All posts by Kristen Ordonez

From Boardrooms to Beds and Baths

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The Residences at Prince: One of downtown Manhattan’s newest luxury residential conversion projects — once the site of New York City’s oldest parochial school — recently launched sales, with prices starting at $7.74 million. Photo courtesy ©Redundant Pixel.

Technological advances and a changing business landscape mean less demand for traditional downtown office spaces. The vacant spaces are providing opportunities for high-end homes in increasingly chic locales.

By Camilla McLaughlin

Starchitects and the towers they design generate the most real estate news. But underneath attention-getting headlines, another trend, stretching across a range of prices, property types and demographics, has been unfolding.

More than disruptive technology or a growing penchant for ultra luxury, the conversion of obsolete, usually vacant office buildings into residential units — a trend Stockton Williams, executive director of the Urban Land Institute (ULI) Terwilliger Center for Housing, characterizes as “boardroom to bedroom” — is remaking cities.

Boardroom to bedroom is not a new phenomenon, and in fact some of the earliest conversions occurred in the mid-1990s. In New York, the move to revitalize Lower Manhattan involved converting 100 million square feet of vacant office space to residential. A much-publicized transformation of the Gulf and Western Building on Columbus Circle to luxury residences and a hotel was the first instance of a modern high-rise building being adapted to residential use, according to ULI.

The Midtown Flatotel Hotel was redeveloped into 109 luxury condos, including a $16.8 million triplex atop the 46-story building. Photo courtesy ©Williams New York.

It was also the starting gun for a development frenzy that resulted in the city’s Billionaires’ Row (West 57th Street near Central Park). In Philadelphia, a similar trend led to the redevelopment of approximately 10 percent of the city’s office space and today Center City Philadelphia is a hot market. Similar scenarios unfolded in Boston and San Francisco.

In the first 10 years of this century, downtown areas in U.S. metros with populations of 5 million or more experienced double-digit population growth, more than double the rate for the individual metro overall, according to the Census Bureau. Cities with the largest increases, according to ULI, included Chicago, Miami, Sacramento and Seattle. But ULI research also shows the office-to-residential trend even extends to cities such as Baltimore and Toledo, in which downtown populations have been on the decline.

“Office-to-residential conversions are typically seen as an unmitigated win/win situation for cities. They help attract and accommodate new residents, often in a more environmentally sustainable manner than new construction, while reducing office vacancies — and sometimes saving beloved buildings from a more radical makeover, or even the wrecking ball,” Williams concluded in an article he penned for Urban Land Magazine.

A survey of office data by CoStar Portfolio Strategy, a Washington, D.C.-based commercial real estate market intelligence firm, shows office-to-residential conversion activity happening in nearly half of the top office central business district markets in the country, with the prospect of adding a total of roughly 11,500 multifamily units to downtown inventories. “Office conversions are a huge trend we’re seeing in a lot of places you wouldn’t think of, including Kansas City, St. Louis, Milwaukee and Cleveland,” said Aron Jodka, senior manager market analysis with CoStar Portfolio Strategy.

In cities large and small, residential real estate has become a transformative element, a role formerly relegated to commercial and office properties. Old factories, offices, stores, schools and even churches are being reconfigured as residential properties and pumping new life into neighborhoods as diverse as Boston’s Seaport district or the plaza/midtown area of Kansas City.

The trend also extends to close-in, more urbanized suburbs. Several former office buildings in Alexandria, Virginia, across the Potomac from Washington, D.C., have found new life as residential properties.

The Oronoco, Alexandria, VA. Photos courtesy ©thomas arledge photography.

For example, the former offices of the Sheet Metal Workers International Association became The Oronoco Waterfront Residences, a 60-unit LEED-certified building. Condominiums range from 1,549 square feet to just over 3,511 square feet. The U-shaped base structure allowed developer EYA to create a center courtyard, and also to maximize river views. The list of amenities is extensive.

Whether the product is condos or rentals, a huge number of amenities has become a must-have for developers. Regarding potential rental buildings, Steve McFadden, AIA, senior designer, with Chicago’s FitzGerald Associates Architects says, “As units get smaller, amenities get bigger. It’s like the amenities war. To make a building viable you have to have a lot of amenities.”

Not every old office structure is a good candidate for adaptation to residential. Chicago has seen the largest increase (46 percent) in the downtown population. Here, conversions date back to 1996, with the conversion of the Chicago Motor Club and the Singer Building into condominiums, the first non-rental housing developed inside the Loop in a century. This project also sparked 30 similar redevelopments during the two-decade administration of Mayor Richard M. Daley, according to ULI.

FitzGerald Associates Architects is credited with a number of the Windy City’s notable adaptations, including the former headquarters of Montgomery Ward, one of the first cast-in-place concrete structures in the city. The adaption in 2000 turned the Merchandise Building into 241 condominium residences at One River Place.

Like a number of recent conversions, Mercantile Place in downtown Dallas is a mixed-use development that has transformed three city blocks and become a catalyst for new growth and development in the neighborhood surrounding the Niemen Marcus flagship store. The upscale rental units, which include extensive amenities and services, introduced a higher standard of living to the area.

The development includes four different luxury apartment communities, each with a unique design focus, as well as four restaurants. Two of the buildings were former offices. One was the historic Mercantile Commerce Building, which was converted into a LEED Silver Certified, spa-themed community.

The project used tax increment financing and was part of a broader effort to bring more housing to the downtown. The units are rentals targeted to upscale young workers and empty nesters.

Having a flexible approach toward residential investments is important. In the recent 2017 edition of Emerging Trends in Real Estate published by ULI, this quality is characterized as optionality. How does optionality play out in the residential marketplace? “Developers hedge their bets by building condo quality into rentals — an option that makes sense at today’s ultra-low cap rates — knowing that market demand can shift swiftly between the two forms of product. Another multifamily option being discussed in the market is the development of projects that appeal to multiple generations — millennials and baby boomers, for example. The two groups are looking for similar amenity packages but differ on the desired size and price point of the units. Keeping your options open has never seemed to be a wiser approach,” advises ULI.

Mercantile Place, Dallas. Photo courtesy Fitzgerald.

Like a number of recent conversions, Mercantile Place in downtown Dallas is a mixed-use development that has transformed three city blocks and become a catalyst for new growth and development in the neighborhood surrounding the Niemen Marcus flagship store. The upscale rental units, which include extensive amenities and services, introduced a higher standard of living to the area.

Williams sees the ability to innovate influencing the direction of future developments, such as units that can be used in multiple ways. A good example is “e-lofts,” a concept that offers highly amenitized loft-style spaces that can each be used as either an apartment, office or live/work spaces. The first e-lofts community recently opened in Alexandria in a formerly vacant 240,000-square-foot building. The open floorplans range from 650 to 1,200 square feet, and include 10-foot exposed ceilings, plank flooring, European kitchens and upscale baths. Tech amenities to each unit include filtered air and water, fiber to the unit, and business-ready electrical and data service. Overall amenities in the building include fitness, a 30,000-square-foot amenity deck, pet salon, community kitchen, multiple conference facilities, co-working spaces and a soundproof music practice facility, which is a perk in a number of new buildings today. Similar are WeLive Apartments, a co-housing concept from the co-working firm WeWork that is playing out in high-end micro apartments. The first are in New York City’s financial district and in the Crystal City neighborhood in Arlington, Virginia. Both are conversions of older office buildings.

Looking ahead, whether the trend will continue depends a great deal on demand for office space and whether fledgling businesses are willing to consider Class B space. Richard Whitney, principal at FitzGerald Associates Architects, expects renovations to continue as more new office space comes to market. “Finding a life for those existing buildings will be a challenge, and residential is a viable way to do that.”

A Case Study in Chicago

FitzGerald Associates Architects is currently working on a conversion of what was originally known at the National Life Building at 29 South LaSalle in the Loop district. Constructed in 1902, the building includes a number of historic features, but it was other aspects that made the building an excellent candidate for re-adaptation, according to architects. “The size of the floorplates was important,” says Richard Whitney, principal at FitzGerald. If the floorplates are too large, finding a use for space in the middle of the building can be a challenge. In Chicago, the building code requires a window and venting in bedrooms. “Another advantage,” shares McFadden, senior designer for the project, “was very large windows” and the spacing of columns also didn’t present a big hurdle.

Because office buildings typically didn’t allow for individual control of heating and other mechanicals, most residential adaptations call for new systems. In 1902, when the building was constructed, lateral structure design was still being developed, so new strategies for wind resistance had to be added to the building. The addition of a 14th story, which includes a pool, gym, outdoor deck and other amenities, required additional bracing to accommodate the new loads.

Although the original terra cotta facade was altered in a 1940s renovation, FitzGerald’s architects were able to retain a number of historic features and materials in the interior. The presence of historic elements lends a high degree of authenticity and a link to the history of the neighborhood. Using creative strategies to meet current codes, they were able to preserve the historic open metal stairway. New windows were chosen to match historic profile of the originals, and quite a bit of the historic trim was salvaged. The first floor contains retail spaces as well as the lobby. Part of the marble in the original lobby was lost during an earlier renovation, but half is still clad in marble. The location of the building has strong appeal to affluent millennials, a characteristic common to office readaptations.

Building in the historic district required a longer approval process, although there were some tax advantages, and ULI says many office-to-residential conversions depend on local tax abatement, state and/or federal historic tax credits and, in the case of affordable housing, federal low-income-housing tax credits.

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The Box Within a Box

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This Newport Beach, California project was under a tight deadline, leading Blakeley to customize pieces from retail stores. Photos courtesy James Blakeley. 

Designer James Blakeley’s practicality has appealed to celebrities such as Tom Selleck and Kiefer Sutherland.
By Kirsten Niper

It’s no surprise to hear interior designer James Blakeley stress the importance of designing a space that reflects the people living in the home.
“Living environments need to nurture, inspire and grow with their occupants,” Blakeley says. “Creating a home, complete and individual, requires a single vision that can be felt and sensed from any room, during any occasion and time.”
In the design process, his first steps are asking the clients what they’re looking for, what their lifestyle is, and how/what they do in their home for entertaining.
“A superb use is to design a ‘box within a box,'” Blakeley explains. “Thus, one particular area in a room must standalone in its integrity, but when all of the elements combine into a seamless design, then the space can be viewed as a whole. The resulting compilation of spaces evolves together, ever reflecting a client’s personality.
“The living room is a big box, with different boxes in that room. You think it’s one room, but then it’s another and another, like those [Matryoshka Nesting] dolls,” shares Blakeley, a principal of Blakeley-Bazeley Ltd.
Blakeley uses hand-sketched, black and white drawings when illustrating his designs for clients. “I used to do a computer program to show ideas, flybys and all that stuff. By doing that, they got an image in their head and its never the way the completed project looks. Now, I find that they’re surprised by everything they see.”
Blakeley has worked with celebrities, including Tom Selleck, Kiefer Sutherland, David James Elliott, Don Bellisario and Raffaella De Laurentiis, and average Joes. No matter the client, he strives to further Los Angeles’ reputation of iconic style and classic charm.
Some of the buildings that inspire him are L.A.’s Union Station, “a wonderful Mid-Century Classical building,” Hollyhock House, the Stahl House and the interior of the Bradbury Building. “The city has a lot of diverse looks, we move with different concepts, and clean, crisp design,” he explains.
In order to deliver a finished product that pleases his client, Blakeley relies on his strong partnerships with artisans, craftsmen and carpenters. “If you go to individuals who specialize, you’re getting a better product, of better quality and more quickly,” he explains. “I have three upholsterers, each with a specialized skill.”
Often, he entrusts his tradespeople to refinish or refurbish pieces found at stores like Pottery Barn or Restoration Hardware to make them customized pieces.
For what turned out to be one of his most challenging projects, Blakeley and his team had six weeks to fully redesign a client’s home that was to be rented out fully furnished. Due to the time constraint, much of the furniture came from retail stores. Blakeley picked up the dining room table from Restoration Hardware because he liked the style, but didn’t like the finish, so he took it to his refinisher who then stripped it and restained it. “I made what I needed, and then tweaked everything. It was made to fit — they re custom pieces, but not custom,” he says.
Throughout his projects, Blakeley is constantly modifying his concept. “As long as you tweak it, it leads you somewhere. A blueprint, it’s not the actual project, it’s just a guideline for what you’re about to build.” The constant evolution of a project is an example of why designers are needed in the first place.
“The reason a designer is hired is, number one, because they have the expertise to find things at a price you can’t find them at, and number two, your time is worth something. Hire a designer to do work for you, and in the long run you will save money and time,” Blakeley states.
He further drives the point home with a story of a client who while shopping with his wife, saw a coffee table he liked that was 60-percent-off. “He called me up, with the code on the piece, and I found the source for him. I found it for $1,800 less than the advertised 60-percent discount.”

His Favorite Project:
Blakeley was involved in a custom project, from the top down, in Coachella Valley, Rancho Mirage. “They didn’t know exactly what they wanted — they liked Contemporary, but felt like Contemporary could be cold.” So he ended up doing a Bali meets Japan theme, with Balinese wood ceiling in the great room, lots of exposed concrete, exposed stones from the mountains, muted colors and lots of steel. A standout from that project was the fireplace. “I made it the whole wall, almost 25 feet wide and 22 feet high. I layered three kinds of wood and had a stone hearth and mantel. It was one of the most exciting projects.”
Inspirations:
A dear friend of the family, Tony Duquette, got me started in all of this. He was a local designer — a stage and set designer who won a Tony. He’d take things you couldn’t do anything with and make something great.”
On the Importance of the Color Black:
One of his idols, Billy Baldwin, used the color black often. Blakeley uses it as an accent, in some form, somewhere in the room; or it can be throughout the whole room. “Black is striking, enticing and sophisticated. And a black room looks bigger than a white room. It adds a sense of style and mystery.” When people walk into a black room, they have no sense of where the walls are, so it looks huge to them, he says.

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Blurred Lines

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Pagoda Large by Ruiqi Dai. 

These designers have blended the lines between functional design and sculptural art with their completely original, handmade luxury objects. 

By Samantha Myers

 

Michelle Jones: Britannia Silver Jug
The graceful silver vessel boasts a unique shape that aesthetically resonates most when the effortless flow of metal is viewed from above. “There’s a sense of simplicity to it,” says designer Michelle Jones, who has a background in metalwork. “It has clean lines and is completely functional. It has a Zen feeling to it.”
Made from Britannia silver, which has a higher constitute of silver than sterling silver, the shape of the jug was handcrafted and then decorated with purposeful hammering marks. “Metal represents permanence,” says Jones. “It’s going to be around for some time. If you buy a piece, it will outlast you; it has longitude and it is passed through generations.”
The Britannia Silver Jug has the option of being sold as a set with its accompanying “tots,” or separately. £1,800.

Ruiqi Dai: Pagoda Large
Inspired by pagoda architecture, this one-of-a-kind series of 10 stackable porcelain tableware pieces includes a wine cup, teacup, four small bowls, two larger bowls and two plates, all designed for a formal dinner. “The form of the pagoda is expressed by stacking thrown porcelain, which echoes the silhouettes of Buddhist temples,” says designer Ruiqi Dai. “I also used soft fading glazes to create the gradual change of color to emphasize the feeling of the sky as light and dark transfer through the rotation of the earth to illustrate that there are only ever-changing, ever-moving processes.”
Originally from China, Dai studied Three Dimensional Design at the University of the Arts London, where she found her passion in ceramics “to make sculpturally functional objects that can both serve an aesthetic purpose and be useful.” £580.

Olivia Walker: Black Porcelain Wrapping Accretions Bowl
Created by Barcelona-based ceramist Olivia Walker, this bowl was thrown in black porcelain on a potter’s wheel, then decorated with individual, paper-thin shards of porcelain to create a lively pattern, taking over a month to complete.
“Starting from a set point on a bowl, I let the organic accretions spread out and grow,” says Walker.

“Unsure of the exact form it will take, I create pieces that evolve in the making process and which, when finished, present themselves to me as something new.”
Walker believes the piece is “more decorative than functional,” whose “life comes from the subtle tones of black [and] the way the light plays on the burnished surface in contrast to the stone-like texture and the way the accretions wrap and flow around the piece.” £1,400.

Naomi Jacques: Shards
Made from the shards of transparent, clear bullseye glass, this sculptural art bowl was created by artist Naomi Jacques.
Although the bowl appears precarious to handle due to its blend of glass pieces, a process Jacques calls “glass frit fusion” that took several years to master, she explains it to be “very tactile and can be held delicately, but it definitely will not cut you.”

“This piece in particular depicts an evocative balance between fragility and strength. I wanted to create something that celebrates a beauty that can often only be found resurfacing from darkness,” says Jacques.
Likened to a sheet of raw-cut diamond by viewers, Jacques imagines her piece to function as a “conversation appetizer, a thought-provoking creation that people can talk about and reflect upon its meaning.” £2,025.
 
**All of these items were available for sale through VeryFirstTo.com. VeryFirstTo.com touts itself as the world’s only site enabling one to be the first to know about, and have, the best of newly launching luxury products and experiences.

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Estate Formerly Known as "Neverland Ranch" is Re-Introduced to the Market

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Images from Sycamore Valley Ranch, formally Neverland Ranch. Photos courtesy Jim Bartsch.

The legendary California estate, formally known to the world as Neverland Ranch, is being re-introduced to the market at $67 Million by Joyce Rey of Coldwell Banker Previews International.
Today, known as Sycamore Valley Ranch, the renowned property retains its iconic status and incorporates over 4 square miles of sweeping vistas, dramatic mountain ranges and pastoral farmland. The Ranch was designed for recreation and entertaining on a grand scale.

“The initial pricing afforded Colony Capital time to better determine the future of the Ranch, and today we look forward to this magnificent property being enjoyed by a new curator,” explained Joyce Rey of Coldwell Banker Previews International. “This quintessential California estate is now ready for the next chapter in its journey.  The panoramic views and grounds of this prized estate are among its most coveted hallmarks. We are eager to watch Sycamore Valley Ranch transform into full bloom this coming spring.”

The private estates of Santa Barbara County have long been the retreat of some of the world’s most famous names. Sycamore Valley Ranch is a 30-minute drive to downtown Santa Barbara  where, in addition to fine dining and shopping, Santa Barbara Municipal Airport offers service by major airlines and private aviation services.

Five miles from the charming town of Los Olivos in the Santa Ynez Valley, the property was named for the majestic sycamore trees that populate the landscape, alongside century-old live oaks. The 2,700 acre ranch borders the Los Padres National Forest in one of Southern California’s most unique wine-growing regions. According to local vintners, the land is well-suited for vineyards.
Inside the gates, guests are greeted by a French Normandy-style manor, designed by award-winning architect Robert Altevers in 1982 as the main residence on the 50 maintained acres within the Ranch. Crafted to perfection with exposed timber beams, brick and stonework, 5 fireplaces, and 18th-century French oak parquet flooring from 2 chateaus in France, the main residence spans approximately 12,598 square feet. The first-floor master wing includes a private loft, 2 master baths, 2 walk-in cedar-lined closets, and a private outdoor garden. There are 4 additional bedrooms in the main residence for a total of 5 bedrooms and 6 full and 2 half baths. A separate apartment is located about the motor garages. Additionally, the main home is mere yards away from the approximately 5,500-square-foot guesthouse that boasts 4 separate suites.

Sycamore Valley Ranch offers endless opportunities for outdoor activities. The red barn was originally built for Clydesdales and the property is well suited for all equestrian pursuits. A train station features a kitchenette, loft, and 2 fireplaces. The stand-alone movie theater that easily seats 50 and the dance studio are an entertainer’s dream. A 3-bedroom ranch house, adjacent to the stables, offers a full kitchen, a wood-burning fireplace and a separate staff house with sweeping views of Figueroa Mountain.
“This is a rare and truly remarkable estate of 50 maintained acres surrounded by some four square miles of natural beauty running to the distant mountain ridges,” according to the property website. “Structures of magnificent quality and comfortable luxury make this a singular residence designed for an extraordinary California ranch and naturalist lifestyle.”

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Tech-Savvy Suites: How Hotels are Making Headway into the Future

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Photo courtesy of Amazon.

The current trend of voice-control technology has inflicted immense change on the real estate industry, creating another set of expectations for high-end homes or spaces to exceed.
This trend has found a new home in hotel rooms and is enhancing the way resorts cater to the needs of guests.
Wynn Las Vegas and Amazon recently announced plans to equip all 4,748 hotel rooms at Wynn Las Vegas with Echo, Amazon’s hands-free voice-controlled speaker. The introduction of this technology into every guest room, beginning this month with installation in suites, will be an industry-first in the world, allowing every guest of Wynn Las Vegas to control various hotel room features with a series of voice commands via Alexa, the brain behind Echo.
“As we have moved through the years, technology has always played an important part in our resorts,” says Steve Wynn, chairman and CEO of Wynn Resorts. “The thing that Amazon has done with Alexa is quite perfect. If I have ever seen anything in my 49 years of developing resorts that has made our job of delivering a perfect experience to our guests easier and help us get to another level, it is Alexa.

“The ability to talk to your room is effortlessly convenient. In partnership with Amazon, becoming the first resort in the world in which guests can verbally control every aspect of lighting, temperature and the audio-visual components of a hotel room is yet another example of our leadership in the world of technology for the benefit of all of our guests,” says Wynn.
Alexa will be fully operational in all guest rooms by summer 2017, and will initially control guest room lights, room temperature, drapery and the television. As the project evolves, future features such as personal assistant functions will be introduced.
“Millions of people already enjoy interacting with Alexa at home via their Echo devices, and now they will be able to experience the same convenience while traveling,” says Steve Rabuchin, vice president of Amazon Alexa. “Wynn Las Vegas is known for its comfort and luxury, and we are excited to work with the resort to enhance its guest experience with Alexa.”
Alexa is a the brain behind Amazon Echo and other Alexa-enabled devices — just ask and she’ll answer questions, read the news, set timers and alarms, recite calendars, check sports scores, control smart devices in-home, and more. Since Alexa runs in the cloud, she is always getting smarter — plus it is simple and free for developers to build Alexa skills and integrate Alexa into their own products. In the U.S., there are already more than 6,000 skills available for Alexa.
Wynn Las Vegas was not the first hotel to install voice-control technology in their hotel rooms, however. In August 2016 Aloft Hotels implemented the “Project Jetson” initiative in several of their hotel locations, which moved to enable control temperature, light and other room settings. Guests could control these settings through a custom Aloft app on iPads included in their rooms.
With people’s increasing desire to have control over their experiences, who knows where advances in technology will lead resort owners in the future.

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Global Perspective

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A New York City-based interior designer draws upon her travels around the world and involvement in the art community to create crisp, elegant and comfortable living spaces.

By Kim Quevedo

Story transformed this 2,400-square-foot industrial space into a perfectly tailored modern loft in New York City’s Tribeca. She used a neutral palette accented with contemporary art and splashes of color and pattern; Tribeca loft photos ©eric laignel

Born in Japan and raised in Singapore and Texas, interior designer Sara Story aims to bring a worldly approach in her design work. Not only does she include crafts of artisans from all over the globe, but Story also encompasses some of the different and unique transitions of spaces she has observed on her travels. Since founding her design firm in 2003, Story has worked on residential and commercial projects worldwide, including Singapore, Texas, California and New York City, as well as created two wallpaper collections. With an energetic, free-flowing style, Story is also inspired by art, fashion and architecture.

What motivated you to get into the interior design world?

After being in the corporate world, I took a step back and thought about what my passion was and what I wanted to spend my time doing. Looking back on everything I love, I gravitated toward design and architecture. That is what made me go back to school. Once I got a degree in interior architecture, I moved to New York, worked for a prominent designer and went out on my own when I thought it was time.

How have your travels inspired your projects?

I think when you travel you learn so much about different cultures and their design aesthetic, and that is always in my repertoire and definitely in my mind for projects. I just got back from Asia, and Japan, in particular, was inspiring with the scales of design, use of materials and the transition between everything, particularly in the way they resolve how materials meet each other.

Some of what I saw outside of Tokyo lends itself to a project in Sun Valley, Idaho, I am working on, specifically in the ebonized vertical wood on the exterior and how that transitioned into the interior, and how they installed this beautiful tile vertically.

It was also interesting to see the different way they use their light fixtures and how they are integrated into the beams. That is something I am working on with that project. It was interesting how it all corresponded at the same time.

How does the art world influence you in your interior design work?

New York City has a wealth of inspiration in all its galleries, architecture, art and different shows, and it always keep you on your toes. You keep learning about different artists and their different techniques. It all interplays together with interior design.

What was the inspiration for your wallpaper collection?

For my wallpaper collection, I would go through so many different paintings for inspiration of color combinations and texture. I also drew upon fashion. I went through old vintage Christian Dior. It is so interesting to see all the different color combinations and variations. It is really fascinating.

In a residential area outside of the city center, this three-story bungalow in Singapore is a mix of traditional Colonial architecture and contemporary Asian design. 

Plaster molding, refined paneling and exposed ebonized beams highlight the double-height ceilings in the living room. Photos courtesy Singapore bungalow photos ©masano kawana

How did everything come together for the bungalow in Singapore?

That was a really interesting project because it was my first project in Asia. Part of the inspiration of the house was taking the old black and white Colonial houses that were built in Asia, and are kind of national landmarks in Singapore, and doing a contemporary version of a black and white house — so having lots of beams, latticework, marble and teak — and thinking about the environment and what is sustainable there for materials. Lastly, I brought in a European vision too with European antiques. It was a combination of European antiques, architectural black and white house, and contemporary elements like art and light fixtures. It was an eclectic mixture from all over the world.

Can you share your thinking behind the Tribeca loft project?

This project was for a really young bachelor, so it was thinking about Tribeca and bringing interjections of fun, cool patterns. There was a graffiti wallpaper on the ceiling in the entry vestibule and this inside-out pharmacy in the entry powder room, like a medicine cabinet with no doors. That was inspired by Damien Hirst.

Then we built this little office and, in the back, there is this doodle wallpaper I really like. We also took this old air compressor from a scuba tank and made into a vanity. It was fun, and about creating these energetic, cool moments.

Do you have any advice for people going into interior design?

Always keep your eyes open, keep learning about things and explore the cultural aspect of where you live to the fullest.

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Tech-Savvy Shopping

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Usually viewed as the nemesis of brick-and-mortar shops, technology is now being employed by retailers to draw people back to the mall.

By Roger Grody

With RFID technology, fitting rooms become interactive. Photo courtesy Oak Labs.

Adjusting to a fundamental shift in how the world shops, retail establishments are struggling to retain customers who have become accustomed to shopping online in their pajamas, or while sipping a latte at their neighborhood café. To get people back to the mall, retailers must offer a more compelling experience, and for some, technology is not the enemy, but the answer.

Fashion designer Rebecca Minkoff, who parlayed a flirty “downtown romantic” style into a global lifestyle brand, is also one of the most technologically ambitious retailers. At her boutiques in New York, San Francisco and L.A., the experience begins at a large touchscreen from which customers can order cappuccino or Champagne, delivered to them as they browse.

At her boutiques, Minkoff has also introduced technology to the dressing rooms, equipped with mirrors doubling as interactive touchscreens that allow customers to adjust the lighting and request alternate sizes or styles. In addition, the “smart mirrors” detect the radio-frequency identification (RFID)-tagged garments and suggest matching pieces or accessories. “The amount of embedded tech that has gone into this retail embodiment has given us the opportunity to reach our ultimate goal in catering to next-generation shoppers,” says Uri Minkoff, the designer’s brother and company CEO.

Burberry, the iconic British luxury brand, also has demonstrated a strong commitment to technology, first at its global flagship store on London’s Regent Street and subsequently at its Shanghai flagship, the largest of seven locations in that city. The illumination of the sleek Shanghai façade changes with the natural light, while 40 strategically placed video screens and 130 speakers reinforce a decidedly high-tech interior.

Using RFID technology, a multimedia experience is triggered every time a customer steps into a dressing room at Burberry Shanghai. Not only are mirrors transformed into video screens — displaying images from a Parisian fashion show, for instance — but product specs and other relevant information are also presented to the customer.

William Toney, vice president of global RFID market development at Avery Dennison, a leader in the field, reports retailers are rapidly embracing this technology. His company manufactures tiny ultra-high-frequency RFID antennae with integrated chips that are adhered to price stickers or sewn-in labels, unnoticed by shoppers. 

Oak Labs’ smart mirrors transform shopping at Ralph Lauren boutiques. Photo courtesy Oak Labs.

These stickers, which can be scanned from a distance, have revolutionized retail inventory management. Recognizing that customers’ greatest frustration is not being able to find what they’re looking for, retailers welcome the opportunity to increase inventory accuracy from an industry average of 65 percent to 95-plus percent, explains Toney.

By collaborating with high-tech companies like Oak Labs, Avery Dennison’s RFID tags can trigger the interactive experiences pioneered by Rebecca Minkoff and Burberry. “Retailers are beginning to realize the definition of ‘mobile’ is quickly moving away from mobile apps and towards a reality where patrons keep their heads up as the store changes around them,” says Oak Labs CEO Healey Cypher, whose full-length touchscreen mirrors are live at selected Ralph Lauren stores.

“Without anybody having to scan anything, a garment comes to life in the dressing room,” says Toney, who explains the mirror identifies what the customer has brought in and gives her or him an opportunity to interact with the store’s resources. “The greatest contribution of this technology is that it elevates the shopping experience for the consumer,” he maintains.

At its stores in New York, San Francisco and London, outdoor apparel and equipment retailer The North Face offers customers a virtual reality (VR) experience through a collaboration with Jaunt, a Silicon Valley startup. The content, filmed with Jaunt’s proprietary cameras and microphones, provides a fully immersive experience of trekking in Nepal with professional rock climber Renan Ozturk.

“Virtual reality is a powerful medium that has the ability to introduce audiences to incredible people in amazing places,” says Cliff Plumer, president of Jaunt Studios. For The North Face, VR represents an innovative way to share its passion for the outdoors and inspire customers to equip themselves for new adventures.

On The Web

Burberry: www.burberry.com

Ralph Lauren: www.ralphlauren.com

Rebecca Minkoff: www.rebeccaminkoff.com

The North Face: www.thenorthface.com

Avery Dennison: www.averydennison.com

Jaunt: www.jauntvr.com

Oak Labs: www.oaklabs.is

At The North Face, virtual reality transports customers to Nepal; Photo courtesy The North Face.

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Up in the Sky

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All photos ©J Grassi.

New York City’s luxurious Sky tower reveals new design options.

By Stacey Staum

Sasha Bikoff Interior Design: “I tried to bring a European moody element to the space. I suspect the renter at Sky to be well-traveled and intellectual,” Sasha Binkoff says.

Interiors by Erik Galiana: Erik Galiana’s design has pieces of furniture serving multiple functions, creating a space that is both beautiful and efficient. “One of the major design elements we used was a bookcase that divides the space’s public and private areas,” he says.

For some of New York City’s most discerning tenants, designing their homes just became more convenient. The Moinian Group is partnering with six designers to offer in-house services at Sky, its 71-story tower in the coveted Midtown West neighborhood.

Sky recently unveiled a cluster of model suites designed by a handful of both up-and-coming and established New York City designers. The model suites show prospective tenants the luxury afforded to residents of Sky, and allow them to envision how their future homes at Sky might look.

The six design teams working on the model units each developed a completely different aesthetic for their apartment, yet each apartment exudes refinement and class in its own unique way.

Sasha Bikoff of Sasha Bikoff Interior Design describes her style for the project, explaining, “I tried to bring a European moody element to the space. I suspect the renter at Sky to be well-traveled and intellectual. The Timothy Oulton deep red tufted velvet couch against the Slim Aaron’s photograph of Lake Como kind of take you to another world, and created an escape from city life.”

For Bikoff, the residence lies at the intersection of form and function. “New Yorkers care a lot about a comfortable couch and a place to kick back after a long day at work. I wanted to have that in my space, and not just have it be stylish, but also offer maximum functionality. In model units, we often see people using settees as opposed to couches or consoles for dining tables, and this isn’t what the lifestyle is about. It’s not just for show; it’s for daily use.”

For Erik Galiana of Interiors by Erik Galiana, his design seeks “to appeal to the largest audience possible by creating something that multiple people would walk into and say, ‘this feels like home to me.’”

Galiana’s design of his model residence has pieces of furniture serving multiple functions, creating a space that is both beautiful and efficient. “One of the major design elements we used was a bookcase that divides the space’s public and private areas,” he says. Galiana also added additional drawer space by having one dresser under the television, and an additional dresser as one of the nightstands beside the bed.

Churchill Living’s design utilized neutral tones to maximize the natural light and views, and incorporated multifunctional furniture. Eileen Guinnessey explains, “We chose furnishings with clean design elements to match Sky’s design ethos. Design elements were chosen to maximize the functionality of the space while maintaining the ambiance from the natural light of the floor-to-ceiling windows. We went with subtle design choices that do not distract from the views, but someone with a discerning eye will see the details and recognize luxury living instantly.”

Jack Ovadia of Ovadia Design Group cites the residence’s clean lines and open spaces as “the driving force to my design. You can walk into my apartment and it feels like an extension of the Sky brand.”

Ovadia’s design is geared towards young New York professionals, but feels that the Sky brand really is for people of any style. His residence allows decorative features to make the boldest statement. “In this project, we provided all the furniture and decorative features in the apartment. The idea was to give a neutral backdrop and let the artwork and cool furniture pieces express themselves with individuality, such as brighter patterned fabric and artwork that pops,” he says.

Churchill Living: “We chose furnishings with clean design elements to match Sky’s design ethos. We went with subtle design choices that do not distract from the views, but someone with a discerning eye will see the details and recognize luxury living instantly,” Eileen Guinnessey says.

Ovadia Design Group and Bijou Covering: Jack Ovadia of Ovadia Design Group worked with Bijou Covering, wallpapering the wall and ceiling above the bed to make it feel like a custom built-in. “Wall coverings create detail where none exists,” says Jason Kaen of Bijou.

Daniela Schneider, founder and chief designer officer of Quadra FS, paid close attention to layout in the design of Quadra FS’s model residence. “We wanted to present the space in the best possible layout, which we achieved by creating two distinct yet cohesive spaces. The open-flow floor plan from the living room to the bedroom was married through color, texture, form and light, creating the best solution for this unique space,” she explains.

Quadra’s design aesthetic marries Sky’s clean lines with a softer touch. “You can see the straight lines and hard elements of the architecture from the unit, so we wanted to juxtapose those features on the interior through soft colors in warm tones, an assortment of textures and curvilinear shapes to bring the unit to life. The multitude of woven fabrics creates a rich, creamy palette to contrast with the natural materials of concrete and metals,” Schneider says.

While each unit is unique in style and design, certain elements are evident in all of the spaces. Foremost in this trend is an unwillingness to block out breathtaking city views from the floor-to-ceiling windows lining the walls of each apartment. Schneider and Guinnessey used clear glass or lucite furnishings to provide unobstructed views, while Ovadia used low furniture to achieve the same effect. On the 43rd floor of Sky, it really is all about the view.

High-end materials and interesting textures also dominate each model residence design. Bikoff used Brazilian agate geode slabs to form occasional tables, and incorporated restored antiques from the 1920s and 1940s to complete the design style. Galiana included a pouf made of cowhide, providing additional seating for guests. Ovadia worked with Jason Kaen at Bijou Covering, wallpapering the wall and ceiling above the bed to make it feel like a custom built-in. “Wall coverings create detail where none exists,” Kaen says.

Quadra FS: “We wanted to present the space in the best possible layout, which we achieved by creating two distinct yet cohesive spaces. The open-flow floor plan from the living room to the bedroom was married through color, texture, form and light, creating the best solution for this unique space,” Daniela Schneider explains.

Sky offers prospective tenants the option of furnishing their apartments through the designers, allowing for a turnkey experience upon move in.

Rockwell Group: David Rockwell, founder and president of Rockwell Group, describes Sky’s design as a “contemporary interpretation of modern loft living. We developed a luxurious, but more informal, materials palette with natural and handcrafted materials and finishes, such as marble, walnut, brass and stone.”

“We create lifestyles and vertical neighborhoods for sophisticated renters that could purchase condos at this point in their lives, but choose to rent with us,” says Natasha Vardi, senior vice president of residential properties at The Moinian Group, which developed, owns and operates  Sky. “With every property we develop, we always set our standards high. As the renter becomes more sophisticated, we need to not only meet expectations but to far surpass their expectations. Sky is not only different from Moinian’s other projects, it is different from every rental in New York City at large.”

This difference can be found in the unrivaled amenities offered at Sky, including lifestyle concierge and art displayed throughout the property, inviting the feel of living in a gallery. Perhaps the most sought-after amenity at Sky is the Life Time Athletic club, a one-of-a-kind fitness and lifestyle center. The 15,500-square-foot training space includes two outdoor pools with lounging decks; cycle, Pilates and yoga studios; wood-paneled dining rooms; a refreshment lounge; and a residents’ lounge with a pool table, library wall and a fireplace.

The design aesthetic created by Rockwell Group lends contemporary sophistication to the Life Time Athletic club, as well as the lobby and residential units. David Rockwell, founder and president of Rockwell Group, describes Sky’s design as a “contemporary interpretation of modern loft living. We developed a luxurious, but more informal, materials palette with natural and handcrafted materials and finishes, such as marble, walnut, brass and stone.”

The residential units boast open kitchens with rich walnut cabinets, plank flooring and custom marble kitchen islands. The bathrooms offer showers with vertical-striped tiling, sculptural surface-mounted basins and custom vanities made of blackened metal with timber drawers and shelving.

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For Perfect Moments

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A growing boutique champagne maker is using horses and handpicked grapes to create a distinctive bubbly.

By Kelly Potts

Wikimedia Commons © Stefan Kühn

Champagne De Watère is in its fifth year of using traditional and eco-friendly methods to produce champagne in France. The luxury champagne company offers a Brut Rosé, a Brut Blanc and its Diamond Edition bottle that features a perfect 1-carat diamond set in a 1-ounce pure gold medal for €35,000. The Diamond Edition bottle can be tailored to fit any customer’s desires, whether that means personalizing it with a silver coin, a blue stone or anything else imaginable. (The versions not adorned with gems and precious metals sell for €199 to €279.)

Martin A. Konorza, owner and president of Champagne De Watère, states that one customer, or De Watèrian as the company refers to them, remarked “this champagne tastes like champagne might have tasted long ago, before the industrial market.” The company’s Brut Rosé and Brut Blanc champagnes were both awarded Great Gold from the International Wine Guide Awards, making them the only non-vintage to win this medal.

“It has been quite a good journey so far; there’s been a very good response from the market,” says Konorza. He credits the unique, traditional process that his company uses for its success thus far. Champagne De Watère prides itself on keeping its process as close to man-made as possible, even utilizing horses and handpicking the grapes rather than tractors for tasks in the vineyard, as well as hand-delivering the bottles from one step in the process to the next.

The company ages its champagne for a minimum of three years, which is double the amount that most non-vintages are given. Konorza says this greatly contributes to the unique taste and how powerful it is on the palate. “We give it time, we respect it as though it were a living thing,” he says. 

Champagne De Watère also uses an organic marketing approach, relying on its very satisfied customers to recommend the champagne to friends. This method seems to be working, with over three-quarters of its customers returning, allowing the company to expand, covering Europe, Monaco and Switzerland. “We can’t produce mass-market products, so we are looking for those who are willing to try out something new,” says Konorza of their ideal customer, “He or she doesn’t settle for the ordinary.”

Konorza says he treats his customers well, explaining that a customer is never being assigned a number internally; he uses the customer’s last name to create the order number. The company also ensures a quick delivery, with orders being dispatched within 24 hours of the time they are placed.

The company worked with Heesen Yachts for the Monaco Yacht Show in September, where Konorza was excited to see potential customers and friends of their brand. “I encourage people to challenge it and try new things with the champagne,” he says, adding that Champagne De Watère is for the moments in life when everything has to be perfect.

In the future, Konorza hopes to establish Champagne De Watère as a household name for those who value exceptional products, while still maintaining the personal connection that his company has now.

The customizable €35,000 Diamond Edition bottle incorporates a perfect, 1-carat, round diamond set in a 1-ounce pure gold medal. Konorza designed it in 2011 to honor 925 years of family tradition. The bottle design includes two gryphons (the family symbol), the sun of creativity and a wreath of laurels.

Photos courtesy Champagne De Watère.

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Timeless Baths

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Bespoke British bath maker opens first U.S. showroom.
By Samantha Myers

The Copper Tay: Wrapped in sheets of pure copper, The Copper Tay bathtub is the perfect picture of bathroom luxury.

 

While renovating his U.K. home, Drummond Shaw couldn’t find the classic, quality pieces he desired. Focused on preserving and restoring artifacts, from flooring to stones, he began his own architectural salvage business. His further passion for bathrooms — coupled with his difficulty finding bathroom antiques with suitable plumbing — inspired him to found Drummonds in 1988, now a leading manufacturer and distributer of high-end, classic bathrooms.

Fast-forward to May 2016, and Drummonds has just opened its first showroom in the U.S., ready to bring its in-demand pieces from the U.K. to the states. Director of Sales & Marketing James Lentaigne has been in the business for 10 years, working on turning the company’s past as part of a disappearing artisan trade into a definitive luxury bathroom brand. “We manufacture timeless bathrooms that are classic and made to look good now, and over the years as well, when fashions and trends move out.”

Although best known for cast-iron bathtubs, the company brings luxury to the entire bathroom suite, providing a distinctive range of stunning handmade and hand-finished products and bespoke services. With two showrooms already in London, its first American showroom is in the D&D Building at Lapicida in New York City, and operates, like the others, similarly to an art gallery, highlighting individual products or suites. “Our showrooms give hints to room settings, and help guide and give inspiration, but don’t set the tone completely,” says Lentaigne.

The showrooms demonstrate how applicable Drummonds’ classic aesthetic is to a variety of styles. “We try not to bracket products in historical time periods, because they are truly timeless. With subtle dressing, it can change the look of a room. The pieces are adaptable, and the showrooms allow customers to see that.”

Lentaigne hopes to bring the attention to bathrooms and bathroom pieces that other rooms of the house and furniture have received. “Interestingly, in recent years, the focus has grown from the kitchen to the bathroom. People have the ability to design a spa or a sanctuary in the home out of these products on the market,” says Lentaigne.

Drummonds’ products are a result of absolute hand-manufacturing, occurring in three core areas — iron, brass and copper — which allows it to not only produce unrivaled pieces with stunning detail, but also to fully meet customers’ desires. “Customers come to us because we are bespoke manufactures, and they’ve seen our small range of products and want to select them for custom-finishing. We can paint our products any color, we can hand polish, wrap copper or bronze on the baths, make them freestanding or not.”

While the company intends to remain focused on bathrooms, some of its products, such as lighting and fittings, offer slight adaptability for other rooms. But, according to Lentaigne, “The truth is we are a bathroom company. We don’t want to bring out a lot of new products, but we want to refine our trade in-house and grow.”

From castles in Scotland, to hotels in Ireland, to palaces in the Middle East, demand for Drummonds’ is steadily growing worldwide. Although expanding its distribution is important, Lentaigne outlines the ultimate priority — materializing the quality of timelessness. “We want our bathrooms to outlast us, and to truly outstand the test of time.”

The Double Lowther with Arabescato Marble

Providing his and her basins, this vanity suite stuns with natural Arabescato marble.

The Severn Freestanding Shower

Entirely freestanding, this shower can go literally anywhere in the home, even next to your bed.

First American Showroom

Drummonds’ first showroom in the U.S. is in New York City’s D&D Building at Lapicida.

All photos courtesy Drummonds UK.

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