Only two weeks after New York City announced that Perkins Eastman would be studying potential locations and designs for the borough-based jails that will eventually replace Rikers Island, the Mayor’s office has released a list of the chosen, community-based sites. These four smaller jails will ultimately provide space for 5,000 inmates, and are spread out across three existing Department of Corrections (DOC) facilities and one new location in the Bronx. The four chosen sites are as follows: Manhattan Detention Center, 125 White Street, Manhattan, 10013 Brooklyn Detention Center, 275 Atlantic Avenue, Brooklyn, 11201 Queens Detention Center, 126-01 82nd Avenue, Kew Gardens, 11415 NYPD Tow Pound, 320 Concord Avenue, Bronx, 10454 The decision is as a joint agreement between Mayor Bill de Blasio, Speaker Corey Johnson, and City Council Members from each of the relevant boroughs. As part of the arrangement, all four sites will undergo the Uniform Land Use Review Procedure (ULURP), the public review process, as a single project instead of individually. The city will simultaneously solicit public input and conduct an environmental impact statement (EIS) to speed the ULURP process along. “This agreement marks a huge step forward on our path to closing Rikers Island,” said Mayor de Blasio in a press release sent to AN. “In partnership with the City Council, we can now move ahead with creating a borough-based jail system that’s smaller, safer and fairer. I want to thank these representatives, who share our vision of a more rehabilitative and humane criminal justice system that brings staff and detainees closer to their communities.” Of note is the establishment of a permanent jail in the Bronx, which as of writing is serviced by “the Boat,” a jail on the barge in the East River, and the reopening of the Kew Gardens detention center which closed in 2002. The plan to renovate and reorient these jails towards a rehabilitative model will be spearheaded by Perkins Eastman and its 17 subcontractors. Besides masterplanning the sites, Perkins Eastman will also be responsible for maximizing density at each of jail. This movement of inmates off of Rikers will be accompanied by a suite of intake, bail, mental health and re-entry reforms targeted at reducing the overall amount of inmates. Mayor de Blasio’s announcement comes, maybe not coincidentally, immediately after the state level Commission of Correction released a scathing 70-page report on the condition of Rikers Island. The commission, which has delivered its findings to Governor Andrew Cuomo and the state legislature, has labeled Rikers as one of five “worst offenders” in the state, and details inmate deaths, escape attempts, fires, and conditions that are “unsecure, unsanitary and dangerous, for staff and inmates alike.” Although the city has committed itself to closing Rikers Island within ten years, the state may take action as a result of this report to close the jail sooner. The full report is available here.
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Originally built as a resort hotel, Carter Hall is a Tudor style concrete-framed stucco structure on the Covenant College campus outside of Chattanooga, Tennessee. Following a late-1970s recladding project, the landmark building was covered up in an effort to address ongoing moisture and thermal concerns. This rehabilitation project, led by Atlanta-based Lord Aeck Sargent (LAS), uncovers the original building envelope, implementing a number of robust performance overhauls while rediscovering the historic architectural look of this mountaintop resort. The effort has led to the allocation of between $3.5 million and $4 million dollars in historic tax credits. With matching funds from donors, and a phased construction process that allowed the building to remain operational throughout much of the scope of work, the liberal arts college is fully debt free upon the completion of the renovations. The building opened for the 2017-18 academic year following over ten years in planning and construction. Before Covenant College was able to receive tax credits for renovations, Carter Hall had to claim a spot on the National Register of Historic Places, a list maintained by the National Parks Service. To earn this designation, the building had to be “purged” of its 1979 modifications, and converted back to its original state. Beyond facade improvements, this included restoring the original roof and building porches on the north and south ends of the building. LAS utilized extensive historical research, referencing original drawings and photographs of the building throughout the design of the project. The architects developed measured drawings in Building Information Modeling (BIM) software, which served as a foundation for the scope of work. One of the most illustrative examples of this is the crenellated tower of the building where precast concrete was introduced in parapet wall construction for durability considerations due to limited maintenance access. Four vertically-oriented high bay 2x4 LED fixtures with high lumen output were implemented into the custom top of the tower cap– a “lantern”–which was carefully reconstructed from historical drawings and photographs of the project.One of the most significant challenges of the project, according to David Steele, associate at LAS, was addressing moisture infiltration concerns with the original building envelope. After uncovering the original facade, the architects developed a multi-year, full-scale, two-story mockup process that compared the original assembly of the building against a new proprietary steel stud and stucco wall assembly. The mockups were pressurized to simulate driving rain conditions in an attempt to drive moisture into the assembly. After testing in back-to-back years and inspection throughout seasonal change, the architects were able to prove the original wall assembly met ASTM testing requirements. Previous concerns about leaks in the building were attributed to detailing at original window openings. Window units in the retrofit project paired energy efficiency with a historic look. A thermally-broken aluminum window system with insulated glazing units was specified to match original mulled configurations and divided lite styles. In this regard, the full-scale mockup process ultimately offered the project team invaluable moisture and insulation ASTM testing and feedback for window and wall detailing. The resulting wall system pairs the original clay tile infill wall with an interior furring wall which offers structural backup by means of six-inch steel studs, and an additional insulative layer to the building envelope. The exterior stucco is finished with a mineral-silicate coating that offers at 25 to 30 year lifespan. Durability and low maintenance considerations extend to the roof where a new Ludowici tile roof replaces the original tiles from the same manufacturer, which had endured 90 years of high wind and rain exposure. The project adds to a portfolio of educational and sustainable projects for the Atlanta-based architecture firm, which touts their design process as offering an “analytical approach to optimizing building performance.” Joshua Gassman, senior associate at Lord Aeck Sargent, will be speaking at the upcoming Facades+ conference in Atlanta. For more details, along with registration info, visit am.facadesplus.com. Gassman will be speaking about Lord Aeck Sargent and Miller Hull Partnership’s plans to deliver the first “Living Building” in the Southeastern United States. The 37,000-square-foot project on Georgia Tech’s campus aims to meet the International Living Future Institute’s rigorous certification. This effort supports LAS’ sustainability commitments as one of the first architecture firms in the country to adopt The 2030 Challenge, an initiative that called on the global building sector to immediately reduce energy usage by 50 percent in new buildings and major renovations in order to avoid hazardous climate change. More information about LAS Living Building efforts can be found here.
There are few buildings as emblematic of the urban blight in Detroit as Michigan Central Station. That changed slightly this week, when new windows appeared in some of the historic building's vacant frames. FOX 2 reporter Jason Carr spotted the new fenestration earlier this week. Michigan Central Station's neoclassical entryway and mighty Beaux-Arts towers once welcomed rail passengers to Detroit like royalty, but the building has been empty since 1988. Manuel "Matty" Moroun owns the building through his company NBIT. Last year the company got permits for $676,000 of rehabilitation work, from installing new elevators to repairing the roof. Mlive reported that NBIT had invested more than $4 million on "security, preparation and interior improvements" on the building to date. A few new windows may be little solace for those hoping to mount a full restoration, which could cost $300 million. But as FOX 2 observed, some are happy anythings being done at all:
"I love it," said another passerby. "I want good things to happen here."
Seven years after the Cincinnati Center City Development Corporation embarked on its resuscitation of downtown’s signature Fountain Square, a vacant 86-year-old tower one block away is getting a $27.3 million makeover. The former home of the Cincinnati Enquirer, the 14-story building will now house 12,000 square feet of street-level retail and a 238-room hotel. Once slated for condos, the limestone tower will instead be downtown’s fifth largest hotel, bringing the total number of rooms downtown to more than 3,000. Cincinnati’s finance committee approved $7 million in tax abatements over 12 years for the project. SREE Hotels will invest in the construction—its first in the Midwest—but may find another hotel chain to operate the business. The investment is part of a growing wave of renewal throughout Cincinnati’s urban core, driven by private interests, municipal support, and a resurgent interest in downtowns throughout the Midwest.
Philadelphi's Reading Terminal Market is one of the nation's oldest continuously operated enclosed food markets, opening in 1892 in the ground floor of the F. H. Kimbal-designed terminal. Like those in New York, Boston, and elsewhere, the enclosed market was seen as a way to get hawkers, hucksters, and dry goods carts off the street, where they were deemed unsightly and unhygienic. The Reading Terminal Market thrived for decades before declining during the era of White Flight, though it was revived in the 80s as an upscale venue for prepared foods and artisanal and organic products. With the current craze for the latter, as well as the return of residents to the city, the market is as popular as ever, necessitating an expansion designed by local firm Friday Architects/Planners. The plan, announced—yes—Friday, involves the reorganization of the aisles to make room for more stores as well as additional retail space on what is currently an office mezzanine. Work is expected to begin early next year and be completed withing six to eight months. You can peep the plans after the jump.
Srdjan Jovanovic Weiss sent along this thought provoking picture from his native Bosnia, as well as the following explanation:
As I was searching for positive aspects of Balkanization, this image came from Bosnia. The tenant on the second floor of the building on the picture refused to contribute to the buildings' renovation. The result a wonderful clean piece of neglect.While to some it might look neglectful, to us, it's downright dramatic, an indelible mark of a horrible, unforgettable slice of the past. Without, it would just be another banal, salmon stuccoed building.