We Design
RENOVATIONS
We Design
21-Story Manhattan High-rise
Scope
The EDG team initially performed a property analysis for this entire city block on 106th Street, between Madison and Fifth Avenues. The project aimed to unlock the property's maximum value by utilizing the maximum allowable floor area, repurposing existing space, and increasing parking on the site. As a result, our work includes designing approximately 170,000 sq. ft. in total new floor area and renovating 48,000 sq. ft. as part of over ten projects throughout the development site.
Approach
The owner previously retained two other consultants who determined only 20,000 sq. ft. of the remaining FAR could be used. We revisited the original zoning analysis performed on the existing site and found multiple locations to construct approximately 170,000 sq. ft. of gross floor area. Our work also included navigating the Harlem-East Harlem Special Purpose District, recent rezoning, and the original zoning at construction. We looked at the site holistically, carefully examining the existing building's operations while considering the seamless integration of the proposed buildings. We also considered structural considerations for all proposed work.
Impact
Our high-level understanding of zoning and building design experience gives us the advantage of having a complete picture of a development site. We navigated many zoning and code considerations for the project, including subdividing the site. We de-risked dozens of potential issues on an incredibly complex site to make the development possible. As a result of our initial work finding ways to capture the full underutilized FAR, we are currently designing the reprogramming of 48,000 sq. ft. of ground floor spaces, including retail, commercial, and community facility space; a 60-car parking garage expansion; additional commercial/community facility space; the consolidation of lobbies to recapture floor area; as well as the design of a new 21-story residential tower.
21-Story Manhattan High-rise
Scope
The EDG team initially performed a property analysis for this entire city block on 106th Street, between Madison and Fifth Avenues. The project aimed to unlock the property's maximum value by utilizing the maximum allowable floor area, repurposing existing space, and increasing parking on the site. As a result, our work includes designing approximately 170,000 sq. ft. in total new floor area and renovating 48,000 sq. ft. as part of over ten projects throughout the development site.
Approach
The owner previously retained two other consultants who determined only 20,000 sq. ft. of the remaining FAR could be used. We revisited the original zoning analysis performed on the existing site and found multiple locations to construct approximately 170,000 sq. ft. of gross floor area. Our work also included navigating the Harlem-East Harlem Special Purpose District, recent rezoning, and the original zoning at construction. We looked at the site holistically, carefully examining the existing building's operations while considering the seamless integration of the proposed buildings. We also considered structural considerations for all proposed work.
Impact
Our high-level understanding of zoning and building design experience gives us the advantage of having a complete picture of a development site. We navigated many zoning and code considerations for the project, including subdividing the site. We de-risked dozens of potential issues on an incredibly complex site to make the development possible. As a result of our initial work finding ways to capture the full underutilized FAR, we are currently designing the reprogramming of 48,000 sq. ft. of ground floor spaces, including retail, commercial, and community facility space; a 60-car parking garage expansion; additional commercial/community facility space; the consolidation of lobbies to recapture floor area; as well as the design of a new 21-story residential tower.
Briarwood Apartments
Scope
The Briarwood Apartments property extends block-to-block and avenue-to-avenue, holding 280 units in two nearly identical buildings. The existing buildings were situated off-center on the lot, creating an awkward 60-ft. rear yard. Site challenges included complicated zoning issues, a sloping site, parking constraints, and the impact of an addition on the existing structure. After seeing our success on another project in Queens, the client retained us to investigate the site’s development potential. Two other architects had previously assessed the property and determined they could only build a small, 30-unit building on the corner of the lot.
Approach
With every project, we know there is a puzzle to solve and that anything is possible. We carefully navigate the Zoning and Building Code, which is often misunderstood, and involve the Department of Buildings in our analysis to ensure compliance. For this project, we obtained three “pre-considerations” from the Department of Buildings to clarify zoning issues that could later affect the project's feasibility.
Impact
EDG envisioned a completely new structure where other consultants saw only a large backyard and an unsightly view of the back of a building. With our Zoning and Building Code expertise, we designed a compliant addition that spanned over 600 feet in length. With two new building segments, our thorough investigation enabled the addition of 180 units to the property.
Briarwood Apartments
Scope
The Briarwood Apartments property extends block-to-block and avenue-to-avenue, holding 280 units in two nearly identical buildings. The existing buildings were situated off-center on the lot, creating an awkward 60-ft. rear yard. Site challenges included complicated zoning issues, a sloping site, parking constraints, and the impact of an addition on the existing structure. After seeing our success on another project in Queens, the client retained us to investigate the site’s development potential. Two other architects had previously assessed the property and determined they could only build a small, 30-unit building on the corner of the lot.
Approach
With every project, we know there is a puzzle to solve and that anything is possible. We carefully navigate the Zoning and Building Code, which is often misunderstood, and involve the Department of Buildings in our analysis to ensure compliance. For this project, we obtained three “pre-considerations” from the Department of Buildings to clarify zoning issues that could later affect the project's feasibility.
Impact
EDG envisioned a completely new structure where other consultants saw only a large backyard and an unsightly view of the back of a building. With our Zoning and Building Code expertise, we designed a compliant addition that spanned over 600 feet in length. With two new building segments, our thorough investigation enabled the addition of 180 units to the property.
Vernon Boulevard
Scope
The project was for the property assessment and site planning of four zoning lots with existing buildings on the waterfront in Long Island City, Queens. The subject property extends street-to-street, encompassing two corners, and is an Inclusionary Housing site. Massing and 3D renderings were prepared. We are currently in schematic design for the new building.
Approach
The size of the site gave us some flexibility, however the existing buildings on the site created constraints. We needed to be sure that our proposed lot merger didn’t create a new non-conformance with yards or distances between buildings. The property also had a portion of the site with a Landmarks designation, and although we were able to work the design around the boundaries, we worked with Landmarks to ensure compliance.
Impact
Ultimately, we determined that the site had approximately 200,000 sq. ft. available and usable, far greater than the owner’s original estimate of 60,000 sq. ft., provided by their previous architect. Yards and courts were carefully navigated to maximize the use of floor area on the site while providing maximum and minimum building dimensions that lend well to the future design of the apartments. The site is in a flood zone, so residential occupancy is not permitted at ground floor, and the site is not on a retail corridor, so we dug in deeper for ground floor use. We utilized the existing occupancy at the ground floor, looking to lower the use from existing manufacturing to public parking, which will be of great benefit with the new ferry opening nearby.
Vernon Boulevard
Scope
The project was for the property assessment and site planning of four zoning lots with existing buildings on the waterfront in Long Island City, Queens. The subject property extends street-to-street, encompassing two corners, and is an Inclusionary Housing site. Massing and 3D renderings were prepared. We are currently in schematic design for the new building.
Approach
The size of the site gave us some flexibility, however the existing buildings on the site created constraints. We needed to be sure that our proposed lot merger didn’t create a new non-conformance with yards or distances between buildings. The property also had a portion of the site with a Landmarks designation, and although we were able to work the design around the boundaries, we worked with Landmarks to ensure compliance.
Impact
Ultimately, we determined that the site had approximately 200,000 sq. ft. available and usable, far greater than the owner’s original estimate of 60,000 sq. ft., provided by their previous architect. Yards and courts were carefully navigated to maximize the use of floor area on the site while providing maximum and minimum building dimensions that lend well to the future design of the apartments. The site is in a flood zone, so residential occupancy is not permitted at ground floor, and the site is not on a retail corridor, so we dug in deeper for ground floor use. We utilized the existing occupancy at the ground floor, looking to lower the use from existing manufacturing to public parking, which will be of great benefit with the new ferry opening nearby.
Horace Mann Mixed-Use Community Facility
A Decade of Service
Founded in 1887 and located on a historic campus, Horace Mann is an independent college preparatory school in the Bronx. As a long-time consultant to the Horace Mann School, EDG provides ongoing planning, architectural design, and structural engineering services. In need of space to accommodate additional parking and athletics programs, EDG was selected to help plan and design a new mixed-use facility at the edge of Broadway overlooking Van Cortlandt Park. We completed zoning, site conditions analysis and selection, current and future needs analysis, layout options, and building design.
Park and Play
Finding the maximum buildable area to optimize the budget, EDG proposed a mixed-use 69,000 sf concrete parking structure with five top-level tennis courts, spectator seating, and a pedestrian sky bridge linked to the heart of campus. Situated on a steep slope overlooking the park, the new three-level deck offers more than 200 parking spots for families, faculty, and staff. With sensitivity to the historic campus aesthetic, the facade features stone and brick configured to match the contextual scale and Collegiate Gothic identity of Horace Mann.
Impact
Working with the facilities director and campus team, EDG created a building on a plot of land previously deemed unusable. The boys and girls tennis teams are integral to Horace Mann's athletics, community, and history, yet the school struggled for years to find enough space to house the new courts. At the same time, new parking on campus was critical to alleviate street traffic and congestion. EDG’s design offers connections to campus, brand new tennis courts, and reduced vehicular traffic through residential areas - providing a practical solution that addresses multiple needs of the school.
Horace Mann Mixed-Use Community Facility
A Decade of Service
Founded in 1887 and located on a historic campus, Horace Mann is an independent college preparatory school in the Bronx. As a long-time consultant to the Horace Mann School, EDG provides ongoing planning, architectural design, and structural engineering services. In need of space to accommodate additional parking and athletics programs, EDG was selected to help plan and design a new mixed-use facility at the edge of Broadway overlooking Van Cortlandt Park. We completed zoning, site conditions analysis and selection, current and future needs analysis, layout options, and building design.
Park and Play
Finding the maximum buildable area to optimize the budget, EDG proposed a mixed-use 69,000 sf concrete parking structure with five top-level tennis courts, spectator seating, and a pedestrian sky bridge linked to the heart of campus. Situated on a steep slope overlooking the park, the new three-level deck offers more than 200 parking spots for families, faculty, and staff. With sensitivity to the historic campus aesthetic, the facade features stone and brick configured to match the contextual scale and Collegiate Gothic identity of Horace Mann.
Impact
Working with the facilities director and campus team, EDG created a building on a plot of land previously deemed unusable. The boys and girls tennis teams are integral to Horace Mann's athletics, community, and history, yet the school struggled for years to find enough space to house the new courts. At the same time, new parking on campus was critical to alleviate street traffic and congestion. EDG’s design offers connections to campus, brand new tennis courts, and reduced vehicular traffic through residential areas - providing a practical solution that addresses multiple needs of the school.
Brooklyn 32-Story High-Rise Tower
Uncovering Opportunity in Brooklyn
Along Wythe Avenue, a development of multi-story buildings sits adjacent to Roberto Clemente Park, only a block away from the Brooklyn Navy Yard on the East River. Building on past project successes, our client once again sought EDG to identify potential development opportunities on this extensive site.
Comprehensive Analysis & Planning
Starting with a comprehensive property analysis, our development experts compiled a report of open space, easements, floor area, building heights (height factor zoning), compliance, and HPD requirements. Using this data, we explored over a dozen configurations of single and multiple buildings, presenting to the client the unique considerations of four viable options. Our New York City zoning and code expertise, including Large Scale General Developments governed by City Planning, paired with our experience in tower design, allowed us to see options no one else anticipated.
A High-Rise Overlooking East River
The selected option avoided easements and setbacks, with optimal depth and room layouts, and is mindful of existing and new buildings views. The 32-story tower will face towards the East River - becoming a major presence in the Brooklyn skyline. EDG is currently performing schematic design for the new 200,000 sq. ft. high-rise. A unique front to Robert Clemente Park, the new residential tower actively participates the next phase of the developing Brooklyn Navy Yard neighborhood.
Brooklyn 32-Story Tower
Brooklyn 32-Story High-Rise Tower
Uncovering Opportunity in Brooklyn
Along Wythe Avenue, a development of multi-story buildings sits adjacent to Roberto Clemente Park, only a block away from the Brooklyn Navy Yard on the East River. Building on past project successes, our client once again sought EDG to identify potential development opportunities on this extensive site.
Comprehensive Analysis & Planning
Starting with a comprehensive property analysis, our development experts compiled a report of open space, easements, floor area, building heights (height factor zoning), compliance, and HPD requirements. Using this data, we explored over a dozen configurations of single and multiple buildings, presenting to the client the unique considerations of four viable options. Our New York City zoning and code expertise, including Large Scale General Developments governed by City Planning, paired with our experience in tower design, allowed us to see options no one else anticipated.
A High-Rise Overlooking East River
The selected option avoided easements and setbacks, with optimal depth and room layouts, and is mindful of existing and new buildings views. The 32-story tower will face towards the East River - becoming a major presence in the Brooklyn skyline. EDG is currently performing schematic design for the new 200,000 sq. ft. high-rise. A unique front to Robert Clemente Park, the new residential tower actively participates the next phase of the developing Brooklyn Navy Yard neighborhood.
High-Rise Building Design
Scope
Having seen what EDG could do on other projects on the property, the client retained EDG to review the development potential of the site. A 13-story building currently exists on the site. The building is the shape of an E with a large yard, which forms the shape of a C, not visible from the street.
Approach
This project is near the top of the list of complicated projects, which EDG has grown to specialize in. EDG found that with improvement bonuses, up to 235,589 sq. ft. could be added to the site. This resulted in an additional 25 stories, for a total tower height of 37 stories. The new structure partially penetrates the three existing floors of retail and two cellars, requiring extensive coordination. In addition, a new separate entrance for the tower lobby needed to be provided.
Impact
Floor area bonuses require special permits, tied to relocation of subway entrances and other improvements, which needed to be assessed. Egress for the new tower was also carefully navigated through the existing egress stair towers. For wind and seismic loading, EDG designed an exterior structural support system which minimized the impact on the interior of the existing structure. Upon completion of our work, EDG worked with the client and CMs to prepare preliminary cost estimates.
High-Rise Building Design
High-Rise Building Design
Scope
Having seen what EDG could do on other projects on the property, the client retained EDG to review the development potential of the site. A 13-story building currently exists on the site. The building is the shape of an E with a large yard, which forms the shape of a C, not visible from the street.
Approach
This project is near the top of the list of complicated projects, which EDG has grown to specialize in. EDG found that with improvement bonuses, up to 235,589 sq. ft. could be added to the site. This resulted in an additional 25 stories, for a total tower height of 37 stories. The new structure partially penetrates the three existing floors of retail and two cellars, requiring extensive coordination. In addition, a new separate entrance for the tower lobby needed to be provided.
Impact
Floor area bonuses require special permits, tied to relocation of subway entrances and other improvements, which needed to be assessed. Egress for the new tower was also carefully navigated through the existing egress stair towers. For wind and seismic loading, EDG designed an exterior structural support system which minimized the impact on the interior of the existing structure. Upon completion of our work, EDG worked with the client and CMs to prepare preliminary cost estimates.
Fire Island Pines Pavilion
Scope
The Fire Island Pines Pavilion bar and nightclub is an icon of Fire Island Pines, one of New York's favorite summertime getaways since the 1950s. In 2011, a devastating fire destroyed the original Pavilion, and EDG was brought on to serve as the structural engineer for the new 8,000-sq.ft. structure. EDG worked alongside award-winning architectural designer HWKN who crafted a dramatic design to honor the legendary site.
Approach
With the building’s three-dimensional surfaces and angular form, timber construction proved more challenging than typical construction methods, but EDG's experience designing with a wide range of materials allowed EDG to successfully develop a unique timber framing system. EDG also worked with local contractors to determine best practices and preferred materials for the area during the design phase. The mass timber structure is comprised almost entirely of renewable wood resources, from the timber piles and pile caps, to the floors, roof, walls, and all other exposed surfaces.Impact
It includes a terrace, outdoor bar and lounge, indoor bar, and dance floor with bleachers at each end, as well as a gym and three retail spaces. Although the venue regularly serves as a club and hosts parties at night, the space is also used for performances, as an art gallery, and even a wedding chapel in the daytime. To celebrate the Pines’ beloved beach culture, the design incorporates exposed-wood surfaces and structural materials throughout, creating the perfect beach backdrop for any event.
Fire Island Pines Pavilion
Fire Island Pines Pavilion
Scope
The Fire Island Pines Pavilion bar and nightclub is an icon of Fire Island Pines, one of New York's favorite summertime getaways since the 1950s. In 2011, a devastating fire destroyed the original Pavilion, and EDG was brought on to serve as the structural engineer for the new 8,000-sq.ft. structure. EDG worked alongside award-winning architectural designer HWKN who crafted a dramatic design to honor the legendary site.
Approach
With the building’s three-dimensional surfaces and angular form, timber construction proved more challenging than typical construction methods, but EDG's experience designing with a wide range of materials allowed EDG to successfully develop a unique timber framing system. EDG also worked with local contractors to determine best practices and preferred materials for the area during the design phase. The mass timber structure is comprised almost entirely of renewable wood resources, from the timber piles and pile caps, to the floors, roof, walls, and all other exposed surfaces.Impact
It includes a terrace, outdoor bar and lounge, indoor bar, and dance floor with bleachers at each end, as well as a gym and three retail spaces. Although the venue regularly serves as a club and hosts parties at night, the space is also used for performances, as an art gallery, and even a wedding chapel in the daytime. To celebrate the Pines’ beloved beach culture, the design incorporates exposed-wood surfaces and structural materials throughout, creating the perfect beach backdrop for any event.
Lenox Avenue Addition
Scope
This three-story building (Lenox Avenue Addition) with a cellar is located in Harlem, NY. The construction is brick and cast iron, supported on pile foundations. EDG performed a feasibility study for the addition of one to three stories on the existing structure as well as the replacement of the existing structure with a new building. EDG's work included planning, architectural design, structural engineering, geotechnical engineering and cost-estimating. Previously, EDG was the architects, engineers and project managers for the 9,000-sq.ft. Red Rooster restaurant and event hall, which span two levels of the building.
Approach
Because the building was occupied during design, EDG took the least invasive approach for the foundation test pits and probes. EDG looked to configure the addition so that it was supported by the vertical and lateral supports of the existing building structure. Designing the addition to this 80-year-old structure required a deep understanding of historical construction types.
Impact
Once EDG determined that reinforcement was required, EDG designed the addition so only one line of columns required reinforcement and so the ground floor restaurant could continue to operate during construction. EDG then outlined the requirements for the addition to determine costs for project feasibility.
Lenox Avenue Addition
Lenox Avenue Addition
Scope
This three-story building (Lenox Avenue Addition) with a cellar is located in Harlem, NY. The construction is brick and cast iron, supported on pile foundations. EDG performed a feasibility study for the addition of one to three stories on the existing structure as well as the replacement of the existing structure with a new building. EDG's work included planning, architectural design, structural engineering, geotechnical engineering and cost-estimating. Previously, EDG was the architects, engineers and project managers for the 9,000-sq.ft. Red Rooster restaurant and event hall, which span two levels of the building.
Approach
Because the building was occupied during design, EDG took the least invasive approach for the foundation test pits and probes. EDG looked to configure the addition so that it was supported by the vertical and lateral supports of the existing building structure. Designing the addition to this 80-year-old structure required a deep understanding of historical construction types.
Impact
Once EDG determined that reinforcement was required, EDG designed the addition so only one line of columns required reinforcement and so the ground floor restaurant could continue to operate during construction. EDG then outlined the requirements for the addition to determine costs for project feasibility.
New Twelve Story Building
Scope
Design of a new 12-story, mixed-use building, approximately 140,000 sq. ft. in Queens, NY. The apartment building includes a community facility and parking garage below. EDG provided engineering design, specifications, and construction observation services for the project.
Approach
Lack of communication is often the cause of failure on projects, so EDG put a lot of focus on it here. One example of this is engaging the construction manager as early as possible for a constructability review to confirm that the project design is compatible with the means and methods of the intended construction, as well as to discuss the feasibility of all details. EDG also review potential complications that EDG has experienced on past projects, as they tend to repeat themselves.
Impact
EDG always does our part to improve the project team’s communication because it saves our clients significant amounts of time and money. EDG's efforts prevent costly redesigns which are often incurred in merging design and construction requirements.
New Twelve Story Building
New Twelve Story Building
Scope
Design of a new 12-story, mixed-use building, approximately 140,000 sq. ft. in Queens, NY. The apartment building includes a community facility and parking garage below. EDG provided engineering design, specifications, and construction observation services for the project.
Approach
Lack of communication is often the cause of failure on projects, so EDG put a lot of focus on it here. One example of this is engaging the construction manager as early as possible for a constructability review to confirm that the project design is compatible with the means and methods of the intended construction, as well as to discuss the feasibility of all details. EDG also review potential complications that EDG has experienced on past projects, as they tend to repeat themselves.
Impact
EDG always does our part to improve the project team’s communication because it saves our clients significant amounts of time and money. EDG's efforts prevent costly redesigns which are often incurred in merging design and construction requirements.
Tribeca Penthouse
Scope
For this Tribeca Penthouse project, we worked with award-winning architectural designer, Steve Blatz. We performed the structural design for the gut renovation of a 6,000-square-foot apartment and a 5,000-square-foot addition of vegetative green roof space and landscaped roof decks. We investigated the existing structure for the remediation of construction defects and managed legal work associated with the penthouse addition and structural support of the green roof and roof decks.
Approach
After finding evidence of issues with the existing construction, we performed probes to identify the defects. Had we waited to investigate the structure, like many consultants do, we would have needed to completely redesign the project during construction, halting work and increasing the budget. This project included extensive interior alterations, where structural work involved a new interior courtyard, interior column removals, and reinforcement of existing structural elements. The roof decks were required to be independently supported so that loading was not transferred to the cast iron frame.
Impact
All of the construction defects were handled without having to demolish any of the existing structure, which saved hundreds of thousands of dollars. All new work was carefully designed so the existing cast iron framing was not used as structural support, and apartments below were not affected. The contractor for the project was impressed by EDG’s communication with them, as well as our focus on constructability, and has since recommended us on several projects.
Tribeca Penthouse
Scope
For this Tribeca Penthouse project, we worked with award-winning architectural designer, Steve Blatz. We performed the structural design for the gut renovation of a 6,000-square-foot apartment and a 5,000-square-foot addition of vegetative green roof space and landscaped roof decks. We investigated the existing structure for the remediation of construction defects and managed legal work associated with the penthouse addition and structural support of the green roof and roof decks.
Approach
After finding evidence of issues with the existing construction, we performed probes to identify the defects. Had we waited to investigate the structure, like many consultants do, we would have needed to completely redesign the project during construction, halting work and increasing the budget. This project included extensive interior alterations, where structural work involved a new interior courtyard, interior column removals, and reinforcement of existing structural elements. The roof decks were required to be independently supported so that loading was not transferred to the cast iron frame.
Impact
All of the construction defects were handled without having to demolish any of the existing structure, which saved hundreds of thousands of dollars. All new work was carefully designed so the existing cast iron framing was not used as structural support, and apartments below were not affected. The contractor for the project was impressed by EDG’s communication with them, as well as our focus on constructability, and has since recommended us on several projects.
Addition Feasibility
Scope
Located in Chelsea, near the West Side Highway, this four-story building was on the market with great development potential and asked about addition feasibility. The client retained EDG to provided zoning and building code analysis, egress, architectural design, and structural analysis for potential future expansion.
Approach
We performed due diligence to create a full picture of the property and the existing building. We reviewed records from the Department of Buildings, including violation history, occupancy records, and previous filings. All of this information can greatly affect the value of the property. We then carefully reviewed the buildable floor area to determine the full development potential of the site.
Impact
With our extensive experience in practical cost estimating, we produced multiple development scenarios, including base repairs, an addition, demolition and reconstruction. In all options, we navigated complicated zoning and building code to fully utilize the site and deliver a much larger building. Ultimately, we gave the client a complete understanding of the existing property value and potential.
Addition Feasibility
Addition Feasibility
Scope
Located in Chelsea, near the West Side Highway, this four-story building was on the market with great development potential and asked about addition feasibility. The client retained EDG to provided zoning and building code analysis, egress, architectural design, and structural analysis for potential future expansion.
Approach
We performed due diligence to create a full picture of the property and the existing building. We reviewed records from the Department of Buildings, including violation history, occupancy records, and previous filings. All of this information can greatly affect the value of the property. We then carefully reviewed the buildable floor area to determine the full development potential of the site.
Impact
With our extensive experience in practical cost estimating, we produced multiple development scenarios, including base repairs, an addition, demolition and reconstruction. In all options, we navigated complicated zoning and building code to fully utilize the site and deliver a much larger building. Ultimately, we gave the client a complete understanding of the existing property value and potential.
