A 14-story, sustainable, mixed-use tower complete with a senior care facility that's situated just blocks away from a subway station in the low-density, single-family home neighborhood of Sheepshead Bay, Brooklyn, sounds like a smart, responsible idea. However, community board opposition may shutter that dream due to—of all things—a lack of parking. Last week, Community Board 15 voted unanimously against the development at 1508 Avenue Z created by Citiscape Consulting, citing concerns about parking space and proximity to the elevated subway tracks. What's more interesting about this proposed project is its design. The tower features a patterned hexagonal facade and exterior greenery that together evoke the Metabolism movement of post-war Japan. Metabolist architects like Fumihiko Maki and Kishō Kurokawa approached constructing high-density urbanism through the forms and systems of living organisms and cells. The design of 1508 Avenue Z takes their creed quite literally, featuring walls of CO2-capturing plants and pluming that utilizes stormwater stored on the rooftop. The Brooklyn Eagle reported that property owner SB1 Holdings LLC had requested for zoning waivers for the building’s proposed height, floor area, and parking, but were not met favorably from locals. One board member called it “the most ridiculous project I’ve ever heard for this area in my entire life. Period.” A former board member said it was "totally objectionable that you want to put residents with memory problems up against a subway station." Despite the objections, the proposed building wouldn't be unprecedented in the area. Just last year, a 30-story tower at 1 Brooklyn Bay opened a block away from the site and is currently under debate. The community board's vote hasn't put the nail-in-the-coffin for the project just yet. The building could still get a green light from the Board of Standards and Appeals after further consideration and clarifications from the developers. Lawyers for SB1 Holdings told the Brooklyn Eagle that the already-available street parking spots should relieve the developer from providing the necessary 30 parking spots. The developers will also have to appeal to the city for permission to park ambulances in front of the building, which is currently a bus stop.
Posts tagged with "Senior Housing":
U.S. Representative Alexandria Ocasio-Cortez was on hand at the opening of a new 67-unit senior housing complex in Corona, Queens—the first affordable housing to be built in the neighborhood in 30 years. In close alignment with the representative's leadership on climate change initiatives like the Green New Deal, the $36 million affordable development is also one of the largest low-income senior housing projects in the country to meet Passive House standards for energy consumption, according to a statement by New York City's Department of Housing Preservation and Development (HPD). The 8-story senior housing project at 54-17 101st Street was designed by New York–based THINK! Architecture and Design and developed in a partnership between HANAC—the Hellenic American Neighborhood Action Committee—a community organization, and affordable housing nonprofit Enterprise Community Partners. All 67 units, a mix of 1-bedrooms and studios, are set aside for low-income seniors, with 21 units expressly dedicated to formerly homeless seniors. In addition, the project is a mixed-use development, with a preschool in the building that will serve 60 children and will be administered by the New York City School Construction Authority. Constructing the building 8 stories tall was needed to make the project financially feasible, and required rezoning. But because it is located in a largely low-rise neighborhood of two- to three-story buildings, the architects used a number of strategies to make the project seem less imposing. THINK! broke up the facade into "townhouse-like scales," using different planes and layering materials, window patterns, and colors to vary the surface, according to Jack Esterson, principal at THINK! and the lead architect of the project. The building was also designed so that an upper layer of floors is set back above the first four stories, with a transparent band of windows separating the two layers and making the upper level appear to float above the lower level. This level of windows also fronts an outdoor terrace for residents that connects to the lounge and laundry room. The Corona Senior Residence, as the complex is called, is one of the concrete outcomes of the Willets Point Community Benefits Agreement, a part of the negotiations over the controversial Willets Point Development Plan led by developers Related Companies and Sterling Equities. Funding for the project came from the city, including HPD, the City Council, city subsidies, the Queens borough president's office, Chase, and the low-income housing tax credit, among other sources. "Affordable housing is critical for our most vulnerable New Yorkers, especially our seniors. I am proud to support an organization that strives to provide community-centered, innovative, energy efficient housing," Representative Ocasio-Cortez said at the opening. "With a pre-K on the ground floor and additional programs and services, this is precisely the kind of development our borough needs. I am thrilled to join HANAC on this important occasion as we fight to keep Queens affordable for all." As the representative added on Twitter, "Today was a great example of what can be accomplished w/ a #GreenNewDeal!"
Today was a great example of what can be accomplished w/ a #GreenNewDeal!New building w/: ✅ Not-for-profit senior housing ✅ Universal pre-k in building (intergenerational community!) ✅ Built w/ cutting-edge “Passive House” eco methods🌱 ✅ 90% cleaner than standard buildings https://t.co/9Qpkk4rnHA — Alexandria Ocasio-Cortez (@AOC) May 29, 2019
Developer Gotham Organization and local nonprofit Chinese-American Planning Council (CPC) have teamed up to build almost 500 units of new housing across two buildings on the site of a burned-down Lower East Side synagogue. The group presented its plans to Manhattan Community Board 3 this week, eight months after a fire destroyed Beth Hamedrash Hagadol, a landmarked 167-year-old house of worship on Norfolk Street between Grand and Broome streets. In the proposal, the first building, a ten-story structure on the southeast corner of Norfolk Street, would host 88 affordable senior apartments, spread over 73,000 square feet and cantilevered over the synagogue ruins. A second, 30-story building at Suffolk Street, the next block east, will sport 400 apartments, of which one-quarter will be permanently affordable. New York's Dattner Architects is the architect, although the firm has not yet filed its tower plans with the Department of Buildings (DOB). Although Gotham will manage the development via a 99-year lease, the CPC, which serves the Chinese community in New York City, will retain ownership of the parcel behind the ruined shul. As part of the deal, Bowery Boogie reported the nonprofit will own a 40,000-square-foot commercial condo that will serve as its headquarters. Meanwhile, documents submitted to CB3 show Beth Hamedrash Hagadol's congregation will have access to a 5,000-square-foot–plus commercial condo in the 30-story building. Plans also call for almost 22,000 square feet of new retail on Broome Street and in the taller building's basement, while a new outdoor space will be open to senior residents, the congregation, and the CPC. In July of last year, the New York City Landmarks Preservation Commission (LPC) approved the partial demolition of Beth Hamedrash Hagadol, citing the structure's instability post-fire. Although the owner had originally sought to demolish the structure entirely, two engineering teams declared the south and east facades repairable, and the LPC approved a resolution that requires the owner to salvage significant architectural features where possible. The Architect's Newspaper (AN) reached out to CPC and Dattner for more details on the design. Via CPC, a spokesperson for Gotham told AN that the designs at the community board meeting were just ideas, and that the cantilever proposal may change. The design must undergo a lengthy approvals and community engagement process ahead of a groundbreaking that's slated for late 2019.
The New York City Housing Authority (NYCHA) is planning to build a Perkins Eastman–designed senior housing complex, "Mill Brook Terrace" in Mott Haven, South Bronx. The scheme is part of NextGen NYCHA, a long-term strategy that involves two other affordable housing projects, both in Brooklyn. Mill Brook Terrace will be built upon a car park on 570 East 137th Street and will rise to nine stories, housing 159 units. Dwellings will be for senior citizens who earn half or less than the Area Median Income ($36,250 for a family of two, as picked up by New York YIMBY). Standard apartments are set to be 760 square feet in size; 120,900 square feet will be allocated to residential units in the upper levels. As clarified by Richard Rosen, principal in charge of all senior housing projects for the architects' New York office, amenities will be located on the ground floor. Here, a 9,000-square-foot senior center will house a commercial kitchen and offer space for senior programming that includes "social service classrooms" for personal care as well as providing hair and bathing services. A neighborhood community area will also feature as will an outdoor garden and a shared second-floor terrace. The project emerged at the start of 2016 when it appeared a mixed-income development was on the cards. Fast forward to today, and despite facing almost nearly $80 million in federal budget cuts, plans have morphed into an affordable senior living scheme. As part of the housing lottery, current NYCHA residents will be afforded preference on 25 percent of the units available. Mill Brook Terrace is scheduled for completion in summer 2019. As for the other two housing projects: Ingersoll Houses in Fort Greene, Brooklyn and Van Dyke Houses, in Brownsville, also Brooklyn are also in the works. Land is being leased for 60 years by the NYCHA for all three projects, which means all will be affordable during that tenure.
Two housing developments built for LGBT seniors are in the works in Brooklyn and the Bronx. The Ingersoll Senior Residences and the Crotona Senior Residences will be the first of their kind in New York City. Both buildings will have Services and Advocacy for GLBT Elders (SAGE) Centers that will offer support for residents. These buildings will be available to all seniors who meet certain income eligibility requirements. However, as LGBT people are not specifically protected from discrimination under the Fair Housing Act, the Ingersoll and Crotona residences are taking a conscious initiative to be inclusive. Philadelphia and other cities have already set up housing developments for LGBT seniors. SAGE started the National LGBT Elder Housing Initiative in 2014; the organization cites a study that found almost half of elder same-sex couples experienced some kind of discriminatory treatment when looking for housing in senior living facilities. SAGE has also worked to create Innovative Senior Centers across the city, with locations in the Bronx, Harlem, Staten Island (in collaboration with the Pride Center of Staten Island) Chelsea, and Brooklyn (with GRIOT Circle), according to Real Estate Weekly. The Ingersoll Senior Residences in Fort Greene will the biggest LGBT-welcoming senior housing community in the country, with 145 affordable housing units. These units are much needed in a neighborhood with a median rent of almost $3,000 a month. Bisnow reports that the project is expected to cost $47 million, and will be designed by Marvel Architects. Crotona Senior Residences will be located in Crotona Park North in the Bronx. Magnusson Architecture and Planning will design the building with 82 units and an expected cost of $38.4 million. SAGE expects to open both residences in summer 2019.
SPARK’s recent conceptual project in Singapore is a bold interpretation of the city-state’s vision to be a “city in a garden.” Aptly called “Home Farm,” the project addresses Singapore’s rapidly aging population, proposing a combination of high-density senior housing and vertical urban farming. With over 90 percent of its food imported, Singapore faces serious challenges, especially given the substantial demographic shift currently underway. SPARK attempts to tackle these issues with the Home Farm typology, which aims to achieve not only food security, but also healthy and environmentally sustainable living conditions for seniors. The Home Farm design features stacked housing units within a curvilinear structure that wraps around a verdant central plaza featuring a produce market, library, and health center. The structure adapts a simple aquaponic system, and mimics a terraced farm landscape in both form and function, with leafy green vegetables growing on building facades and rooftops. The vegetable gardens provide not only a source of food production, but also a way for seniors to become economically self-sufficient. Currently, surveys have revealed that seniors in Singapore are experiencing financial inadequacy. Additionally, chronic diseases such as high blood pressure and cholesterol, diabetes and arthritis are common. At Home Farm, jobs for seniors could include planting, harvesting, sorting, and packing; remuneration of resident workers could include payment of salary, offsetting rental or utilities bills, offsetting healthcare costs at the on-site clinic, or free produce. Gardening activity would also offer numerous benefits beyond personal income generation, including community connectivity and the promotion of health. The sustainable, mixed-use development is in line with SPARK's vision of “stitching the spaces of the city into our buildings, and of unfolding our buildings into the city.” “We designed this concept for Singapore, but there is the potential for it to be applied in any location that would support the growth of leafy green vegetables on building facades and rooftops,” said SPARK Director Stephen Pimbley. “We are keen to see this project materialize at some point in the future. The concept is a realizable solution to real and pressing problems faced by many of the world’s growing cities.”
Sustainability and high design meet in Leddy Maytum Stacy Architects' affordable housing complex.Designing a sustainable building on a budget is tricky enough. But for the Merritt Crossing senior housing complex in Oakland, California, non-profit developer Satellite Affordable Housing Associates upped the ante, asking Leddy Maytum Stacy Architects to follow not one but two green-building ratings systems. "They wanted to push the envelope of what they typically do and decided to pursue not only the LEED rating, but also the GreenPoint system," said principal Richard Stacy. "So we actually did both, which is kind of crazy." Wrapped in a colorful cement-composite rain screen system punctuated by high performance windows, Merritt Crossing achieved LEED for Homes Mid-Rise Pilot Program Platinum and earned 206 points on the Build-It-Green GreenPoint scale. The building was also the first Energy Star Rated multi-family residence in California, and was awarded 104 points by Bay-Friendly Landscaping. Merritt Crossing’s 70 apartments serve low-income seniors with incomes between 30 and 50 percent of the area median. More than half of the units are reserved for residents at risk of homelessness or living with HIV/AIDS. Stacy explains that in the context of affordable housing, sustainability means two things. The first is quality of life for the residents, "the sorts of things that have a direct benefit to the people living there," such as natural daylighting and indoor air quality. The second is energy efficiency. "Both non-profits and [their] residents have limited financial capabilities," said Stacy. "The one time they have funding for that kind of thing is when they’re building a building. So we focused a lot on the building envelope in terms of energy efficiency. At the same time, we wanted to have ample daylight and controlled ventilation.” Finding themselves with unused contingency funds during construction Leddy Maytum Stacy Architects upgraded the exterior skin to a rain screen system of SWISSPEARL cement composite. "We worked pretty closely with the SWISSPEARL company," said Stacy, who noted that Merritt Crossing may be the first building in the United States to use the system. Though the panels are installed like lap siding they offer "the benefits of a rain screen in terms of cooling and waterproofing issues," he explained. To accommodate the thicker skin, window manufacturer Torrance Aluminum designed custom trim pieces, which "had the added benefit of giving us the appearance of deeply recessed windows," said Stacy. Insulation was a special concern for the architects, both because Merritt Crossing was built using metal frame construction, and to minimize air infiltration in keeping with the green ratings systems. The building’s exterior walls are wrapped in 1-inch-thick high performance polyiso insulation from Dow Corning with a Grace Perm-A-Barrier VPS vapor permeable membrane. "As a result we ended up with a very, very tight building from an air insulation standpoint, which means you have to pay more attention to air ventilation," said Stacy. To compensate, Leddy Maytum Stacy Architects’ mechanical engineers designed a special air filtration system for the building’s roof, complete with built-in HEPA filters. The building’s southwest facade faces a freeway, presenting potential noise and privacy issues in addition to exposure to the western sun. "We did a highly layered facade on that [side] where the actual exterior wall is back three to four feet from another screen wall," said Stacy. The outer wall "is a combination of typical wall assembly as well as GreenScreen panels that form a webbing of open areas and solid areas that help with sunshading as well as acoustical [dampening] and privacy." Greenery in balcony planters will eventually grow up and over the screens. On the ground floor, the garage is also enclosed in GreenScreen trellising, to enhance pedestrians’ view without sacrificing ventilation. Leddy Maytum Stacy Architects’ Merritt Crossing proves that affordable housing does not have to look institutional. The facade’s vibrant colors—green on the northeast elevation, red on the southwest—and playful punched texture pay homage to the neighborhood’s patchwork of architectural styles and building uses. The first major building in the planned redevelopment of the area around the Lake Merritt BART regional transit station, Merritt Crossing sets the bar high for future developments.
A new affordable housing project designed by Wallace Roberts & Todd (WRT) is in the works for Lesbian-Gay-Bisexual-Transgender (LGBT) seniors in the City of Brotherly Love—it will be the second of its kind in the nation. Hidden Philadelphia reported that construction on this 56-unit complex, called the John C. Anderson Apartments, has already commenced and will be located on 13th Street right in the heart of the Washington Square West neighborhood, a part of Philadelphia that has long been home to a gay and lesbian community. The development is named after city councilman John C. Anderson who was "instrumental in the passage of Philadelphia’s civil rights bill for sexual minority people." Developer Pennrose Properties, along with Dr. Magnus Hirschfeld Fund and Gay News publisher Mark Segal, have spearheaded this $19.5 million development. The project will provide housing for low-income seniors 62 years or older. The six-story building will consist of one-bedroom units, 1,800-square-feet of commercial space, a green courtyard, and a partial green roof.