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Long-term strategy is necessary to get the most from your multifamily property. It’s done with finance, leasing, and asset management – however, architectural master planning, especially at the time of renovations, can lead to significant increases in value.

During the past 20 years, a substantial portion of the work at Steven Kratchman Architect PC has focused on repurposing and reinvigorating existing multifamily residential spaces. These projects include multiple luxury high-rise properties along New Jersey’s Gold Coast, plus circa-1960s apartment buildings in Manhattan and Brooklyn.

A multifamily master plan serves as the conceptual vision for the future of the property. This visualization affects the design and layout of the property and structures, existing and contemplated, reflecting the longest possible range of thinking. Developing these comprehensive plans will maximize the client’s resources and meet their current needs while accommodating for future growth.

Residential building owners and condo/co-op boards that do not consider this step often feel they know their property and its needs, and/or they have limited funds for the current project. However, there are many benefits to developing a residential master plan, including:

• Increasing property value for future-looking owners and stakeholders
• Incorporating emerging lifestyle trends that appeal to contemporary audiences, including five-generation living, aging in place, four seasons living, pet friendliness and a family focus, allowing the property to evolve with its residents
• Generating options that have not been considered
• Including costing and phasing studies that inform the client how to spend money more wisely
• Helping to avoid costly mistakes in future project planning by providing advance knowledge of zoning, environmental and code constraints

The residential master plan is not only a physical approach but a framework that can be revised to accommodate future projects. Ideally, the process should be undertaken before starting any renovation project and consulted and modified as needed.

A strong master plan enables a client’s vision to be implemented in an orderly way over time, and in bite-size, affordable phases complementing earlier work. When properties undergo expensive alterations to no applause or effect, or something just seems off, it is usually a sign that there is no deeper and broader conceptual framework in place. Even carpet and paint refreshes can benefit from taking a master planning approach.

Managing a rebrand

The successful rebranding of Apogee in Cliffside Park would not have been possible without employing a master planning perspective. We were the master planner, architect, and designer of the four-year renovation, which began in 2014 when the board of directors hired us to transform the 30-story, 315-unit cooperative complex into an ultra-modern, amenity-rich high-rise.

Our team initially positioned the building’s three-story lobby as the project’s centerpiece, but also took into account the entire frontage, the building beyond the lobby, the amenities, and site-specific exterior features. The result was a comprehensive design strategy centered on creating a dramatic entranceway to enhance curb appeal, and an inviting interior incorporating inventive uses of existing elements to minimize cost and maximize sustainability.

The multi-faceted project required coordination and transparency. In addition, because shareholders were fully aware of the big-picture goals, they patiently endured the lengthy construction process. Their patience was rewarded when prices appreciated over 20% immediately following the project’s completion, and today Apogee is a coveted address that rivals the area’s newer luxury properties.

Further south along the Gold Coast, another ‘60s-era high-rise – Troy Towers in Union City – offers breathtaking views overlooking the Lincoln Harbor Marina, Hoboken, the Hudson River, and New York City. Our master plan for the 22-story Troy Towers is the first part of a multi-tiered program to transform the community into a contemporarily positioned multifamily property.

For example, we have included family picnic areas with grills and solar shading structures. Water areas have been reimagined to offer not just a lap pool or wading pool for kids, but lounge areas where parents can relax with features like hot tubs, saunas and Spanish steps for sunbathing.

Other must-haves include high-quality outdoor play areas with state-of-the-art equipment, teen game rooms and kids’ playrooms. Our design team is using the latest digital photorealistic technology to create images that will help community members conceptualize plans and design ideas and build consensus before they invest in physical construction.

This master plan for Troy Towers will serve as a guide for the board and its residents to prioritize short- and long-term projects over the next five to 10 years, in conjunction with investing in necessary repair work. Construction is underway on the first phase of renovations, which includes installing a new stainless steel swimming pool, updating the pool deck and reinterpreting the Trojan bas relief featured on the building’s central façade in a more modern light.

Master plans are often associated with gated residential communities, educational facilities and large-scale institutions. However, the discipline of thinking through options and addressing long-term goals in advance of settling on a particular renovation adds value to any project that involves assessing current and future needs.

Steven Kratchman is the founder and owner of Steven Kratchman Architect PC, an architecture and design firm that specializes in repurposing existing spaces.