320 1/2 6th Street, Jersey City, NJ
In 2009 LLA presented drawings and testified before the Jersey City Board of Adjustment to request variances for this 3 and 4 story single family residence. Variances were secured for minimum lot area, minimum lot width, minimum rear yard, maximum and minimum floor to ceiling heights, minimum parking space dimensions and maximum height. A Resolution was memorialized in December of2009. Approvals by JCMUA were also secured.
LLA was presented with the challenge to design a “Green” Feng Shui structure with a grade level garage, 3 bedrooms, 3 1/2 baths, open concept living, dining and kitchen areas, a study/nursery, master balcony, roof terrace and solar roof panels within a limited sized lot of 833.5 square feet, 50’ deep x 16.67’ wide. As a result of the property being located within the 100 Year Flood Zone, the first floor was split into two levels in order for the residential floors to be at a minimum of 2.5’ to 3’ above the sidewalk grade. The kitchen is situated on a split mezzanine level between the first and second floors. The second floor provides two bedrooms and two baths. The third floor is occupied as a master bedroom suite and study/nursery.
The dark brick piers on the 6th Street façade return the corner as a base on Monmouth Street in a gesture to the rail bed across the street. The window wall, set back between the two brick piers, is capped with a glass balcony or cornice that aligns with the wood cornices of the adjacent 6th Street row houses. The massing on Monmouth Street presents two volumes similar in scale to the row of existing multiple family buildings along the street. Separating the two volumes is a vertical wood sided volume with both operable and fixed windows that encloses the vertical stair element and provides screening at the roof top mechanical equipment area set underneath the solar panels.