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Greenbelt
Greenbelt
361, Manhattan Avenue, Brooklyn, Kings County, NY, United States
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Greenbelt
361, Manhattan Avenue, Brooklyn, Kings County, NY, United States
YEAR
2007
BUDGET
$1M - 5M
This project was awarded LEED gold in March 2010This mixed use building
in Brooklyn seeks to engage the issues of sustainability in two ways, at two
scales. The first is in the way that is becoming more commonplace in the
construction industry and operates at the architectural scale, albeit with
global implications. The second is through the programming and development
strategy of the project that operates at the urban scale:
1. As the first LEED-certified
residential building in Brooklyn, we did a number of things in parallel to
ensure that the building was designed and built, as well as performs in a
sustainable way. The building uses 40% recycled and sustainable materials such
as recycled content steel and sheetrock, countertops made from recycled
newspapers, low VOC paints and adhesives, bamboo flooring, FSC certified wood
products throughout and many others. The building is carefully designed from a
sound insulation perspective, making the dwelling units more comfortable to
occupy. Natural light is both maximized and modulated so as to reduce the
dependence on artificial lighting. The building is situated within close
proximity to public transportation and bicycle storage is provided in the
building as well as at the sidewalk to encourage their use. Local craftsmen and
businesses were prioritized for the sourcing and manufacturing of the building
components to invigorate the local economy as well as to minimize energy use in
shipping. The builder had to certify that a large percentage of the
construction waste was sent to recycling facilities, and that the jobsite was
maintained in a way to minimize deleterious effects on the environment.
The fixtures used provide
a 30% conservation of water over a conventional building. This was achieved
through low-flow fixtures such as showerheads, faucets, dual-flush toilets and
the like. The equipment used results in a 40% conservation of energy over a
conventional building. This is achieved through a very high efficiency air
conditioning and heating system. Filtered fresh air is provided to extend the
swing months between the heating and cooling seasons when less energy is called
for by the occupants. Solar panels on the roof provide energy for all the
public area and site lighting. Additionally, a rigorous system of tests are
performed on a regular basis to
ensure that these high performance systems are running correctly and
efficiently. While the building is still in the LEED certification and review
process, we currently anticipate receiving a LEED Gold rating.
2. The Williamsburg
neighborhood of Brooklyn, the site of the building, has gone through a full
cycle of development. One of the first “frontier” neighborhoods outside of
Manhattan; Williamsburg, with its abundant stock of industrial buildings
attracted artists and their ilk looking for large spaces in the 1990’s. This
influx of people and capital spurred commercial development, small at first but
which eventually became powerful enough to raise property values to and extent
which ultimately priced out those pioneering individuals who had made it
desirable in the first place. The real estate boom of the mid 2000’s accelerated
this phenomenon and currently Williamsburg has among the highest concentration
of stalled construction sites in New York City. Developers who were concerned
only their profits have seen the speculated value of their properties change
rapidly and radically.
While it was started during
the real estate boom, in this project, we approached real estate development in
a substantially different way. We proposed the idea of a building that though
it was a single instance, could work in a different direction to that of
traditional development. Rather than attempting to only maximize profits,
thereby fueling the cycles of gentrification and urban migration, we could use residential
development to allow a once transient group, one that was being forced to
migrate due to rising rents, to gain a permanent location in the neighborhood.
The ground floor was sold, below market rate to a not-for-profit performing
arts group, which was subsidized in part by the residential condominiums above.
The arts space is both an amenity to the building and neighborhood and has
allowed the arts group to flourish in a way that would be impossible without
the stability of their having a long term home. Further, the classification of
an arts venue as a “community facility” allowed the developers to build more
square footage on the lot than had another program been selected. The program
became a mutually beneficial condition for the project, a kind of programattic
symbiosis.
in Brooklyn seeks to engage the issues of sustainability in two ways, at two
scales. The first is in the way that is becoming more commonplace in the
construction industry and operates at the architectural scale, albeit with
global implications. The second is through the programming and development
strategy of the project that operates at the urban scale:
1. As the first LEED-certified
residential building in Brooklyn, we did a number of things in parallel to
ensure that the building was designed and built, as well as performs in a
sustainable way. The building uses 40% recycled and sustainable materials such
as recycled content steel and sheetrock, countertops made from recycled
newspapers, low VOC paints and adhesives, bamboo flooring, FSC certified wood
products throughout and many others. The building is carefully designed from a
sound insulation perspective, making the dwelling units more comfortable to
occupy. Natural light is both maximized and modulated so as to reduce the
dependence on artificial lighting. The building is situated within close
proximity to public transportation and bicycle storage is provided in the
building as well as at the sidewalk to encourage their use. Local craftsmen and
businesses were prioritized for the sourcing and manufacturing of the building
components to invigorate the local economy as well as to minimize energy use in
shipping. The builder had to certify that a large percentage of the
construction waste was sent to recycling facilities, and that the jobsite was
maintained in a way to minimize deleterious effects on the environment.
The fixtures used provide
a 30% conservation of water over a conventional building. This was achieved
through low-flow fixtures such as showerheads, faucets, dual-flush toilets and
the like. The equipment used results in a 40% conservation of energy over a
conventional building. This is achieved through a very high efficiency air
conditioning and heating system. Filtered fresh air is provided to extend the
swing months between the heating and cooling seasons when less energy is called
for by the occupants. Solar panels on the roof provide energy for all the
public area and site lighting. Additionally, a rigorous system of tests are
performed on a regular basis to
ensure that these high performance systems are running correctly and
efficiently. While the building is still in the LEED certification and review
process, we currently anticipate receiving a LEED Gold rating.
2. The Williamsburg
neighborhood of Brooklyn, the site of the building, has gone through a full
cycle of development. One of the first “frontier” neighborhoods outside of
Manhattan; Williamsburg, with its abundant stock of industrial buildings
attracted artists and their ilk looking for large spaces in the 1990’s. This
influx of people and capital spurred commercial development, small at first but
which eventually became powerful enough to raise property values to and extent
which ultimately priced out those pioneering individuals who had made it
desirable in the first place. The real estate boom of the mid 2000’s accelerated
this phenomenon and currently Williamsburg has among the highest concentration
of stalled construction sites in New York City. Developers who were concerned
only their profits have seen the speculated value of their properties change
rapidly and radically.
While it was started during
the real estate boom, in this project, we approached real estate development in
a substantially different way. We proposed the idea of a building that though
it was a single instance, could work in a different direction to that of
traditional development. Rather than attempting to only maximize profits,
thereby fueling the cycles of gentrification and urban migration, we could use residential
development to allow a once transient group, one that was being forced to
migrate due to rising rents, to gain a permanent location in the neighborhood.
The ground floor was sold, below market rate to a not-for-profit performing
arts group, which was subsidized in part by the residential condominiums above.
The arts space is both an amenity to the building and neighborhood and has
allowed the arts group to flourish in a way that would be impossible without
the stability of their having a long term home. Further, the classification of
an arts venue as a “community facility” allowed the developers to build more
square footage on the lot than had another program been selected. The program
became a mutually beneficial condition for the project, a kind of programattic
symbiosis.
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