Oculus - Fall 2016 - 27

©Marvel Architects (opposite page, top) The 542,000-square-foot project covers 80% of its block. (left) Three basketball courts, a soccer field, and spaces for volleyball, tennis, and other sports will occupy one end of the drill shed. Clients: BFC Partners; Slate Property Group; New York City Economic Development Corporation Architect: Marvel Architects Design Team: Jonathan Marvel, FAIA, Guido Hartray, AIA, Annya Y. Ramirez-Jimenez, AIA, Hyunchang Cho, Ernesto Vazquez, Richard Herzog Structural Engineer: Severud Associates MEP & Fire Protection: Rodkin Cardinale Consulting Engineers Pool Consultant: Trace Pool Design Expediting & Code Consultant: JM Zoning Main Operator/Facility Management for Recreational Facilities: CAMBA (originally Church Avenue Merchants Block Association) Unlike buildings that reinforce status hierarchies - gyms and pools off-limits to tenants of affordable units, or stigmatizing, now-illegal "poor doors" - the armory distributes its rental apartments democratically. "Actually, we're going further," says Marvel Senior Architect Annya Ramirez-Jimenez, AIA. "We are designing the units equally," with sizes and amenities evenly shared. The agreement with the NYC Economic Development Corporation requires community access and discounted rates for the facility's public programming. The armory team strives to answer local needs, including business incubators, academic after-school programs, and farmers' markets. "We've probably had 30 or 40 meetings with local institutions interested in running or having programs hosted out of the armory," Valladares reports. A celebratory form Schematic designs for the residential components are about 90% complete, and the project will go through the Uniform Land Use Review Process by about November 2016. Construction may begin in fall 2017 and continue until late 2019 or 2020. BILL MILL ARD is a freelance writer and editor whose work has appeared in Oculus, Architect, Icon, Content, The Architect's Newspaper, LEAF Review, Architectural Record, and other publications. ©Marvel Architects "Everyone in the community had been thinking about what to do with this building for a long time," Hartray recalls. "It's hard to get all those desires to fit." The business model and spatial allocation both called for fine-tuning. The 330 rental units will be half market and half affordable, with the lower-cost units targeted at a split of 50/30/20% of area median income. A condominium wing replacing stables along President Street will contain 80% market units. The condo section will feature doubleheight units in bays whose load-bearing walls create a street rhythm echoing what Hartray calls "the grain of the vaults of the drill shed." A driveway to an interior garage takes advantage of the building's one-story drop from Union Street to President; cars enter at grade efficiently from President but end up below grade, so parking is concealed without extensive excavation. (Marvel adds that the Department of City Planning's Zoning for Quality and Affordability, a zoning-code amendment, allows relief from parking minimums in transit areas; the armory is within a five-minute walk to the 2, 3, 4, and 5 lines.) Keeping "that beautiful long-span structure" untruncated, Marvel says, was a major victory. "It's a celebration of architecture. It's unusual to have buildings perform, as it were, such gymnastics." Its elliptical steel support system, Hartray learned from structural engineers at Severud Associates, is "not even operating as an arch; it's operating just as a bent beam," so that questions about whether excavation for the pool might compromise structural stability were ultimately not troublesome. "The head house was the symbolic face of the building, and the drill shed is the 'engine,' " Marvel explains. "We're engaged in an architecture of wrapping, if you will. It's not just a façade. This is actually a very thick wrapper that includes many units of housing and community spaces around this amazing structure." After decades of enduring privations, with its civic gem hiding in plain sight all the while, Crown Heights residents will soon have the privilege of unwrapping a most impressive package. < The swimming pool at the eastern end of the shed will be "a new building inside the existing building" for thermal control and dehumidification. Authenticity + Innovation: Architecture Repurposed Fall 2016 Oculus 27

Table of Contents for the Digital Edition of Oculus - Fall 2016

First Words Letter from the President
Letter from the Editor
Center for Architecture
One Block Over
Opener: Authenticity and Innovation
Civic Purpose Repurposed: Brooklyn
Civic Purpose Repurposed: Bronx
A Study in Contrasts
WeLive on Wall Street
A Preservation Paradox
Industrial Strength
Innovation Rooted in History
In Print
97-Year Watch
Last Words
Index to Advertisers
Oculus - Fall 2016 - cover1
Oculus - Fall 2016 - cover2
Oculus - Fall 2016 - 3
Oculus - Fall 2016 - 4
Oculus - Fall 2016 - 5
Oculus - Fall 2016 - 6
Oculus - Fall 2016 - 7
Oculus - Fall 2016 - 8
Oculus - Fall 2016 - 9
Oculus - Fall 2016 - 10
Oculus - Fall 2016 - 11
Oculus - Fall 2016 - 12
Oculus - Fall 2016 - First Words Letter from the President
Oculus - Fall 2016 - 14
Oculus - Fall 2016 - Letter from the Editor
Oculus - Fall 2016 - 16
Oculus - Fall 2016 - 17
Oculus - Fall 2016 - Center for Architecture
Oculus - Fall 2016 - 19
Oculus - Fall 2016 - One Block Over
Oculus - Fall 2016 - 21
Oculus - Fall 2016 - 22
Oculus - Fall 2016 - 23
Oculus - Fall 2016 - 24
Oculus - Fall 2016 - Opener: Authenticity and Innovation
Oculus - Fall 2016 - Civic Purpose Repurposed: Brooklyn
Oculus - Fall 2016 - 27
Oculus - Fall 2016 - Civic Purpose Repurposed: Bronx
Oculus - Fall 2016 - 29
Oculus - Fall 2016 - A Study in Contrasts
Oculus - Fall 2016 - 31
Oculus - Fall 2016 - WeLive on Wall Street
Oculus - Fall 2016 - 33
Oculus - Fall 2016 - 34
Oculus - Fall 2016 - A Preservation Paradox
Oculus - Fall 2016 - 36
Oculus - Fall 2016 - 37
Oculus - Fall 2016 - Industrial Strength
Oculus - Fall 2016 - 39
Oculus - Fall 2016 - 40
Oculus - Fall 2016 - 41
Oculus - Fall 2016 - Innovation Rooted in History
Oculus - Fall 2016 - 43
Oculus - Fall 2016 - In Print
Oculus - Fall 2016 - 97-Year Watch
Oculus - Fall 2016 - 46
Oculus - Fall 2016 - Last Words
Oculus - Fall 2016 - Index to Advertisers
Oculus - Fall 2016 - 49
Oculus - Fall 2016 - 50
Oculus - Fall 2016 - cover3
Oculus - Fall 2016 - cover4