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Arverne-by-the-Sea to serve as model city neighborhood.



Four years after Mayor Rudolph Giuliani announced the designation of developers for the construction of Arverne-by-the-Sea, construction is proceeding ahead. Coming after nearly 40 years of failed public and private redevelopment efforts, the opening of Arverne-by-the-Sea has proceeded at a remarkable pace.

The redevelopment of Arverne has been distinguished by a number of superlatives--the largest vacant urban renewal tract in New York City New York City: see New York, city.
New York City

City (pop., 2000: 8,008,278), southeastern New York, at the mouth of the Hudson River. The largest city in the U.S.
 and the largest active urban renewal project in the country; the largest piece of undeveloped waterfront property in New York New York, state, United States
New York, Middle Atlantic state of the United States. It is bordered by Vermont, Massachusetts, Connecticut, and the Atlantic Ocean (E), New Jersey and Pennsylvania (S), Lakes Erie and Ontario and the Canadian province of
; and the largest project to go through the City's rigorous Uniform Land Use Review Process.

Led by a public-private partnership between the Department of Housing Preservation and Development and Benjamin-Beechwood LLC (Logical Link Control) See "LANs" under data link protocol.

LLC - Logical Link Control
, Arverne gained land use and environmental approvals for the rezoning and remapping of the 308-acre city-owned property in late 2003.

The master plan for Arverne by the Sea by Ehrenkrantz Eckstut & Kuhn envisions 2,300 residential units in a mix of two-family homes and mid-rise multi-family residential buildings, as well as up to 270,000 s/ f of commercial/retail space, an approximately 30,000 s/f community recreation center and a charter school for up to 800 K-8 students. The highest density buildings are clustered along a new main street corridor, connecting the Beach 67th Street subway station and the beach.

EE&K developed five prototypes, for the two-family houses, as well as design guidelines to ensure a consistent level of quality throughout the development. Taking-up a challenge by the Department of Housing Preservation and Development, the prototypes set a new standard for a two-family home that city officials hope will be emulated elsewhere.

The two-family house's ability to provide homeowners with a rental income to defray de·fray  
tr.v. de·frayed, de·fray·ing, de·frays
To undertake the payment of (costs or expenses); pay.



[French défrayer, from Old French desfrayer : des-,
 their carrying costs Carrying costs

Costs that increase with increases in the level of investment in current assets.
 has made it an enduring outerborough housing type. But as a staple of New York City's lower density neighborhoods, the two-family house has never evolved into a type capable of creating a satisfactory urban neighborhood, like the venerable New York City brownstone brownstone, red to brown variety of sandstone. Its unusual color is caused in some instances by the presence of red iron oxide which acts as a cement, binding the sand grains together. .

Among the type's perceived shortcomings A shortcoming is a character flaw.

Shortcomings may also be:
  • Shortcomings (SATC episode), an episode of the television series Sex and the City
 are the dominating presence of the car and its potential for repetitive and monotonous streetscapes.

At Arverne-by-the-Sea, EE&K employed several innovative concepts to address these issues, including rear alleys, an intimate and urbane "mews" and shared parking courts.

To reinforce the sense of beachfront beach·front  
n.
A strip of land facing or running along a beach.

adj.
Situated along or having direct access to a beach: beachfront hotels; beachfront property.

Noun 1.
 community, EE&K's design features an informal roof massing scheme with roof decks in key places to capture the ocean views, a color palette devised to evoke typical beach elements of the environment and natural beach plantings.

The first phase of the 64 units opened in the spring of 2004.

The next phase, Palmers Landing, a neighborhood comprised of 240 homes, three mid-rise apartment buildings and a YMCA YMCA
 in full Young Men's Christian Association

Nonsectarian, nonpolitical Christian lay movement that aims to develop high standards of Christian character among its members.
, is scheduled to open in 2006. Design for the Tides Neighborhood, a mixed-use neighborhood comprised of approximately

900 residential units and street-oriented retail, is underway and scheduled for completion in 2007.
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Title Annotation:INSIDERS' OUTLOOK IN CONSTRUCTION & DESIGN
Author:Fang, Eric C.Y.
Publication:Real Estate Weekly
Date:Nov 16, 2005
Words:476
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