Located in the historic district of Newburgh, New York, a former industrial city on the Hudson River, this building is just a quick ferry ride across the river from Beacon. Constructed in 1973, it has had many lives – a pre-school, law office, day care, and storefront church, but by the time ACHA purchased it, its brick masonry, interior, wood-framed flat roof, and landscape had been neglected for many years.

ACHA developed the property with a nod to the mid-century ambitions of its original design which was likely inspired by Frank Lloyd Wright’s “Usonian Homes.” They were typically small, single-story dwellings without a garage, and with a flat roof. The designs were intended to be efficient and utilitarian for middle-income and working-class people. A strong visual connection between the interior and exterior spaces is an important characteristic of all Usonian Homes.

Where the original architect started a dance, Höcek chose to cut in a few decades later. This property shared many similarities with these Usonian Homes. Its interior walls and partitions were all cement block, it has a flat roof, cantilevering on all sides. ACHA maintained the shell of the building as well as its distinct mid-century contrast to the historic cityscape, replete with grand residences whose patrons had engaged significant architects and landscape designers including Andrew Jackson Downing, Calvert Vaux, Frederick Law Olmsted, Frederick Clarke Withers, and Alexander Jackson Davis.

A gut renovation stripped the interior of its bright purple shag carpeting, tile floors, cement walls, and dropped ceilings, and a two-unit space emerged – a flexible, storefront space at street side and a live-work one bedroom with a private garden in the rear (each 750 square feet with 9 ½ foot ceilings). ACHA kept all the large, continuous floor-to-ceiling windows at the street side and opened the residential side bedroom with a door and large window onto the back garden. The original architect cleverly ran the vertical divider on the windows all the way down to the ground level, giving them a verticality in contrast to the horizontality of the roof. The brick shell of the building was painted matte black, making the roof float in a wonderful way that accentuates the white framing of the windows. Finally, exposing the old growth Douglas fir rafters on the ceiling gave character with an aged and warm patina.

As with many ACHA residential designs, live-work sensibilities are highlighted, and the firm approached the residential area the way it would a much larger loft in the city. This property in particular showcases ACHA’s talents in generating open layouts with flexible spaces. There is a studio which shares in the abundance of natural light constantly pouring into the living and dining spaces, but it is separated from them by a freestanding wall that contains closets and utilities – the idea being not to let those get in the way of this fluidity between living and working – providing privacy while keeping the open plan layout. The journey from private office to entertainment space is short, and ACHA maximizes the available area to its fullest. In fact, depending on the time of day, the space transforms entirely. Instead of a small live area and a small work area, the residents have areas that overlap and at different times of the day they provide for different uses. 

The bedroom extends out to the private garden bordered by a gabion retaining wall and a small Vinca-planted rise, each holding the slope and serving as decorative features. Residents can step out of their bedroom and enjoy the back garden, feeling part of the city, but also have a sense of privacy and respite from the hustle and bustle of Newburgh. 

This property has been featured in Dwell twice and Hudson Valley Magazine.