This document provides details about a project to convert a 21,000 square foot former institutional building in the Upper East Side of Manhattan into an apartment complex with two residential units. The project involved BKSK Architects designing the exterior and one of the apartment units. It was a complex project that required several approvals due to its location in a historic preservation district.

1. BKSK Architects, LLP
New York, NY
A firm with an emphasis on Large Scale Developer Driven Residential Architecture
Project: 4 - 8 E 94th Street, Upper East, Conversion of 21,000 SF Institutional Building into a 21,000 SF Apart-
ment Complex for 2 Clients
4 - 8 E 94th Street was originally an adoption center. Our Cli-
ent purchased the entire building and chose a contractor who
recommended BKSK to do the work. 4-8 East 94th Street was
a complex project in that there were many approvals required
for it to go ahead. Firstly the project is in a Landmark region
Existing: Building is composed of 3 row houses. On top is a mock-up of our proposed penthouse addi- (preservationist district) which required a mock-up as well as
tion which went under review with the NYC Historical Committee, Landmarks. lengthy presentation for our design to be approved. There were
2 clients for this project. There were also 2 architecture firms
involved as well, BKSK and Leroy Street Studio. One client oc-
cupied the basement - 4th floor. While the other client occupied
5th - 6th Floor. Our firm was involved with designing the exte-
rior shell and doing the space for the client occupying the upper
floors. With 2 architects involved on one project made the filing
process with building department (DOB) very complicated.
53

2. 4 - 8 East 94th Street, New York NY
Site Overview
CENTRAL PAR K
STREET
E 9 4T H
Proposed Design on Site Plan
Existing Building on Sanborne Map
54

3. 4 - 8 East 94th Street, New York NY
Existing Elevation, Proposed Elevation
Our proposed design is a penthouse which exceeds the zoning height
of 60’ - 0”. However Landmarks approved this design under zoning
resolution 74-711 which states that a design may be granted a vari-
ance in a historic region so long as the new design contributes to TOP NEW BULKHEAD
the neighborhood.. Our firm in this case would be removing the ugly
EL. + 76' - 2"
modern portion (far right in elevation) with a continuous penthouse that
9'-5 1/2"
is more contextual.
ROOF FLR. SUBFLOOR
EL. + 66' - 8.5"
11'-2"
SIXTH FLR. SUBFLOOR
EL. + 55' - 6.5"
10'-7 1/2"
FIFTH FLR. SUBFLOOR
5th Floor Subfloor EL. + 44' - 11"
10'-9 1/2"
BUILDING HEIGHT: 4 - 8 EAST 94TH STREET
FOURTH FLR. SUBFLOOR
66'-8 1/2"
EL. + 34' - 1 1/2"
11'-3 1/2"
THIRD FLR. SUBFLOOR
EL. + 22' - 10"
11'-6 1/2"
SECOND FLR. SUBFLOOR
EL. + 11'- 3.5"
RAKE AND REPOINT MORTAR JOINTS
4
11'-3 1/2"
FIRST FLR. SUBFLOOR
EL. 0'-0"
Proposed Front Facade Facing E 94th Street
10'-0"
Existing Front Facade Facing E 94th Street
CELLAR FLR. SUBFLOOR
EL. -10'-0"
55

4. 4 - 8 East 94th Street, New York NY
Construction Type Overview
Understanding the Construction of the building was critical in doing our design intervention. The build-
ing needed to be reframed on all floors. What was most critical was how our space (Floor 5, 6 and Roof)
were structurally arranged because the rest of the floors would have to carry the loads and resolve down
to the foundation level.
New Design would remove 1st Floor portion
to create a large backyard. (See Proposed
Elevation on next page)
REMOVE UPPER PORTION OF LOT LINE BRICK WALLS EXISTING ELEVATOR SYSTEM TO BE REMOVED.
TO ALIGN W/ BOTTOM OF BLUESTONE CAP OF EXISTING SHAFT TO REMAIN. RELOCATE OPENING FOR
WALLS IN REAR YARD. NEW ELEVATOR.
Building 4 was composed of composite steel framing
Building 4
NOTE A
REMOVE
(i.e. steel framing with concrete form work). This is an
EXISTING
WINDOWS
EXISTING PORTION OF ON FRONT WALL
SLAB TO BE REMOVED
FOR NEW STAIR. SEE STRUCTURAL
DRAWINGS FOR THE FRAMING. SEE
LSS DRAWINGS FOR INTERIOR DEMOLITION.
outdated form of construction as steel is fireproofed with
EXISTING CHIMNEY
TO BE REMOVED
UP
DN
REMOVE EXISTING WINDOWS AND DOORS.
spray on concrete.
REMOVE EXISTING BRICK WALL ABOVE LEVEL OF
REAR YARD. REMOVE STONE CAPS, CONCRETE AND
LINTELS.
DEMO EXISTING SEE NOTE A
STAIR
Building 6
1 BRICK WIDE PORTION OF MASONRY
(E 9 4 T H S T R E E T)
TO BE REMOVED FROM THIS WALL.
REMOVE EXISTING IRON BARS & WOOD WINDOWS,
FRAME, EXISTING DOOR. REMOVE PARTITIONS OF
BRICK BETWEEN DOOR & WINDOWS. SEE NOTE A
EXISTING METAL RAILING AND ROOF TO BE REMOVED AND
REINSTALLED AFTER NEW PLATFORM DECK IS BUILT.
CAREFLLUY REMOVE EXISTING STEEL RAILING/PERGOLA
REMOVE EXISTING RAILING, FROM FLOOR TO CEILING. STORE INSIDE & PREPARE FOR
PAVERS, STEPS AND WINGWALLS RESTORATION TO BE REINSTALLED AFTER NEW FLOOR IS
ABOVE LEVEL OF REAR YARD COMPLETED. REMOVE EXISTING STONE FLOOR, COVE,
NOTE C: SEE NOTE B PRICING SET -
SLAB AND FOUNDATION WALL. NOT FOR CONSTRUCTION 6/11/08
INTERIOR DEMOLITION AS PER REMOVE EXISTING
LSS SCOPE OF WORK DOORS.
ISSUE/REVISION DATE
REMOVE EXISTING CONCRETE
STEPS AND WALLS THAT CONNECT EXISTING MASONRY FIREPLACE CHIMNEY &
TO LOWER PLATFORM FLUES TO BE EVALUATED FOR REUSE OR
DEMOLITION INTERIOR ARCHITECT:
EXISTING COLUMN
TO REMAIN LEROY STREET STUDIO ARCHITECTURE PC
113 HESTER STREET
NEW YORK, NY 10002
REMOVE EXISTING LANDING
AND CONCRETE/STONE PLATFORM Ph: 212 431 6780
WITH STUCCO BASE. Fx: 212 431 6781
E: info@leroystreetstudio.com
SEE NOTE B
REMOVE EXISTING CONCRETE SEE NOTE A STRUCTURAL ENGINEER:
PATIO, FLOOR DRAINS, PIPES, ETC.
Building 8
ROBERT SILMAN ASSOCIATES
DN
88 UNIVERSITY PLACE
NEW YORK, NY 10003
EXISTING TREE TO REMAIN.
CONSTRUCTION OPERATIONS Ph: 212 620 7970
TO MAINTAIN A 15' MIN. DISTANCE Fx: 212 620 8157
FROM EXISTING TRUNK IN ORDER TO E: e.pendleton@silman.com
PROTECT ITS ROOTS PROVIDE TEMPORARY.
REMOVE EXISTING WOOD WINDOWS
MECHANICAL ENGINEER:
HANINGTON ENGINEERING CONSULTANTS
REMOVE EXISTING GLASS BLOCK PARTITIONS 501 FIFTH AVENUE, SUITE 1809
REMOVE EXISTING LANDING AND STEPS NEW YORK, NY 10017
UP
REMOVE EXISTING METAL DEMO EXISTING STAIR AND ELEVATOR. Ph: 212 338 9801
DOOR AND SADDLE, HARDWARE, ETC. Fx: 212 338 9802
BLUESTONE SILSL & LINTELS TO REMAIN. SEE NOTE A E: haneng@optonline.net
SEE STRUCTURAL DRAWINGS FOR NEW
FRAMING & FOR RECOMMENDATIONS
PARTY WALL TO BE PROTECTED FROM EXISTING COLUMN ON TEMPORARY SUPPORT.
VIBRATION EFFECTS OF INTERIOR TO REMAIN
DEMOLITION REMOVE FLUE
GENERAL NOTES:
Existing First Floor
DEMOLITION NOTES: SAFETY NOTES:
1. Scope of Work: Interior demolition of existing office building throughout. 1. Contractor shall perform all operations of demolition and removal indicated on 1. General: All work to be done in accordance with the New York City Building Code, 28 WEST 25 STREET
BKSK
No change to use, egress or occupancy under this application. the drawings and as may be required by the work. All work shall be done Article 19, and regulations of all other agencies having jurisdiction.
carefully and neatly, in a systematic manner. N E W Y O R K, N Y 1 0 0 1 0
2. All work shall conform to the requirements of the New York City Building Code, 2. Structural: Contractor to provide adequate temporary bracing and shoring Ph 212.807.9600
Fire Department regulations, utility company requirements, and the best trade 2. All existing surfaces and equipment to remain shall be fully protected from wherever any structural work is involved.
practices. A R C H I T E C T S, L L P
damage. The Contractor shall assume full responsibilty for damage and Fx 212.807.6405
New Expanded Backyard
shall make repairs required without additional cost to the Owner. 3. Fire Safety: All building materials stored at construction area, and/or in any area
3. Before commencing work, the Contractor shall file all required Certificates of of the building are to be secured in a locked area. Access to such areas to be
1 DEMO PLAN - FIRST FLOOR Insurance with the Department of Buildings, obtain all required permits, and pay 3. No debris shall be allowed to accumulate on the site. Debris shall be removed controlled by Owner and/or General Contractor. PROJECT NAME:
A-101 SCALE: 1/4" = 1' - 0" all fees required by governing New York City Agencies. by the contractor as the job proceeds. The site shall be left broom clean at the EXTERIOR ENVELOPE
completion of the demolition. 4. Dust Control: Debris, dirt, and dust to be kept to a minimum, and be confined MACK RESIDENCE &
4. The Contractor shall verify all existing conditions in the field prior to commencing to the immediate construction area; and be cleaned up and cleared from
work, and shall report any discrepancies between drawings and field conditions MOUSSAZADEH RESIDENCE
4. No structural elements shall be removed unless portions affected are adequately building periodically to avoid any excessive accumulation.
to the Architect. supported by either temporary shoring or new structural elements as requirecd to
protect the stability and integrity of the existing structure. 5. Construction operations will arrange for temporary power. 4 - 8 East 94th Street
5. Minor details not usually shown or specified, but necessary for proper New York, NY 10128
construction of any part of the work shall be included as if they were indicated 5. All adjoining property affected by any operations of demolition shall be protected
on the drawings. per the requirements of sub-chapter 19 of the NYC Building Code.
6. The Contractor shall coordinate all work procedures with requirements of 6. Remove or relocate all wiring, plumbing, and mechanical equipment affected by DRAWING TITLE:
local authorities and building management. removal of partitions. Removed pipes and/or lines shall be cut to a point of
concealment behind or below finish surfaces, and shall be properly capped or
7. The Contractor shall be responsible for the protection of all conditions and plugged
Building 6 - 8 was framed with steel beams and girders.
materials within the proposed construction area. The Contractor shall design
and install adequate shoring and bracing for all structural or removal tasks. 7. The Contractor shall provide, erect and maintain all temporary barrier and FIRST FLOOR
The Contractor shall have sole responsibility for any damages or injuries caused
by or during the execution of the work.
guards, and all temporary shoring and bracing as required by Department of
Building rules and regulations. LEGEND DEMOLITION PLAN
8. The Contractor shall lay out his own work, and shall provide all dimensions for EXISTING TO BE REMOVED
8. The Contractor shall provide adequate weather protection for the building
other trades (plumbing, electrical, etc.) and its contents during the course of the work. All openings in any wall or
BKSK Client Entrance + El-
roof shall be protected from all forms of weather or water penetration. EXISTING TO REMAIN
9. Plumbing and electrical work shall be performed by persons licensed in their DRAWING NUMBER:
Originally building was framed with wood.
trades, who shall arrange for and obtain inspections and required sign-offs. 9. The Contractor shall file all necessary Certificates of Insurance with the
Department of Buildings, pay all fees, obtain all permits and provide any and all
A-101
DATE:
10. The Contractor shall do all cutting, patching, repairing as required to perform bonds required by any city agency in order to the work herein described. 06/09/08
all of the work indicated on the drawings, and all other work that may be
required to complete the job. SCALE:
evator to 5th and 6th Floor.
1/4" = 1' - 0"
11. All piping and wiring shall be removed to a point of concealment and shall
be properly capped or plugged. PROJECT NO.
0625
Leroy Street Studio Entrance
Image of a typical Bay Window Framing.
Proposed First Floor

5. 4 - 8 East 94th Street, New York NY
Existing West Elevation, Proposed West Elevation (Facing Central Park)
Expanding the backyard would involve removing the First floor
Extension as seen in the existing elevation. The New Penthouse
CONSTRUCTION NOTES
16 15 14 13
1 12
1 11 10 9 8 7 6 5 4 3 2 1
C-1 CAST STONE PANELS TO MATCH EXISTING IN CO
TEXTURE.
would shorten the height as well to 68’-6” on Building 4 while the
NEW PARAPET AT C-2 4" STANDARD BRICK VENEER. COLOR TO BE DET
C-22 C-16 C-18 MECHANICAL SPACE
C-3 NEW SOLID MAHOGANY WINDOWS & DOORS TO
NEW SOLID MAHOGANY WINDOWS & DOORS TO
EL. + 76' - 2" C-23 C-21 SEE WINDOW SCHEDULE. DOORS AND WINDOW
existing building has a height of 75’-0”.
SEE WINDOW SCHEDULE. DOORS AND WINDOW
TOP NEW BULKHEAD TO HAVE LOW 'E' - DOUBLE INSULATED - LAMINA
TO HAVE LOW 'E' - DOUBLE INSULATED - LAMINA
C-19 C-24
C-4 CAST STONE HEADERS TO MATCH EXISTING IN C
TEXTURE.
C-11
C-5 CAST STONE MOULDED CORNICE TO BE INSTALL
& LCC ROOF. COMPOSITION, COLOR & TEXTURE
C-10
C-6 NEW 1/2" THICK GREY MOTLED SLATE ROOF BY E
UNDERLAYMENT & EXTERIOR SHEATHING ON LIG
C-8 C-7 20 OZ. LCC DORMER SURROUND INCLUDING PED
PEDIMENTS
C-8 20 OZ. - LCC STANDING SEAM ROOF ABOVE DORM
EL. + 66' - 8.5"
ROOF FLR. SUBFLOOR
C-9 6" CAST STONE COPING ABOVE MASONRY WALL.
C-9
C-10 20 oz- L.C.C. COPING & CORNICE AT EDGE OF RO
C-11 WROUGHT IRON HANDRAIL 1 1/2" ANCHOR BARS
PAINT FIN (TYPICAL).
C-17
C-5 NEW STAIR & ELEVATOR BULKHEAD W/ BRICK V
C-12
C-13 EXTEND EXISTING CHIMNEYS TO PROJECT 45" AB
PROVIDE CAST STONE CAPS THROUGHOUT.
C-1
C-14 NEW STAIR BULKHEAD W/ METAL FRAMING & ST
& WINDOWS TO BE SOLID MAHOGANY W/ LOW 'E
PROVIDE CAST STONE COPING EDGE ATTACHED
EL. + 55' - 6.5"
SIXTH FLR. SUBFLOOR C-15 NEW BRONZE CIRCULAR SKYLIGHT W/ SWITCH G
FLASHING DETAIL AT BULKHEAD ROOF.
C-16 6" CAST STONE COPING AT STAIR/ELEVATOR BUL
C-17
C-17 6" CAST STONE COPING AT END OF TERRACE ON
WEST WALL.
C-18 NEW MECHANICAL UNITS TO BE INSTALLED. PR
IN ROOF - AS PER SPECS.
C-19 6" CAST STONE ABOVE MASONRY PARAPET.
C-20 REPLACEMENT AND NEW ALUMINUM LOT-LINE D
LOW 'E' DOUBLE INSULATED TEMPERED GLASS,
EL. + 44' - 11" PROVIDE BRICK SILL TO NEW WINDOWS TO MAT
FIFTH FLR. SUBFLOOR C-21
C-22 ALUMINUM LOT-LINE DOUBLE HUNG WINDOWS W
ALUMINUM LOT-LINE DOUBLE HUNG WINDOWS W
TEMPERED GLASS. LAYOUT HEIGHT TO MATCH
TEMPERED GLASS. LAYOUT HEIGHT TO MATCH
ELEVATION. PROVIDE BRICK SILL TO MATCH EXI
ELEVATION. PROVIDE BRICK SILL TO MATCH EX
EX
C-22 ALUMINUM LOT-LINE DOUBLE HUNG WINDOWS W
ALUMINUM LOT-LINE DOUBLE HUNG WINDOWS W
TEMPERED GLASS, SIMULATED DIVIDED LITES.
TEMPERED GLASS, SIMULATED DIVIDED LITES.
STAIR WINODWS.
STAIR WINODWS.
C-23 4 1/2" CAST STONE @ PARAPET IN THE REAR RO
6+8
C-24
C-31
C-44 CAVITY WALL ASSEMBLY: 4" BRICKSTONE COPIN
NEW MOLDED COPING EDGE CAST VENEER WIT
6" CMU BACK WALL. SLAB. FURRING TO RECEIV
ATTACHED TO NEW METAL
REAR ADDITION AT BUILDING 4.
C-25 4 1/4" BLUESTONE SILL TYP.. TO MATCH EXISTIN
BUILDING 6 - 8 (TYP.)
EL. + 34' - 1 1/2"
GENERAL NOTES:
FOURTH FLR. SUBFLOOR C-24
THE RESTORATION OF EXISTING FACADES SHALL INCLUD
LIMITED TO THE REPAIR AND/OR REPLACEMENT OF:
01. OPEN MORTAR JOINTS UNDER CAST STONE COP
02. SHIFTED/ CRACKED BRICK, BOWED LINTELS.
C-22 C-20 C-21
03. VERTICAL THERMAL CRACKS IN MASONRY
04. OPEN JOINTS IN BRICK AND CAST STONE MASON
C-20 AT VARIOUS LOCATIONS.
05. CRACKED CAST STONE MASONRY.
06. SHELF ANGLE DETERIORATION AND ASSOCIATED
CRACKED MASONRY.
EL. + 22' - 10"
07. SHIFTED CAST STONE MASONRY.
THIRD FLR. SUBFLOOR
08. LOOSE SHEET METAL CAPS.
09. OPEN JOINTS AT SHEET METAL REGLETS.
10. OPEN VERTICAL JOINTS BETWEEN CAST STONE
MASONRY.
11. DETERIORATED MORTAR JOINTS AT SILLS.
12. DETERIORATED POINTING MORTAR AT BRICK PA
13. OPEN STEP CRACKS THROUGHOUT
NEW FOUNDATION WALL FOR REAR PORCH SLAB
TO BELOW FROST LINE PER NYC CODE. STONE R
EL. + 11'- 3.5"
SECOND FLR. SUBFLOOR
EL. 0'-0"
FIRST FLR. SUBFLOOR
1 WEST ELEVATION ALT A
16 15 14 13
1 12
1 11 10 9 8 7 6 5 4 3 2 1 A-402 1/4" = 1' - 0"
Existing Side Elevation, Facing Central Park Proposed Side Elevation Showing Expanded
EL. -10'-0"
Backyard
57

6. 4 - 8 East 94th Street, New York NY
BKSK Penthouse Space : 5th Floor Plan
CLOSET
NEW ANGLED
BATH PARAPET WALL
NANNY
BEDROOM 3
C
L
19R
UP
19R
CLOSET DN
GUEST BEDROOM
CL. NEW PARAPET WALL TO
MATCH EXISTING
GUEST SUITE
LAUNDRY RD
BATH
CLOSET
LINEN
NEW DRAIN
NEW CAST STONE COLUMNS
STAIR HALL TO MATCH EXISTING
OFFICE
UP
ROOF BELOW BEDROOM 2
BATH
Storage
SHELF SHELF
HER BATH
HER CLOSET
MASTER BEDROOM
BENCH
SHOWER
TERRACE
BELOW
HIS CLOSET HIS BATH
RD
5th Floor Plan August 19th, 2008
Project No. 0639
Scale: 1/4" = 1'-0"
4 - 8 EAST 94th STREET
Proposed Fifth Floor Plan
BKSK
BKSK
A R C HI TEC T S L L P
6th Floor Deck Detail
58

7. 4 - 8 East 94th Street, New York NY
BKSK Penthouse Space: 6th Floor Plan
NEW ANGLED
PARAPET WALL
POWDER RM
FIREPLACE
VESTIBULE
C
L
LIVING
18R
UP
19R
DN
FOYER
DINING
TERRACE DEN
ROOF BELOW DN UP
STAIR
30'-0" 18'-8 1/2"
MW
DUMBWAITER REF/FRZ
WD
PANTRY
FAMILY RM.
KITCHEN
BREAKFAST
TERRACE
BELOW DW
DW
LSS FLUE TO BE
R/
BURIED IN
O
WALL PARTITION
EDGE OF
NEW PARTY WALL NEIGHBOR'S PARTY WALL
TO BE 1/2" FROM C
L PARAPET WALL 2 1/2" FROM
PROPERTY LINE TO BE REMOVED NEIGHBOR'S
NEW ANGLED CHIMNEY
PARAPET WALL
6th Floor Plan
July 30, 2008
Moussazadeh - Nazarian Residence Project No. 0639
4-8 East 94th Street - 6th Floor
BKSK
BKSK A R CH I TE C TS L LP
6th Floor Atrium View
59

8. 4 - 8 East 94th Street, New York NY
BKSK Penthouse Space: Roof Plan
12:6.5
12:6.5
4.5:124.5:12
Cond. 1 Cond. 2 Cond. 3 Cond. 4
STAIR/ELEVATOR
BUILKHEAD
12:6.5
4.5:124.5:12
30'-0"
12:6.5
ROOF BELOW
12:6.5
TERRACE
BELOW
12:6.5
TERRACE
BELOW
12:6.5
TERRACE
BELOW
12:6.5
Roof Plan
Dormer Detail: While the building’s framing is steel, the
dormers would be assembled with light gauge steel
construction.
60

9. 4 - 8 East 94th Street, New York NY
Building 4 Rear Addition
While our firm removed the first floor portion of Building 4 which would require an addition
to fill the void. The design adheres to the zoning setback of 30’-0” and we created a steel
framed addition with a masonry cavity wall that has wide windows which would allow occu-
pants to overlook the backyard.
First Floor Plan Showing Rear Addition
Wall Section: Steel Framing attached to Building 4 Section
existing composite steel framing 61