Other key elements of the adaptive reuse work included the preservation and restoration of the buildings’ landmarked (or otherwise historic and architecturally significant) limestone façades, along with their extensive wrought-iron ornamentals and verdigris. Wherever possible, interior finishes—such as historic fireplace mantels and decorative mouldings—were preserved. In some instances, restoration of historic interior elements was not possible; the original components were either too damaged or missing altogether. In these situations, the design team worked carefully to source new materials that matched the original to the greatest extent possible. In ground-level hallways, for example, new marble floor inlays closely replicate in pattern and color tone the small percentage of original marble inlays that had remained intact.
Alongside these preservation and renovation efforts, the design team also identified a need for several new architectural insertions. These included infill sections to expand connections between pavilions, as well as new connections between the pavilions and carriage house, and extensions of the pavilions themselves. In all these instances, requirements of the local Landmarks Preservation Commission dictated a contemporary design language and material expression for the new components, highlighting the distinction between historic elements and modern insertions.
To complement the historic limestone of the original structures, the project team utilized a white metal panel façade treatment for the infill sections and building extensions. Reading immediately as distinct from the historic components, the metal panels also harmonize with those components in their coloring and pattern. To form new connections between the pavilions and carriage house, a series of subtle, glass-enclosed walkways preserve the sense of the carriage house as a distinct and free-standing structure.
IRREGULAR INNOVATIONS
Beyond the careful effort of integrating new and old, converting such a large and complicated institutional campus to residential use brought additional challenges, as well as opportunities for creative design solutions. One major potential stumbling block was the question of how to create a livable and efficient residential program in a set of buildings with so many irregularities. For example, could the architectural solution utilize the space behind each pavilion’s steep mansard roof? The small, round windows would not let in enough light to meet New York City’s building codes for residential use. This eliminated the possibility of laying out dedicated simplex (single floor) residential units underneath the mansard.
Simply losing that space was not a viable option either. The solution was to design several unique and unconventionally shaped duplex apartments with double-height living rooms on the pavilions’ upper levels. This clever approach allowed the design team to turn constraints into benefits with unique, loftlike living spaces. The full residential program now includes 204 units in a mix of studio through three-bedroom apartments.
The design team’s focus on honoring the original buildings while creatively adapting them for modern life shone through in other aspects of the renovation. The central carriage house offers a wonderfully instructive example: In a state of significant disrepair when the project began, it is now fully restored and has been reanimated as a unique 2-story resident lounge with vaulted ceilings and a library, workspaces, a catering kitchen and bar. The structure’s transformation utilized materials inspired by turn-of-the-century carriage houses: handcrafted tiles, patterned masonry and patterned masonry floors, all accentuated by leather, antiqued metal and blanket fabric that evoke the building’s original purpose. Other amenities at 30 Morningside include a 3,000-square-foot fitness center and new rooftop terraces with views of Morningside Park and Central Park.
Now fully open to residents, 30 Morningside is an exemplary case study in preserving historic, architecturally significant urban fabric. The project also underlines the social and economic value of transforming existing structures for new uses that address today’s critical need for multi- family housing. As the conversation around residential conversions continues to generate buzz and interest nationally, 30 Morningside offers a positive and hopeful vision for the future: Despite the challenges inherent to the conversion process, the outcome was clearly worth the effort. Perhaps the local landmarks commissioner summed up the project best in comments at a public approval hearing: “What a wonderful [example of ] adaptive reuse.”
PHOTOS: James Bessoir, courtesy CetraRuddy, unless otherwise noted
Retrofit Team
ARCHITECT AND INTERIOR DESIGNER: CetraRuddy
LANDMARKS CONSULTANT: Higgins Quasebarth & Partners LLC
OWNER: Delshah Capital LLC
MEP ENGINEER: Dagher Engineering
STRUCTURAL ENGINEER AND FAÇADE CONSULTANT: Thornton Tomasetti
LIGHTING DESIGNER: Kugler Ning Lighting
ACOUSTICS/AV: Cerami
LANDSCAPE ARCHITECT: MPFP
CONSTRUCTION MANAGER: Titanium Construction Services
VERTICAL TRANSPORTATION: VDA
Materials
INFILL FAÇADE SECTIONS: CEI R4000 Rainscreen System with Aluminum Composite Panels from CEI Materials
WINDOWS: Architectural Window
CARRIAGE HOUSE CHANDELIER: Morningside from Form and Reform (John Sarriugarte)
CARRIAGE HOUSE WALL TILE: Savoy Ceramic Metallic Bronze Field Tile from Ann Sacks
CHILDREN’S PLAYROOM TREE CANOPY: Zintra 1/2-inch Acoustic Blades, Pattern #ZTR4016, Finish Lime from MDC Interior Solutions
RESIDENTIAL CORRIDORS’ HOUNDSTOOTH-PATTERN CARPET TILE: J&J Flooring
APARTMENT KITCHEN BACKSPLASH: HKTOWHGL29, Kyoto White, Gloss Finish from Artistic Tile
FIRST-FLOOR CORRIDOR WALL COVERING: Vinyl Wallcovering Soho “Café Cream” from MDC Interior Solutions
GYM WALLCOVERING: Belair Vinyl Wallcovering, Pacific, from Koroseal