West Farms Redevelopment Plan – Compass 1 Residences

Project Details

Project Description

The West Farms Redevelopment Plan is revitalizing a long underutilized, derelict manufacturing district, overlooking the Sheridan Expressway and the Bronx River, extending through the neighborhoods of Crotona Park East and West Farms in the Bronx, NY. The Plan is a part of the rebuilding of these neighborhoods which, like many urban areas, suffered years of deterioration and disinvestment, but remain well served by schools, subways, bus lines and public infrastructure. The Plan responds to the urgent need for affordable housing in New York City, while strengthening communities and the urban fabric. The development team, working closely with the communities, City agencies and elected officials, initiated and spearheaded the rezoning of a 17-acre area, comprising 11 blocks, from manufacturing to mixed-uses. The goal of the rezoning was to spur the transformation of these neighborhoods by providing affordable and workforce housing with retail and community facilities to serve an existing and growing community. The team guided the Redevelopment Plan through the public review process to successful completion. As one of the largest privately sponsored rezoning efforts in the Bronx, the Plan reinforces and expands the renaissance of Bronx neighborhoods. The team is now undertaking the multi-phase Compass Residences development. The project occupies several blocks within the rezoning area. When all phases of construction are complete, Compass Residences will comprise 10 mixed-use buildings and contain over 1,300 affordable residential units. The development will also create approximately 46,000 SF of new retail space – adding opportunities for economic growth, jobs and the addition of goods and services to the neighborhood. The NYC School Construction Authority has the option to build a new elementary school on one of the sites. The design of the Compass Residences creates a varied massing, restores and reinforces the pedestrian experience and provides private and public landscaped areas. The Compass 1 Residences, completed in 2016, is the first phase of the development. Compass 1 Residences includes two buildings, ranging from 3 to 15 stories in height, providing 237 apartments, retail facilities and a garage. The 298,000 SF complex is located between Boone Avenue and West Farms Road, just south of East 172nd Street. Compass 1 is organized around a secure, central landscaped courtyard, which provides outdoor space for the residents and leads to the lobby of one of the buildings. A landscaped mid-block open area along the south side of the site provides a public open space, an entry to the other building, and an important pedestrian path linking Boone Avenue to West Farms Road. The project includes a mix of studio, one, two and three bedroom units affordable to New Yorkers at a range of incomes. The apartments are available to families earning from 60% to 90% of Area Median Income (AMI), with a portion of the units set aside for formerly homeless families. A portion of the units are set aside for mobility-impaired residents and for those with visual or hearing impairments. Retail spaces along Boone Avenue and West Farms Road provide opportunities for needed services. The garage fronts on West Farms Road, which is at a lower elevation than Boone Avenue, so that a portion of the garage extends under the courtyard and mid-block open area. The Compass 1 Residences step up from 3 stories on the Boone Avenue frontage with a series of setbacks to a height of 15 stories along West Farms Road. This massing creates a varied, organic urban context in scale with the lower rise buildings west of Boone Avenue, but forming a strong urban edge along West Farms Road, overlooking the Sheridan Expressway and the Bronx River valley. The structural system of steel frame and precast concrete plank floors accommodates the building height and setbacks, while being efficient and economical. Heating and cooling of apartments are provided by efficient “PTAC” units. The buildings are clad with several colors of brick to reinforce scale and visual variety. Metal panel sections further articulate the massing to distinguish the buildings and emphasize the dynamic massing of the project. Windows are generously sized to provide abundant daylight in apartments and to open up the facades. The landscaping of the courtyard and mid-block open area uses native and drought-resistant plants. Boulders and rock outcroppings recall the original rocky topography of the site. Green screen plantings on the exterior wall of the garage along West Farms Road soften this façade at the street level and provide a natural element. Interiors are provided with high quality finishes, including wood paneling and ceilings at lobbies and porcelain tile floors in lobbies, public areas and corridors. Apartments feature open plans with wood floors, granite countertops and tiled bathrooms. Community Rooms in both buildings provide for resident gatherings and programs. The project was financed through a variety of NYC and NYS affordable housing programs, including: the Low-Income Affordable Marketplace Program (LAMP) and New Housing Opportunities Program (NHOP) programs of the NYC Housing Development Corporation; the Low Income Rental Program (LIRP) and Mixed Income programs of the NYC Department of Housing Preservation and Development; and the Homes for Working Families and Low-Income Housing Tax Credit (SLIHC) programs of NYS Homes and Community Renewal. Compass 1 Residences is participating in the Enterprise Green Communities Initiative and the NYS Energy and Research Development Authority (NYSERDA) Multi-Family Performance Program. The project incorporates a variety of sustainable features to improve energy performance and promote healthy living. Sustainable elements include: a well-insulated and sealed building envelope; high performance windows with acoustic mitigation as well as thermal performance; energy efficient lighting and lighting controls; water saving plumbing fixtures and storm water detention; co-generation units for on-site electricity production, as well as for resiliency in the event of power outages; use of recycled and regional materials; and recycling of construction waste. The Compass Residences are non-smoking buildings. The next phases of the redevelopment are underway. Compass 2 Residences, on the block immediately north of Compass I, is currently in construction with completion anticipated in the Spring of 2017. Compass II is a two building development, ranging from 6 to 14 stories in height and comprising 292 units. Like Compass 1, the project is organized around a central courtyard and provides a public mid-block open area, as well as a children’s playground. Compass 5 Residences, on West Farms Road just north of the Cross Bronx Expressway, will be a 15 story building comprising 218 units and is scheduled to start construction in the Winter of 2017.