81 South Hamilton Street

Restored appearance, the tower has a view to the river. 

Conservatory room restoration shown here in progress included removal of a 1920's bedroom addition.  The brick wall to the left is a multi-unit apartment building sited over what had been the rear yard, separating mansion from it's carriage house, sporting similar architectural design.

Front restoration in progress, Hamilton Row Historic District begins here and moves to the left.

Circa 1850’s Italianate second empire private home located in Poughkeepsie, NY. 

Commissioned to guide the owners and provide code and construction permit application assistance,  advise on conservation techniques and details.   Resulting in the restoration as a single family residence with two accessory dwellings.  Alterations made in the 1920's were removed, reducing dwelling count from eight to three.  Apartments remain within the mansard to continue the legal status as a multiple dwelling.

Though documented and listed as contributory to Hamilton Row Historic District in the 1980's,  it had, by the mid-90's, become vacant, leaking and having no evident ownership.  In danger of being lost to the wrecking ball, and considering the state of affairs at the time, only persons having incredible vision, confidence and dedication could ever undertake such a challenge.

And so, having rejected my attempt to talk them out of it, a local family acted to save it.  

After performing a weather resistance enhancement project using an applied-by-owner Acrymax elastomeric coating system, and having sold their other home so they could not back out, residency was established with children and furniture holed up within one of the third level apartments.   

Living behind a heavy blanket used as heat control, they worked days and nights removing the inappropriate alterations.  And together with tradesmen discovered and interpreted the treasure of lost details, missing walls, closets and doorways.  Removing and recycling inappropriate alterations.  Restoring original features as the art glass multi-paned conservatory windows, generous sized plaster coated rooms, ample doors, woodwork, hardware and windows. 

Existing as a multi family dwelling under the MRL code, the corridor sprinkler system and opening protectives have been allowed to remain.  New multi stage hot-water boiler and thermostatic radiator valves replaced the blanket.  Knob and tube wiring was removed and replaced with new electrics eventually to power period antique lighting devices.

Loose plaster was stabilized and resurfaced, original tin ceilings restored, various closet and butler pantry casework recreated, final finishes have been applied.  The kitchen cooking-fireplace was restored and properly fitted with a period correct antique cast-iron stove the owners had fitted with modern electric elements.   Today just the parlor and the music room remain in a state of disrepair.

 

97 Clinton Street, Kingston

As it may be viewed today.

Early, just after removal of a later period enclosed room above the corner porch.

Three duplex dwellings as viewed from the front yard, columned porch serves the middle of three dwellings, visible in the distance is a second columned porch of the corner dwelling and blue-stone path in foreground leads to nearest dwelling.

Rear elevation, each gable is a separate duplex dwelling.

A single accessible dwelling on one floor has access from rear yard where dedicated parking space is provided.

Second floor bedroom with cathedral ceiling, historic bay window with new wood casements and peaked attic vent window now double glazed fixed window sash.

Original corner dwelling ash wood stair, rail and paneling were found painted and suffered fire damage.  Though deteriorated, they were lovingly restored to original appearance by the contractor.

The original door was lost just as repairs began , this replacement is of similar design and was sourced from a local salvage yard.  It retains its rustic finish now sealed from the elements by a good coat of marine varnish.

Rural Ulster Preservation Company of Kingston commissioned ADG to provide design and reconstruction documents to create dwellings to be offered to qualified first time home buyers as a condominium.    

Constructed circa 1850 for John Petit, a munitions dealer later made wealthy by the civil war, it is of a Calvert Vaux influenced "carpenter-gothic" aesthetic.  Various additions and porches reflect the later fashionable colonial style.   Adaptation in the 1970's to serve as a state group home resulted in much loss of period interior features except for staircases, balusters and rails.   

Damaged by a fire, the project included removal of group home alterations.  Once gutted, stabilization of structure was performed, exterior wood siding repaired and  fire escape removed.  A new design achieved four dwellings relating to historic entrance locations for the home.  Each dwelling is two-bedrooms, one is accessible and single level.  Two are provided second level living areas with access to roof decks.  Insulated with icynene foam throughout.  Hardwood finish floors and ceramic tile in the bathrooms.   A washer and dryer hook up is provide within each dwelling.

The front yard was provided a new period correct iron "hairpin" picket and rail fence along the sidewalk.   Blue-stone slabs, some original, serve as paths to entrance.

Zoning variance for parking was necessary and site plan approvals achieved.    On site parking for four cars and an accessible aisle was constructed in the rear yard with lighting, fencing.  Asphalt pavement with drainage connection to public storm sewer.  All new electric, water, sewer and gas services were provided. 

Arlington Animal Hospital

Typical front page of site plan approval documents

 
Commission to provide a 6,000sf addition for an existing animal hospital requiring zoning variance, site plan approval and construction documents.  Also provide repair and alterations to the 6,000sf existing facility.     

Site redevelopment included storm water mitigation on site with rain garden systems, domestic and fire suppression water supplies, electric underground service and parking expansion for 11 vehicles.  Approvals for landscape, site lighting and underground sanitary, storm and water piping documents.
 
ADG performed as the lead before town agencies for zoning variance, site plan approval also coordinating soil testing, civil engineer and legal consultants.  A feasibility analysis was performed to determine potential maximum addition size and coverage and required understanding of the client's program and existing facility conditions.  Facilitation provided for veterinary equipment selection and coordination.  Electric, mechanical and structural engineering design.  
 
Slab on grade, recessed into grade ICF frost walls extend to top plate with wood frame and truss designed second level and open areas.  

Compassion Veterinary - South Road, Poughkeepsie

reception desk

front facade

client waiting

Commission of Dr Alan Schwartz is new construction.  Previously developed site required environmental sampling, monitoring and removal of an underground petroleum tank.  Zoning relief was successfully achieved for a modified parking total. Site plan approval, soil testing, civil engineer and legal consultants coordination provided.  Site development included storm water outflow to existing stream, domestic water supplies, electric underground service, parking for 25 vehicles.  Qualified for Economic Empire Zone tax incentives.

Veterinary programming and design includes three exam rooms, central treatment area, special isolation recovery rooms, boarding facilities for cats and dogs, retail sales and grooming areas.  Mechanical design isolates three distinct zones - public/office, treatment/medical and boarding.  

Exquisite hand-painted murals featuring greenery, kittens, dogs, birds and such grace exam reception room walls.   Reception desk was artist faux grained.  

Luckey Platt un-built

Working on behalf of Artspace of Minnesota, a not-for-profit housing agency specializing in affordable housing opportunities for the special needs of low-income artists and their families, I had the opportunity to document, plan, develop specifications, resolve code issues and create a rendering for adaptive reuse of the Luckey Platt department store.  

Luckey Platt department store ceased operations in 1979.   The surviving corporate home remained vacant through subsequent real estate booms and busts.  Allowed to deteriorate and lacking any maintenance the roof drains became blocked, allowing a load of snow and ice to crash into the upper floors and thus compromising the structure.

National register listed and significant for multiple features most notably it's four operator controlled elevators, the first in the county, its design is a benchmark example of the transformation of mercantile design underway in the early century expressed in the shopping center of today.  Featuring open space floor plans with multiple departments where a customer is able to touch merchandise all illuminated by copius natural daylight.  Hallmarks of retail design today, emblematic and frozen in time.

The company assembled multiple smaller parcels and structures over a period of  decades, building it's flagship with a five story riveted steel frame and limestone and windowed curtain wall in the late 1920's.  The  last to be constructed, it replaced earlier structures on the site.  

Visually it is braced left and right by other, older and no less distinctive structures such as the terra-cotta faced furniture building to the south and to the west the oldest, a five-level original Lucky Platt store front.  The assemblage includes a heavy timber one-time biscuit factory structure deep within the site. The new central, delivery vehicle courtyard was provided multiple loading docks and covers a coal bin to feed the huge boilers exhausted by a huge round brick chimney.  Topping all was a classic steel water tower serving the fire protection system.  An enormous painted Lucky Platt appeared on the south upper masonry wall for many years.

My services included local representation before the zoning and planning boards for site plan approval, environmental audit coordination, existing condition documentation, research, historic application part 1 and the plans, specifications and cost budgeting necessary for an application before the Division of Housing and Community Renewal for the affordable housing tax credit.   Surviving blueprints discovered on site facilitated the creation of a base document over which I developed the proposed design to provide 50 dwellings each in excess of 2,000SF.  Grade and second levels were set aside for commercial rental opportunities.  All units demonstrated compliance with the standards of the DHCR and the NYS Building Code.

Site Plan approval was achieved.  DHCR applications were filed and scored well. 

But for unknown reasons local leaders pulled support to offer the site to a well known artist who promised a similar but market based program.  He failed to advance the project for 2 years. 

Afterward, the leaders invited bids from developers and offered a cash incentive.  

The winning development company, Alma from Astoria, stripped away the bronze and glass storefronts, fresnel lensed transoms, heavy wood double hung and casement windows, removed the  monumental chimney and water tower, erased the elevators, closed the staircases to enable 150 market rate rental units, some of which are provided light and air from code minimum airshafts. Additions of inappropriate scale visible from the front were constructed above the oldest building.  Replaced windows now display the word “friedrich” on the air conditioner grills and the first floor limestone was painted gray.