Affordable Housing Design That Works in NYC: Insights From Aufgang Architects

Regulations in New York can be complex. How do codes and reviews shape your design process and timelines from the outset?

Aufgang: We are experienced and expert at the highly organized balancing act needed to contend with codes and regulations that often contradict each other… We have to be realistic regarding the often slow bureaucratic process for reviews and approvals.

Many New York sites are narrow, irregular or otherwise constrained. Can you share an example of how design adapted to a difficult site?

Aufgang: When confronted with a challenging site, often where others have been stymied, we take creative approaches to solve problems such as steep slopes or unique geometries, noise under airport flight paths or adjacent structures very near the lot lines.

One of our multifamily designs was constructed on a very irregularly shaped lot, requiring acute wall angles and tight corners. We specified windows in these corners that allowed more natural light and provided appealing views.

High construction costs are a challenge for everyone involved in the development pricess. Which recent project shows how you balanced budget limits with high-quality affordable design?

Aufgang: We carefully research innovative materials and new technologies for cutting-edge designs that help meet budgets. Interestingly, in most instances our designs for affordable multifamily housing utilize materials that are also used in market-rate projects. Also meticulous project management helps assure adherence to construction budgets.

A good example of this is the recently completed North Cove Apartments, a 30-story, 611-unit fully affordable mixed-use building at 375 W. 207th St. along the Harlem River waterfront in Inwood, upper Manhattan, developed by Maddd Equities and Joy Construction.

Edgemere Commons is another project you recently completed, one where resiliency played a central role. How did storm-risk planning influence the site design there?

Aufgang: Mitigating flood risk was among the environmental issues that were a priority in our urban planning and design of Edgemere Commons, a new 100 percent affordable mixed-use community developed by Tishman Speyer on a 9.3-acre site facing the Atlantic Ocean beachfront in the Far Rockaway section of Queens. Our flood mitigation strategy involved raising the intersection of two interior streets several feet higher than the flood plain.

The higher road grade was built over large cisterns we designed as part of a storm water resiliency system that also includes bioswales, vegetated channels for water runoff. The buildings we designed in Edgemere Commons have standby electrical generators located above the high water level emergency electrical outlets in each unit. We included cooling rooms on each floor for resident comfort should the power go out during extreme heatwaves.

Supportive and senior housing are also a big part of your portfolio. Which design elements directly respond to the needs of these residents?

Aufgang: Our supportive and senior housing designs include extra electrical outlets in kitchens that exceed code requirements to accommodate medical and health equipment. We specify areas for residents to go to on every floor with emergency power for cooling or heating in case electricity goes out.

There is also dedicated office space in the buildings for providers of supportive services, which have separate, discrete access to maintain the privacy of their clients.

Many of your buildings mix housing with community spaces such as worship areas or nonprofit offices. What architectural strategies make these uses coexist successfully?

Aufgang: Our designs specify distinct identities for worship spaces, residential areas and offices, with separate entrances to religious facilities and soundproofing to isolate them audibly for the comfort of the residents …

Looking ahead, which upcoming projects do you expect will set new benchmarks for affordable housing design in the city?

Aufgang: The adaptive reuse of the huge, landmarked Kingsbridge Armory in the Bronx includes new construction of an adjacent 450-unit affordable multifamily tower built to Passive House standards that will set new benchmarks for affordable housing.