combines a state of the art design and sustainability including balconies and vertical gardens for plant cultivation by each classroom. A passive buoyant air ventilation system exhausts air at the top of a central atrium while cleansed ventilation air is supplied to the building via the classrooms and the building’s integrated green walls. The principal façades face east and west and incorporate vertical polycarbonate tubes designed to harvest light as the sun strikes the building from oblique angles. The Child Care Center will be constructed in six months with minimal campus disruption, as all the modules will be set within a single week. Role: Project Architect Atlantic Yards Tower Two, Brooklyn, NY Proposal for a prefabricated modular 28 story residential
tower in Brooklyn. Role: Project Architect. San Ysidro Land Port of Entry, San Ysidro, CA This 250,000 sf project at the busiest land border crossing in the world involved complete restructuring of the departmental organization of the New Department of Homeland Security related to a Land Port of Entry and integration of LEED sustainability criteria into the most polluted of the border crossings. Specific roles included developing Exterior Inspection Canopies and designing a new Prototype Inspection Booth for GSA Land Port of Entry projects. Role: Project Architect with Ross Drulis Cusenber Architects
Other Selected Projects East Elmhurst Branch Library Queens, NY DDC / Queens Library Project Architect Center for Feminist Art Brooklyn Museum of Art Brooklyn, NY Role: Project Designer with Polshek Partnership LLC School of Veterinary Medicine University of Pennsylvania Philadelphia, PA Role: Project Designer with Polshek Partnership LLC
Garrison— Architects Caitlin Moore LEED AP Firm Garrison Architects Brooklyn, NY
Education University of Pennsylvania Master of Architecture 1996 University of California BS, Art and Architectural History 1992
Honors Travelling Fellowship Recipient University of Pennsylvania, 1995 Paul Philippe Cret Thesis Prize University of Pennsylvania, 1996 Faculty Prize University of Pennsylvania, 1996
Caitlin Moore has over 10 years of experience in the field of architecture. She is deeply committed to sustainable design and to finding a rational approach and elegant solution to each project. Her background in both architecture and architectural history has exposed her to a broad range of experiences and projects, spanning sustainable planning and urban redevelopment projects, archaeological preservation and adaptive re-use, and a number of interior renovation and new construction projects. Having worked in both New York City and Newark, NJ, she has experience with affordable public-based projects as well as high-end private projects. At Garrison—Architects she has had a leadership role in a variety of project types.
Staten Island Animal Care Center,Staten Island, NY The main objective behind the design for the new animal shelter was to create a high quality environment for the animals, staff, and visitors. The building is sheathed in a highly insulating, translucent polycarbonate envelope, which provides higher performance in comparison to typical glass and maximizes the benefits of natural light. The roof of the outer perimeter housing the animals is raised above a lower interior roof plane which covers other shelter functions. This configuration permits the daylight to enter the facility on multiple sides. Natural ventilation is encouraged along the periphery with the use of passive air ventilation system. A sophisticated mechanical system using heat recovery to feed heat gain energy back into the system is incorporated into the design to provide constant fresh
air exchange. The building is designed as a low budget, high performance space. Locally produced materials with high recycled content are chosen. With the selection of materials that can withstand abuse, the long term maintenance costs can be minimized. Role: Project Manager NYC Public Design Commission Award The Myrtle Avenue Revitalization Project (MARP) Building, Brooklyn, NY This new mixed-use building on Myrtle Avenue, across from the Pratt Institute, will provide a home for MARP and other non-profits as well as street front com and housing above. The building is being designed to minimize its environmental impact, provide contextual continuity within the scale of the existing “street wall”, and elevate the design standard of the re-emerging commercial corridor. Role: Project Architect
Other Selected Projects 20-24 Jackson Avenue Residential Tower, Queens, NY Sousa Residence, Clifton, NJ The Newark Educators Community Charter School, Newark, NJ with Newwork, LLC Lincoln Park Lofts Affordable Housing Development, Newark, NJ with Newwork, LLC The Richardson Lofts, Newark, NJ with Newwork, LLC Offices of Newark Downtown District Newark, NJ with Newwork, LLC Sepia International The Alkazi Collection of Photography, New York, NY with Nandinee Phookan, Architect
1 2 3 4 5 6 7 8 9 10 11 12 13 13 14
Catchment pond Swale Wetland East-West soft paved cross street North-South hard paved through street Raised cluster housing Cul-de-sac with bird look-out/refuge tower Dry well/ swimming hole Neighborhood pedestrian main street with bike route Community shed with solar array Bridge over culvert to convent grounds Stadium seating and game courts adja cent to school buildings Flea market and recycling center Subterranean cisterns Mixed use multi-family housing with commercial street front
Five Housing Prototypes for New Orleans
As a consequence of the success of their community based master plan for New Orleans East funded by a HUD grant, Deborah Gans and James Dart were hired by ACORN housing to develop five housing prototypes to be built on over 350 adjudicated properties in New Orleans East and the lower Ninth Ward. In order to flexibly engage the construction economy in New Orleans post–Katrina, Gans and Dart designed two versions of each prototype: one to be stick built in order to develop the local labor force, and one to be prefabricated to accommodate the dearth of local materials and labor. Based on extensive interviews with potential homeowners, the architects developed a housing type between 900 and 1500 square feet to accommodate a range of lifestyles with durable and safe construction and passive environmental techniques. The “First Shot” and “Best Shot” are shotgun houses with updated circulation. The “Mother-in-Law” has a half raised front unit for an elderly relative or neighborhood business. The “Courtyard” creates a modern suburban version of a classic New Orleans urban house. The “Double Story” accommodates irregular and small lots. The dissolution of ACORN has halted their production, but the work has had a large impact through its public presentation, exhibition, and publication.
Plum Orchard, New Orleans East and the Lower Ninth Ward, LA Client
ACORNHOUSING MOTHERINLAW HOUSE
Optional Add-On Living/Sleeping/ Deck Space (depending on lot depth) Spacious Bathroom and Closets
The MOTHERINLAW house is an ideal choice for an extended family with a separate efficiency apartment that is also suitable for a rental or home office or business. The main house offers three bedrooms in a split-level arrangement with two bedrooms on the main living level and a master bedroom suite with roof terrace on the upper level. Meeting or beating all new building codes for safety and durability, the MOTHERINLAW efficiency apartment sits four feet above the ground, while the main house sits eight feet above the ground, providing optional garage, workshop or recreation space below. FOUNDATION SYSTEM Piers: Steel-Reinforced CMU on Continuous Concrete Footings Hurricane-Rated Fasteners FLOOR SYSTEM Rim Beam: Triple 2x12s Floor Joists: 2x10s Subfloor: Double Layer OSB and Plywood EXTERIOR WALLS Studs: 2x6 Wood Framing Sheathing: OSB w/ Full Wrap Vapor Barrier Siding: Plank and/or Board Fiber Cement Siding in a Range of Standard Colors ROOF SYSTEM Rafters: 5:12 pitch w/ 2x10 Wood Framing Sheathing: Plywood w/ Builders Felt Roofing: 26g Steel or Fiberglass Shingles Ventilation: Continuous Eave and Ridge INSULATION Floors: R-19 Walls: R-13 Roof: R-30 WINDOWS and DOORS Exterior: Hurricane-Rated w/ Operable Screens and/or Shutters Interior: Full Flush Sound-Rated Hardware: Satin-Nickel Latch and Locksets INTERIOR PARTITIONS Studs: 2x4 Wood Framing w/ 5/8” GWB; Sound-Rated at Bedrooms and Baths PORCHES and DECKS Optional Custom Designs in a Variety of Configurations
INTERIOR FINISHES Floors: Hardwood throughout w/ Ceramic Tile at Kitchen and Baths. Kitchen Cabinets: Standard Styles and Finishes Countertops: Plastic Laminate w/ Optional Granite and Cultured Marble available Paint: Range of Wall, Ceiling and Trim Colors and Finishes available HEATING and COOLING All Weather Air: Heat Pump HVAC Package Unit Baths: 70 cfm Exhaust Fans Range Hood: Exterior Vented w/ Filter and Fan PLUMBING Kitchen Sink: 18g Stainless Steel Double Bowl Kitchen Faucets: Brand-Name Satin-Nickel w/ Sprayer and Soap Dispenser Tub/Shower: 60” Tub w/ Tile and Glass Shower Enclosure Toilet: Elongated Water-Saver Water Heater: 52 Gallon Gas or Electric ELECTRICAL Breaker Panel: 200 amp Service GFI Outlets: Kitchen, Bath and Exterior Lighting: Selection of Exterior and Interior Fixtures Smoke/CO 2 Detectors: AC w/ Battery Back-Up APPLIANCES Kitchen and Laundry: Brand-Name Energy Star Range, Microwave, Garbage Disposer, Refrigerator and Washer/Dryer included GARAGE Optional w/ 8 Foot Raised House
ACORNHOUSING MOTHERINLAW HOUSE
Open Kitchen/Dining Space
Open Living Space
Spacious Master Bedroom Suites Operable Shutters for Privacy and Hurricane Protection
Upper Floor Plan
Lower Floor Plan
RAVENSNEST Street View Rendering
CHCP Challenge: Making Room
Deborah Gans was one of four architects commissioned by The Architectural League of New York and Citizens Housing Policy Council (CHPC) to invent new housing types for the unmet needs of current New Yorkers and to challenge the existing codes and policies that make new solutions impossible. In the initial symposium at Japan Society, she proposed three models that could be executed independently but that would have even greater impact if thought of in relation to each other and to an existing neighborhood, in this case, Astoria, Queens. Her housing plan for Astoria led to her subsequent involvement in the CIVIC ACTION CHARETTE for Astoria, sponsored by The Noguchi Museum and The Architectural League of New York. All three of her initial designs received positive and extensive press coverage, including The New York Times and WNYC. Her three designs included the following:
Architectural League of New York and Citizens Housing Policy Council (CHCP)
BARNACLE Retrofitting single family homes with multiple apartments RAVENSNEST Mixing very large apartments with extremely small ones in relation to shared community space in mid-scale buildings RE:MX Retrofitting industrial buildings with micro-units above light manufacturing space Her proposition for micro-apartments, particularly in the social spaces that extend each unit, was instrumental in the formulation of the current Request for Proposal of the City of New York :adAPT. In January of 2013 her work for Making Room will be featured in an exhibit at The Museum of the City of New York devoted to the CHPC project.
BARNACLE 3D Massing
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November 10, 2011
Rethinking Ways to Divide Living Space By FRED A. BERNSTEIN
IS there a mismatch between the housing New Yorkers need and the housing that gets built? Only 17 percent of dwelling units in the city are occupied by parents raising children under 25, according to the nonprofit Citizens Housing and Planning Council, but most new homes are designed with such traditional families in mind. What is missing, housing advocates say, are homes for people who can afford only a little bit of space; living quarters large enough for four or more unrelated adults to share; and “accessory dwellings” for people who want to live close to family members who own single-family houses. The absence of affordable housing for artists, actors, musicians and writers hoping to gain a foothold in New York is of particular concern. “We’re losing a lot of creative people to places like Buffalo and Berlin,” said Matt Blesso, a developer. But developers like Mr. Blesso say city and state laws make it difficult to diversify the city’s housing stock. For example, it’s illegal to build units without kitchens and bathrooms or smaller than 400 square feet; and by law no more than three unrelated people are allowed to share a dwelling in the city.
David J. Burney, the commissioner of the city’s Department of Design and Construction, says “the regulatory environment has fallen behind” New York’s diverse population.
clear sky | 64.0°f WNYC News Blog November 09, 2011
Last Monday, several architects presented their ideas for new types of housing for low-income New
Architects Attempt Yorkers. “We asked them to break the rules,” said Jerilyn Perine, the executive director of the Citizensto Make Illegal Apartments Safe, Well Designed Monday, November 07, 2011 - 12:00 AM Housing and Planning Council, which organized the conclave (along with the Architectural League of By Cindy Rodriguez New York). Five city commissioners were on hand to critique the proposals. Is there a safe way to meet the housing needs of people who currently live in windowless, cramped or illegal apartments Deborah Gans, an architect from Brooklyn, proposed adding tiny accessory units to a Tudor-style
riddled with fire hazards? That’s what five groups of architects will try to answer, and even put forward plans to do just that, at a symposium called “Making Room” to be held at the Japan Society Monday morning.
single-family house in Queens, some of them clinging to the original building. (Panelists referred to it as the barnacle approach.)
The symposium, sponsored by the Citizens Housing and Planning Council, emerged out of an effort to address the demand for illegally sub-divided apartments, illegal basements and other housing units that rent in an underground housing market. CHPC director Jerilyn Perine said it’s only right that the city vacate these dangerous living spaces, but there should also be a strategy for figuring out where the people who get displaced will live.
Rafi Segal, an architect who collaborated with Stan Allen Architect, also of Brooklyn, showed plans for a low-rise building in which prefabricated housing units would cluster around large light wells, with
"The guy who brought you your Chinese food delivery where does he live, students that you see on the train, where are they living,” asked Perine, who once headed the city’s Department of Housing Preservation and Development. “We have to start thinking about people’s lives for real not just how we would like to imagine success, like everyone is married with two kids in a house or a big apartment some place."
communal kitchens and shared bathrooms. It quickly became known as the urban kibbutz. And a team headed by Peter Gluck, a Manhattan architect, showed how it might fit 20 small units —
The architects picked actual sites for their newly envisioned living spaces. Deborah Gans selected an old manufacturing building in Astoria, Queens. Her design is a multi-use space where the ground floor would be used for manufacturing and the upper floors would be tiny 140 square foot apartments surrounding a courtyard to provide air and light (seen in rendering below courtesy of GANSstudio). Each unit would have mini kitchens and bathrooms. There would be shared living rooms, dining rooms and laundry rooms.
Under One Roof, Whitestone, Queens. Re-thinking the detached single family house for the extended family. (Courtesy of architects Rafi Segal and Stan Allen)
Gans envisioned this “mini unit” as a place for a diverse group of people. "The rock musician who is in town one week a month who really just needs a place to crash," Gans said. "At the same time, the cousin of the new immigrant family who is trying to figure where he’s going to live." Architects Rafi Segal and Stan Allen looked at redesigning a single family house in White Stone, Queens, so that three generations of a family could live in it comfortably. Segal said it was important to choose existing structures in order to show that rethinking housing doesn’t mean having to build new structures. "Understanding that you can think of different kinds of architecture within the existing urban condition is very different from that last wave of housing in the 60’s
RE:MX Plan (to right) Courtyard Rendering (bottom)
RAVENSNEST Street View Rendering
First Step Housing for the Homeless
First-Step Housing was commissioned by Common Ground Community as a new kind of flop-house dwelling unit that stands within a larger loft space as an alternative to the armory-type shelter. The frame and panel system allows for a variety of unit occupancies, sizes, and configurations. The unit affords users three choices of privacy via three sliding panels, all with varying levels of transparency: - Solid core door - Translucent Kalwall panel - Perforated metal closet screen All three panels are set back from the exterior of the closet to create a zone of transition, similar to a porch. These amenities were developed through extensive interviews with the homeless clientele. The unit is composed of a kit of parts, some of which are customized and prefabricated. The fundamental component is a single, custom cruciform aluminum extrusion that can be cut to any length. The system’s strength and stability depend upon the connection of the frame to standard plywood. This hybrid construction allows the frame to be a smaller, lighter aluminum section, making it cheaper and more easily shipped. In a stripped down version, an aid organization could ship eight-foot lengths of the cruciform and improvise the rest locally. A team of two can erect two attached units in half a day. The project has been published widely in the media and the book by Sam Davis, “Designing for the Homeless”.
Common Ground Community
Desk Plywood Panel
Solid Core Door
Plans for Plans for Clustered Clustered Units Units
2'-10 1/2" 8'-0"
Deborah Gans has defined and explored new design problems in relation to her sensitive understanding of social trends.
Deborah Gans AIA, RA
She has often tackled extreme sites and programs such as refugee camps in order to address their design problems directly but also to reveal design insights for the imminent everyday “new normal”. A product of ten years of research, her Roll-Out House first conceived for refugee camps was featured in the U.S. Pavilion at the 2008 Venice Biennial and has been published widely. This research informed her work in New Orleans post Hurricane Katrina. Funded by a large Housing and Urban Development Grant, Gans was part of an interdisciplinary team that worked directly with a community in New Orleans East. This dynamic team developed new environmental strategies that would benefit the locals and also provided strategies for future events across many American coastal suburbs.
Firm Gans Studio Brooklyn, NY
Education Harvard University Bachelor of Architecture, 1977 Princeton University Master of Architecture, 1981
Professional Qualification Registered Architect: New York State Maryland
Academic Affiliations Pratt Institute School of Architecture Professor, 1996-oresent Chairman of Undergraduate Architecture, 1991-1995
Yale University Visiting Critic, 2002-2011 Dalhousie University External Examiner, 2006-present Syracuse University Visiting Professor, 1999-2000
Professional Experience Gans + Jelacic Principal 1990-2002 James Harb Associates Project Architect 1986-1988
John Fifield Associates Project Designer 1983-86 Skidmore Owings and Merrill Junior Designer 1981-82
Much of her design research focuses on the challenges of housing, especially in relation to the underserved. From her involvement in the watershed study project of The Architectural League, Vacant Lots for Infill Sites (1986) that reinvigorated small lot development, to her current participation in the Making Room (a design project that became the basis for the current New York City RFP AdAPT), she has used her design speculation as a platform for advocacy and policy change. She argues for the importance of design excellence in attacking social problems and against the false dichotomy between socially
relevant and high design. She brings the highest standards to all projects equally, be it the window for The Museum at Eldridge Street executed with Kiki Smith that won an AIA Faith and Form award or the desk she developed for challenged New York Public School children that received a patent and is in the permanent collection of the New York Historical Society. Deborah Gans is Professor in Architecture school at Pratt Institute and author of The Le Corbusier Guide as well as many essays on the contemporary scene. Selected Projects First-step Housing Common Ground Community Workbox Desk System The School Construction Authority of New York Making Room Citizens Housing and Policy Council Roll-Out House Venice Biennial
Rose Window with Kiki Smith Museum at Eldridge street The Graham School Hastings –on- Hudson New York
Design Team Narrative
APPROACH This project team brings together John Finan and his firm NYC Consulting Group LLC with a proven record of innovative and progressive development with Garrison Architects commitment to sustainability and track record with prefabrication with Gans Studioâ€™s long term research and experimentation with alternative forms of housing. Gans Studio has also recently participated in the Community Housing and Policy Council study Making Room. Our team views the Adapt mico-unit as a valuable contribution to New York housing that will meet the desires and needs of a wide range of New Yorkers - students, young professional, doctors in residency, the elderly, the newly arrived, the extended family member. From similar projects in San Francisco and Brooklyn we are confident that there will be a great demand for the units. Diversity arises naturally from the micro-unit type and the various populations it will serve. This project provides identical 69 micro-unit, without variation in type or size so that the mix of residents is expressed through the variety of life style and experience they bring to the building rather than through spatial financial markers such as size of square footage or penthouse locations. Only the rent per square foot varies. The proposal is for 80 percent market rate and 20 percent affordable units.
CRITICAL ISSUES AND PROBLEM SOLVING TECHNIQUES Issue: This building must balance the development costs, the income produced by a relatively small number of units and constrained commercial opportunity with the desires for affordability, strong and generous ammenity space, and high design quality. Technique: Simplicity and Effi ciency In order to provide the best quality for the unit and its amenity spaces, the volume of the building and unit layout is efficient and simple. Design dollars are
dedicated to features such as the balconies, green screens and a penthouse social space that perform in relation to the user as well as enhance the buildings appearance. Distributed meeting places are created by capturing the space of the hallways for lounges and storage and through a strategic extension of the conditioned spaces with balconies and terraces. Technique: Prefabrication The prefabrication of the units will provide rapid execution, controlled and predictable costs and high construction quality. By utilizing a single, protoypical , â€œplug and playâ€? module the quality and value benefits of repetition and factory production will be realized. Units are designed for simple field conections and the maximazation of factory completion. These results in a dramatic time savings as units will be built in the factory while the foundations and ground floor construction are being prepared. Critical Issue: The provision of amenity spaces that contain kitchens and laundries will require supervision and maintenance. Technique: Onsite Incentivized supervision The developer intends to create rental incentives so that residents have responsibility for organizing and running the collective amenities. These residents will be carefully vetted and supervised by the building management so that a high standard will be upheld. Critical Issue: Because the units are small, their turn over will most likely be more frequent than in standard apartment buildings and the wear and tear on the building will also be higher than usual. Technique: Unit Prototyping A prototypical unit will The choice of durable and simple finishes and appliances will prolong their lifespan and reduce maintenance issues. Technique: Construction Quality Through factory prefabrication the quality of construction can be monitored and controlled to the highest standard. Technique: Durability The choice of durable and simple finishes and appliances will prolong their lifespan and reduce maintenance issues.
Critical Issue: As the first and model example of Adapt housing, this model must be a model of sustainable design as well as providing humane and livable units. Technique: LEED Platinum The project will include all of the provisions necessary for LEED Platinum certification. Technique: Maximize Energy Conservation A combination of optimal solar exposure, solar control, insulation, efficient HVAC systems and faรงade detail systems will maximize energy conservation. Please see the sustainablity text for more detail. Technique: Maximize Energy Production A combination of rooftop photovoltaics and solar thermal energy production are used to maximize all available solar energy. Primary Design Objectives The primary design objective is to create a new housing typology in which the small size of the individual unit enhances rather than compromises the life style of its occupant. This requires that unit provide for the daily functions of the resident while creating a high quality of architectural space and that the building very high quality amenity spaces of that enhance and extend the funcitoning of the individual unit. A complementary objective is to create a building from small units that as a whole can have a positive architectural character and one that is a positive addition to the New York City Urban fabric. Level of Engagement anticipated by the Applicant The applicant anticipates dedicating a project architect and support team supervised by principals from both Garrison Architect and Gans studio to the project for the duration of the design and construction the project. Calling upon their long- time consulatants, they will create an integrated team to accomplish the environmental and structural engineering of the project.
RATIONAL FOR DESIGN CONCEPT: Building Confi guration and Lot Coverage The building takes advantage of the relatively small size and compactness of the site to create a statement of the collective identity of the building through its simple massing. The small units take on a single larger identity through the singular main volume that is wrapped in a diaphanous layer of balconies and green wall. The required open space is disposed in two parts: as a setback on the north side that responds to adjacent building by creating a yard, and a continuous band on the south side that allows for the overhang of the balconies and green wall. All units face south on to the pedestrian plaza. The building services and circulation are located opposite those units on the northern edge that receives less light and is a lot line condition The entrance to the collective â€œhouseâ€? addresses the street on the western side through a front porch that cascades down from the roof terrace. It is a large scale gesture that frames the simple volume and gives the front its identity. Additionally, the building corridors end as a vertical series of smaller â€œfront porches, from which the residents can survey the park city beyond. Height The building fills the envelope allowed by quality housing. The residential units are contained with in the volume defined by zoning before the set back. This creates a clear and equal relation to the pedestrian street for all units. The penthouse area within the setback is given over to public amenities rather than to privileged apartments. Orientation and Relation to Surroundings The ground floor of the building is continually glazed along its southern edge to take advantage of its location along a pedestrian way. The ground floor lounge insures that residents will have direct view and access to that open space. Because the site rises to the west, the roof top and the northern porches will capture views of the parks, pedestrian ways and street life toward second avenue. The one vehicular way passes along the western face of the building Building Confi guration and Circulation The circulation on the residential floors is along a naturally lit single Straight loaded corridor onto which all units open equally that presents a clear and transparent organization. The placement of the stair at the center of is intended to encourage residents to climb to their floor and encounter others on the way up and down. The corridor on each residential floor extends at its western end into a lounge providing a gathering place near the circulation.
Two dedicated social realms bracket the building top and bottom: a roof top that cascades down to a terrace and a ground floor lobby that opens on to an additional basement space. Accessed directly from the circulation core, the roof top is a destination space with a meeting/dining room supported by an extensive kitchen with multiple appliances for multiple cooks; a penthouse laundry, and an outdoor recreation area that connects to the building’s “front porch” balcony one level below. This collective front porch can be reached form the “ships ladder” from the roof terrace or directly by elevator. The lounge adjoining the lobby is an extension of the natural flow of the residents as they enter and leave. It extends to the basement level via stair and light well where a second cooking facility that could conceivably operate as a concession building café provides more group dining possibility. These social spaces are not just lounges but loaded with come domestic services in order to extend the capacity of the individual unit to accommodate a full range of apartment activities from dinner for 8 to super bowl Sunday to a building wide Thanksgiving. The dwelling unit of 250 sf has several major zones of use that purposefully overlap to extend the real and perceived dimension of each one. A layer of storage and mechanical outside of the apartment provides a transitional zone between the corridor and the unit. Within the layer, each resident has a locked storage closet that will help control apartment clutter. Inside the unit, there are thresholds at either end– a balcony on the south side and a closet on the north, that expand the psychological as well as real dimension of space. Beyond the entry threshold is the zone of kitchen and bathroom that opens onto the major living area. The kitchenette extends into the living area through a flip up table. The bathroom extends past its enclosure as a mini-boudoir with a sink and the closet armoire. In the case of a resident with disability, the bathroom can extend the apartment’s entire width by moving the armoire forward. Primary Building Materials The use of material follow the clear logic of the building mass, system of construction and site conditions. The circulation core on the lot line is constructed of concrete masonry units with a ground and polished finish. The south facing walls are of insulated glass panels and doors. The west and east short ends expose the prefabricated module which will be clad in a simple currogated metal. ????? The finishes of the public spaces and apartments are chosen with an eye to the durable and sustainable such as bamboo and cork. Major Architectural Features The major architectural features of the building are at the service of the residents as well as giving the building its identity. They are the balconies and adjacent
green wall that together create a diaphanous veiled volume and the cascading terraces and porches on the front of the building. In particular the trellis frame that extends form the penthouse terrace to the seventh floor front porch creates a large scale identifying framework for the building. Within the building, the social spaces, in particular the roof top penthouse provide an architecturally loaded as well as social amenity. Most importantly, we believe the unit itself has a spatial structure and surfaces that will make the residents deem it architectural.
SUSTAINABILITY Specifi c high performance and sustainable design opportunities Integrated sustainability is central to the design of this building. A combination of conservation and passive and active energy generation are utilized to achieve energy consumption approximately seventy five percent below current standards. The building will be capable of achieving LEED Platinum with the following features: Gravity Ventilation Oversized (8 sf/apartment) passive ventilation shafts that double as utility connection and access points. These shafts continue through the upper roof and into the atmosphere to allow buoyant air, and prevailing breeze generation in addition to supplemental fans. These shafts allow a large quantity of air to pass through the apartment during moderate seasons for maximum comfort without air conditioning. High Effi ciency Heat Pumps Each unit receives an individually controlled variable refrigerant volume heat pump positioned at the exterior wall to address radiant heat loss at glass areas. This is a completely self contained â€œplug and play system with small condenser units placed within the faĂ§ade screen. These units achieve approximately forty five percent efficiency gains over the ASHRAE 90.1 standard. Heat energy is paid for by individual tenants to encourage responsible consumption. Solar Heated Water Domestic water is heated by a combination of evacuated tube and thermal collectors positioned at the edge of the photovoltaic canopy. These collectors supply all of the buildings domestic hot water that is stored in tanks in the roof top mechanical room.
Photovoltaic Array The entire roof top is covered by a photo voltaic canopy consisting of 2375 square feet of collector area. This array will generate approximately 16.2 kwh/year/sf or 38,475 kilowatt hours per year. It is expected that apartment heating and cooling will require approximately 3 kwh/sf per year or 51,750 kwh/year. Therefor photovoltaics will generate seventy four percent of the required energy. Green Façade The south façade of the building is designed as a system of three foot deep terraces with integrated planters, stainless steel mesh trellises, and louvers for solar control. This system is designed to eliminate all summer solar gain from the building façade. To the extent that the tall building to the immediate south will allow low angle winter sun will penetrate the apartments to provide passive heating. Insulation A high performance building envelope is utilized including Ventilated (rain-screen) façades, R35 walls/R50 roof insulation, reduced thermal bridging, Heat Mirror glazing with suspended film to achieve a thermal resistance rating of R6. It has both active and passive systems that together insure that is will perform sustainably. The roof top solar array provides…. The south facing balcony and green wall both take advantage of and manage solar gain. Because the western face is subject to eh most light and glare, the balconies rather than units face in that direction. The units will be individually controlled with VVF hvac untis to limit overall building loads. The single loaded corridor allows for the building
ZONING Compliance and Overrides The design anticipates the adoption of C2-5 Zoning and is as of right within that zoning designation as a Quality Housing Building. A building separation easement will be requested along the north property line. The following general zoning paramaters apply: Block No. 933 Lot 10 Community District 6 Bounded by First Avenue, East 28th St, Mount Carmel Pl, and East 27th St. Site Dimensions 45’ x 105’ Site Area 4725 sf Current Zoning District R8 Anticipated Zoning District C2-5
QUALITY HOUSING ANALYSIS Maximum Buildable Floor Area: 28,444.5 sf Street Wall:
Minimum Base Height 60’ Maximum Base Height 80’ Maximum #Building#
Maximum Floor Area Ratio: 6.02 Open Space Ration: NA Maximum Lot Coverage: Corner Lot: 80% Recreation Space Required: 2.8% of residential floor area, if interior, deduct from zoning floor area. Density Per Corridor: if 10 or fewer units per floor in R8, deduct 50% of corridor sf.
Exterior Rendering Aerial from Mount Carmel
Exterior Rendering Series of Balconies
Exterior Rendering Side View from Mount Carmel
Exterior Rendering View from across 27th Street
Exterior Rendering View from Adjacent Park
Rendering of the Corridor Lounge
Rendering of the Rooftop Kitchen Area
Interior Rendering Balcony
Interior Rendering Kitchen/Living Space
Rendered South Elevation
Rendered West Elevation
Living iv vi Room Room m / Kitchen che chen en 400sf
Typical Floor Plan
Basement Floor Plan
Ground Floor Plan
Eight Floor Plan
Ninth Floor Plan
Program Matrix adAPT Housing
Lot Size (SF) FAR TOTAL ALLOWABLE FLOOR AREA (SF)
4,725 6.02 28,445 Level
Typical Residential Corridor
# of Typ Floors
Refuse Storage and Disposal
Lounge Tenant Storage
Commercial Storage Mechanical (5%)
Total Floor Area 16,905 sf
3,853 sf 12
Commercial Fit-Out Space
Communal Kitchen/Dining Core
458 sf 41
FLOOR AREA CALCULATION
GROSS FLOOR AREA CALCULATION
ALLOWABLE ZONING FLOOR AREA
24,642 sf 28,445 sf
Lot Coverage 80% Residential SF
# of Units
Loss Factor Usable Square Footage
Rentable Square Footage
Folding Area 3/sf
16 Total Square Feet
adAPT Housing Qtr 1, 2013 Jan
Qtr 2, 2013 Apr
Qtr 3, 2013 Jul
Qtr 4, 2013 Oct
Qtr 1, 2014 Jan
Task Name Design Team Mobilization
Initial Architectural Documentation
Building Department Review
Building Department Review
Detailed Architectural Documentation
Detailed Architectural Documentation
Construction Team Mobilization
Project: Development Schedule Date: Fri 9/14/12
Initial Architectural Documentation
Qtr 2, 2014 Apr
Qtr 3, 2014 Jul
Construction T 11/15
Module Se 5/23
Final Inspe 7/30
External Milestone Page 1